Glendora City Council
July 21, 2026

David Fredendall, Mayor, District 2
Karen Davis, Mayor Pro Tem, District 4
Michael Allawos, Councilmember, District 1
Shaunna Elias, Councilmember, District 3
Mendell Thompson, Councilmember, District 5

CITY COUNCIL
Workshop 2: Library and Public Works Yard
6:00 PM SPECIAL MEETING
Tuesday, July 21, 2026
Glendora Public Library Bidwell Forum
140 S. Glendora Avenue, Glendora
AGENDA

NEW BUSINESS

1. Workshop 2: Library and Public Works Yard
Recommended Action for the City Council:
— 1. Receive and file the updated reports on the Glendora Public Library and the City Corporate Yard; and — 2. Provide direction to staff regarding project priorities and potential funding strategies for these two critical City facilities.

Date Posted: July 17, 2026 03:55 pm

STAFF REPORT
TO: Mayor and Council Members
and Council Members
DATE: July 21, 2026
FROM: Public Works DISTRICT(S): Citywide
SUBJECT: Workshop 2: Library and Public Works Yard

RECOMMENDATION
That the City Council:

1. Receive and file the updated reports on the Glendora Public Library and the City Corporate Yard; and

2. Provide direction to staff regarding project priorities and potential funding strategies for these two critical City facilities.

STRATEGIC FOCUS AREAS
Goal 3 - New + Revitalized Facilities

EXECUTIVE SUMMARY
The purpose of this workshop is to provide the City Council with an update on the condition, long-term needs, and potential funding strategies for two of the City's most significant capital facility projects: the Glendora Public Library and the City Corporate Yard.

This discussion follows Workshop No. 1, during which the City Council provided direction on the use of approximately $11.88 million in one-time funding for street improvements and other immediate facility needs. At that time, the Library and Corporate Yard were intentionally excluded from the broader funding discussion because each represents a major standalone capital investment that requires separate policy direction and a dedicated funding strategy.

Although the two facilities serve different purposes, both are essential to the City's ability to deliver reliable public services. The Library is one of Glendora's most heavily used public facilities, providing educational, cultural, and community services while also serving as the City's designated Emergency Operations Center (EOC). The Corporate Yard serves as the operational hub for Public Works, supporting Fleet Services, Streets, Facilities Maintenance, materials storage, emergency response, and the future consolidation of Parks, Landscape Maintenance, and Urban Forestry operations.

Glendora Public Library
The Library was completed in 1972 as part of the Civic Center complex. For more than five decades, the City has worked to address recurring water intrusion and structural issues associated with Bidwell Plaza, which forms the roof over portions of the Library below. Historical records show these concerns began shortly after the building opened and have been evaluated repeatedly through engineering studies, repairs, and rehabilitation efforts over several decades. Despite those investments, many of the same underlying issues remain.

In 2023, the City retained Myers, Houghton & Partners (MHP) to perform a comprehensive structural evaluation and visioning study for the Library. In July 2026, MHP updated its analysis to incorporate additional historical records, evaluate the building under current building code requirements, and confirm previous cost estimates. The updated report concludes that the primary structural concerns remain generally stable but recommends near-term repairs to prevent further deterioration. The estimated construction cost for structural strengthening and waterproofing of the Bidwell Plaza roof structure is approximately $3.2 million. Additional project costs, including design, permitting, inspection, construction management, and other soft costs, will need to be evaluated as the project scope is further developed.

Those repairs, however, address only the most immediate structural needs. They do not include modernization of aging building systems such as heating and air conditioning, electrical, plumbing, lighting, accessibility improvements, interior renovations, or other improvements identified through previous planning studies. In addition, if the City intends for the Library to continue serving as its Emergency Operations Center, additional improvements to building systems would likely be necessary to meet the higher standards required for essential public safety facilities.

Separate from the structural analysis, the City's Facility Condition Assessment identified approximately $6.96 million in additional building system improvements projected over the next twenty years, including mechanical, electrical, plumbing, fire protection, roofing, flooring, and window replacements. Previous visioning studies have also identified broader modernization and expansion opportunities intended to better serve the community's longterm needs.

City Corporate Yard
The City Corporate Yard, located at 1250 St. Vladimir Street, was originally developed in approximately 1965 and serves as the operational center for the Public Works Department. While individual buildings have been maintained over the years, the facility no longer adequately supports modern Public Works operations. Aging infrastructure limited operational space, outdated buildings, and changing regulatory requirements have significantly reduced the site's efficiency and functionality.

The Corporate Yard also plays an important role in the City's broader facilities strategy. Recent efforts to relocate Transit operations to the former Parks Yard – where electric bus infrastructure can be more effectively accommodated – and to relocate Recreation and Human Services closer to community facilities have positioned the Corporate Yard to become a centralized campus for Public Works operations. Consolidating these functions will improve coordination among work groups, increase operational efficiency, and better position the City to respond to routine maintenance needs and emergency events.

As part of the City's Facility Condition Assessment, Bureau Veritas identified approximately $2.12 million in deferred maintenance needs at the existing facility. Subsequent planning by IDS Group concluded that renovating the existing buildings would not adequately address the site's long-term operational deficiencies and determined that replacement of the facility would provide the most practical and cost-effective long-term solution.

In 2024, the City Council authorized preparation of design and construction documents for a new Corporate Yard.

The original conceptual construction estimate was approximately $12.6 million. At the City's direction, IDS Group subsequently developed a phased construction strategy that would allow Public Works operations to continue throughout construction. That phased approach is currently estimated at approximately $13.6 million.

Moving Forward
Together, the Library and Corporate Yard represent the City's two largest remaining facility priorities. While each addresses different community needs, both require significant long-term investment beyond the City's routine maintenance program.

The purpose of this workshop is not to authorize construction or appropriate project funding. Instead, the workshop is intended to provide the City Council with a comprehensive understanding of each facility's condition, summarize the work completed to date, and obtain policy direction regarding project priorities and future funding strategies.

That direction will help inform Workshop No. 3, which will focus on evaluating funding options and developing a long-term implementation strategy for both projects.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On June 16, 2026, during Workshop No. 1, the City Council reviewed the City's broader capital improvement needs, including street improvements, pavement management, and current facility maintenance needs. At that workshop, the City Council provided direction regarding the use of approximately $11.88 million in available onetime funding for priority streets and facility projects (Attachment A). On July 14, 2026, the City Council appropriated the first $3 million to begin implementation of those approved projects.

Consistent with City Council direction, the Glendora Public Library and the City Corporate Yard were intentionally excluded from that funding discussion. Although both facilities represent critical City assets, each requires a significantly larger investment than could reasonably be addressed through the one-time funding available as part of Workshop No. 1. As a result, the City Council directed staff to return with a separate workshop focused exclusively on these two facilities, including their current condition, previous planning efforts, estimated project costs, and potential funding strategies.

GLENDORA PUBLIC LIBRARY
Background
The Glendora Public Library is a two-story reinforced concrete and masonry building totaling approximately 27,000 square feet. Completed in 1972 as part of the Civic Center complex, it has served generations of residents as one of the City's most important public facilities. In addition to traditional library services, the building serves as a community gathering place and is designated as the City's Emergency Operations Center (EOC).

One of the Library's defining architectural features is the Bidwell Plaza, which is constructed directly above portions of the Library and functions as the roof over occupied spaces below. Because the plaza serves both as a public open space and as part of the building's roof structure, its condition directly affects the structural integrity and weather protection of the Library beneath it.

The Library's structural and waterproofing challenges are not recent. Historical records indicate that water intrusion was documented shortly after the building was completed, and over the past five decades the City has invested millions of dollars evaluating, repairing, and maintaining the facility. While many individual repairs have successfully addressed isolated issues, they have not fully resolved the underlying structural and waterproofing deficiencies associated with the plaza deck.

Accordingly, the City's current efforts should not be viewed as the result of deferred maintenance or a recently discovered problem. Rather, they reflect the continuation of decades of engineering evaluations, repairs, and capital investment intended to preserve one of the City's most important public buildings.

History of Evaluations and Improvements
The Library has been evaluated by numerous architects, engineers, and facility specialists over the past forty years. Although each study examined different aspects of the building, their conclusions have remained remarkably consistent: the Bidwell Plaza waterproofing system has reached the end of its useful life (again), recurring water intrusion continues to affect portions of the structure, and long-term improvements are needed to preserve the facility.

The following table summarizes the major studies and milestones Year Evaluation / Action Key Significance
1983 Investigation of slab and waterproofing
system
Cracking of plaza deck slab and water intrusion;
recommended removal and replacement of slab and
waterproofing
1988 Structural soundness review Identified concrete girder cracking and structural load concerns.
1990 Proposition 85 / grant-related cost
evaluation
Included expansion to approximately 50,000 square
feet, Library courtyard deck structural repairs and
discussion of potential seismic upgrades.
2003-
2004 Voluntary structural upgrade & calculations
Reinforced portions of the building and resurfaced the
plaza; however, water intrusion and cracking concerns
later continued by December 2004.
2021 Preliminary Structural Assessment
Visible cracking was observed during review of a
proposed shade structure, leading to broader structural concern and need for further evaluation.
2022 Cho Design Associates preliminary
condition assessment
Studied ability to add a shade structure to the Bidwell Plaza. Confirmed cracking exceeding allowable
standards and water intrusion at the concrete roof/plaza system. Recommended a full structural assessment.
2023 MHP Phase 1 Structural Analysis and
Phase 2 Programmatic Visioning
Phase 1: Identified structural, waterproofing, live load, and programmatic deficiencies (estimated structural
cost: $2,867,266);
Phase 2: Improvement concepts. Held seven public
workshops (March through June 2023), and met with
key stakeholders from Library, Board of Library
Trustees, and GPL Friends
Foundation. Recommended an expansion to
approximately 50,000 sqft.
2023 State Grant Application
An application for a State grant
was submitted requesting $8 million dollars to help
address critical Library needs, including structural
repairs, waterproofing, and aging mechanical, electrical and plumbing systems. Efforts were unsuccessful as
the grant criteria favored communities with high
poverty.
2023-
2024
Bureau Veritas Facility Condition
Assessment
The assessment identified $6,961,888 in building
systems and components (i.e., mechanical, electrical,
plumbing, fire, flooring, roofing, windows) improvement costs based on a 20-year expenditure forecast factoring an estimated 3% annual inflation.
2025-
2026 Civic Center Concept
Following Library structural assessments and
discussions regarding aging facilities, City staff
engaged a consultant to prepare high-level conceptual
plans and preliminary cost estimates for a new Civic
Center to include the Library, City Hall, Police Station, Council Chambers and parking.
2026 Phase 1 Structural Evaluation Update
Update to the 2023 MHP analysis conducted in 2026.

Reviewed previous condition assessments and
structural calculations from the 1980 through the early 2000’s. Structural strengthening and waterproofing
repairs remain needed. Updated cost estimate of
$3,166,106 for structural repairs.

Rather than representing isolated concerns, these evaluations document a consistent pattern of recurring structural and waterproofing issues dating back to the Library's original construction. They also demonstrate the City's longstanding commitment to maintaining the facility through engineering evaluations, rehabilitation projects, and the pursuit of outside funding whenever opportunities became available.

Recent Structural Evaluations
The City's most recent engineering work began in 2021 during a feasibility study for a proposed shade structure on the Bidwell Plaza. During that evaluation, engineers observed cracking within portions of the concrete beam system and evidence of continued water intrusion inside the Library. Those observations prompted the City to commission a more comprehensive structural assessment.
2022 Preliminary Condition Assessment
Cho Design Associates (CDA) completed a Preliminary Condition Assessment in April 2022 (Attachment B). The evaluation concluded that the Library remained safe for continued occupancy but identified several conditions requiring additional investigation.

The assessment found that the concrete beams, roof slab, and overall structural system to be generally sound with most cracking classified as minor and no visible delamination, spalling, or reinforcing-steel corrosion. However, some previously epoxy-repaired cracks were again leaking and staining, new slab cracks showed evidence of water infiltration, and several cracks in the main girders exceeded the accepted reasonable crack-width threshold of 0.016”; some cracks measured more than 0.06”. CDA concluded that repairs were needed but did not find conditions requiring closure of the Library. The consultant advised the City to undertake a comprehensive structural evaluation and prepare long-term repair plans. 2023 Comprehensive Structural Assessment
In 2023, the City retained Myers, Houghton & Partners (MHP) to perform a detailed structural analysis of the Library and evaluate its ability to support future renovation or expansion (Attachment C).

MHP determined that the Library's primary structural system generally did not require broad seismic strengthening beyond specific wall-anchorage improvements. The study nevertheless identified minor to moderate cracking in the main concrete roof structure, deterioration of the waterproofing system beneath the Bidwell Plaza, and liveload and soil-bearing concerns involving certain girders and four central pad footings. MHP recommended coordinated structural strengthening, concrete repairs and replacement of the plaza waterproofing system to prevent continued deterioration.

The study also evaluated the Plaza's ability to support public gatherings. MHP concluded that the Bidwell Plaza can continue to accommodate normal day-to-day public use but recommended against large events involving crowds of greater than 1,000 people with heavy equipment, such as stages, music or vendors until the recommended improvements are completed (2,000+ people standing).
2026 STRUCTURAL UPDATE AND CURRENT CONDITIONS
In 2026, the City directed MHP to update its 2023 structural evaluation to determine whether the condition of the Library had changed and to confirm that the previously recommended repairs remained appropriate (Attachment D).

The updated review had five primary objectives:

Reinspect the building to determine whether cracking, water intrusion, or other visible deterioration had progressed since the 2023 evaluation.

Review historical engineering reports and structural calculations dating back to the 1980s that became available after completion of the original study.

Evaluate the building using the current California Building Code.

Determine what additional improvements would be necessary if the Library continues to serve as the City's Emergency Operations Center (EOC), which is held to a higher structural standard than a typical public building.

Reevaluate the four central interior pier foundations for a live load of 100 pounds per square feet.

Overall, MHP concluded that the building's condition has remained generally stable since its previous evaluation.

While no significant progression of structural deterioration was observed, the consultant continues to recommend that the identified repairs be completed in the near term to prevent future deterioration and avoid more costly repairs over time. The principal findings are summarized below.

Structural Condition
The cracking in the main concrete beams and girders appears stable and does not present an immediate concern under current loading conditions. Areas of recurring water intrusion also appear generally unchanged when compared with 2022 photographs.

Stable does not mean that no work is needed. Continued water entry can enlarge cracks and eventually damage concrete or reinforcing steel. MHP therefore recommends completing concrete repairs and replacement of the plaza waterproofing system in the near term, ideally as coordinated work so repaired structural elements are not left exposed to continued moisture.

Seismic Performance
MHP evaluated the building under the Basic Performance Objective for Existing Buildings using Risk Category IV, the higher structural category applicable if the Library is expected to function as an Emergency Operations Center. The primary seismic force-resisting system generally meets that evaluation objective, with the principal exception of the Bidwell Forum.

Recommended work at the Bidwell Forum includes supplemental wall anchorage, fiber-reinforced polymer wrapping of supporting beams, and new shear walls along the north elevation. Although the 2025 California Building Code increased calculated seismic demand by approximately 30 percent, MHP concluded that the overall structural strengthening scope remains substantially similar to the 2023 recommendation.

Foundation Improvements
The evaluation also determined that four central interior pad footings should be enlarged to safely support the higher occupancy loads of 100 pounds per square foot and the higher Risk Category IV criteria. MHP recommends adding approximately one foot of concrete around the full perimeter of each footing, increasing each from approximately 13 feet by 16 feet 8 inches to approximately 15 feet by 18 feet 8 inches.

These improvements are relatively localized and do not require replacement of the building's primary foundation system.

Emergency Operations Center Considerations
The Library currently serves as the City's designated Emergency Operations Center. If the City intends to continue using the building in that capacity, additional improvements beyond the structural repairs identified by MHP will likely be necessary.

The structural evaluation addresses the building frame, but an Emergency Operations Center must also remain functional after an emergency. Mechanical and electrical equipment, plumbing, communications, suspended ceilings, and other non-structural components must be properly anchored and capable of continued operation under the more stringent requirements applicable to an essential Risk IV facility.

The Rough Order of Magnitude (ROM) costs to implement those non-structural improvements are estimated at $200,000 to $400,000 and are in addition to the $3.2 million estimate. If the Library is to remain the City's Emergency Operations Center, additional evaluation by mechanical, electrical, plumbing, architectural, and information technology consultants will be necessary before the full scope and cost can be established.

Updated Cost Estimate
Based on current construction costs, MHP estimates that the structural repairs and waterproofing improvements recommended in its updated evaluation would cost approximately $3.2 million, assuming construction begins in September 2027.

This estimate is limited to the structural scope identified in the report and includes strengthening of structural components and replacement of the deteriorated waterproofing system beneath Bidwell Plaza. Consistent with MHP’s recommendation, a waterproofing specialist should be engaged to investigate the full plaza assemble and develop the final waterproofing design.

The estimate does not include:

Modernization of mechanical, electrical, or plumbing systems; Interior renovations or accessibility improvements;
Replacement of aging building systems identified through other facility assessments; Improvements necessary to maintain the Library as the City's Emergency Operations Center; or Broader expansion or modernization concepts developed through previous visioning studies.

Accordingly, the estimated construction cost should be viewed as the investment necessary to address the Library's most immediate structural needs rather than the total cost of modernizing the facility.

BROADER LIBRARY MODERNIZATION NEEDS
Although structural repairs represent the City's most immediate priority, they address only one aspect of the Library's long-term needs.

Over the past several years, additional consultant studies have evaluated the building's mechanical, electrical, plumbing, and operational systems. Collectively, those assessments conclude that the Library's needs extend well beyond structural repair. Many major systems are original to the 1972 building, have reached or exceeded their expected service lives, and would require substantial replacement as part of a major renovation or expansion.

Among the most significant needs identified are:

Aging heating, ventilation, and air-conditioning equipment; Outdated electrical distribution systems with limited remaining capacity; Plumbing infrastructure that no longer meets current operational needs; Recurring roof and waterproofing issues;
Outdated lighting and energy systems;
Overcrowded staff work areas and limited storage; and
Limited flexibility to accommodate changing library services and technology.

Consistent with those findings, the Bureau Veritas Facility Condition Assessment estimates approximately $6.96 million in additional building system improvements over the next 20 years, assuming a three percent annual inflation factor.

These improvements are separate from the estimated $3.2 million in structural repairs identified by MHP and represent the ongoing investment that will be necessary to preserve the building regardless of whether the City ultimately pursues modernization, expansion, or replacement of the Library. The City should therefore view the $3.2 million as the cost to address the most immediate structural and plaza-related work – not as a complete modernization of the Library.

PREVIOUS LIBRARY PLANNING EFFORTS
The City's current discussion builds upon decades of planning and engineering work. Although individual studies have varied in scope, each has recognized the importance of preserving and improving the Library to meet the community's long-term needs.

Early Visioning Efforts
During the late 1980s, the City evaluated options to renovate and expand the Library while preserving its existing location within the Civic Center. Those planning efforts identified the need for additional children's programming space, expanded staff work areas, improved public services, updated technology, and repairs to the deteriorating Bidwell Plaza structure.

At the same time, structural engineers documented many of the same waterproofing and structural concerns that continue to be addressed today, including cracking of the plaza deck and overstressed structural members supporting portions of the building.

Those studies ultimately formed the basis of the City's unsuccessful application for Proposition 85 Library Construction funding in 1990.
2023 Visioning Process
Recognizing that community expectations have changed significantly over the past several decades, the City undertook a comprehensive visioning process in 2023 following completion of the structural evaluation (Attachment E).

The process included seven public workshops involving Library staff, the Board of Library Trustees, the Glendora Public Library Friends Foundation, City staff, and community stakeholders. Rather than focusing solely on repairing the existing building, the visioning effort explored how the Library could better serve residents over the coming decades. Several concepts were evaluated, ranging from structural repairs to major expansion and construction of a new facility.

The planning effort identified approximately 50,000 square feet as the preferred long-term planning target, allowing space for expanded children's services, flexible meeting and learning areas, technology, collaborative workspaces, community gathering areas, and future library programming. The earlier visioning process had also identified 50,000 square feet of need; this previous work was not known at the time of the 2023 visioning process.

Construction estimates prepared during the visioning process are summarized below.

Option Estimated Cost*
Structural Repairs $2.9-$4 million
Structural Repairs with Plaza Improvements $3.2 million "The Deck" expansion $20.6 million
"The Paseo" expansion $23.0 million
New Library $42.7 million
*Construction estimates reflect planning-level costs and exclude soft costs such as design, permitting, and inspection as of 2023. These concepts were intended to assist the City Council in understanding the range of potential investments rather than recommend a specific project.

Civic Center Vision
In 2025, the City expanded this planning effort by evaluating the Library as part of a broader Civic Center concept. Prepared by DLR Group, the conceptual plan explored construction of a new Library alongside renovations to City Hall, improvements to the Police Department, new public gathering spaces, structured parking, and other Civic Center improvements.

The preliminary construction estimate for the overall Civic Center concept was approximately $125 million. While no decision has been made to proceed with that concept, the study provides a long-term framework for future discussions regarding modernization of the City's civic facilities, consistent with City Council direction.

HISTORY OF FUNDING EFFORTS
For more than fifty years, the City has actively pursued outside funding opportunities to support improvements to the Library.

When planning began for the current Library during the late 1950s, the City first pursued state and federal construction grants together with a voter-approved general obligation bond in the 1960s. After those grant opportunities were not awarded, the City ultimately financed construction through the Glendora Library Authority, a Joint Powers Authority formed with the Glendora Unified School District. That financing approach enabled construction of the current Library without a voter-approved property tax measure.

Since that time, funding opportunities for library construction have become significantly more limited.

In 1990, the City sought funding through Proposition 85, the California Library Construction and Renovation Bond Act. Although the proposal would have funded structural repairs, renovation, and expansion of the Library, the program ultimately expired and no comparable statewide funding program exists today.

More recently, following completion of the 2023 structural assessment, the City submitted an application for approximately $8 million through the California State Library's Building Forward Library Facilities Improvement Program. The application focused on structural repairs and replacement of aging building systems identified during the engineering assessments. Although the project was considered technically competitive, it was not selected for funding because the program prioritized libraries serving communities with the highest poverty levels under the California Poverty Measure.

Collectively, these efforts demonstrate the City's longstanding commitment to pursuing outside funding whenever opportunities become available. They also illustrate the limited availability of state and federal funding for major library rehabilitation projects, leaving local governments increasingly reliant on local funding sources to preserve essential public facilities.

CURRENT FUNDING EFFORTS
Consistent with City Council direction provided during the unanimous adoption of the Civic Center Vision as a starting point for future public discussion in January 2026, staff continues to pursue outside funding opportunities for the Library.

Consistent with that direction, staff is currently working with Senator Perez's office to secure a State budget appropriation as part of the Fiscal Year 2026/27 State Budget. The proposed funding request is based on the City's previously submitted Building Forward Grant application and is focused on addressing the Library's most critical facility needs, including structural repairs, weatherproofing, and replacement of aging mechanical, electrical, and plumbing systems. At this time, the request does not include many of the additional improvements identified through the Civic Center Visioning process.

Following City Council direction at this workshop, staff will meet again with Senator Perez's office to submit a formal funding request. Preliminary discussions have centered on an appropriation of approximately $10 million, which generally reflects updated cost estimates for the proposed scope of work. If the City Council directs staff to pursue a broader scope that incorporates additional improvements identified during the visioning process, the requested funding amount could be increased accordingly. Staff notes that, as with any discretionary State funding request, the amount ultimately awarded is influenced by a variety of factors, including available funding and statewide priorities. As a result, requests for larger appropriations may present additional challenges during the State budget process.

Regardless of the amount ultimately requested, pursuing this State budget appropriation would not limit the City's ability to seek additional funding in the future. The City may continue to pursue future State budget allocations for other improvements identified in the Civic Center Vision, as well as County, State, and Federal grant opportunities as they become available and align with City Council priorities. This phased funding strategy provides flexibility to advance critical improvements as funding opportunities arise while continuing to leverage outside resources to reduce the City's long-term financial responsibility.

MAINTAINING LIBRARY SERVICES DURING CONSTRUCTION
Regardless of the improvement option ultimately selected by the City Council, maintaining Library services throughout construction remains a high priority.

To prepare for that possibility, Library staff evaluated temporary service models used by neighboring communities and developed preliminary operating plans that would allow essential Library services to continue if the existing building were unavailable during construction.

Three preliminary alternatives were evaluated:

Options Startup Costs Annual Costs Year One Costs
Option 1: Alternate brick and mortar location in
rental facility of at least 7,000 square feet $907,000 $2,243,829 $3,150,829 Option 2: One fixed temporary location
(e.g. portable trailer in a park) of 2,160 square
feet with two outreach vehicles
$1,059,300 $2,354,829 $3,414,129
Option 3: Two fixed temporary locations totaling
4,320 square feet with one outreach vehicle $1,354,300 $2,420,829 $3,775,129 Services Option 1 Option 2 Option 3
References and information services ✓ ✓ ✓
Borrowing/lending services for popular materials ✓ ✓ ✓
Limited public computers, scanning & printing ✓ ✓ ✓
Limited study/reading space ✓ ✓
Small group/programming space ✓
Space for staff functions ✓
Off-site services ✓ ✓ ✓
Vending machines ✓ ✓ ✓
Although each option provides continued access to core Library services, they vary considerably in the level of service, available public space, and overall cost. A leased temporary facility would provide the greatest continuity of service but would also require the highest level of operational planning.

Should the City proceed with a major renovation or replacement project, staff will return to the City Council with a more detailed relocation and service continuity plan for consideration.

CITY CORPORATE YARD
Background
The City’s Corporate Yard (located at 1250 St. Vladimir Street) is the operational hub of the City's Public Works Department. From this facility, employees maintain City streets, parks, public buildings, vehicles, trees, landscaped areas, and other public infrastructure that residents rely on every day.

Although it is not a public-facing facility like the Library, the Corporate Yard is essential to the City's ability to deliver core municipal services. It serves as the base of operations for Fleet Services, Streets, Facilities Maintenance, equipment and material storage, and emergency response activities. The site is also planned to accommodate Parks, Landscape Maintenance, and Urban Forestry operations, allowing Public Works functions to operate from a single, centralized location.

A centralized Corporate Yard improves coordination among work groups, reduces travel time between facilities, allows equipment and personnel to be shared more efficiently, and strengthens the City's ability to respond to both routine maintenance requests and emergency incidents.

The proposed Corporate Yard is also part of a broader long-term facilities strategy designed to better align City operations with the services they provide.

Over the past several years, the City has strategically relocated several departments to improve operational efficiency. Transit operations were moved to the former Parks Yard, where the site can better accommodate the infrastructure required for electric buses and future fleet expansion. Recreation and Human Services operations have been relocated closer to the facilities they primarily serve, including the La Fetra Senior Center and Finkbiner Park. Those relocations have also created opportunities to modernize City Hall through a phased approach while positioning the Corporate Yard to become a centralized campus for Public Works operations.

Together, these efforts reflect the City's long-term strategy of locating departments where they can most effectively serve the community while making the best use of existing City facilities.

EXISTING FACILITY CONDITIONS
The existing Corporate Yard was originally developed in approximately 1965 and has served the City for more than sixty years. Although individual buildings and infrastructure have been maintained and repaired over time, the facility no longer adequately supports the operational needs of a modern Public Works Department.

In addition to the age of the buildings themselves, the site contains aging utility infrastructure, including electrical, sewer, and storm drain systems that require substantial upgrades to support current operations and comply with modern regulatory requirements.

Operational challenges include:

Limited office space for Public Works staff;
Inadequate employee support facilities;
Insufficient meeting and training space;
Limited indoor and outdoor storage;
Inefficient circulation throughout the site;
Inadequate staging areas for contractors and construction projects; Limited parking and equipment storage;
Aging maintenance facilities; and
Site constraints that reduce overall operational efficiency.

Many of these limitations cannot be corrected through routine maintenance because they result from the original design and layout of the facility rather than the condition of individual buildings.

In addition to operational challenges, the City must also prepare for evolving State and Federal requirements related to fleet electrification, stormwater management, environmental compliance, underground fuel systems, and other regulatory mandates that did not exist when the facility was originally constructed.

FACILITY ASSESSMENTS
Recognizing these long-term challenges, the City commissioned several independent evaluations of the Corporate Yard.

Facility Condition Assessment
As part of the Citywide Facility Condition Assessment, Bureau Veritas evaluated the existing Corporate Yard and identified approximately $2.12 million in deferred maintenance needs. The assessment documented deteriorated roofing, pavement failures, aging building systems, and other building deficiencies typical of facilities that have been in service for several decades.

While these repairs remain necessary, the assessment also demonstrated that addressing deferred maintenance alone would not resolve the broader operational limitations of the site.

Operational Planning Study
To evaluate long-term options, the City retained IDS Group to prepare a comprehensive planning and site analysis. After evaluating the existing facility, IDS concluded that renovating the existing buildings would not provide the most practical or cost-effective long-term solution.

Although renovations could address some maintenance deficiencies, they would not resolve the site's fundamental operational limitations, including inadequate office space, employee facilities, maintenance areas, storage capacity, or overall site functionality. Accordingly, IDS recommended replacing the existing buildings with a new Corporate Yard specifically designed to support current operations while providing flexibility for future Public Works needs.

PROPOSED CORPORATE YARD
On November 12, 2024, the City Council approved an agreement with IDS Group to prepare architectural and engineering plans for a new Corporate Yard. The project replaces approximately 8,270 square feet of existing buildings with approximately 18,310 square feet of modern operational facilities designed to support Public Works for decades to come.

In addition to replacing aging buildings, the project would provide:

Modern administrative offices;
Expanded Fleet Maintenance facilities;
Improved maintenance shops;
Additional equipment and material storage;
Enhanced contractor staging areas;
Improved vehicle circulation;
Upgraded utility infrastructure;
Improved employee facilities; and
Flexibility to accommodate future operational needs.

The proposed campus also preserves opportunities for future enhancements, including a Traffic Management Center, an alternate Emergency Operations Center location, and expanded emergency response capabilities should future needs require those functions.

The conceptual project consists of four primary buildings.

Building Proposed Use Existing Sq.

Ft.

Proposed
Sq. Ft.

Building 1: Office
Offices for Facilities, Streets, Parks, Trees, and
Landscape. Future use could include establishing
a traffic control center within this building and
using the facility as an emergency operations
center.
1,203 +/- 7,500 +/-
Building 2: Garage / Fleet
Maintenance
Fleet office, maintenance garage, repair space,
car wash station
4,346 +/- 5,510 +/-
Building 3: Sign & Tire
Storage Paint/sign shop and tire storage 1,200 +/- 1,800 +/- Building 4: Facility Shops Workshop space for wood and metal work 1,521 +/- 3,500 +/- Total: 8,270 +/- 18,310 +/-

PHASED CONSTRUCTION
Because the Corporate Yard must remain operational throughout construction, the City directed IDS Group to develop a phased implementation strategy (Attachment F). Maintaining uninterrupted Public Works operations presents unique challenges due to the size of the site, the location of the Big Dalton Wash, existing utility infrastructure, and the need to continuously support City operations during construction. The phased approach allows construction to occur while maintaining day-to-day Public Works services.

The project is organized into four phases:

Phase 1A – Construction of site improvements northwest of the Big Dalton Wash, including grading, storm drain improvements, Low Impact Development facilities, paving, and material storage areas.

Phase 1B – Construction of the new Administration Building together with employee parking, primary circulation routes, and major utility infrastructure.

Transition Zone – Completion of shared utility improvements necessary to maintain uninterrupted operations while preparing for demolition of the remaining facilities.

Phase 2 – Demolition of the existing buildings followed by construction of the Fleet Maintenance Building, Maintenance Shops, Sign and Tire Storage Building, vehicle wash facilities, parking areas, landscaping, emergency generator, and all remaining site improvements.

The phased approach is currently estimated to cost approximately $13.6 million, reflecting the additional expense associated with maintaining operations throughout construction.

KEY CONSIDERATIONS
Unlike many facility improvement projects, the Corporate Yard is not intended to expand municipal services.

Rather, it is intended to replace an aging and functionally obsolete facility with one capable of supporting the Public Works Department for decades to come.

The proposed project would:

Improve operational efficiency;
Better support emergency response;
Position the City to meet future regulatory requirements; Consolidate Public Works operations onto one campus;
Reduce duplication of facilities and resources; and
Provide modern workspaces that better support employees and the services they deliver to the community.

While the estimated construction cost is significant, continuing to invest in the existing facility would not resolve many of the operational limitations identified through the City's planning efforts. For that reason, the discussion before the City Council is not simply whether to repair existing buildings, but how best to position the City's Public Works operations to meet the community's needs over the coming decades.

DISCUSSION
The Library and Corporate Yard represent the City's two largest remaining facility priorities. While both facilities continue to serve the community, decades of use, changing operational needs, and aging infrastructure have created challenges that extend beyond routine maintenance. Unlike many of the projects discussed during Workshop No. 1, these facilities cannot be addressed through annual maintenance budgets or one-time capital funding alone. Each requires long-term planning, significant financial investment, and policy decisions regarding the level of improvement the City wishes to pursue.

For the Library, the City Council must determine whether its immediate priority is limited structural repairs, broader modernization of the existing facility, expansion, or eventual replacement. Each option carries different costs, timelines, and long-term implications for Library services and the Library's continued use as the City's Emergency Operations Center.

Similarly, the Corporate Yard requires more than repair of aging buildings. The consultant evaluations concluded that replacing the existing facility would provide the most practical long-term solution by improving operational efficiency, supporting future Public Works needs, and positioning the City to meet evolving regulatory requirements.

Deferring either project will likely increase future construction costs, prolong operational inefficiencies, and increase the City's long-term maintenance obligations. At the same time, staff recognizes that neither project currently has a dedicated funding source and that available resources must be carefully balanced with the City's many other capital priorities.

For these reasons, staff believes the next phase of the discussion should focus less on identifying facility needs – which have now been well documented – and more on establishing priorities and developing realistic funding and implementation strategies.

FUNDING CONSIDERATIONS
As discussed throughout this report, no dedicated funding source currently exists for either the Library or the Corporate Yard.

The City has made significant investments in public infrastructure over the past several years, completing nearly $50 million in capital projects since 2020 while aggressively pursuing grant funding whenever opportunities have been available. Those efforts have significantly improved streets, parks, facilities, transportation infrastructure, and other public assets. Despite those investments, the scale of the Library and Corporate Yard projects exceeds the City's current available funding capacity.

Staff will continue pursuing all available funding opportunities, including:

State and federal grants;
State budget appropriations;
Available one-time revenues, if directed by the City Council; Capital financing options;
Potential proceeds from future property sales or other one-time revenues; Reprioritization within the Capital Improvement Program; Phased construction as funding becomes available; and
Future voter-approved revenue measures should the City Council choose to explore those options.

Because no single funding source is likely to fully fund either project, staff anticipates that successful implementation will require a combination of funding strategies developed over multiple fiscal years.

ITEMS FOR CITY COUNCIL CONSIDERATION
Based upon the evaluations completed to date, staff recommends that the City Council:

1. Receive and file the consultant reports and facility assessments for the Glendora Public Library and the City Corporate Yard.

2. Confirm that the Library and Corporate Yard remain the City's highest long-term facility priorities, recognizing that both projects extend beyond routine maintenance and require dedicated funding strategies.

3. Provide policy direction regarding the Library by identifying which long-term approach should receive further evaluation, including:

Immediate structural repairs only;
Structural repairs with broader modernization;
Expansion of the existing facility;
Construction of a new Library; or
A phased approach that addresses immediate structural needs while preserving future expansion opportunities.

4. Direct staff to continue advancing the Corporate Yard replacement project, including refinement of project phasing, updated cost estimates, and continued pursuit of outside funding opportunities.

5. Direct staff to continue pursuing State, Federal, and other competitive funding opportunities for both facilities and return to the City Council as funding opportunities become available.

6. Direct staff to prepare Workshop No. 3, focusing on:

Funding alternatives;
Project prioritization;
Potential implementation schedules;
Financing options;
Phasing strategies; and
Recommended long-term funding roadmaps for Council consideration.

FISCAL IMPACT
There 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 DETERMINATION
Receiving and filing this update is not a project under the California Environmental Quality Act 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 prior to approval of construction or other discretionary actions.

Prepared By: Valerie Velasquez-Santoya, Assistant Public Works Director Concurs With: Not Applicable
Reviewed By: Moises Lopez, Assistant City Manager
Certified to Availability of Funds: Kyle Johnson, Finance Director/City Treasurer Approved By: Adam Raymond, City Manager
Legal Review: Danny Aleshire, City Attorney
CEQA Review: Not Applicable
Attachments
A_Workshop_No_1_Projects_Selected.pdf
B_Cho_Design_Associates_Preliminary_Assessment_2022.pdf C_Phase_1_MHP_Structural_Evaluation_Report_2023.pdf
D_Phase_1_MHP_Structural_Evaluation_Report_-_2026_Update.pdf E_Phase_2_MHP_-_Options_for_Vertical_Expansion_2023_-_Redacted.pdf F_Glendora_Corporate_Yard_Phasing_Plan_Report_2026.pdf
G_Glendora_Public_Library_Capital_Improvements.pdf
H_Corporate_Yard_Chronology.pdf
I. Workshop 2 Presentation.pdf
WORKSHOP 1: RESULTS & NEXT STEPS
One-Time Funding Investment in Glendora

E X E C U T I V E S U M M A R Y
Where Glendora Stands Today
Stability restored
Organizational modernization, Measures E
& Z, and pension restructuring eliminated a
$3.5–$4M deficit and earned a AAA bond
rating.

Needs remain
Significant facility, street, and
infrastructure needs persist — well
documented through years of studies and
assessments.

A rare opportunity
Fiscal prudence created one-time funding
capacity to address a meaningful share of
those needs — without a new tax.

CityofGlendora.org 2

A M U L T I - Y E A R D I S C U S S I O N , B R O K E N I N T O T H R E E F O C U S E D M E E T I N G S A Three-Workshop Series
01 C O M P L E T E D
Workshop 01 • June 16
Foundation & Funding
Reviewed five years of strategic planning,
public engagement, and facility
assessments. City Council reached
consensus on $11.88M in one-time funds for
streets and facilities — within the $8–$12M
target.
02 Workshop 02 • July 21
Library & Public Works
Yard
The City's two most significant facility needs
— structural assessments, repair vs.
replacement costs, phasing options, and
service-continuity considerations.
03 Workshop 03 • Sept 15
Funding Options & Next
Steps
Grants, land sales, and debt issuance to pay
for the work — plus the potential structure of
a citizen-led advisory committee.

CityofGlendora.org 3
R E S U L T S O F W O R K S H O P 1 — C I T Y C O U N C I L C O N S E N S U S Council Reached Consensus
72 Consensus items City
Council supported
$11.88M
Total one-time funds
allocated

2.87 Estimated Citywide PCI
increase
$8–12M
City Council target
window — met
How the $11.88M breaks down
$8.73M $3.15M
Streets & Roads City Facilities
The $11.88M total falls within the City Council’s $8–$12M target window — $8.73M directed to streets & roads and $3.15M to existing City facilities.

CityofGlendora.org 4
R E S U L T S — S T R E E T S & R O A D S
Streets: $8.73M Across Key Corridors
How segments were selected
▪ Coordinated with planned water-main
replacement work
▪ Prioritized major corridors — Route 66,
Grand, Valley Center
▪ Targeted low-PCI segments before they
fail
▪ Standalone-ready streets with no nearterm water work ▪ Selected by PCI, community benefit &
project readiness
$8.73M directed to streets & roads — 10 grind &
overlay segments plus an expanded slurry seal
program.
+2.87 PCI gain from the selected segments — the
largest one-time lift the City has funded.

Estimated Citywide PCI will increase from base of 63.2 in 2025. Calculation of one-time funding increases plus planned projects less overall annual deterioration is underway.

CityofGlendora.org 5
R E S U L T S — S T R E E T S & R O A D S • P R O J E C T D E T A I L Funded Street Segments by Corridor
Corridor Segments Area (SF) Treatment Est. PCI
Gain* Cost
Route 66
Barranca Ave to Grand Ave
Pasadena Ave to Elwood Ave
Compromise Line to Cataract Ave
3 833,000 2″ Grind &
Overlay +1.74 $4,600,000
Sunflower Ave
Arrow Hwy to Juanita Ave
Juanita Ave to Gladstone Ave
Gladstone Ave to 210 Freeway
3 270,000 2″ Grind &
Overlay +0.57 $1,850,000
Juanita Ave
Glendora Ave to San Dimas Wash
San Dimas Wash to Bonnie Cove Ave
Bonnie Cove Ave to Sunflower Ave
3 186,000 Grind & Overlay
/ Slurry +0.39 $975,000
Valley Center Ave
Arrow Hwy to Juanita Ave 1 85,000 2.5″ Grind & Overlay +0.18 $800,000 Slurry Seal Program
(Citywide) —
Type II Slurry
(expanded) — $500,000
Total 11 items 1,374,000 SF +2.87 $8,725,000
*Estimated PCI gains are rounded at the segment level and may not sum exactly. Segments selected through the 2025 Pavement Management Program (Bucknam).

CityofGlendora.org 6
R E S U L T S — C I T Y F A C I L I T I E S
Facilities: $3.15M Across the City
City Council reached consensus on $3.15M of FCA-recommended facility maintenance — funding 61 near-term repair and replacement items across City buildings, parks, and recreation sites. $3.15M
directed to existing City facilities
61 maintenance items funded
for the 2026–2030 period
13 City sites & parks covered
by the funded work
All funded work comes directly from the Bureau Veritas Facility Condition Assessment — assessment-driven maintenance that moves the City from reactive repairs to a planned program. A site-by-site breakdown follows.

CityofGlendora.org 7
R E S U L T S — C I T Y F A C I L I T I E S • P R O J E C T D E T A I L Funded Facility Work by Site
Site Items Key work funded Subtotal
La Fetra Center 6 Foundation repair, roof, HVAC, kitchen $1,056,401 Crowther Teen & Family Center 3 Gym roof, parking lots, exterior paint $573,200 Finkbiner Park 11 Snack bar, roofs, HVAC, paint, fences $372,942 Library / Police Station 3 Generator, electric panel, HVAC $247,666 Big Dalton Canyon 12 Roofs, restrooms, retaining wall, paint $205,515 City Hall 1 HVAC replacements $194,789
Bus Plaza 3 Area lighting, drinking fountain, backflow $150,348 Dawson Park Tennis Complex 1 Parking lots: grind, overlay, stripe $109,693 Louie Pompei Sports Park 8 Snack bar fixtures & kitchen equipment $98,220 Recreation & Human Services 3 Admin roof, HVAC, garage electrical $82,049 South Hills Park 7 Restroom upgrades & park amenities $39,747 Gladstone Park 2 Roof, drinking fountains, toilets $20,322 Old Chamber of Commerce 1 Toilet replacement $2,777
Total 61 13 City sites & parks $3,153,669
CityofGlendora.org 8

N E X T S T E P S
Putting the Plan Into Motion
Allocate $3M
Allocate $3M from the sale of the San
Jose site into a project account in Fund
301 to begin funding the streets and
facilities work.

Return for verification
Staff will bring a detailed implementation
timeline for the streets and facilities work
back to City Council for verification.

Quarterly updates
Staff will report on the progress of the
one-time funding investment in Glendora
to City Council every quarter.

CityofGlendora.org 9
N E X T S T E P S — I M P L E M E N T A T I O N
Streets & Facilities: What Happens Now
Streets
The City has engaged TransTech to lead
street engineering and design.

Bid packages and engineering to be
completed in 60-90 days.

Tentatively out to bid in early fall.

Construction to commence in late 2026 to
early 2027.

City Facilities
The City will package the facility projects over
the next month.

Scope confirmed across 61 items at 13 City
sites and parks.

Bid and contract documents prepared for the
packaged work.

A detailed timeline returns to City Council for
verification.

CityofGlendora.org 10
CityofGlendora.org 11
Workshop 1: Results & Next Steps
Questions & City Council direction
Line
City of Glendora
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
April 11, 2022
Cho Design Associates, Inc.
3601 W. MacArthur Boulevard, #903
Santa Ana, California 92704
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
Page i
City of Glendora
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

TABLE OF CONTENTS
Introduction..................................................................................................................................... 1 Purpose and Scope .......................................................................................................................... 1 Description...................................................................................................................................... 1 Data Collection and Review ........................................................................................................... 1 Review of As-Built Plans and Reports ........................................................................................... 1 Preliminary Condition Assessment................................................................................................. 2 Conclusions..................................................................................................................................... 8 Recommendations........................................................................................................................... 9

TABLE OF FIGURES
Figure 1 - Typical Cracking in Slab (minor) .................................................................................. 3 Figure 2 – Typical Concrete Cracks at Beam and Slab (minor)..................................................... 3 Figure 3 – Large Girder Crack, > 0.016" ........................................................................................ 4 Figure 4 - Close-up of Girder Crack, > 0.016" ............................................................................... 4 Figure 5 – Epoxy Injection Repaired Area ..................................................................................... 5 Figure 6 – Leakage at Epoxy Repair............................................................................................... 5 Figure 7 – Leakage at Slab Crack (unrepaired) .............................................................................. 6 Figure 8 – Leakage and Staining at Beam (unrepaired) ................................................................. 6

APPENDICES
Appendix A Photo Location Record and Photo Log
Appendix B As-Builts
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Introduction
The City of Glendora (City) has requested that JMD and Cho Design Associates, Inc. (CDA), review and provide a preliminary assessment of the structural elements of the City's Public Library roof slab and framing system that forms the base of the Bidwell Plaza. It is our understanding that the City desires to add a permanent shade structure to the existing Bidwell Plaza that is on top of the roof of the Glendora Public Library. During the initial investigation to add a shade structure to the existing roof, it was noted that there were some cracks in the existing concrete roof system and some water intrusion into the library. A preliminary assessment of the concrete roof system was requested by the City. This assessment includes the plaza deck and library roof system.

Purpose and Scope
The goal of the project is to provide the City with a preliminary structural engineering assessment/investigation of the City's existing Public Library roof slab and framing system that forms the base of the Bidwell Plaza in terms of its utility and possible hazards. CDA conducted a site visit to assess the overall structural condition of the library's roof framing system and slab. A summary of our findings and recommendations is included in this Preliminary Condition Assessment Report.

Description
Based on as-built plans provided by the City, the existing library facility and Bidwell Plaza was completed in 1972. The library is a two-story reinforced concrete and concrete masonry (CMU) structure located next to the City of Glendora City Hall at the southeast corner of Glendora Boulevard and W. Foothill Avenue.

Data Collection and Review
The following documents and information have been received from the City and reviewed in association with this project:
• As-built plans for Glendora Public Library, prepared by Anthony & Langford Architects, dated September 5, 1970, consisting of 30 sheets.
• As-built plans for Glendora Public Library – Voluntary Upgrade, dated June 2003 prepared by Jeff Coronado, S.E.
• As-built plans for Glendora Public Library – Plaza Demo and Resurfacing, undated, prepared by Jeff Coronado, S.E.

No other plans or reports are available for our review.

Review of As-Built Plans and Reports
Cho Design Associates conducted a review of the as-built plans provided by City. According to the as-built plans for the facility, the main floor and structure was designed utilizing concrete with a required minimum compressive strength of 3,000 psi at 28 days and Grade 40 reinforcing steel. The building envelope consists of cast-in-place concrete and CMU walls with a wood roof framing system.

No structural calculations or geotechnical reports were available for our review as a part of this project.

In 2003 and 2004 the library went through extensive structural modifications to reinforce the structure and its foundation to bring the building into compliance with the current codes and standards at the Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

time. The 2003 project reinforced the north wall and the supporting columns. The 2004 project addressed the plaza’s deteriorating concrete surface and water infiltration by replacing its water-proof membrane and adding a lightweight concrete topping on the existing deck. It appears that the 2004 project may have also repaired some roof slab cracks with epoxy injection. We did not find any plans or specifications to document that this was to be done as a part of the project, only what we observed in some project construction photos provided by the City.

Based on information from the City, the concrete deterioration at the library has been an ongoing for some time and generally consist of cracks in the concrete beams and roof slab surfaces. There appears to be some water infiltration into the main library after rain events, located primarily in the north-east section of the library ceiling. This study only includes a representative visual assessment of the surface defects, a review of the as-built plans and evaluation of the City's historical observations.

Preliminary Condition Assessment
A visual condition assessment of the surface defects was conducted at the library on March 29, 2022 and was limited to a representative sampling of the beams and slabs above the drop ceiling.

Our preliminary investigation consisted of physically accessing each area by removing the drop ceiling panels and visually inspecting the surfaces for deterioration. Most of the concrete deterioration consisted of minimally to moderately cracked concrete surfaces. We did not observe anything that would indicate an immediate underlying structural problem in the areas with the deteriorated concrete surface areas. We also employed the use of a rotary percussion hammer to check for areas of delamination or other structural defects that were not noticeably visible. Generally, the underlying surface of the concrete was found to be sound, with no visual evidence of delamination or spalling.

The main area of obvious deterioration are the numerous superficial cracks throughout the roof beams and roof slabs of the library (Figures 1 and 2). The majority of these are not thought to be a serious issue since they were small and there was no evidence of major seepage, leakage or corrosions stains that were noted on the concrete. There are however several locations where the epoxy repaired cracks are exhibiting some sort of leakage and staining (Figures 5 and 6). There also appears to be some new cracks that may have occurred after the 2004 repairs. Some of these new cracks in the slab are showing signs of water infiltration and staining, but there was no indication of corrosion of the beam or slab reinforcing from the water infiltration (Figures 7, 8, 9 and 10). These cracks are thought to be new because they are large enough so they should have been repaired during the epoxy injection process of the other cracks, or they were smaller back then and have developed into larger cracks since the 2004 project.

There are also several areas where there are large cracks in the main girders. These cracks exceed

0.06" (1.5mm) in width which is the accepted threshold for a reasonable crack width of 0.016” (0.41mm) (Figures 3 and 4). No other significant structural issues were noted during our representative assessment of the library beams and slab system.

The following are some representative photos of the typical cracks and other defects that were found during our preliminary visual assessment. A complete set of photos taken during our visual assessment is included in Appendix "A" of this report.

Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Figure 1 - Typical Cracking in Slab (minor)
Figure 2 – Typical Concrete Cracks at Beam and Slab (minor) Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Figure 3 – Large Girder Crack, > 0.016"
Figure 4 - Close-up of Girder Crack, > 0.016"
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Figure 5 – Epoxy Injection Repaired Area
Figure 6 – Leakage at Epoxy Repair
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Figure 7 – Leakage at Slab Crack (unrepaired)
Figure 8 – Leakage and Staining at Beam (unrepaired)
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Figure 9 – Crack at Waffle Slab (Main Reading Area)
Figure 10 – Close-up of Waffle Slab Crack (Main Reading Area) Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Conclusions
In summary, the concrete beams, roof slab and overall structural systems of the library and plaza base are generally in sound structural condition, but there are some issues that needs to be addressed to maintain the structural integrity of the facility. Based on our initial visual inspection and evaluation, the library roof and slab and plaza base needs to have the crack issues addressed. These repairs should not require the library to be shut down.

The American Concrete Institute (ACI) publishes document ACI 224R-01 "Control of Cracking in Concrete Structures". Table 4.1 from that document provides a general guideline for reasonable crack widths for reinforced concrete elements under service loads. Acceptable crack widths range from

0.004 in. (0.1 mm) to 0.016 in. (0.41 mm), with smaller widths for concrete in wet or aggressive environments and larger crack widths for drier exposures. For the City's library, the 0.016" (0.41 mm) is considered an acceptable crack width.

There are numerous cases where the crack width exceeds the reasonable limit of 0.016" as presented in the table above and needs to be addressed. Many of the cracks are less than that and do not pose any real issues.

The condition of the unexposed reinforcing steel could not be assessed, because the level of inspection for this project did not include destructive testing, no conclusion was drawn for the condition of the unexposed reinforcing steel.

No visual evidence of carbonation or alkali-silica reactivity or other issues were apparent. Laboratory testing for these issues is beyond the scope for this project.

A plot showing the approximate locations of the representative photos and cracks is included in Appendix "A" along with a complete photo log.

Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment

Recommendations
We recommend that City initiate a full extensive survey of the roof and slab of the library to fully document the repair needs for this facility as soon as possible to minimize any further damage.

At this time, the following items are recommended:
• Comprehensive Field Survey: Perform a comprehensive field survey, assessment and evaluation of the entire library roof slab and beam system. This survey should fully document the size and location of all cracks. Any additional defects such as spalling, delamination or pop-outs should also be noted.
• Final Repair Plans: Prepare comprehensive plans, details and specifications for the repair and rehabilitation of all defects noted in the Comprehensive Field Survey above.

Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
Page A-1
Appendix A
Photo Location Record
and
Photo Log

Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
Page A-3
Photo Log
Photo # Description
1 Slab cracks, < 0.03"
2 Slab cracks, < 0.03"
3 Slab cracks, < 0.03"
4 Slab cracks, < 0.03"
5 Slab cracks, < 0.03"
6 Slab cracks, ~0.025"
7 Slab cracks, ~0.025"
8 Slab cracks, ~0.025"
9 Beam cracks, >0.06"
10 Beam cracks, >0.06"
11 Beam cracks, >0.06"
12 Minor beam crack approximately 12" from end, typical at numerous beams 13 Beam and slab cracks, ~0.02"
14 Beam and slab cracks, ~0.02"
15 Repaired beam
16 Beam cracks, >0.03"
17 Beam cracks, >0.06"
18 Beam cracks, >0.06"
19 Beam and slab cracks, ~0.02"
20 Slab cracks, ~0.02"
21 Beam cracks, ~0.02"
22 Epoxy injection repaired area with water stains
23 Epoxy injection repaired area with water stains
24 Epoxy injection repaired area with water stains
25 Beam and slab crack
26 Epoxy injection repaired area
27 Epoxy injection repaired area
28 Area with new cracks and active water infiltration
29 Area with new cracks and active water infiltration
30 Area with new cracks and active water infiltration
31 Area with new cracks and active water infiltration
32 Slab cracks, ~0.02"
33 Beam crack, ~0.04"
34 Beam crack, ~0.04"
35 Beam crack, ~0.02"
36 Beam crack. ~0.05"
37 Beam crack @ waffle slab, >0.05" (typical)
38 Beam crack @ waffle slab, >0.05" (typical)
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
Page A-4
Photos
Glendora Public Library/Bidwell Plaza
Preliminary Condition Assessment
Page B-1
Appendix B
As-Built Plans
• As-built plans for Glendora Public Library, prepared by Anthony & Langford Architects, dated September 5, 1970, consisting of 30 sheets.
• As-built plans for Glendora Public Library – Voluntary Upgrade, dated June 2003 prepared by Jeff Coronado, S.E.
• As-built plans for Glendora Public Library – Plaza Demo and Resurfacing, undated, prepared by Jeff Coronado, S.E.
3900 Cover Street, Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com PHASE 1 STRUCTURAL EVALUATION

GLENDORA PUBLIC LIBRARY

CITY OF GLENDORA
Prepared by
MHP, Inc.

Structural Engineers
Long Beach, California
September 25, 2023
MHP JN: 22-0647-00
Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 2 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com STRUCTURAL EVALUATION: Glendora Public Library

1.0 EXECUTIVE SUMMARY ...............................................................................................................................................3

2.0 PURPOSE AND SCOPE ...............................................................................................................................................5

3.0 EXISTING CONSTRUCTION.........................................................................................................................................6

3.1 Existing Structure Summary 6

3.2 Existing Building Risk Category 6

3.3 Prior Structural Modification & Condition Assessment Review 6

3.4 Site Observations 7

4.0 DATA COLLECTION.....................................................................................................................................................9

4.1 Material Testing & Condition Assessment 9

4.2 Geotechnical Investigation & Seismic Hazard 10

5.0 STRUCTURAL ANALYSIS..........................................................................................................................................11

5.1 Seismic Performance Objective 11

5.2 Seismic Evaluation Methodology 12

6.0 FINDINGS....................................................................................................................................................................15

6.1 Anticipated Performance of Primary LFRS 15

6.2 Risk Category IV 17

6.3 Gravity Load-Carrying Capacity 18

6.3.1 Plaza Girder Torsion 18

6.3.2 Interior Pier Combined Foundations 21

6.4 Cracks and Water Intrusion 22

7.0 RECOMMENDATIONS................................................................................................................................................23

7.1 Seismic Strengthening 23

7.2 Gravity Strengthening 23

7.3 Water Intrusion Mitigation 23

7.4 Cost Estimate 24
APPENDIX A: Materials Testing Program
APPENDIX B: Material Test Data Report
APPENDIX C: Site Classification
APPENDIX D: Conceptual Plans for Phase 1 – Gravity Repair APPENDIX E: Conceptual Cost Estimate
Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 3 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

1.0 EXECUTIVE SUMMARY
At the request of the City of Glendora, MHP has conducted a seismic evaluation of the existing Glendora Public Library building. The seismic evaluation was completed in accordance with ASCE/SEI 41-17 Seismic Evaluation and Retrofit of Existing Buildings (ASCE 41) as referenced by the 2022 California Existing Building Code (CEBC).

This effort is part of Phase 1 of the Library Structural Analysis and Options for Vertical Expansion project. There is no Code requirement for the evaluation or strengthening of the existing building and the Phase 1 work is being undertaken on a voluntary basis. Scope items completed in support of Phase 1 include review of existing structural drawings, site visits, materials testing, geotechnical studies, and comprehensive structural analysis.

The library is a two-story reinforced concrete and concrete masonry unit (CMU) structure constructed in 1972.

Structural framing of the plaza utilizes concrete slabs and pan joists spanning between large reinforced concrete beams and girders which are supported by the perimeter walls, central concrete piers, and isolated columns. Some of the concrete girders incorporate large embedded mechanical ducting, creating a hollow section. The high roof levels utilize a combination of concrete slab and wood framing. The foundation system consists of shallow concrete pad and continuous footings. The building is considered to be a Risk Category III structure per the 2022 CBC.

The evaluation investigated the structure’s ability to meet the seismic Performance Objectives designated by the 2022 CEBC and ASCE 41 based on the building Risk Category, which pair a Seismic Hazard Level with a target Structural Performance Level. For the purposes of this voluntary evaluation, the ASCE 41 Basic Performance Objective for Existing Buildings (BPOE) was selected. This Objective is consistent with the seismic requirements set forth by other local jurisdictions (e.g.: Los Angeles, Santa Monica, etc.) for evaluation and retrofit of concrete buildings constructed prior to 1977. Structural evaluation of the primary lateral force-resisting system of the Library building utilized both hand calculations and computer modeling using ETABS structural analysis software. The evaluation utilized data gathered from the material testing program and geotechnical site classification. The existing structure was found to satisfy the ASCE 41 BPOE and is anticipated to perform reasonably well in future seismic events. Seismic strengthening does not appear warranted at this time, though wall anchorage upgrades at the high roof levels should be provided to improve the seismic performance of those areas.

Limited site observations were completed during the course of Phase 1. Conditions observed on site are consistent with those documented in previous reports and include minor-to-moderate cracking throughout the library’s main roof structure. Based on observations of significant water intrusion during the past rainy season it is our opinion that the plaza waterproofing membrane may be compromised and may require replacement. It is recommended that a waterproofing consultant be retained in future phases to provide recommendations for investigation and repair prior to completion of a final design for replacement.

Given the observed cracking within the plaza framing members a review of the gravity load-carrying system was also performed as part of this phase. It was determined that although the structure has demonstrated its ability to support the daily sustained service loads over the past 50 years, some existing girders and pad footings do not fully satisfy current 2022 CBC provisions for gravity design considering the original stated design live load of 100 psf. If subjected to the stated 100 psf live load, several main concrete girders would be overstressed due to torsion, and stresses underneath the existing pad footings supporting the interior concrete piers would marginally exceed the allowable soil bearing pressure.

A conceptual repair and strengthening design was developed which would replace the existing plaza waterproofing membrane, and bring the plaza framing into conformance with 2022 CBC requirements. Repair work consists of the replacement of the plaza topping and waterproofing membrane. Strengthening work includes the addition of fiber- Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 4 of 29
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It is our opinion that use of the library can continue, however, given that the plaza framing does not fully satisfy 2022 CBC requirements, superimposed loads on the plaza (whether from occupants or temporary construction) should be limited to 40 psf maximum until the recommended strengthening measures can be implemented. This recommended restriction likely exceeds the loading currently being applied by various uses and events. A 40 psf loading equates to approximately 2,800 people evenly distributed throughout the exterior plaza. However, since uniform distribution cannot be assured, a maximum occupancy of 1,000 people may be a practical limit.

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2.0 PURPOSE AND SCOPE
At the request of the City of Glendora, MHP has conducted a seismic evaluation of the existing Glendora Public Library building. The seismic evaluation was completed in accordance with ASCE/SEI 41-17 Seismic Evaluation and Retrofit of Existing Buildings (ASCE 41) as referenced by the 2022 California Existing Building Code (CEBC).

This effort is part of Phase 1 of the Library Structural Analysis and Options for Vertical Expansion project.

There is no Code requirement for the evaluation or strengthening of the existing building and the Phase 1 work is being undertaken on a voluntary basis. The purpose of the Phase 1 seismic evaluation is to determine the anticipated seismic performance of the building to inform decision making as to whether voluntary seismic strengthening of the existing building is warranted. Scope items completed in support of Phase 1 include review of existing structural drawings, site visits, materials testing, geotechnical studies, and comprehensive structural analysis.

Gravity analysis of the existing framing was not proposed to be part of the Phase 1 scope, as gravity deficiencies are rarely uncovered in 50-year-old structures that are still in use. However, given the existing conditions and implications for the Phase 2 work, the existing gravity load-carrying system was also reviewed in order to determine if strengthening was warranted to ensure adequate performance for the building’s ongoing and future use.

Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 6 of 29
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3.0 EXISTING CONSTRUCTION

3.1 Existing Structure Summary
The building site is located next to the City of Glendora City Hall at the southeast corner of Glendora Boulevard and W. Foothill Avenue. The library is a two-story reinforced concrete and concrete masonry unit (CMU) structure constructed in 1972 with 27,000 square feet of enclosed area. The first floor houses different reading halls and book stacks, while the second floor incorporates a public meeting hall, office spaces, and an open outdoor plaza.

Structural framing of the plaza utilizes concrete slabs and pan joists spanning between large reinforced concrete beams and girders which are supported by the perimeter walls, central concrete piers, and isolated columns. Some of the concrete girders incorporate large embedded mechanical ducting, creating a hollow section. The high roof levels utilize a combination of concrete slab and wood framing. The foundation system consists of shallow concrete pad and continuous footings.

The primary LFRS of the building consists of the interior concrete and perimeter CMU shear walls. Lateral seismic forces are delivered to the walls by the cast-in-place concrete plaza diaphragm which spans horizontally between wall lines. At the high roof levels such as the Bidwell Room, the CMU shear walls extend up to support wood-framed roof diaphragms.

3.2 Existing Building Risk Category
Building Risk Category is determined based on 2022 California Building Code (CBC) Table 1604.5 and is based on the nature of the building occupancy and occupant load. The primary use of the building is as a Library; therefore, the 2022 California Building Code (CBC) Occupancy Category is Assembly Group A-3. The occupant load is considered to be greater than 300. It is understood that at this time the Library building is not considered to be a designated emergency operations center or emergency shelter. Based on the preceding, the building is considered to be a Risk Category III structure per the 2022 CBC. If future designation classifies the building as being required for emergency response (e.g.: emergency operations center, emergency shelter, etc.), this would trigger consideration as a Risk Category IV structure.

3.3 Prior Structural Modification & Condition Assessment Review Since 1972, various structural studies have been conducted to address structural improvements and recommend repairs. In the early 2000s, the library went through two significant structural modifications, namely “Plaza Demo and Resurfacing” and “Voluntary Upgrade”.

The “Plaza Demo and Resurfacing” phase included removal and replacement of existing concrete topping and waterproof barrier on the plaza. The existing 3.5” normal weight architectural topping slab was removed and replaced by 2.5” lightweight concrete. The existing planters were removed and filled with Styrofoam block filler and concrete slab and stem walls. Existing concrete benches were also removed.

The “Voluntary Upgrade” phase was a seismic strengthening which included application of FRP strips on the north CMU wall and strengthening of the interior concrete piers through shotcrete enlargement. The FRP product used in this phase is comprised of the reinforcing fabric and epoxy. The reinforcing fabric is a uni-directional carbon fabric oriented in 0o direction and the epoxy is a two-component epoxy matrix. The concrete wall enlargement consisted of the application of a 4.5” shotcrete layer either on one side or two sides of the interior concrete walls with additional vertical and horizontal reinforcement (Figure 1).

Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 7 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com Figure 1- Concrete pier ductility enhancement through shotcrete enlargement, ca. 2003 No explicit target seismic performance objective for the project is noted on the plans, which is not uncommon for the era of the retrofit. Project calculations state that the intent of the shotcrete enlargement for the concrete walls and columns was to provide ductility enhancement in accordance with Uniform Building Code section 1921.4.4.1 (Figure 2), which stipulated a minimum amount of transverse reinforcement.

Figure 2- Statement in project calculations, ca. 2003
Concrete deterioration and water intrusion at the library has been noted for some time and generally consists of cracks in the concrete beams and roof slab surfaces. A preliminary condition assessment of Bidwell Plaza at the Library was conducted in 2022 by Cho Design Associates, Inc. The assessment appears to have been limited to visual observation of representative accessible concrete surfaces and does not mention structural analysis of the building. The assessment concluded that the overall structural system of the library is generally in sound condition, but that some issues need to be addressed to maintain the structural integrity of the facility. The primary recommendation was repair of cracks which exceed “reasonable” crack widths as defined in American Concrete Institute document ACI 224R-01 “Control of Cracking in Concrete Structures”.

3.4 Site Observations
Limited site observations were completed during the course of Phase 1. Conditions observed on site are consistent with those documented in previous reports and include minor-to-moderate cracking throughout the library’s main roof structure. No evidence of severe deterioration or hazardous conditions was observed. Cracking in the primary Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 8 of 29
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4.0 DATA COLLECTION
A data collection program was developed for the project to establish existing site classification and material properties for use in the seismic evaluation. The scope consisted of review of existing building drawings, site classification by a geotechnical consultant, development of a materials testing and condition assessment program, and completion of laboratory testing.

4.1 Material Testing & Condition Assessment
A Material Testing and Condition Assessment Program (“MTCAP”) was developed for the project in accordance with ASCE 41. The purpose of the MTCAP was to confirm in-situ material properties and existing construction detailing for use in the structural evaluation. The extent of investigation required for the MTCAP is defined by ASCE 41 based on the Performance Objective for the project and the available existing building documentation. The building is considered to be a Risk Category III structure and original design drawings are available, therefore, the MTCAP scope was selected based on “Usual Testing” and “Visual” Condition Assessment as defined by ASCE 41.

ASCE 41 Table 6-1, Data Collection Requirements
The existing superstructure utilizes a single concrete strength specification: normal-weight concrete with a minimum compressive strength of 3,000 pounds per square inch. To satisfy the MTCAP criteria, the testing scope consisted of the extraction of three concrete core samples for compressive strength laboratory testing. The laboratory testing confirmed that the existing concrete strength exceeds the minimum strength specified on the original design Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 10 of 29
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No testing of reinforcing steel is required by ASCE 41 for this level of testing or knowledge. Testing of slab on grade or concrete masonry unit wall material was not conducted and a Knowledge Factor reduction was taken for these items where required per ASCE 41 during the evaluation.

4.2 Geotechnical Investigation & Seismic Hazard
Existing foundation bearing capacities are noted on the as-built structural drawings. The specified values were used for the evaluation in accordance with ASCE 41 provisions.

Site classification was completed in accordance with ASCE 41 and ASCE 7 provisions for use in the seismic evaluation. The geotechnical consultant, ENGEO, evaluated published maps and databases of available shearwave velocity over the top 100 feet or 30 meters (VS30), regional geology, and seismic hazard zones to determine that the site meets the definition of Site Class D. The letter report provided by the geotechnical consultant is provided in appendix C.

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5.0 STRUCTURAL ANALYSIS
This section provides a narrative description of the structural analysis that was undertaken to evaluate the subject building. The evaluation was completed following procedures consistent with those set forth in the American Society of Civil Engineers, Structural Engineering Institute’s “Standard for the Seismic Evaluation and Retrofit of Existing Buildings” (ASCE/SEI 41-17, “ASCE 41”) for a Tier 3 comprehensive structural evaluation as referenced by the 2022 California Existing Building Code. The evaluation was completed using the linear analysis provisions of ASCE 41 to establish current anticipated seismic performance of the existing building’s primary lateral force-resisting system (LFRS). The evaluation utilizes data gathered from the material testing program and geotechnical site classification.

5.1 Seismic Performance Objective
The evaluation investigated the structure’s ability to meet the seismic Performance Objectives designated by the 2022 CEBC and ASCE 41 based on the building Risk Category, which pair a Seismic Hazard Level with a target Structural Performance Level. CEBC Table 304.3.2 stipulates the Objectives for compliance with “Reduced Seismic Forces”, which are commonly applied to existing structures in the absence of an addition, alteration, or increase in Risk Category which would trigger compliance with “Full Seismic Forces”. 2022 CEBC Table 304.3.2
Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 12 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com For the purposes of this voluntary evaluation, the ASCE 41 Basic Performance Objective for Existing Buildings (BPOE) was selected. This Objective is consistent with the seismic requirements set forth by other local jurisdictions (e.g.: Los Angeles, Santa Monica, etc.) for evaluation and retrofit of concrete buildings constructed prior to 1977.

In order to meet the ASCE 41 BPOE, an existing Risk Category III structure must satisfy both:

1. “S-2” Damage Control Structural Performance Level when subjected to the BSE-1E Seismic Hazard.

2. “S-4” Limited Safety Structural Performance Level when subjected to the BSE-2E Seismic Hazard.

5.2 Seismic Evaluation Methodology
Based on limited site observations the available structural drawings appear to be representative of existing construction and were therefore relied upon for definition of existing configuration and dimensions. Existing drawings have been used to define the material properties of CMU and rebar. The drawings and findings from the MTCAP were implemented in the definition of concrete material properties.

Structural evaluation of the primary LFRS of the Library building utilized both hand calculations and computer modeling using ETABS structural analysis software (Figure 3). The building’s primary structural elements were mathematically modeled using full three-dimensional finite element computer models and evaluated using linear dynamic response spectrum procedures (LDP).

To evaluate the building’s response to the spectral acceleration developed for the specified Seismic Hazards, the building was modeled as an assemblage of concrete beams, columns, walls, and floor/roof slabs. The structural elements were spatially configured to represent the actual geometry, mass, and stiffness properties of the as-built structure. The response of the structure to earthquake excitation at the soil-foundation interface is approximated by performing a modal analysis of the linear elastic computer model using an appropriate earthquake response spectrum and structural damping level for the input ground motion. The building was modeled as a freestanding structure, without explicit consideration of soil-structure interaction effects.

Stiffness modifiers were applied to concrete sections in the structural analysis model to represent the “cracked” sectional shear and bending stiffnesses in accordance with ASCE 41 and ACI 318 provisions. These reference documents are silent on the application of stiffness modifiers to account for post-cracking torsional stiffness, therefore, the recommendations of Bruun, et al. were utilized to assess these effects in the structural analysis model.

Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 13 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com Figure 3- Overview of ETABS analysis model of Library Building Periods and mode shapes for the building structure are computed and earthquake forces calculated for key structural elements assuming structural behavior remains linear elastic. To ensure proper distribution of seismic forces across the structure, semi-rigid diaphragm elements were utilized representing the approximate flexibility of the roof and floor diaphragms. A damping value of 5 percent for the structure was selected for the analysis as a reasonably conservative estimate for post-yield behavior under the earthquake ground motions. Sufficient mode shapes are extracted, using the Ritz vector analysis method, in order to achieve a minimum of 90-percent mass participation in both principal horizontal directions. The modal forces are combined using the complete quadratic combination (CQC) method. The dynamic forces obtained from the dynamic analysis are combined with appropriate dead and live load forces, with the resulting combined forces defined as the elastic demand force.

ASCE 41 defines a “Knowledge Factor”, κ, which accounts for the level of uncertainty in the existing material properties and configuration and the target structural performance. In accordance with ASCE 41 provisions, κ=1.0 was used for concrete and rebar materials and κ=0.9 was selected for CMU material.

The calculated elastic demand force (D) for each element is then compared to the capacity (C) of that element. The ratio of the component demands to their capacity is termed the “Demand-Capacity Ratio” (DCR). The capacity of those members capable of inelastic behavior, defined by ASCE 41 as deformation-controlled behavior, is multiplied by a component modification factor to account for permissible deformations beyond yield. These modification factors Pan Joist
Concrete Slab
CMU Wall
Concrete Girder
Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 14 of 29
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For element behavior that is not capable of post-yield inelastic behavior, defined by ASCE 41 as force-controlled behavior, member capacity is simply calculated as the lower bound strength capacity of the member multiplied by the Knowledge Factor. Acceptable performance for force-controlled element behavior is denoted as when the element capacity is greater than or equal to the force-controlled demand which is modified by several factors, including the force-delivery reduction factor, J, which is defined in ASCE 41 and varies depending on the level of seismicity and structural performance criteria. For force-controlled elements the ACR is the ratio of the lower-bound element capacity to the force-controlled demand.

An evaluation of the global state of the various ACRs for the various structural elements (diaphragms, shear wall piers, CMU walls, and concrete columns) was completed for the specified Performance Objectives. Exceedance of the acceptance criteria for a small number of individual elements does not necessarily mean that the Building Performance objective is not satisfied as the structural system may have the ability to redistribute earthquake forces from individual failed elements without risk to the overall performance of the building. Building drifts (floor-to-floor lateral deflections caused by seismic forces) were also calculated and compared to typical ranges noted in ASCE

41. Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 15 of 29
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6.0 FINDINGS

6.1 Anticipated Performance of Primary LFRS
Overall, the existing structure was found to satisfy the ASCE 41 BPOE for a Risk Category III structure and is anticipated to perform reasonably well in future seismic events. At the higher BSE-2E Seismic Hazard Level the concrete and CMU shear wall ACRs are up to 0.4 and 0.6, respectively, indicating satisfactory performance with substantial reserve capacity. Other elements of the primary LFRS elements, such as diaphragms and collectors, were found to have even lower ACRs, owing to the extensive shear walls at all four sides of the structure.

Upper-level high roofs (such as the Bidwell Room) are supported by CMU shear walls that extend from 1st level to the 2nd level on two sides. The other two sides are supported by discontinuous CMU walls which bear on plaza level concrete beams and columns. The walls have adequate capacity to support the roof for the target structural performance objective, however, wall anchorage does not fully comply with Code requirements for new construction, and the roof diaphragms utilize a “three-sided box” approach (Figure 4)which requires the plywood diaphragms to act in rotation to deliver seismic forces to the supporting walls. The “three-sided box” is not an uncommon approach where architectural requirements dictate that one side of a space be open or provided with full glazing, however, the tradeoff of this configuration is somewhat increased anticipated damage in a significant seismic event. “Three-sided box” of Bidwell Room – CMU shear walls
on three sides only
Example wall anchorage detail – no direct tension tie,
wall anchorage forces resisted by plywood
Figure 4- Bidwell Room roof plan (left) and (E) CMU wall anchorage detail (right) Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 16 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com The anticipated lateral seismic movement, or “seismic drift” can be used as a global measure of the lateral response of the structure and is related to the level of damage that is to be expected at a given input seismic hazard. The California Building Code prescribes seismic drift limits based on building structure type and Risk Category. This is not a requirement for the existing Library building but is noted here as a frame of reference. The CBC limits are expressed as a ratio of the story height. For Risk Category III masonry cantilever shear wall buildings such as the library, the acceptable seismic drift is 0.01 times the story height, or 1%.

Allowable Story Drift per ASCE 7-16 as referenced by 2022 CBC The seismic analysis of the library building showed that the anticipated seismic drift is well below the accepted limits as depicted below (Figure 5).

Figure 5- Linear Dynamic Procedure Seismic Drift of Library Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 17 of 29
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6.2 Risk Category IV
The existing Library is considered to be a Risk Category III (RC III) structure. As noted previously, if future designation classifies the building as being required for emergency response (e.g.: emergency operations center, emergency shelter, etc.), this would trigger consideration as a Risk Category IV (RC IV) structure. In the context of seismic evaluation and retrofit, this reclassification would introduce additional, more stringent requirements for seismic performance.

The primary LFRS has substantial reserve capacity and would likely largely comply with the enhanced performance requirements associated with RC IV. Analysis of the building for RC IV has not been conducted, however, additional strengthening that would likely be required to achieve conformance with this higher standard may include:
• Addition of new shear walls to eliminate “three-sided box” conditions at the high roofs (new shear walls to be located at the open sides)
• Additional FRP wrap of beams supporting discontinuous shear walls supporting high roofs • Increased wall anchorage requirements at high roofs
• Complete non-structural evaluation and strengthening of all components and systems (e.g. re-anchorage of mechanical equipment, etc.)
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6.3 Gravity Load-Carrying Capacity
The existing library has supported its use for over 50 years. The original structural drawings note that the structure was designed for a non-reducible Live Load of 100 pounds per square foot. Additionally, the following “Special Note” is provided on the original foundation plan (Figure 6):

Figure 6- Design Live Load and “Special Note” from Existing Structural Drawings Due to the observed existing cracking in the plaza framing and the consideration of additional loads imposed by a future second story addition, the existing gravity load-carrying system was reviewed in order to determine if strengthening was warranted to ensure adequate performance for the building’s ongoing and future use. It was determined that some existing girders and pad footings do not fully satisfy current Code provisions for gravity design.

6.3.1 Plaza Girder Torsion
As a result of continuous research and observations of poor performance during seismic events, building Code requirements for seismic design have changed dramatically since the original design of the building. Conversely, gravity load-carrying elements of buildings have historically performed well, and as a result overall Code gravity provisions have not changed significantly since the building’s original design.

One notable exception is the introduction of torsion design provisions for concrete framing members. Torsion is essentially the twisting of a member about its longitudinal axis, which results in diagonal tension forces similar (and additive) to those caused by vertical beam shear forces. Torsion is naturally present in monolithic cast-in-place concrete structures and can be induced by unbalanced loadings on either side of a concrete beam, such as occurs in many locations within the Library framing.

Despite the fact that torsion exists in all monolithic concrete structures, detailed provisions for design of concrete members to resist torsion were not introduced until the adoption of the 1973 Uniform Building Code (UBC). As a result, limited-to-no consideration of torsion was likely incorporated into the design of the Library concrete framing members, which were constructed before the adoption of the 1973 UBC.

The torsion design philosophy in current Code provisions uses a “thin-walled tube space truss analogy” (Figure 7).

Essentially, torsion stresses on a concrete member are idealized as shear forces in the walls of a tube. High torsion stresses can result in inclined cracking on all faces of a beam, spiraling around the perimeter of the member. To Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 19 of 29
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Figure 7- Visualization of Torsion & Torsion Cracks
The design philosophy in the building Code (specifically ACI 318) considers two torsion conditions:

1. equilibrium torsion, where torsional forces must be resisted by a specific member otherwise the structure is unstable, and;

2. compatibility torsion, where torsional forces can be redistributed to and resisted by other elements An equilibrium torsion deficiency would need to be urgently addressed. Fortunately, torsion effects on the Library plaza framing would be considered compatibility torsion, as torsion in the plaza girders can readily be redistributed to the in-framing slabs, beams, and pan joists. In the case of compatibility torsion, the primary goal of Code torsion design provisions is to limit the width of torsional cracks.

Current provisions for resisting compatibility torsion include prescriptive detailing requirements (i.e.: they are rules for proportioning the reinforcement that are somewhat independent of the design loads) and investigation of redistribution of torsional moments to adjacent members as a result of member cracking. The prescriptive detailing requirements include the closed stirrups, longitudinal bars distributed around a section with a maximum spacing, minimum spacing of the ties, minimum area of the longitudinal bars, and proper anchorage of the longitudinal bars.

Since the Library was designed before these provisions were included in the building Code, the plaza framing does not comply with all of these prescriptive detailing requirements.

Specifically, the plaza girders do not satisfy the requirements for a minimum area of closed stirrups or a maximum spacing of distributed longitudinal bars. The original structural drawings show that 8’-wide girders with the embedded mechanical ducting have #5 longitudinal bar at each side of the beam (Figure 8), and 2’-wide girders have only top and bottom longitudinal rebars without any skin reinforcement. Stirrups consist of an unconventional two-piece configuration that does not provide a continuous shear flow load path to resist torsion.

Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 20 of 29
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6.3.2 Interior Pier Combined Foundations
Main plaza girders are supported by four pairs of large concrete piers. Each pair is supported by a shared concrete pad footing (Figure 9).

Figure 9- Interior Concrete Pier and Footing Overview (ETABS Model) These footings would be utilized to support a future roof over the plaza. Given the “Special Note” on the existing plans, which suggests that these footings were designed for additional future loads, these footings were evaluated to verify their reserve capacity.

Unfortunately, it was determined that the footings do not have reserve capacity and the allowable soil bearing capacity would be exceeded if the 100 psf non-reducible design live load is considered. This is due to the fact that the resultant of all the gravity loads acting on the foundation is not concentrically located above the middle of the footing, it is slightly offset toward the center of the plaza. This offset creates a non-uniform bearing pressure that peaks at one corner of the footings (Figure 10). This peak pressure exceeds the allowable bearing pressure by approximately 20% at the highly loaded corner.

Figure 10- Non-Uniform Bearing Condition Visualization
Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 22 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

6.4 Cracks and Water Intrusion
Water intrusion primarily through the plaza level has been noted throughout the life of the structure. There are signs of previous epoxy injection at some plaza slab locations that were likely implemented as a repair solution for existing cracks and water infiltration. In addition, the plaza surface was demolished and reconstructed in the early 2000s, with work consisting of removal of the existing 3.5” topping slab and waterproofing membrane, and installation of a new membrane and 2.5” topping slab.

Based on recent observations of water intrusion during the past rainy season it is our opinion that the plaza waterproofing membrane may have failed. A waterproofing membrane is intended to prevent water penetration into the building. When the membrane fails, it allows water to seep through and reach the underlying layers.

Waterproofing membranes deteriorate over time due to various contributing factors such as improper surface preparation prior to installation, insufficient coverage, faulty membrane overlaps, damage during installation, or poor drainage leading to standing water on the membrane and resulting deterioration. Significant cracking of the concrete substrate may contribute to failure of the membrane.

It appears that membrane failure is allowing water to penetrate through the concrete, which has common hairline cracks due to thermal expansion as well as the larger cracks noted in previous studies. Over time, water seepage may result in rebar corrosion and concrete spalling and could present a safety concern. Although no condition which indicates a safety concern has been observed at this time, the water intrusion should be addressed to prevent future deterioration of the concrete framing.

Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 23 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

7.0 RECOMMENDATIONS

7.1 Seismic Strengthening
The primary elements of the LFRS satisfy the ASCE 41 BPOE for a Risk Category III structure. Strengthening of the primary LFRS does not appear warranted at this time. Wall anchorage connections between the upper-level high roofs and supporting CMU walls do not comply with current code and are vulnerable to damage in a significant seismic event. Although not required by Code or Ordinance at this time, supplemental wall anchorage connections (e.g.: holddowns with threaded rods set in adhesive connecting the walls to the roof framing) could be provided to improve anticipated seismic performance.

7.2 Gravity Strengthening
It was determined that although the structure has demonstrated its ability to support the daily sustained service loads over the past 50 years, some existing girders and pad footings do not fully satisfy current Code provisions for gravity design. When considering the full 100 psf non-reducible design live load stated on the original structural drawings, several main concrete girders do not satisfy current Code provisions for torsion, and stresses underneath the existing pad footings supporting the interior concrete piers marginally exceed the allowable soil bearing pressure.

Strengthening to bring the structure into compliance with Code provisions for torsion should be implemented if a change in occupancy or loading is proposed, such as the addition of a new roof/story over the plaza. Additionally, strengthening should be completed if it is desired to bring the existing plaza into conformance with current Code requirements to support the 100 psf design live load stated on the original structural drawings. Strengthening would consist of the application of fiber-reinforced polymer overlay on the existing beams to provide supplemental torsional and shear strength. Structural drawings depicting conceptual strengthening measures are provided in Appendix D.

Full Construction Documents should be developed as part of a future phase for the strengthening.

In consideration of this finding, it is important to note that the Library plaza has likely never been subjected to 100 psf of live load. To visualize 100 psf, consider the following scenarios which are each approximately equivalent to 100 psf of live loading:
▪ Three layers of Ford F-150s stacked on top of each other throughout the plaza ▪ The plaza entirely full of 200 lb individuals, about 7,000 people total, standing shoulder to shoulder ▪ Just over 19 inches of standing water
It is our opinion that use of the library can continue, however, given that the plaza framing does not fully satisfy 2022 CBC requirements, superimposed loads on the plaza (whether from occupants or temporary construction) should be limited to 40 psf maximum until the recommended strengthening measures can be implemented. This recommended restriction likely exceeds the loading currently being applied by various uses and events. A 40 psf loading equates to approximately 2,800 people evenly distributed throughout the exterior plaza. However, since uniform distribution cannot be assured, a maximum occupancy of 1,000 people may be a practical limit.

7.3 Water Intrusion Mitigation
Due to the interruption to operations and potential future structural deterioration caused by continued water intrusion, it is recommended that repairs be completed to mitigate future water intrusion. Repair measures depicted Glendora Public Library – Phase 1 Structural Evaluation September 25, 2023 City of Glendora Page 24 of 29
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com in the provided conceptual structural repair plans consist of the removal and replacement of the existing plaza topping slab and waterproofing membrane, and existing larger cracks in the concrete slab, beams and girders should be repaired through epoxy-injection before placing the new membrane. To ensure that the root cause of the water intrusion is identified and properly addressed, it is recommended that a waterproofing expert be engaged in future phases to assess the existing conditions of the waterproofing assembly and provide recommendations for repair or replacement. For the purposes of this feasibility study a budgetary estimate is provided for full removal and replacement of the topping and membrane and epoxy injection of existing cracks.

7.4 Cost Estimate
Budgetary numbers for the conceptual strengthening and repair work were provided by Cumming. Estimates of repair costs are necessarily broad at this conceptual/feasibility phase and may be refined in future phases as the design progresses. The probable cost of the high roof wall anchorage strengthening is anticipated to be on the order of $50,000, and it is recommended that this be considered to fit within the gravity load repair budget.

The costs include consideration for the impacts of access to repair locations and for restoration of finishes, and assume the Library is unoccupied during the construction. The costs have been escalated to an assumed construction start date of November 2023. Soft costs, including design consultant fees, plan-check and permit fees, etc., would be in addition to the budgetary numbers provided in the cost estimate.

Estimated Construction Costs are as follows:

Gravity Load Repairs & High Roof Wall Anchorage Strengthening $2,176,365 Topping Slab and Membrane Replacement $ 690,901
TOTAL Direct Construction Cost $2,867,266
We trust that this report satisfies your immediate needs for Phase 1 of this feasibility study and we thank you for the opportunity to be of continued service to the City of Glendora. Should you have any questions, please feel free to contact our office.

Reihaneh Sarraf, Ph. D., S.E. CA S7141 Kyle D. White, S.E. CA S6033 Senior Project Engineer / Engineering Analyst Project Manager Lance Kenyon, M.S., S.E. CA S3399
Principal
Reihaneh Sarraf, Ph.D., P.E. CA Kyle D. White, S.E. CA S6033 88617 Lance Kenyon, M.S., S.E. CA S3399 Glendora Public Library - Seismic Evaluation September 25, 2023 City of Glendora Page A.1
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX A: Materials Testing Program
STRUCTURAL ENGINEER PROJECT INFORMATION SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:

STAMP APPROVAL SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE:

NO DESCRIPTION DATE

STRUCTURAL E NGI NE E
R
S
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2017\170215\_17-0215-01 Seismic Strengthening\3_Drawings\Dwgs-00\Xref\17-0215-01_S-TB (MHP_2436-D).dwg PLOTTED BY: Kwhite ON: July 14, 2017 Douglas Emmett Management, Inc.
808 Wilshire Blvd.Suite 200 Santa Monica, CA 90401

CLIENT INFORMATION
17-0215-01
KDWKDW
LRK
CITY REVIEW 07-17-2017
07-17-2017
Testing
Program
9665 Wilshire Blvd.

Beverly Hills, CA
Voluntary Seismic
Strengthening

STRUCTURAL MATERIALS TESTING PROGRAM

FOR THE

SEISMIC EVALUATION
OF

GLENDORA PUBLIC LIBRARY
140 GLENDORA AVE
GLENDORA, CA 91741
SITE VICINITY MAP SITE AERIAL VIEW S-0.1
GLENDORA PUBLICLIBRARY140 GLENDORA AVE,GLENDORA, CA 91741 22-0647-00 CITY OF

GLENDORA
Seismic Evaluation 116 E. FOOTHILL BLVD.,
GLENDORA, CA 91741

KDW / LRKRSRS

PROJECT SITE
HISTORIC RTE 66 W FOOTHILL BLVD

GLENDORA AVE
210 FWY
CLIENT REVIEW 02-09-2023 MTP PROPOSAL 02-17-2023 02-23-2023 CLIENT REVIEW 02-23-2023 STRUCTURAL ENGINEER PROJECT INFORMATION SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:

STAMP APPROVAL SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE:

NO DESCRIPTION DATE

STRUCTURAL E NGI NE E
R
S
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2017\170215\_17-0215-01 Seismic Strengthening\3_Drawings\Dwgs-00\Xref\17-0215-01_S-TB (MHP_2436-D).dwg PLOTTED BY: Kwhite ON: July 14, 2017 Douglas Emmett Management, Inc.
808 Wilshire Blvd.Suite 200 Santa Monica, CA 90401

CLIENT INFORMATION
17-0215-01
KDWKDW
LRK
CITY REVIEW 07-17-2017
07-17-2017
Testing
Program
9665 Wilshire Blvd.

Beverly Hills, CA
Voluntary Seismic
Strengthening
S-1.0
GLENDORA PUBLICLIBRARY140 GLENDORA AVE,GLENDORA, CA 91741 02-23-2023 22-0647-00 CITY OF

GLENDORA
Seismic Evaluation 116 E. FOOTHILL BLVD.,
GLENDORA, CA 91741

KDW / LRKRSRS

TESTING PROGRAM GENERAL NOTES
CODE OF RECORD:
• SEI/ASCE 41-17 SEISMIC EVALUATION AND RETROFIT OF EXISTING BUILDINGS TESTING CRITERIA:
• PER ASCE 41-17 TABLE 6-1
• “USUAL” LEVEL OF KNOWLEDGE
• “VISUAL” CONDITION ASSESSMENT
• “USUAL” TESTING (PROPERTIES FROM DRAWINGS AND USUAL TESTS) TARGET KNOWLEDGE FACTOR:
• k = 1.00
CONCRETE TESTING REQUIRED:
• EXISTING STRUCTURAL DRAWINGS IDENTIFY CONCRETE STRENGTH FOR

COLUMNS, SLAB, JOISTS, AND GIRDERS
o ONE (1) CORE REQUIRED FROM EACH STRENGTH OF CONCRETE o MINIMUM THREE (3) CORES FOR ENTIRE STRCUTURE REFERENCE: ASCE 41-17 SECTION 10.2.4 ITEM 2
REINFORCING STEEL TESTING REQUIRED:
• EXISTING STRUCTURAL DRAWINGS IDENTIFY STEEL REINFORCEMENT

STRENGTH
o NO STEEL REINFORCING TESTING PROPOSED.

CONCRETE TESTING

1. GENERAL CONCRETE TESTING LOCATIONS ARE IDENTIFIED ON PLAN. EXACT LOCATIONS OF TESTING ARE TO BE DETERMINED IN THE FIELD BY THE TESTING CONTRACTOR IN CONSIDERATION OF EXISTING NON-STRUCTURAL CONDITIONS (FINISHES, MECH/ELEC COMPONENTS, ETC.) AND LOCATIONS OF EXISTING REBAR/STRAND. TESTING CONTRACTOR TO PROVIDE DETAILED PROPOSED TESTING LOCATIONS TO SEOR FOR REVIEW PRIOR TO REMOVING SAMPLES.

2. EXISTING REBAR/STRAND SHALL NOT BE DAMAGED IN ANY WAY DURING THE COURSE OF THE TESTING PROGRAM. EXISTING REBAR/STRAND IS TO BE LOCATED BY NON-DESTRUCTIVE METHODS (SUCH AS PACHOMETER OR RADAR IMAGING) PRIOR TO CORING FOR TEST SAMPLES.

3. TESTING SHALL CONSIST OF REMOVAL OF CONCRETE CORE SAMPLES FOR COMPRESSIVE STRENGTH TESTING. CORE SAMPLES SHALL BE TESTED IN ACCORDANCE WITH ASTM C42/C42-03. MINIMUM CORE DIAMETER SHALL BE BASED ON AN ASSUMED COARSE AGGREGATE SIZE OF 1 INCH.

4. DENSITY OF CORE SAMPLES SHALL BE DOCUMENTED FOR VERIFICATION OF LIGHTWEIGHT OR NORMALWEIGHT MATERIAL.

5. AFTER SAMPLES ARE REMOVED, FILL HOLES WITH HIGH STRENGTH NON-SHRINK GROUT WITH MINIMUM 28-DAY COMPRESSIVE STRENGTH OF 8,000 PSI. RESTORE FINISHES TO ORIGINAL CONDITION IN ACCORDANCE WITH GENERAL PROJECT TESTING REQUIREMENTS.

CLIENT REVIEW 02-09-2023 MTP PROPOSAL 02-17-2023

CONCRETE MATERIAL TESTING BY ELEMENT
ELEMENT SPECIFIED f'’c TESTING LEVEL NOTES
GIRDERS 3,000 PSI 3 CORES FROM UPPER LEVEL FRAMING PLAN TOTAL 3 CORES
GENERAL PROJECT TESTING REQUIREMENTS:

1. ALL QUESTIONS REGARDING TESTING AND SAMPLING PROCEDURES SHALL BE DISCUSSED WITH MHP, INC. PRIOR TO COMMENCEMENT OF WORK. CONTACT KYLE WHITE OR LANCE KENYON AT (562) 985-3200.

2. A PRE-TESTING SITE WALK IS REQUIRED TO BE COMPLETED WITH MHP PRIOR TO COMMENCEMENT OF THE WORK. TESTING LOCATIONS WILL BE IDENTIFIED AND CONFIRMED.

3. THE TESTING CONTRACTOR SHALL PROVIDE A SCHEDULE OF SAMPLING AND REPAIRS TO MHP, INC. AT LEAST 5 WORKING DAYS PRIOR TO COMMENCEMENT OF THE WORK. TESTING DATES AND TIMES WILL BE SCHEDULED BY MHP, INC. IT IS ANTICIPATED THAT THE TESTING WILL BE REQUIRED TO BE PERFORMED ON EARLY MORNINGS. CONTRACTOR SHALL COORDINATE WITH CITY TO HAVE ACCESS TO THE LIBRARY AT THE PREFERRED TIME.

4. TESTING CONTRACTOR SHALL OBTAIN ALL SAMPLES AS INDICATED, COMPLETE ALL TESTS AND SHALL RESTORE ALL TESTING LOCATIONS TO THE ORIGINAL CONDITION. ALL WORK SHALL BE COMPLETED IN ACCORDANCE WITH THE REFERENCED PLANS AND DETAILS. ALL FINISHES SHALL BE RESTORED TO THEIR ORIGINAL APPEARANCE TO MATCH EXISTING FINISHES INCLUDING WATERPROOFING, COLOR, TEXTURE, AND ANY OTHER APPEARANCES.

5. TESTING CONTRACTOR SHALL ISOLATE EACH TEST AREA AS REQUIRED TO CONTROL ALL DUST – THIS REQUIREMENT SHALL BE STRICTLY ENFORCED. ALL DUST AND DEBRIS WITHIN THE ENCLOSED TEST AREA AND ANY DUST OR DEBRIS THAT EXTENDS BEYOND TEST AREA SHALL BE THOROUGHLY CLEANED FROM ALL SURFACES AT CONTRACTOR’S EXPENSE. ALL DUST, DEBRIS, WASTE, ETC. SHALL BE REMOVED FROM JOBSITE AND ALL CONDITIONS SHALL BE RETURNED TO PRE-SAMPLING CONDITION.

6. RESULTS OF TESTING SHALL BE SUBMITTED TO MHP, INC. WITHIN 15 WORKING DAYS. 7. VERIFY SPECIFIC TESTING LOCATIONS WITH MHP, INC. PRIOR TO CORING, DRILLING, CUTTING, ETC.

CLIENT REVIEW 02-23-2023
STRUCTURAL ENGINEER PROJECT INFORMATION SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:

STAMP APPROVAL SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE:

NO DESCRIPTION DATE

STRUCTURAL E NGI NE E
R
S
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2017\170215\_17-0215-01 Seismic Strengthening\3_Drawings\Dwgs-00\Xref\17-0215-01_S-TB (MHP_2436-D).dwg PLOTTED BY: Kwhite ON: July 14, 2017 Douglas Emmett Management, Inc.
808 Wilshire Blvd.Suite 200 Santa Monica, CA 90401

CLIENT INFORMATION
17-0215-01
KDWKDW
LRK
CITY REVIEW 07-17-2017
07-17-2017
Testing
Program
9665 Wilshire Blvd.

Beverly Hills, CA
Voluntary Seismic
Strengthening
S-2.0
GLENDORA PUBLICLIBRARY140 GLENDORA AVE,GLENDORA, CA 91741 02-23-2023 22-0647-00 CITY OF

GLENDORA
Seismic Evaluation 116 E. FOOTHILL BLVD.,
GLENDORA, CA 91741

KDW / LRKRSRS

SAMPLINGLOCATIONS,LOWER FLOORPLAN

FOUNDATION AND LOWER FLOOR PLAN
(NO WORK)
CLIENT REVIEW 02-09-2023 MTP PROPOSAL 02-17-2023 CLIENT REVIEW 02-23-2023 STRUCTURAL ENGINEER PROJECT INFORMATION SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:

STAMP APPROVAL SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE:

NO DESCRIPTION DATE

STRUCTURAL E NGI NE E
R
S
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2017\170215\_17-0215-01 Seismic Strengthening\3_Drawings\Dwgs-00\Xref\17-0215-01_S-TB (MHP_2436-D).dwg PLOTTED BY: Kwhite ON: July 14, 2017 Douglas Emmett Management, Inc.
808 Wilshire Blvd.Suite 200 Santa Monica, CA 90401

CLIENT INFORMATION
17-0215-01
KDWKDW
LRK
CITY REVIEW 07-17-2017
07-17-2017
Testing
Program
9665 Wilshire Blvd.

Beverly Hills, CA
Voluntary Seismic
Strengthening

UPPER FLOOR FLOOR FRAMING PLAN
(CONCRETE GIRDER SAMPLES TAKEN FROM FLOOR FRAMING, EXCEPT STAIR GIRDER, REFER TO S-3.0) S-2.1
GLENDORA PUBLICLIBRARY140 GLENDORA AVE,GLENDORA, CA 91741 02-23-2023 22-0647-00 CITY OF

GLENDORA
Seismic Evaluation 116 E. FOOTHILL BLVD.,
GLENDORA, CA 91741

KDW / LRKRSRS

SAMPLINGLOCATIONS,UPPER FLOORPLAN
NOTE!
-- SEE S-1.0 FOR SAMPLE QUANTITYAND ADDITIONAL INFORMATION.-- MULTIPLE SAMPLING CORES SHALLNOT BE TAKEN FROM THE SAMEELEMENTS.-- DO NOT DAMAGE EXISTING REBAR!LOCATE REBAR VIA ON-DESTRUCTIVEMEANS PER GENERAL NOTES.-- COORDINATE LOCATION OFTESTING WITH PROPERTY MANAGERAND MHP. -- SUBMIT PROPOSED TESTINGLOCATION SHOP DRAWINGS TO MHP(MAY USE THESE DRAWINGS ASTEMPLATE).

REMOVE (1) CORE SAMPLE FROM GIRDER
(WITHIN MIDDLE 1/3 OF SPAN BETWEEN GRIDS 2 & 3)
(ACCESS FROM OUTSIDE)
REMOVE (1) CORE SAMPLE FROM GIRDER
(WITHIN MIDDLE 1/3 OF SPAN BETWEEN GRIDS 3 & 4)
(ACCESS FROM OUTSIDE)
CLIENT REVIEW 02-09-2023
REMOVE (1) CORE SAMPLE FROM STAIR GIRDER
(WITHIN MIDDLE 1/3 OF SPAN)
(ACCESS FROM STAIRCASE)
MTP PROPOSAL 02-17-2023 CLIENT REVIEW 02-23-2023
STRUCTURAL ENGINEER PROJECT INFORMATION SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:

STAMP APPROVAL SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE:

NO DESCRIPTION DATE

STRUCTURAL E NGI NE E
R
S
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2017\170215\_17-0215-01 Seismic Strengthening\3_Drawings\Dwgs-00\Xref\17-0215-01_S-TB (MHP_2436-D).dwg PLOTTED BY: Kwhite ON: July 14, 2017 Douglas Emmett Management, Inc.
808 Wilshire Blvd.Suite 200 Santa Monica, CA 90401

CLIENT INFORMATION
17-0215-01
KDWKDW
LRK
CITY REVIEW 07-17-2017
07-17-2017
Testing
Program
9665 Wilshire Blvd.

Beverly Hills, CA
Voluntary Seismic
Strengthening
S-3.0
GLENDORA PUBLICLIBRARY140 GLENDORA AVE,GLENDORA, CA 91741 02-23-2023 22-0647-00 CITY OF

GLENDORA
Seismic Evaluation 116 E. FOOTHILL BLVD.,
GLENDORA, CA 91741

KDW / LRKRSRS

SAMPLINGLOCATIONS,BUILDINGSECTION
BUILDING TESTING SECTION NOTES:

SEE S-1.0 FOR GENERAL NOTES AND SAMPLEQUANTITY

CONCRETE GIRDER TESTING
PER S-2.1

CONCRETE STAIR GIRDER
TESTING PER S-2.1
CLIENT REVIEW 02-09-2023 MTP PROPOSAL 02-17-2023 CLIENT REVIEW 02-23-2023 Glendora Public Library - Seismic Evaluation September 25, 2023 City of Glendora Page B.1
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX B: Material Test Data Report
TESTING • INSPECTION • ENGINEERS • RESEARCH Tel: 818.591.3555 ________________________________________________________________________________________________ 23915 Ventura Boulevard | Calabasas, CA 91302 Fax: 818.591.3560 ACCU-TEST STRUCTURAL LABORATORIES, INC.

March 23, 2023
Mr. Kyle D. White, S.E. | Project Manager
MHP Structural Engineers
3900 Cover Street
Long Beach, CA 90808
Subject: Glendora Public Library, 140 Glendora Ave, Glendora, CA Onsite Structural Investigations and Laboratory Materials Testing Dear Mr. White:

We are pleased to have completed our testing assignment related to the subject project in accordance with your instructions and authorization. Enclosed please find the results of structural investigations and testing conducted recently for the subject project. Details related to the operations carried out at the site, and the results of laboratory work performed are presented in the attached report.

As directed, the tests were carried out in conformance with the given specifications, and per applicable ASTM standards. Under the direction of our qualified testing engineers, the tests were carefully conducted by competent technicians. Our professional services have been performed using the degree of care and skill ordinarily exercised under similar circumstances by reputable testing agencies practicing in this locality. No other warranty, expressed or implied, is made as to the information presented in this report.

We are grateful for this opportunity to render our engineering laboratory services. Should you have any questions, or if we may be of further assistance, please contact this office.

Very Truly,
ACCU-TEST ENGINEERING LABORATORIES, INC.

By: _____________________________
Satinder S. Sethee, Ph.D.

Director, Structural Testing
SS:ss
Enclosure: Test Report No. 2303311 (5 pages)
SECTION 1
Job No.: 2303311
Rev. 0, Page 1.1

PRELIMINARY
Subject: Physical Properties of Core Samples from Concrete Members Test ID: Girders (f'c, Uw) Glendora Library, 140 Glendora Ave., Glendora, California Test Dates: 3/13-17/2023 Report By: Rod R./AA,FF/rr,ss Checked By: S. Sethee, Ph.D.

ACCU-TEST STRUCTURAL LABORATORIES, INC. 23915 Ventura Boulevard, Calabasas, California 91302-1445

Concrete Core Sampling and Laboratory Tests

1. Type of Test: Compressive Strength and Unit Weight of concrete from drilled core samples

2. Test Sample: Cylindrical core specimens from concrete members

3. Sample Source: The concrete core specimens were extracted by Accu-Test staff with the help of a water-cooled diamond core-drilling machine from various reinforced concrete structural members of the subject multi-story commercial building with basement.

4. Sample Location: Concrete core test samples were obtained from the concrete wall in the basement. The cores were drilled-out from locations specified by the Engineer of Record, and/or Project Manager at site.

5. Sampling Procedure: In accordance with the given project specifications, and per standard operating procedures, the field sampling process was carried out essentially in the following four steps.
(1) Set Up. In each specified concrete sampling area, set up a suitable workstation with necessary instruments and equipment.
(2) Radar. Conduct Radar and Pachometer scanning over the proposed test areas to non-destructively determine the locations of embedded reinforcing steel. Mark detected reinforcement, in the two orthogonal directions, in the immediate surroundings of the given concrete core location. (3) Core-Drill. Mark a suitable reinforcement-free core extraction location in the scanned test area. Set up core drilling rig. Per EOR specifications, diamond core drill approximately 3" to 4" diameter hole to extract a testable concrete core sample from each location. In general, per standard specifications and as far as practical, attempt was made to obtain cores with the diameter no less than three times the maximum aggregate-size in the concrete being sampled, and the core-length possibly close to twice the diameter of the core. Only those samples that were at least as long as the diameter of the core, revealed no defect, and appeared acceptable per ASTM, were used for laboratory testing.
(4) Patch. Using specified high-strength non-shrink grout, each core hole was filled solid and given a suitable finish, in accordance with the provided project specifications.

6. EOR: Mr. Kyle D. White, S.E. | MHP Structural Engineers 3900 Cover Street | Long Beach, CA 90808-1773
SECTION 1
Job No.: 2303311
Rev. 0, Page 1.2

PRELIMINARY
Subject: Physical Properties of Core Samples from Concrete Members Test ID: Girders (f'c, Uw) Glendora Library, 140 Glendora Ave., Glendora, California Test Dates: 3/13-17/2023 Report By: Rod R./AA,FF/rr,ss Checked By: S. Sethee, Ph.D.

ACCU-TEST STRUCTURAL LABORATORIES, INC. 23915 Ventura Boulevard, Calabasas, California 91302-1445 Laboratory Notes

1. Specifications: (1) ASTM Standard C-39 (2) ASTM Standard C-42 (3) Project/EOR Specifications

2. Conditioning: The test samples were stored and tested at normal indoor laboratory conditions (75º F ±, 50% ± relative humidity) in a dry state, as instructed.

3. Capping: Each concrete core sample was capped using high-strength fast-setting hydro-stone gypsum cement, or sulfur mortar. Because each specimen was capped, diameter tolerances do not apply.

Note: 1. The L/D correction factors given above are linearly interpolated from the base values tabulated in ASTM Standards C-42.

2. The concrete modulus of elasticity (Ec) reported above is based upon formulation given in ACI 318-8.

3. The noted "Fracture Type" conforms to the typical fracture patterns defined in ASTM Standards C-39.

DESCRIPTION

CORE #1

CORE #2
Laboratory Core ID C-1, Stair Girder C-2, Outside Girder Core Location (See Appendix "A") At Grid "B.3x5" East, Grid "2-3" Date Cored 03/13/23 03/13/23
Date Tested 03/17/23 03/17/23
Maximum Aggregate Size (Nominal), inches 3/4" ± 3/4" ±
Length of Uncapped Core Specimen Tested, inches 5.63 5.50 Length of Capped Core Specimen Tested, inches 6.00 5.88 Core Diameter, inches 3.24 3.24
Cross-Sectional Area, sq. in. 8.24 8.24
Maximum Load, pounds 26,700 26,100
Compressive Strength, psi 3,238 3,166
Length to Diameter Ratio 1.85 1.81
Strength Correction Factor 0.988 0.985
Corrected Compressive Strength, psi 3,200 3,118
Unit Weight of Core Specimen, pcf (Approximate) 147 147 Concrete Modulus of Elasticity, Ec, ksi 3,316 3,287
Fracture Type in Compression Test (per ASTM C39) Type 3 Type 2 Table 1.1 Results of Laboratory Tests on Core Specimens from Concrete Girders SECTION 1
Job No.: 2303311
Rev. 0, Page 1.3

PRELIMINARY
Subject: Physical Properties of Core Samples from Concrete Members Test ID: Girders (f'c, Uw) Glendora Library, 140 Glendora Ave., Glendora, California Test Dates: 3/13-17/2023 Report By: Rod R./AA,FF/rr,ss Checked By: S. Sethee, Ph.D.

ACCU-TEST STRUCTURAL LABORATORIES, INC. 23915 Ventura Boulevard, Calabasas, California 91302-1445 Laboratory Notes

1. Specifications: (1) ASTM Standard C-39 (2) ASTM Standard C-42 (3) Project/EOR Specifications

2. Conditioning: The test samples were stored and tested at normal indoor laboratory conditions (75º F ±, 50% ± relative humidity) in a dry state, as instructed.

3. Capping: Each concrete core sample was capped using high-strength fast-setting hydro-stone gypsum cement, or sulfur mortar. Because each specimen was capped, diameter tolerances do not apply.

Note: 1. The L/D correction factors given above are linearly interpolated from the base values tabulated in ASTM Standards C-42.

2. The concrete modulus of elasticity (Ec) reported above is based upon formulation given in ACI 318-8.

3. The noted "Fracture Type" conforms to the typical fracture patterns defined in ASTM Standards C-39.

DESCRIPTION
CORE #3
Laboratory Core ID C-3, Outside Girder
Core Location (See Appendix "A") West Side, Grid "3-4"
Date Cored 3/13/2023
Date Tested 3/17/2023
Maximum Aggregate Size (Nominal), inches 3/4" ±
Length of Uncapped Core Specimen Tested, inches 6.00
Length of Capped Core Specimen Tested, inches 6.50
Core Diameter, inches 3.24
Cross-Sectional Area, sq. in. 8.24
Maximum Load, pounds 26,400
Compressive Strength, psi 3,202
Length to Diameter Ratio 2.01
Strength Correction Factor 1.000
Corrected Compressive Strength, psi 3,202
Unit Weight of Core Specimen, pcf (Approximate) 147
Concrete Modulus of Elasticity, Ec, ksi 3,318
Fracture Type in Compression Test (per ASTM C39) Type 3 Table 1.2 Results of Laboratory Tests on Core Specimens from Concrete Girder APPENDIX "A"
Job No.: 2303311
Rev. 0, Page A.1

PRELIMINARY
Subject: Physical Properties of Core Samples from Concrete Members Test ID: Test Locations Glendora Library, 140 Glendora Ave, Glendora, California Test Dates: 3/13-17/2023 Report By: Rod R./AA,FF,JG/rr,ss Checked By: S. Sethee, Ph.D.

ACCU-TEST STRUCTURAL LABORATORIES, INC. 23915 Ventura Boulevard, Calabasas, California 91302-1445 NORTH
LEGEND
C-1 Concrete Core Test ID
Figure A.1 Floor Plan Showing Test Locations
C-1
C-3
C-2
Glendora Public Library - Seismic Evaluation September 25, 2023 City of Glendora Page C.1
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX C: Site Classification

GEOTECHNICAL

ENVIRONMENTAL

WATER RESOURCES

CONSTRUCTION SERVICES

COASTAL/MARINE GEOTECHNICS
707 Wilshire Blvd, Suite 5100  Los Angeles, CA 90017  (925) 866-9000  Fax (888) 279-2698 www.engeo.com
Project No.
21071.000.001
April 4, 2023
Mr. Kyle White, SE
MHP Structural Engineers
3900 Cover Street
Long Beach, CA 90808
Subject: City of Glendora Library
140 Glendora Avenue
Glendora, California

SITE CLASS EVALUATION
Dear Mr. White:

At your request and with your authorization, we completed an evaluation of the seismic site classification for the City of Glendora Library located at 140 Glendora Avenue in Glendora, California. Based on our discussions with you, we understand MHP Structural Engineers is performing a structural evaluation of the existing library building. We also understand that the seismic Site Class is currently assumed to be “D - Default” in accordance with the American Society of Civil Engineers (ASCE) 41-17 and 7-16 standards.

The “D - Default” Site Class is typically used for sites where the soil properties are not known in sufficient detail to determine the site class. Previous geotechnical reports for the site or surrounding parcels were not available at the time of this assessment; therefore, the purpose of our evaluation is to refine the site class based on a detailed review of available maps and geotechnical databases.

DATA REVIEW AND FINDINGS
We evaluated published maps and databases of the time-averaged shear-wave velocity over the top 100 feet or 30 meters (VS30), regional geology, and seismic hazard zones. We utilized published VS30 maps by Wills et al. (2015) and Thompson (2018) to estimate a site VS30 value of 1,155 feet per second (ft/s). These maps are largely based on site geology and topography rather than measured shear-wave velocity (VS) data. We also reviewed the Shear-Wave Velocity Profile Database by Ahdi et al. (2018) and Kwak et al. (2021) to confirm that the mapped VS30 at the site is generally consistent with measured VS30 values in the site vicinity. Based on two measured VS profiles collected within 3½ miles of the site and from the same mapped geologic units (Dibblee, 2002), the measured VS30 ranges from approximately 970 to 1,270 ft/s. Considering these three data points, it is our opinion that the mapped site VS30 of 1,155 ft/s is generally consistent with the average of the two nearby measured VS30 values and is appropriate for use in preliminary site classification.

The site is not located within a State of California Seismic Hazard Zone for areas that may be susceptible to liquefaction (CGS, 1999).

MHP Structural Engineers 21071.000.001
City of Glendora Library April 4, 2023
SITE CLASS EVALUATION Page 2

CONCLUSIONS
Based on our review and estimation of the site VS30, on a preliminary basis, we classified the site as Site Class “D - Stiff Soil” in accordance with the ASCE 41-17 and 7-16 standards.

We strived to perform our professional services in accordance with generally accepted principles and practices currently employed in the area; there is no warranty, express or implied.

If you have any questions or comments regarding this letter, please contact us and we will be glad to discuss them with you.

Sincerely,
ENGEO Incorporated
Chris Nicas, PE Bahareh Heidarzadeh, PhD, PE
cn/bh/ue/dt
Attachment: Selected References
21071.000.001
April 4, 2023

SELECTED REFERENCES
Ahdi, SK, S Sadiq, O Olhan, Y Bozorgnia, YMA Hashash, DY Kwak, D Park, A Yong, JP Stewart. 2018. “Development of a United States community shear wave velocity profile database,” in Geotechnical Engineering and Soil Dynamics V: Seismic Hazard Analysis, Earthquake Ground Motions, and Regional-Scale Assessment. June 10-13, 2018. Austin, TX.

ASCE Geotechnical Special Publication No. 291, S.J. Brandenberg and M.T. Manzari (eds.), pp 330-339.

American Society of Civil Engineers (ASCE 41-17), 2017. ASCE/SEI 41-17: Seismic Evaluation and Retrofit of Existing Buildings, Reston, VA.

American Society of Civil Engineers (ASCE 7-16), 2016. ASCE/SEI 7-16: Minimum Design Loads for Buildings and Other Structures, Reston, VA.

California Geologic Survey. 1999. Seismic Hazard Zone Report for the Glendora 7.5-Minute Quadrangle. Los Angeles County, California.

Dibblee, T.W., and Minch, J.A. 2002. Geologic Map of the Glendora Quadrangle, Los Angeles County, California. Dibblee Geological Foundation, Santa Barbara, CA.

Kwak D.Y., Ahdi S.K.; Wang P., Zimmaro P., Brandenberg S.J., Stewart J.P. 2021. Web portal for shear wave velocity and HVSR databases in support of site response research and applications. UCLA Geotechnical Engineering Group. DOI:10.21222/C27H0V.

Thompson, E.M. 2018. An Updated Vs30 Map for California with Geologic and Topographic Constraints (ver. 2.0, July 2022): U.S. Geological Survey data release, https://doi.org/10.5066/F7JQ108S.

Wills, C. J., Gutierrez, C., Perez, F. G., & Branum, D. 2015. A Next Generation VS30 Map for California Based on Geology and Topography. Bulletin of the Seismological Society of America, 105(6), 3083-3091. doi: 10.1785/0120150105.

Glendora Public Library - Seismic Evaluation September 25, 2023 City of Glendora Page D.1
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX D: Conceptual Plans for Phase 1 – Gravity
Repair
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE BIDWELL PLAZA SITE PLAN S-1.0
LEGENDAREA OF WORKREMOVE EXISTING CONCRETE TOPPING AND WATERPROOFMEMBRANE, REPLACE TO MATCH EXISTING, COORDINATE WITHFRP WORK SHOWN ON S-2.0 PLAN NOTESREMOVE EXITING CONCRETE TOPPING, EXISTING RIGIDINSULATION, AND EXISTING WATERPROOF MEMBRANE.AFTER REMOVAL OF MEMBRANE, THOROUGHLY CLEANEXISTING CONCRETE SURFACE OF ALL RESIDUE. INSPECT THE CONCRETE SURFACE FOR CRACKS, CRACKSWIDER THAN 1/16" SHALL BE TREATED WITH EPOXY INJECTION.CRACK LOCATIONS SHALL BE IDENTIFIED FROM BOTH BELOWAND TOP OF EXISTING STRUCTURAL CONCRETE SLAB, REFERTO SHEET 4 (FROM CDA REPORT) FOR THE EXPECTED CRACKLOCATIONS.CONCRETE SURFACE SHALL BE FREE OF CRACKS WIDER THAN1/16" IN WIDTH BEFORE INSTALLATION OF NEWWATERPROOFING MEMBRANE.INSTALL GIRDER FRP STRENGTHENING PER S-2.0.INSTALL NEW RIGID INSULATION AND WATERPROOFMEMBRANE TO MATCH EXISTING.CAST 2.5” LTWT CONCRETE TOPPING SLAB, MIN 3,000 PSI, W/REINFORCEMENT AND CONTROL JOINT PER 3/S-3.0.FINISH ELEVATIONS SHALL MATCH EXISTING ELEVATION.

RESURFACINGPLAN
S-1.0 DRAFT COST ESTIMATE 04-26-2023
COST ESTIMATE GENERAL NOTES:WORK SHALL INCLUDE REMOVAL AND REPLACEMENT OF ALLELECTRICAL, CONDUITS, AND UTILITIES AS NECESSARY TOACCESS WORK.ALL FINISHES SHALL BE RESTORED TO ORIGINALCONSTRUCTION, WHERE EXPOSED AND VISIBLE.COST ESTIMATE SHALL INCLUDE COSTS ASSOCIATED WITHTHE ITEMS BELOW, PROVIDE PRICES FOR EACH INDIVIDUALITEM: REMOVAL AND REPLACEMENT OF CONCRETE TOPPING,RIGID INSULATION AND WATERPROOF MEMBRANE EPOXY INJECTION OF CRACKS FRP STRENGTHENING OF GIRDERSFOR EPOXY INJECTION OF CRACKS, PROVIDE: FIXED COST INCLUDING ASSUMED LINEAL FEET COST FOR ADDITIONAL LINEAL FEET BEYOND INITIALESTIMATE STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE 1A 1A1A 1A1A 1A 1A 1B 1B 1C 1C 1C 2D 1D1D 2D 2D UPPER FLOOR FRAMING PLAN S-2.0 G1 (17"x42") G2 (24"x75") G3 (24"x75") G4 (24"x75") G7 (24"x72") G8a (24"x60") G9 (24"x66") G10 (24"x72") G8 (24"x60") G9 (24"x66") G10 (24"x72") G8 (24"x60") G9 (24"x66") G10 (24"x72") G12 (96"x66")
G12 (96"x66") G12 (96"x66")
PLAN SYMBOLSFRP (FIBER REINFORCED POLYMER) TYPE PER SCHEDULE ONDETAIL 1 & 2 / S-3.0GIRDER SIZE 1A1B 1C 2D 1D GX (WIDTHxDEPTH) S-2.0

UPPER FLOORFRAMING PLAN
DRAFT COST ESTIMATE 04-26-2023
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE 24" WIDE GIRDER FRP STRENGTHENING
GRIND (E) CORNERS TO 1" RADOR AS REQD PER FRP PROVIDER

FRP TO PROVIDECONFINEMENT EQUIVALENTTO TIE SPECIFICATION PERSCHEDULE (E) STRUCTURAL CONCRETE SLAB

DUCT FOR FRP OVERLAY ANCHORAGEPER SPACING SCHEDULE, TYP (E) REINF CONC GIRDER PER PALN NOTE:WRAP GIRDER FULL LENGTHTO 1/2" MAXIMUM CLEAR OFADJACENT COLUMN/WALL

FRP OVERLAY ASSEMBLYSHOWN DIAGRAMMATICALLY -FRP MANUFACTURER TODETERMINE REQUIREMENTS (E) TOPPING SLAB, REMOVE PERPLAN,
1A
S-3.0
1B
S-3.0
1C
S-3.0
1D
S-3.0 8' WIDE GIRDER FRP STRENGTHENING

DUCT FOR FRP OVERLAYANCHORAGE PER SPACINGSCHEDULE, TYP
(E) TOPPING SLAB,REMOVE PER PLAN,
(E) STRUCTURALCONCRETE SLAB
(E) REINF CONC GIRDERPER PALN
GRIND (E) CORNERS TO 1" RADOR AS REQD PER FRP PROVIDER

FRP OVERLAY ASSEMBLY SHOWNDIAGRAMMATICALLY - FRP MANUFACTURER TODETERMINE REQUIREMENTS NOTE:WRAP GIRDER FULL LENGTHTO 1/2" MAXIMUM CLEAR OFADJACENT COLUMN/WALL 2D
S-3.0 CONCRETE TOPPING SLAB (E)
3 S-3.0 12 (N)
#3 @ 12" OC EW
(N) 1" RIGID INSULATION (N) S-3.0

DETAILS

FRP TO PROVIDELONGITUDINAL SKINREINFORCEMENTEQUIVALENT TO SKINREINF SPECIFICATION PERSCHEDULE BUILD OUT SLOPED TRANSITIONTO ACCOMMODATE EXISTINGLEDGERS, WHERE OCCURS ATMARK 1C ADJACENT TO WAFFLESLAB.

FRP TO PROVIDELONGITUDINAL SKINREINFORCEMENTEQUIVALENT TO SKINREINF SPECIFICATIONPER SCHEDULE

FRP TO PROVIDECONFINEMENTEQUIVALENT TO TIESPECIFICATION PERSCHEDULE BUILD OUT SLOPED TRANSITIONTO ACCOMMODATE EXISTINGLEDGERS, WHERE OCCURS ATMARK 2D ADJACENT TO WAFFLESLAB. (E) CONC GIRDER

DIMENSIONS VARY

REFER TO PLAN
(E) CONC GIRDER

DIMENSIONS VARY

REFER TO PLAN
DRAFT COST ESTIMATE 04-26-2023
Glendora Public Library - Seismic Evaluation September 25, 2023 City of Glendora Page E.1
H: 3900 Cover Street \2022\220647\4_Engineering\Report\22-0647-00 Phase 1 Structural Evaluation Report Final.docx MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX E: Conceptual Cost Estimate
May 1, 2023
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Statement of Probable Cost
Credits
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Merilyn Olave
Associate Director
Los Angeles, CA
[email protected]
The Cumming staff of professional cost consultants has prepared this estimate in accordance with generally accepted principles and practices. This staff is available to discuss its contents with any interested party.

LA | Cumming Management Group, Inc.

May 1, 2023
The information contained within this documents is confidential and should not be distributed or copied for any reason without the consent of either Cumming Construction Management, Inc. or the intended client.

Cumming has no control over the cost of labor and materials, the general contractor’s or any subcontractor’s method of determining prices, or competitive bidding and market conditions.

This opinion of the probable cost of construction is made on the basis of the experience, qualifications, and best judgment of a professional consultant familiar with the construction industry. However, Cumming cannot and does not guarantee that proposals, bids, or actual construction costs will not vary from this or subsequent cost estimates.

This document reflects fair market value construction costs obtainable in a competitive bidding market in Los Angeles, California. Cumming assumes a minimum of three (3) competitive bids from qualified general contractors, with bids from a minimum of three (3) subcontractors per trade. This statement is a determination of fair market value for the construction of the project and is not intended to be a prediction of low bid.

Please note that experience indicates a fewer number of bidders may result in a higher bid amount, thus more bidders may result in a lower bid result.

Executive Summary
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Project Description
Project Control Metrics
Construction Start:

Construction Completion:

Construction Duration:

Delivery Method: Design Bid Build
Scope of Work Area $ / SF Total Cost
Option 1 - Seismic Strenthening/Gravity Repair 15,130 SF $190 $2,867,266 Option 2 - Seismic Strenthening Plus Additional Level NIC Option 3 - Construction of New Library NIC
Total Construction Costs 15,130 SF $190 $2,867,266
Note:
- Assume the library is shutdown during construction
- Soft Costs - Excluded
- Construction Contingency - Excluded
May 1, 2023
6 Months
November 1, 2023
April 30, 2024
The project is a structural analysis/feasibility study and options for vertical expansion of the existing Library for the City of Glendora. The existing library is a two-story reinforced concrete and CMU structure with 27,000 square feet - The cost estimate above is applicable only for Option 1 - Structural Strengthening. Options 2 & 3 will be done separately at a later date

Direct Construction Cost Summary
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Element
15,130 SF
Total $/SF
A) Shell (1-5) $1,648,475 $108.95
1 Foundations $0 $0.00
2 Vertical Structure $0 $0.00
3 Floor & Roof Structures $1,376,135 $90.95
4 Exterior Cladding $0 $0.00
5 Roofing and Waterproofing $272,340 $18.00
B) Interiors (6-7) $138,000 $9.12
6 Interior Partitions, Doors and Glazing $50,000 $3.30
7 Floor, Wall and Ceiling Finishes $88,000 $5.82
C) Equipment and Vertical Transportation (8-9) $0 $0.00 8 Function Equipment and Specialties $0 $0.00
9 Stairs and Vertical Transportation $0 $0.00
D) Mechanical and Electrical (10-13) $75,650 $5.00
10 Plumbing Systems $0 $0.00
11 Heating, Ventilation and Air Conditioning $0 $0.00
12 Electrical Lighting, Power and Communications $75,650 $5.00 13 Fire Protection Systems $0 $0.00
E) Building Prep & Demo (14-15) $75,650 $5.00
14 Building Preparations & Protection $0 $0.00
15 Building Demolition $75,650 $5.00
F) Site Work (16-18) $0 $0.00
16 Site Preparation and Demolition $0.00
17 Site Paving, Structures & Landscaping $0 $0.00
18 Utilities on Site $0.00
Sub-Total Direct Construction Cost $1,937,775 $128.08
Design/Cost Contingency 15.00% $290,666 $19.21
Market Escalation to Buyout 3.96% $88,298 $5.84
Total Direct Construction Cost $2,316,739 $153.12
General Conditions $30,310 / MO $181,860 $12.02
General Requirements 6.00% $139,004 $9.19
Subcontractor Default Insur. 1.20% $27,801 $1.84
General Liability Insurance 1.50% $39,564 $2.61
Overhead & Profit 6.00% $162,298 $10.73
Sub-Total Indirect Construction Cost $550,527 $36.39
Total Construction Cost $2,867,266 $189.51
May 1, 2023
Building

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
A) Shell (1-5)
1 Foundations
Sub-Total: 1 Foundations 15,130 SF
2 Vertical Structure
Sub-Total: 2 Vertical Structure 15,130 SF
3 Floor & Roof Structures
Floor
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 Sub-Total: 3 Floor & Roof Structures 15,130 SF $90.95 $1,376,135 4 Exterior Cladding
Sub-Total: 4 Exterior Cladding 15,130 SF
5 Roofing and Waterproofing
New waterproofing membrane 15,130 SF $12.50 $189,125
New rigid insulation 15,130 SF $5.50 $83,215
Sub-Total: 5 Roofing and Waterproofing 15,130 SF $18.00 $272,340 Total - A) Shell (1-5) 15,130 SF $108.95 $1,648,475
May 1, 2023

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
May 1, 2023
B) Interiors (6-7)
6 Interior Partitions, Doors and Glazing
Restore damage partition as needed - allowance 1 LS $50,000.00 $50,000 Sub-Total: 6 Interior Partitions, Doors and Glazing 15,130 SF $3.30 $50,000 7 Floor, Wall and Ceiling Finishes
Restore all finishes to original construction, where exposed and visible 4,000 SF $22.00 $88,000 Sub-Total: 7 Floor, Wall and Ceiling Finishes 15,130 SF $5.82 $88,000 Total - B) Interiors (6-7) SF $9.12 $138,000 15,130
C) Equipment and Vertical Transportation (8-9)
D) Mechanical and Electrical (10-13)
10 Plumbing Systems
Sub-Total: 10 Plumbing Systems 15,130 SF
11 Heating, Ventilation and Air Conditioning
Sub-Total: 11 Heating, Ventilation and Air Conditioning 15,130 SF 12 Electrical Lighting, Power and Communications
Remove and replace electrical, conduit and utilities as necessary to access work 15,130 SF $5.00 $75,650 Sub-Total: 12 Electrical Lighting, Power and Communications 15,130 SF $5.00 $75,650 13 Fire Protection Systems
Sub-Total: 13 Fire Protection Systems 15,130 SF
Total - D) Mechanical and Electrical (10-13) 15,130 SF $5.00 $75,650

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
May 1, 2023
E) Building Prep & Demo (14-15)
14 Building Preparations & Protection
Sub-Total: 14 Building Preparations & Protection 15,130 SF 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
Sub-Total: 15 Building Demolition 15,130 SF $5.00 $75,650 Total - E) Building Prep & Demo (14-15) 15,130 SF $5.00 $75,650

Market Snapshot
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Project Escalation Forecast
Estimate Date 05/01/23
Construction Start 11/01/23
Construction Midpoint 01/30/24
Construction Completion 04/30/24
Construction Buyout 11/01/23
Construction Duration 181 Days
Construction Duration 6 months
Year Time Rate Total Rate
### 2023 0.50 7.86% 3.96%
### 2024 0.00 5.0% 0.0% 3.96%
Total Escalation to Start Date 3.96%
May 1, 2023
Cumming revises our escalation forecast on a quarterly basis. All rates subject to change with market conditions.

Confidential - Not For Public View Page 8 of 9
General Conditions
Glendora Library Structural Analysis/Feasibility Study
Qty % Building Rate/Hr Rate/Mo Total Cost
Project Manager Overall project responsibility, cost, schedule, logistics 1 100% 6.00 $175.00 $30,310 $181,860 Sub-Total: 0.57% $181,860

7.85% $181,860
Conceptual Design
May 1, 2023
Grand Total - Project Staffing $30,310/Month
Project Management
$30,310/Month

PHASE 1 STRUCTURAL EVALUATION
2026 UPDATE

GLENDORA PUBLIC LIBRARY

CITY OF GLENDORA
Prepared by
MHP, Inc.

Structural Engineers
Long Beach, California
July 16, 2026
MHP JN: 22-0647-01
Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 2 of 18

EXECUTIVE SUMMARY
At the request of the City of Glendora, MHP has completed updates to the previous Phase 1 study issued in 2023 which addressed the findings and recommendations of a structural evaluation of the Library. These updates included: site observations to assess whether there has been a significant change in structural conditions since 2023, reanalysis of the building to address newly-adopted 2025 California Existing Building Code seismic criteria and the Library now considered to be a Risk Category IV building (required for an Emergency Operations center classification), reanalysis and development of a strengthening concept for the existing central pier foundations which were found to be deficient in the prior study, review of additional historical documents relating to Library repair work and studies completed throughout the life of the building, and an update of the previous cost estimate.

In general, the cracking of the main beams and girders appears stable and does not present an immediate concern under the current loading conditions. Areas where water intrusion frequently occurs also appear stable when compared with photos from 2022, however, it is recommended that these areas be addressed in the near term to prevent further deterioration.

The updated seismic analysis confirmed that the primary seismic force-resisting system of the building largely complies with the ASCE 41-23 Basic Performance Objective for Existing Buildings using Risk Category IV (BPOE-RCIV), with the exception of the Bidwell Room where strengthening needs are generally as-described in our 2023 report, consisting of supplemental wall anchorage, FRP wrap of supporting beams, and new shear walls at the north elevation. Although the update to 2025 CBC provisions resulted in significantly increased seismic demands, the level of structural strengthening needed did not substantially change. However, the new Code also presents greatly heightened requirements for nonstructural elements and equipment anchorage in order to satisfy the criteria for Risk Category IV buildings, which are not addressed by the current project scope. If the City wishes to pursue this further it is recommended that additional team members, such as mechanical, electrical, plumbing, IT, and architectural consultants be retained to assist in evaluating all systems affected by emergency operations.

The updated review of the central pier foundations revealed that in addition to strengthening being required in order to support 100 psf Live loading the foundations also require strengthening in order to satisfy the BPOE-RCIV criteria if the Library were to be considered an Emergency Operations Center. Widening of the footings on all sides as depicted herein will satisfy both conditions.

The historical documents reviewed provide additional information about the Library structure and past work that is consistent with our current findings and support the proposed repair and strengthening approach. A gap in the historical record that is not resolved by the provided documents is the unknown actual detailing of repairs completed at the northeast corner where water intrusion continues to be an issue, however, further investigation would be a largely academic exercise as the continued water intrusion proves that the system is not functioning adequately.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 3 of 18
STRUCTURAL EVALUATION 2026 UPDATE: Glendora Public Library

1.0 PROJECT BACKGROUND...........................................................................................................................................4

1.1 History 4

1.2 2026 Update Scope 4

2.0 SITE INVESTIGATION ..................................................................................................................................................6

3.0 SEISMIC EVALUATION UPDATE ................................................................................................................................7

3.1 Building Code Update 7

3.2 Risk Category IV Update 7

4.0 FOUNDATION IMPROVEMENTS ...............................................................................................................................13

5.0 HISTORICAL DOCUMENTATION REVIEW ...............................................................................................................14

6.0 COST ESTIMATE UPDATE ........................................................................................................................................16

7.0 FINDINGS & RECOMMENATIONS.............................................................................................................................17

7.1 Site Investigation & Repair of Deteriorated Areas 17

7.2 Seismic Strengthening for Emergency Operations Center Designation 17

7.3 Foundation Improvement 17

7.4 Historical Document Review 17
Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 4 of 18

1.0 PROJECT BACKGROUND

1.1 History
In late 2022 through late 2023 MHP assembled a team of consultants and provided evaluation and design consultation services to the City of Glendora to assist with the evaluation of the existing Glendora Public Library building and development of concepts for the future of the Library. Phase 1 consisted of a structural evaluation of the existing Library structure and included site visits, material testing, geotechnical studies, a Tier 3 Systematic ASCE 41-17 seismic evaluation, preparation of conceptual retrofit drawings and associated cost estimates. Phase 2 involved Architectural, Mechanical, Plumbing, Electrical, Structural Engineering, and cost estimation consultation services to explore and develop concepts for the upgrade and expansion of the Library.

Significant findings and recommendations presented within the Phase 1 report included:
• The Library was found to satisfy the ASCE 41-17 Basic Performance Objective for Existing Buildings (BPOE) when considered to be a Risk Category III structure in accordance with 2022 California Building Code (CBC) criteria for a public library.
• If considered to be a Risk Category IV structure, as would be required should it be classified as an Emergency Operations Center, some seismic strengthening would be anticipated to satisfy the BPOE and was described in the Phase 1 report, but this was not explicitly evaluated at the time. • Based on observed water intrusion during rain events it was considered likely that the waterproofing membrane (approximately 20 years old at the time) had failed in some locations and requires replacement. • Some existing plaza framing members and central pier foundations do not satisfy 2022 CBC gravity loadcarrying criteria when evaluated using 100 pounds per square foot (psf) of non-reducible Live loading as indicated by the original construction drawings and as required by Code for areas used for assembly.

Strengthening recommendations consisted of fiber-reinforced polymer overlay of some existing beams and girders to provide additional, shear, bending, and torsional strength. It was recommended that live loading should be limited to 40 psf until strengthening could be implemented. It was noted that 40 psf equates to approximately 2,800 people evenly distributed throughout the plaza, and likely even this limit exceeds the loading commonly applied during various uses and events. • Both the waterproofing and gravity strengthening of plaza framing would ideally be completed concurrently, and the project was estimated to involve a 6-month construction duration and an estimated construction cost of $2,867,266.

1.2 2026 Update Scope
At the request of the City of Glendora, MHP has completed updates to the previous Phase 1 study along with additional review of historical documentation related to prior evaluations and known structural concerns. Specifically, the project scope includes:
• Site investigation to observe structural conditions of the plaza concrete framing and assess whether existing deterioration has progressed notably since 2023
• Update the previously completed seismic evaluation to follow the newly-adopted ASCE 41-23 seismic evaluation and retrofit standard as referenced by the 2025 California Existing Building Code as well as Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 5 of 18
classification of the Library as a Risk Category IV structure, as would be required should it be classified as an Emergency Operations Center
• Updated evaluation of the four interior concrete pier foundations and provision of a conceptual retrofit to increase live load capacity to 100 psf, or recommendations for additional study • Review of historical documentation related to prior evaluations and repair work or recommendations to evaluate consistency with current observations and analysis • Update of the 2023 cost estimate to current dollars (presumed September 2027 construction start) • Preparation of this report documenting our findings and recommendations Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 6 of 18

2.0 SITE INVESTIGATION
Concrete deterioration and water intrusion at the library has been noted for some time and generally consists of cracks in the concrete beams and roof slab surfaces. A preliminary condition assessment of Bidwell Plaza at the Library was conducted in 2022 by Cho Design Associates, Inc.

During Phase 1 of the 2023 project, MHP completed site observations of the conditions at the underside of the Plaza slab noted in the Cho Design Associates report to assess whether deterioration appeared to be rapidly progressing or worsening. Observations on site at that time were consistent with those described in the Cho Design Associates report, indicating that no rapid progression was occurring.

Further site observations were completed as part of the current project, once again to assess any readily visible signs of progression in the deterioration of the plaza framing. Conditions observed on site in May of 2026 appear generally consistent with those observed by MHP in 2023 and those documented in the photos from the Cho Design Associates report in 2022. No notable progression or major new cracking was observed in the main girders. Photos over time of one example main girder crack are provided below, showing no visible progression. 2022 Cho Design Associates
Photo
2023 Photo by MHP 2026 Photo by MHP
The northeast corner of the plaza slab is an area where we understand that water intrusion continues to be an issue.

This area was observed to be in similar condition as observed before. While the condition does not appear to be visibly worse or rapidly progressing, the presence of rust staining and continued water intrusion indicates that further deterioration is occurring and should be addressed in the near term. Addressing these conditions will require exposure of the top surface of the concrete for observation and repair, and replacement of the waterproofing system.

This work was covered in the Phase 1 costs presented in 2023 and is covered in the updated costs presented in this report.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 7 of 18

3.0 SEISMIC EVALUATION UPDATE
Two major aspects of seismic evaluation have been updated from the prior report. The first change is that the building code basis has been updated from the 2022 California Building Code (CBC) and its referenced codes to the 2025 CBC and its referenced codes. This update was necessitated by the 2025 CBC having gone into effect for all projects in California at the beginning of 2026. The second update is upgrading the building’s Risk Category (RC) from RC III to RC IV. The higher Risk Category, RC IV, would be required if the building were to be used as an Emergency Operations Center.

3.1 Building Code Update
When building codes update, there are generally two major components that change for seismic evaluations. The main change that generally occurs is increases in seismic demands. The seismic demands predominately are based on underlying ground shaking intensity values provided by the United States Geological Survey (USGS). These values determine how much ground shaking might occur as the result of an earthquake with a specified probability of exceedance. With each code cycle, there have been additional earthquakes and scientific studies which increase our understanding of potential earthquake shaking. Over the last several decades, the seismic demands have tended to increase as the codes have updated. As an example from the current update, the USGS 0.2-second spectral acceleration for the 975-year return period seismic hazard has increased by approximately 30%.

The other main change is the capacity of elements to resist seismic demands. An element’s capacity to resist seismic demands is a function of both strength and ductility. Strength is an element’s ability to resist force while ductility is an element’s ability to undergo plastic deformation before fracturing. An element’s strength is an important consideration for an element under everyday gravity loading scenarios and is a much simpler and well understood property, so it typically does not change greatly between code cycles. An element’s ductility is of particular importance to seismic loading and is a much younger and more complicated concept than strength. The provisions for determining an element’s ductility can change greatly from code cycle to code cycle. There has been a general trend toward ductility (and therefore capacity) decreasing as the codes update, but those results are much more scattered, and any given element might see a large increase in ductility as the code changes.

Since the main lateral force resisting elements, concrete and masonry walls, had a substantial reserve capacity in the prior analysis, they still meet the RC III performance objective under the 2025 CBC. As noted in the prior report, the wall anchorage at the upper wood roof levels did not meet the prior performance objective. Under the 2025 CBC provisions, the wall anchorage is slightly less compliant than it was under the 2022 CBC, so it is still recommended for the wall anchorage to be strengthened.

It is of note that the interior pier foundations do not currently conform to the RC III performance objective, but the foundation strengthening associated with the 100 psf live load as described in the next section will also allow the foundation to conform to the seismic performance objective.

3.2 Risk Category IV Update
The table below shows the required performance objective for existing buildings of each risk category. The middle column shows the required structural performance level for the BSE-1E earthquake hazard level (BSE-1E for short).

BSE-1E represents a seismic hazard that has a 20% probability of exceedance in 50 years (in a given 50 year period, there is a 20% chance of there being an earthquake which produces greater shaking at the site, and an 80% chance that no earthquake produces greater shaking at the site). The rightmost column shows the required Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 8 of 18
structural performance level for the BSE-2E earthquake hazard level. BSE-2E represents a seismic hazard that has a 5% probability of exceedance in 50 years.

The structural performance represents the allowable amount of damage that a building can sustain during the given seismic event. The structural performance ranges from collapse prevention (the building remains standing, but is in need of substantial repair and/or replacement), to immediate occupancy (the building is immediately safe to occupy after the seismic event).

For each performance objective, the building is evaluated at two levels, one with a higher earthquake hazard level and a higher level of allowable damage, and one with a lower earthquake hazard level and a lower level of allowable damage. An RC III building is required to meet damage control at BSE-1E (not pictured above, but between immediate occupancy and life safety) and limited safety at BSE-2E (not pictured above, but between life safety and collapse prevention). An RC IV building is required to meet a more stringent criteria of immediate occupancy at BSE-1E and life safety at BSE-2E.

Immediate occupancy is a very high threshold and it is very unlikely for a building to meet that threshold without having been intentionally designed to do so. Our evaluation found that the main concrete and masonry walls would marginally meet the RC IV performance objective. However, the upper floor contains a number of irregularities that would prevent the building from meeting the immediate occupancy structural performance level without seismic strengthening.

In order to meet the RC IV performance objective, the following structural conditions would need to be retrofit:

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 9 of 18
• There are discontinuous shear walls along grid 4, grid B.3, and grid B.7. These are shear walls that support the high roofs, but do not extend through the first floor to the foundations. The most straightforward remedy would be to extend the shear walls through the first floor, however this would impact the first-floor layout.

An alternative retrofit would entail strengthening the beams supporting these walls as well as the 2nd floor diaphragm.
• At the Bidwell room, the roof is supported by masonry shear walls on three sides. This condition allows for a high amount of deformation along the open edge which would be incompatible with the masonry piers/columns along grid 4. To remedy this condition, a new shear wall would need to be added along grid

4. This wall would either need to extend to the foundations, or the supporting beam and diaphragm would need to be strengthened as described above.
• The wall anchorage as described in the previous section would need additional strengthening above that described above (similar, but at a smaller spacing).
• The interior pier foundation would need additional strengthening to what is described in the following section (similar, but with a larger extension).
• All nonstructural systems would be subject to a seismic evaluation and probable strengthening or replacement. Not all nonstructural systems are required to be fully operational for an RC IV building, but those components must not create hazards due to breaking or falling, and certain life safety systems such as stairs, exit signs, emergency power, and fire suppression systems are expected to remain operational.

Strengthening measures which could be designed to address the above are depicted below at a conceptual / illustrative level.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 10 of 18
Conceptual Plan View of Central Pier Foundation Retrofit Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 11 of 18
Conceptual Plaza Level Framing Plan – New Shear Wall and FRP Beam Wrap Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 12 of 18
Conceptual High Roof Strengthening (Bidwell Room shown, North High Roof Similar) Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 13 of 18

4.0 FOUNDATION IMPROVEMENTS
The prior report noted that an evaluation of the gravity load-carrying system was performed due to the cracking that was observed in the podium slab and beams. The original drawings specified that the podium was designed for a live load of 100 pounds per square foot in addition to the self-weight of the structure. This amount of live load is consistent with what the current code would require for assembly areas and lobbies.

The prior evaluation determined that the podium beams and the interior pier foundations did not have the required capacity to resist the specified gravity loads due to more recent code requirements and more modern analysis techniques. As noted in the prior section, these foundations also fall short of the seismic performance objective.

The recommended strengthening consists of extending the plan dimensions of the existing 13’-0” by 16’-8” foundations by adding 1 foot of concrete around the full perimeter, increasing the plan dimension to 15’-0” by 18’- 8”. The thickness of the foundation extension would match the thickness of the existing foundation, and the new portion would be attached to the existing using epoxy dowels.

Plan View of Central Pier Foundation Retrofit
Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 14 of 18

5.0 HISTORICAL DOCUMENTATION REVIEW
In addition to the 2022 structural condition assessment report prepared by Cho Design Associates, the City of Glendora provided several other documents from the history of the Library, summarized below with respect to their consistency with the current evaluation and analysis.
• 1983 Investigation of wear slab and waterproofing system by Building Systems Evaluation This report summarizes the findings of an investigation by BSE into the cracking of the plaza deck slab and the water intrusion into the library. It involved partial demolition and sampling of the deck system. The report provides some opinions as to the cause of the issues observed at that time and recommends that the wear slab and waterproofing system be removed and replaced. Ultimately, we understand that some version of this work was completed in 2004.
• 1988 Letter from K.B. Leung & Associates
This letter, dated March 4, 1988 from Kar Ban Leung, was included within the Library Space Rationale report.

The letter notes the presence of diagonal shear cracks in the existing north-south concrete girders, and states that structural analysis at the time indicates overstresses when subjected to 100 psf superimposed Live loading. This is consistent with MHP’s findings as documented in our 2023 Phase 1 report.

To resolve the noted deficiencies, the K.B. Leung report proposes that the existing plaza deck be replaced by structural concrete composite overlay to provide additional strength, and that some new columns be introduced within the Library to provide additional support to the girders.

The proposed retrofit measures would largely address the deficiencies identified in the letter (and the MHP analysis), however, we note that FRP was not widely in use as a method for strengthening concrete structures until the mid-1990’s and may not have been considered a feasible option at the time of the letter. In our opinion, an FRP approach addresses the deficiencies without the impact to the Library space that would be caused by new structural columns.
• 1990 Notice to apply for grant funds
This Notice documents the City’s intent to apply for grant funds to support repairs and improvements, including the Library deck repair and replacement project, seismic upgrades, and the addition of new space.

The Notice includes discussion or consideration of the Library being declared an essential services facility, and notes that such a designation would require seismic upgrades.

Presumably, this relates to the plaza slab remediation and seismic upgrades that were completed in the early 2000’s. However, we note that the structural drawings for the seismic upgrade (by JCSE) identify the project as a “Voluntary Upgrade” but do not provide detail as to the seismic performance target that the retrofit was designed to achieve.
• 2003 Library Strengthening Structural Calculations by Jeff Coronado, S.E.

These calculations accompany the voluntary upgrade drawings from the same era and support the design depicted therein, which was ultimately implemented. These calculations address the addition of FRP overlay to the north walls (to add flexural strength), the shotcrete overlay of the central piers (to add ductility), and include several footing checks, including the footings under the central piers.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 15 of 18
The calculations do not present an overall comprehensive seismic or gravity evaluation of the building, nor do they state a specific seismic performance objective that is targeted by the upgrades. This is not unusual for “voluntary” upgrade projects, as there is no general Code mandate for the gravity or seismic force-resisting system of an existing building to be evaluated or strengthened in the absence of a structural alteration or addition.

Notably, the calculations do provide an analysis of the central concrete pier foundations and find them to be adequate. The structural analysis approach used for the foundation checks in the 2003 calculations are substantially different and less detailed than those used in the comprehensive evaluation completed by MHP in 2023 and supplemented in this report. Key to the difference in findings is the assumption in the 2003 calculations that vertical loads are acting concentrically on the existing footing, rather than eccentrically as has been confirmed and shown in the MHP analysis. This eccentricity is what causes foundation bearing pressures to exceed the stated allowable bearing pressure at the corner of the footing as described in the 2023 report.
• 2004 Library Roof Occurrence
This is a statement regarding an incident where concrete debris fell from the underside of the plaza slab in Section 600 of the Library during the ongoing plaza deck repair project. The statement is not written from a structural engineering perspective, but given our observations on site we interpret the falling debris to have been a portion of the concrete slab which delaminated and fell through the ceiling framing. Delamination of a sheet of concrete is not uncommon when a concrete slab has been subject to severe water intrusion for long periods of time. The water causes the steel reinforcing within the slab to rust. When rebar rusts, it expands dramatically, pushing the concrete out until it spalls. If a portion of the bottom of the concrete slab is loose due to this ongoing process, it can be dislodged by the vibration and movement caused by construction operations on the top of the slab, causing it to fall. To prevent the possibility of a similar event in the future, areas with water intrusion and any areas with delamination should be corrected as discussed in Section 7.1 below.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 16 of 18

6.0 COST ESTIMATE UPDATE
The 2023 Phase 1 report included a cost estimate prepared by Cumming based on a presumptive construction start date of November 1, 2023. The cost estimate included the recommended gravity strengthening, seismic strengthening, and replacement of the plaza deck and waterproofing. This cost estimate has been updated based on a new presumptive construction start date of September 1, 2027, with a new total construction cost of $3,166,106.

The cost estimate, provided in Appendix A, identifies the cost for each scope item.

Note that this number does not include consideration for seismic improvements to the structure and non-structural systems that may be required to support the Library’s use as an Emergency Operations Center. When incorporated as part of the overall recommended gravity strengthening project, we estimate the rough order-of-magnitude additional structural cost of seismic improvements to be approximately $200,000 to $400,000. However, to fully assess and understand the non-structural impacts and costs it is recommended that additional team members, such as mechanical, electrical, plumbing, IT, and architectural consultants be retained to assist in evaluating all systems affected by emergency operations.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 17 of 18

7.0 FINDINGS & RECOMMENATIONS

7.1 Site Investigation & Repair of Deteriorated Areas
In general, the cracking of the main beams and girders appears stable and does not present an immediate concern under the current loading conditions. Areas where water intrusion frequently occurs also appear stable when compared with photos from 2022, however, it is recommended that these areas be addressed in the near term to prevent further deterioration or another delamination event as is described in the 2004 Library Roof Occurrence statement. Addressing these conditions will require exposure of the top surface of the concrete structure for observation and repair, removal of any damaged concrete and rebar, epoxy injection of existing cracks, and replacement of the waterproofing system. This work was generally covered in the Phase 1 costs presented in 2023 and is covered in the updated costs presented in this report.

7.2 Seismic Strengthening for Emergency Operations Center Designation The analysis confirmed that the primary seismic force-resisting system of the building largely complies with the ASCE 41-23 BPOE-RCIV, with the exception of the Bidwell Room where strengthening needs are generally asdescribed in our 2023 report, consisting of supplemental wall anchorage, FRP wrap of supporting beams, and new shear walls at the north elevation. Although the update to 2025 CBC provisions resulted in significantly increased seismic demands, the level of structural strengthening needed did not substantially change.

However, the new Code also presents greatly heightened requirements for non-structural and equipment anchorage in order to satisfy the criteria for Risk Category IV buildings, which are not addressed by the current project scope.

Furthermore, it is possible that some equipment or systems will need to be replaced for reasons other than structural requirements should the Library be used as an Emergency Operations Center.

If the City would like to explore this further it is recommended that additional team members, such as mechanical, electrical, plumbing, IT, and architectural consultants be retained to assist in evaluating all systems affected by emergency operations.

7.3 Foundation Improvement
As part of the gravity strengthening discussed in the 2023 Phase 1 report, it was noted that the four central pier foundations would require strengthening if they are to support the 100 psf of non-reducible Live load stipulated on the original construction drawings. It was also determined as part of this study that the foundations also require strengthening in order to satisfy the BPOE-RCIV criteria if the Library were to be considered an Emergency Operations Center. Widening of the footings on all sides as depicted herein will satisfy both conditions.

7.4 Historical Document Review
The historical documents reviewed provide additional information about the Library structure and past work that is consistent with our current findings and support the proposed repair and strengthening approach. The 2004 Library Roof Occurrence underscores the need to complete a detailed structural condition assessment and repair prior to undertaking heavy construction operations on the plaza to ensure that any loose material is identified and remediated to prevent unexpected falling debris. A gap in the historical record that is not resolved by the provided documents is the unknown actual detailing of repairs completed at the northeast corner where water intrusion continues to be an issue.

Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 16, 2026 City of Glendora Page 18 of 18
We trust that this report satisfies your current needs for the project and we thank you for the opportunity to be of continued service to the City of Glendora. Should you have any questions, please feel free to contact our office.

Chris Stone, S.E. CA S6912 Kyle D. White, S.E. CA S6033 Senior Project Engineer Associate, Project Manager
Glendora Public Library – Phase 1 Structural Evaluation 2026 Update July 10, 2026 City of Glendora DRAFT

APPENDIX A: COST ESTIMATE
July 16, 2026
June 17, 2026
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Statement of Probable Cost
Credits
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Merilyn Olave
Associate Director
Los Angeles, CA
[email protected]
The Cumming staff of professional cost consultants has prepared this estimate in accordance with generally accepted principles and practices. This staff is available to discuss its contents with any interested party.

LA | Cumming Management Group, Inc.

June 17, 2026
The information contained within this documents is confidential and should not be distributed or copied for any reason without the consent of either Cumming Construction Management, Inc. or the intended client.

Cumming has no control over the cost of labor and materials, the general contractor’s or any subcontractor’s method of determining prices, or competitive bidding and market conditions.

This opinion of the probable cost of construction is made on the basis of the experience, qualifications, and best judgment of a professional consultant familiar with the construction industry. However, Cumming cannot and does not guarantee that proposals, bids, or actual construction costs will not vary from this or subsequent cost estimates.

This document reflects fair market value construction costs obtainable in a competitive bidding market in Los Angeles, California. Cumming assumes a minimum of three (3) competitive bids from qualified general contractors, with bids from a minimum of three (3) subcontractors per trade. This statement is a determination of fair market value for the construction of the project and is not intended to be a prediction of low bid.

Please note that experience indicates a fewer number of bidders may result in a higher bid amount, thus more bidders may result in a lower bid result.

Executive Summary
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Project Description
Project Control Metrics
Construction Start:

Construction Completion:

Construction Duration:

Delivery Method: Design Bid Build
Scope of Work Area $ / SF Total Cost
Option 1 - Seismic Strenthening/Gravity Repair 15,130 SF $209 $3,166,106 Option 2 - Seismic Strenthening Plus Additional Level NIC Option 3 - Construction of New Library NIC
Total Construction Costs 15,130 SF $209 $3,166,106
Note:
- Assume the library is shutdown during construction
- Soft Costs - Excluded
- Construction Contingency - Excluded
June 17, 2026
6 Months
November 1, 2027
April 30, 2028
The project is a structural analysis/feasibility study and options for vertical expansion of the existing Library for the City of Glendora. The existing library is a two-story reinforced concrete and CMU structure with 27,000 square feet - The cost estimate above is applicable only for Option 1 - Structural Strengthening. Options 2 & 3 will be done separately at a later date

Direct Construction Cost Summary
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Element
15,130 SF
Total $/SF
A) Shell (1-5) $1,713,754 $113.27
1 Foundations $0 $0.00
2 Vertical Structure $0 $0.00
3 Floor & Roof Structures $1,441,414 $95.27
4 Exterior Cladding $0 $0.00
5 Roofing and Waterproofing $272,340 $18.00
B) Interiors (6-7) $155,000 $10.24
6 Interior Partitions, Doors and Glazing $55,000 $3.64
7 Floor, Wall and Ceiling Finishes $100,000 $6.61
C) Equipment and Vertical Transportation (8-9) $0 $0.00 8 Function Equipment and Specialties $0 $0.00
9 Stairs and Vertical Transportation $0 $0.00
D) Mechanical and Electrical (10-13) $84,577 $5.59
10 Plumbing Systems $0 $0.00
11 Heating, Ventilation and Air Conditioning $0 $0.00
12 Electrical Lighting, Power and Communications $84,577 $5.59 13 Fire Protection Systems $0 $0.00
E) Building Prep & Demo (14-15) $86,241 $5.70
14 Building Preparations & Protection $0 $0.00
15 Building Demolition $86,241 $5.70
F) Site Work (16-18) $0 $0.00
16 Site Preparation and Demolition $0.00
17 Site Paving, Structures & Landscaping $0 $0.00
18 Utilities on Site $0.00
Sub-Total Direct Construction Cost $2,039,571 $134.80
Design/Cost Contingency 15.00% $305,936 $20.22
Market Escalation to Buyout 9.12% $213,895 $14.14
Total Direct Construction Cost $2,559,402 $169.16
General Conditions $33,254 / MO $199,526 $13.19
General Requirements 6.00% $153,564 $10.15
Subcontractor Default Insur. 1.20% $30,713 $2.03
General Liability Insurance 1.50% $43,687 $2.89
Overhead & Profit 6.00% $179,214 $11.84
Sub-Total Indirect Construction Cost $606,704 $40.10
Total Construction Cost $3,166,106 $209.26
June 17, 2026
Building

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
A) Shell (1-5)
1 Foundations
Sub-Total: 1 Foundations 15,130 SF
2 Vertical Structure
Sub-Total: 2 Vertical Structure 15,130 SF
3 Floor & Roof Structures
Floor
FRP strenthening of (E) girders including grinding corners, duct for FRP overlay anchorage 10,161 SF $126.00 $1,280,286
Prepare slab and Epoxy injection of cracks 218 LF $88.00 $19,184 Prepare beam and Epoxy injection of cracks 40 LF $96.00 $3,840 Allowance for additional epoxy injection cracks 200 LF $88.00 $17,600 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 $1.90 $29,724 Sub-Total: 3 Floor & Roof Structures 15,130 SF $95.27 $1,441,414 4 Exterior Cladding
Sub-Total: 4 Exterior Cladding 15,130 SF
5 Roofing and Waterproofing
New waterproofing membrane 15,130 SF $12.50 $189,125
New rigid insulation 15,130 SF $5.50 $83,215
Sub-Total: 5 Roofing and Waterproofing 15,130 SF $18.00 $272,340 Total - A) Shell (1-5) 15,130 SF $113.27 $1,713,754
June 17, 2026

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
June 17, 2026
B) Interiors (6-7)
6 Interior Partitions, Doors and Glazing
Restore damage partition as needed - allowance 1 LS $55,000.00 $55,000 Sub-Total: 6 Interior Partitions, Doors and Glazing 15,130 SF $3.64 $55,000 7 Floor, Wall and Ceiling Finishes
Restore all finishes to original construction, where exposed and visible 4,000 SF $25.00 $100,000 Sub-Total: 7 Floor, Wall and Ceiling Finishes 15,130 SF $6.61 $100,000 Total - B) Interiors (6-7) 15,130 SF $10.24 $155,000
C) Equipment and Vertical Transportation (8-9)
D) Mechanical and Electrical (10-13)
10 Plumbing Systems
Sub-Total: 10 Plumbing Systems 15,130 SF
11 Heating, Ventilation and Air Conditioning
Sub-Total: 11 Heating, Ventilation and Air Conditioning 15,130 SF 12 Electrical Lighting, Power and Communications
Remove and replace electrical, conduit and utilities as necessary to access work 15,130 SF $5.59 $84,577
Sub-Total: 12 Electrical Lighting, Power and Communications 15,130 SF $5.59 $84,577 13 Fire Protection Systems
Sub-Total: 13 Fire Protection Systems 15,130 SF
Total - D) Mechanical and Electrical (10-13) 15,130 SF $5.59 $84,577

Construction Cost Detail
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Code Quantity Unit Unit Rate Total Cost
June 17, 2026
E) Building Prep & Demo (14-15)
14 Building Preparations & Protection
Sub-Total: 14 Building Preparations & Protection 15,130 SF 15 Building Demolition
Selective Demolition
Remove concrete topping 15,130 SF $2.50 $37,825
Remove rigid insulation 15,130 SF $1.00 $15,130
Remove waterproofing membrane 15,130 SF $2.20 $33,286
Sub-Total: 15 Building Demolition 15,130 SF $5.70 $86,241 Total - E) Building Prep & Demo (14-15) 15,130 SF $5.70 $86,241

Market Snapshot
Glendora Library Structural Analysis/Feasibility Study
Conceptual Design
Project Escalation Forecast
Estimate Date 06/17/26
Construction Start 11/01/27
Construction Midpoint 01/30/28
Construction Completion 04/30/28
Construction Buyout 11/01/27
Construction Duration 181 Days
Construction Duration 6 months
Year Time Rate Total Rate
### 2026 0.54 8.00% 4.34%
### 2027 0.83 5.5% 4.6% 9.12%
Total Escalation to Start Date 9.12%
June 17, 2026
Cumming revises our escalation forecast on a quarterly basis. All rates subject to change with market conditions.

Confidential - Not For Public View Page 8 of 9
General Conditions
Glendora Library Structural Analysis/Feasibility Study
Qty % Building Rate/Hr Rate/Mo Total Cost
Project Manager Overall project responsibility, cost, schedule, logistics 1 100% 6.00 $192.00 $33,254 $199,526 Sub-Total: 0.62% $199,526
Grand Total - Project Staffing $33,254/Month 7.80% $199,526 Project Management
$33,254/Month
Conceptual Design
June 17, 2026

3900 Cover Street, Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com PHASE 2 OPTIONS FOR VERTICAL EXPANSION

GLENDORA PUBLIC LIBRARY

CITY OF GLENDORA
Prepared by
MHP, Inc.

Structural Engineers
Long Beach, California
October 18, 2023
MHP JN: 22-0647-00
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 2 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com PHASE 2: OPTIONS FOR VERTICAL EXPANSION: Glendora Public Library

1.0 EXECUTIVE SUMMARY ...............................................................................................................................................3

2.0 PURPOSE AND SCOPE ...............................................................................................................................................5

3.0 PHASE 1 SUMMARY & STRUCTURAL IMPLICATIONS FOR PHASE 2....................................................................6

3.1 Phase 1 Summary 6

3.2 Structural Implications for Phase 2 6

4.0 PHASE 2 CONCEPT DEVELOPMENT PROCESS.......................................................................................................7

4.1 Vision Verification 7

4.2 Functional Analysis 10

4.3 Prioritizing Goals 13

4.4 Conceptual Program Development 16

4.5 Concept Development 17

5.0 PHASE 2 “PREFERRED” CONCEPT DIAGRAMS ....................................................................................................19

5.1 “The Deck” Concept 20

5.2 “The Paseo” Concept 21

6.0 CONCLUSIONS...........................................................................................................................................................22

6.1 Conceptual Cost Estimate Summary 22
APPENDIX A: Conceptual Plans for Phase 2 – Addition/Expansion APPENDIX B: Conceptual Cost Estimate
APPENDIX C: Mechanical, Electrical, & Plumbing Assessment Report APPENDIX D: Workshop Presentation Slide Decks
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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

1.0 EXECUTIVE SUMMARY
At the request of the City of Glendora, the Project Team has completed a feasibility study for vertical expansion of the existing Library building. The feasibility study was divided into two phases. The first phase involved in-depth structural analysis and material testing of the existing Library structure to provide an understanding of the current condition of the building and any repair or strengthening work required to meet the City’s continued use and seismic resiliency goals. The second phase involved the evaluation of the feasibility of vertical expansion of the building while simultaneously working with Library stakeholders to identify the intended use of the expanded space and anticipate the activities that will take place there.

In Phase 1 it was determined that the building satisfies the seismic performance objectives stipulated by the 2022 California Existing Building Code and ASCE/SEI 41-17 for both existing structures, with the exception of wall anchorage upgrade needs at the wood-framed high roof levels. However, the structural analysis unexpectedly revealed that although the structure has demonstrated its ability to support daily sustained service loads for the past 50 years, some existing girders and pad footings do not satisfy current building code provisions for gravity design when considering the original stated design live load of 100 psf. Full details on the analysis, conceptual repair and strengthening recommendations, and considerations for the continued use of the Library are documented in the Phase 1 report.

Phase 2, led by the architectural consultant, Pfeiffer, a Perkins Eastman Studio, involved a series of seven workshops between March and June 2023. The workshops were attended by representatives from the Library, Board of Library Trustees, GPL Friends Foundation, City Manager's office, and Public Works Department, as well as members from MHP and the Pfeiffer team. Through the workshops, the Library’s vision and objectives for the future expansion/addition were validated and refined. Four potential options, summarized below, were determined to be feasible and were developed to a conceptual level for comparison and rough order-of-magnitude cost estimation.
• Option 1: Complete structural strengthening and repairs only as described in the Phase 1 report. This option serves as a baseline, where the existing water intrusion issues are mitigated, and plaza framing is structurally strengthened to provide the building envelope and load-carrying capacity intended by the building’s original design.
• Option 1a: Complete structural strengthening and repairs and additionally provide architectural enhancement to the plaza deck through a combination of strategically-located new hardscape and green roof features. • Option 2: “The Deck” concept. Expand the facility by constructing a second story over the plaza deck, with a green roof on top of the new addition, and expansion toward Glendora Avenue. Option 1 work is also completed.
• Option 3: “The Paseo” concept. Expand the facility through an extension towards Glendora Avenue and south toward the Police Station, including the creation of a new two-story entrance lobby at Glendora Avenue.

Option 1a work is also completed.
• Option 4: Construct a completely new facility at a to-be-determined site.

The concept development process, diagrams of each concept, and critical architectural, structural, mechanical, electrical, and plumbing considerations for each option are described in detail within the report and appendices. It is important to note that the concept diagrams are intended to broadly convey the configuration of building massing Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 4 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com and positioning within the existing site – detailed design elements such as windows, doors, finish materials, etc. are not represented in the concept diagrams. Development of the preferred concept will be completed as part of the future design phase.

Initial area allocations are discussed. Flexibility and adaptability of the future Library building and potential expansion are key elements of the Library’s vision, however, initial area allocations were defined in order to facilitate a meaningful evaluation of the structural needs and feasibility of an expansion of the Library building for this study.

These initial allocations are estimates, forecasted in time for the opening of a new or newly remodeled facility, and may continue to evolve as the project moves forward into future design phases and beyond.

Hard construction cost estimates were generated for each option based on the design concepts and conceptual narratives developed by the Project Team and assuming a September 2024 start date. Soft costs, including design consultant fees, plan-check and permit fees, etc., would be in addition to the budgetary numbers provided in the cost estimate. Hard construction cost estimates are summarized below:

SUMMARY OF ESTIMATED HARD CONSTRUCTION COST AND SCHEDULE

OPTION DESCRIPTION

CONSTRUCTION

DURATION

ESTIMATED HARD

CONSTRUCTION COST
(ROM)
1 Baseline structural strengthening and repairs only 6 months $2.9M 1a Option 1 plus plaza deck hardscape/green roof 6 months $3.2M 2 “The Deck” concept 12 months $20.6M
3 “The Paseo” concept 12 months $23.0M*
4 New building 18 months $42.7M
*
includes $0.3M for plaza hardscape and green roof features These 4 options offer different approaches to achieve project goals at a broad, conceptual level. Further evaluation and detailed consideration will be required in the future to determine the most suitable course of action. Ultimately, once a preferred approach is identified, complete design and construction documents must be developed for the selected option.

Conceptual diagrams, construction cost estimates, mechanical, electrical, & plumbing assessment report, and workshop slide decks are provided as Appendices to this report.

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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

2.0 PURPOSE AND SCOPE
The overall purpose of the project is to provide an understanding of the existing structural properties of the library building, including any repair or strengthening needs, and to evaluate the feasibility of a potential second-floor expansion. Using the findings, the City may objectively weigh the options and determine the optimal path forward for their needs. The project scope included structural analysis, material testing, geotechnical studies, development of conceptual structural plans, professional construction cost estimates, and documentation of findings in this report.

While structural considerations are a necessity for any construction project, they assume a humble and supporting role in the larger context of the building's purpose and experience. A critical purpose of Phase 2, led by the architectural consultant, Pfeiffer, a Perkins Eastman Studio, was to begin to bring into focus the City’s vision for the future of the Library building and its place within the civic center. Concept diagrams were developed representing potential options for addition/expansion of the library building. It is important to note that the concept diagrams are only intended to broadly convey the configuration of building massing and positioning within the existing site – detailed design elements such as windows, doors, finish materials, etc. are not represented in the concept diagrams.

Development of the preferred concept will be completed as part of the future design phase.

Mechanical, electrical, and plumbing systems were also evaluated to assess current maintenance or repair needs, and concepts were developed for modifications required in support the addition/expansion.

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3.0 PHASE 1 SUMMARY & STRUCTURAL IMPLICATIONS FOR PHASE 2

3.1 Phase 1 Summary
In phase one it was determined that the building satisfies the seismic performance objectives stipulated by the 2022 California Existing Building Code and ASCE/SEI 41-17 for existing structure, with the exception of wall anchorage upgrade needs at the wood-framed high roof levels.

However, the structural analysis unexpectedly revealed that although the structure has demonstrated its ability to support daily sustained service loads for the past 50 years, some existing girders and pad footings do not satisfy current building code provisions for gravity design when considering the original stated design live load of 100 psf.

If subjected to the 100 psf live load stated on the original design drawings, several main concrete girders would be overstressed due to torsion, and soil bearing pressures underneath the existing pad footings supporting the interior concrete piers would marginally exceed the allowable soil bearing pressure.

A conceptual repair and strengthening design was developed which would replace the existing plaza waterproofing membrane, and bring the plaza framing into conformance with 2022 CBC requirements. Repair work consists of the replacement of the plaza topping and waterproofing membrane. Strengthening work includes the addition of fiberreinforced polymer overlay of existing concrete beams and girders to provide additional bending, shear, and torsional strength. Hard construction cost for the repair and strengthening is estimated to be $2,867,266 and assumes that the library building will be closed for the approximately 6-month construction duration. It is recommended that a project budget of $4.0M be considered for this work. It is anticipated that the strengthening scope may reduce somewhat as this conceptual design is further developed in future design phases.

Full details on the analysis, conceptual repair and strengthening recommendations, and considerations for the continued use of the Library building are documented in the phase one report.

3.2 Structural Implications for Phase 2
In the absence of an addition, alteration, or other circumstance which triggers the requirement for mandatory strengthening in accordance with the 2022 California Existing Building Code the strengthening and repair work may be pursued on a voluntary basis and should be considered a high priority for inclusion in any future major improvement of the building.

However, vertical expansion, which is the subject of this feasibility study, would trigger mandatory strengthening of gravity load-carrying elements which support new loads, including foundations. Depending on the scope of the addition or alteration, mandatory seismic evaluation and potential strengthening may also be triggered for some or all existing lateral force-resisting elements. The impacts of this trigger were evaluated as part of Phase 2, and the existing structure was confirmed to comply with the ASCE 41-17 Basic Performance Objective Equivalent to New Building Standards (2022 CEBC “Full Seismic Forces”), therefore no global seismic strengthening will be needed if triggered by the expansion, however, local elements seeing increased seismic forces due to the expansion will require strengthening to resist the new loads. This impact is included in the concepts presented herein.

The strengthening and repair work identified in Phase 1 may easily be adjusted to accommodate limited enhancements to the plaza level (such as the addition of hardscape, planters, or green roof features) at relatively modest additional cost through the application of additional layers of fiber-reinforced polymer overlay.

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4.0 PHASE 2 CONCEPT DEVELOPMENT PROCESS
The project was initially launched to conduct a thorough structural analysis, evaluating the existing Library building's structural integrity and capacity and to determine if it could feasibly accommodate vertical expansion.

Simultaneously, it was crucial to determine the intended use of the expanded space. Phase 2 of the project, led by Pfeiffer, a Perkins Eastman Studio, focuses specifically on identifying the intended use of the expanded space and anticipating the activities that will take place there.

Pfeiffer conducted a series of seven workshops between March and June 2023, which aimed at validating and refining the Library's vision and objectives for the future expansion/addition.

Figure 1 - Process Diagram from Workshop Slide Deck
The workshops were attended by representatives from the Library, Board of Library Trustees, GPL Friends Foundation, City Manager's office, and Public Works Department, as well as members from MHP and the Pfeiffer team. The presence of multiple perspectives greatly enriched the conversations, helped ensure that occupants of the current building spaces were part of the discussion, and proved to be valuable.

4.1 Vision Verification
Service Philosophy
The main goal of the library is to prioritize flexibility in order to meet the changing aspirations and evolving needs of the community. Janet Stone, the Library Director, provided an explanation of the library's service philosophy and presented the eight tenets of its strategic framework, which are: Proximity, Human Development, Physiology, Preservation, Organization, Protection/Availability, Interpretation/Context, and Sustainability.

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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com Meeting the Community's Needs
The discussion regarding right-sizing the expansion or addition considered the City’s current population and future projections based on the 2020 US Census estimates. Upon examination of the per capita library area, it became evident that the size of the library had not kept pace with the growing population. As a result, the per capita library space has decreased and currently ranges around 0.6 square feet per person. In order to adequately meet the needs of the community in the current digital age, it is crucial for library buildings to be properly sized, which often involves making them larger. This adjustment is necessary to ensure the provision of a high-quality level of service, particularly when it comes to electronic information access. Considering the projected population and the per-capita square footage allocation, the library expansion is expected to fall within the range of 45,000 to 52,500 gross square feet.

At the same time, we also recognize that standards, benchmarks, and best practices are merely a starting point.

The library must be shaped by its community and offer unique environments tailored to meet the specific needs of the local residents, while promoting discovery, creativity, and engagement.

When participants described the desired outcomes and objectives for this study, the shared vision was to create an exciting place with ample learning opportunities, positioning the library building as a civic center that will serve the community's needs for the next 50 years. The goal is to provide a responsive space that aligns with the community's aspirations and to establish the library building as a cultural center.

In general terms, libraries require additional space to enhance their current operations and accommodate activities that are currently limited due to insufficient or inadequate space. When considering the potential uses for additional space, we explored the practices and initiatives implemented by other libraries to broaden our perspective on what could be feasible.

Pfeiffer delivered an environmental scan of public libraries with the purpose of offering insights into potential paths for growth and future services. The presentation featured a variety of examples from different libraries, showcasing their varying sizes, types, and geographic locations. The intention was to highlight how these libraries have successfully utilized their spaces to meet the needs of their specific communities in the following areas:
• Co-Working: Creating shared workspaces to facilitate collaboration and productivity. • Learning/Studying: Providing resources and conducive environments for educational pursuits and academic endeavors.
• Skilling: Offering opportunities for individuals to acquire new skills and enhance their existing abilities. • Discovering: Promoting exploration and discovery through access to a diverse range of materials and resources.
• Making: Supporting hands-on activities and providing spaces for individuals to engage in creative and practical projects.
• Creating (tech arts): Fostering the development of artistic and technological skills, enabling individuals to express themselves creatively.
• Gaming: Catering to the gaming community by offering gaming spaces and resources for recreational purposes.
• Sharing: Facilitating knowledge exchange and collaboration among community members through platforms and programs.
• Playing: Providing spaces and resources for recreational activities and fostering a sense of playfulness.

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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com • Chilling: Creating comfortable and inviting spaces for relaxation and leisure activities.

This exploration served to broaden the scope of envisioning possibilities beyond conventional library services and spaces, with a focus on the wide range of activities (rather than the User groups) while keeping in mind the diverse needs and interests of the community. Envisioning a public library as a vibrant hub may include the incorporation of various activities such as pop-ups, a culinary kitchen, a tinkering garage, a garden, and art trucks. Moreover, it opens up the potential for a public library to become a center for learning, offering opportunities such as a language center, makerspaces, and a tech arts lab. Additionally, it can evolve into a civic and cultural center, accommodating amenities like a café or coffee cart, a community gallery, a business and career center, a social services center, and a dedicated space to showcase local history and archives.

Flexibility is key
During the discussion, the focus shifted towards finding a balance between providing customized experiences through dedicated spaces for specific activities and creating multi-purpose (“black-Box” type) areas that allow for future flexibility.

The library's physical environment must reflect the values and priorities of its community. For Glendora public library “intentional service makes the world of ideas accessible”. To this end, and to the extent possible, the Library wants a “black-Box” concept – in other words: a setting that will allow for unlimited flexibility to accommodate evolving needs of their community, stay responsive, adapt, change quickly and as needed. This customization will empower the library staff to effectively meet the diverse needs of their customers.

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4.2 Functional Analysis
The functional analysis consolidates all the knowledge accumulated thus far regarding the library and assesses the building's potential for expansion to accommodate new programmatic elements. During Workshop #3, the architectural and engineering (A&E) team presented the study's findings from the analysis conducted up to that point.

Structural
MHP Structural Engineers have summarized the findings of the ongoing structural evaluation process as follows:

Phase 1 aimed to establish the baseline by conducting material testing, geotechnical site classification, and seismic evaluation. Phase 2 focuses on assessing the feasibility of any additions or modifications to the structure and conceptually defining the structural elements and strengthening required to support the new additions or modifications.

A summary of Phase 1 findings and their implications for Phase 2 are discussed in Section 3.0 and the Phase 1 report. Structural work during Phase 2 included an additional comprehensive seismic evaluation of the existing Library building following the same evaluation and retrofit standard, ASCE 41-17, but using a heightened seismic Performance Objective as would be required by the 2022 CEBC when triggered due to a substantial structural alteration, such as the addition of a second story or a structurally-connected addition.

For the purposes of the mandatory evaluation, the ASCE 41 Basic Performance Objective equivalent to New Building Standards (BPON) was selected. This two-level Objective stipulates the same Structural Performance Levels but compares them to increased Seismic Hazard Levels.

In order to meet the ASCE 41 BPON, an existing Risk Category III structure must satisfy both:

1. “S-2” Damage Control Structural Performance Level when subjected to the BSE-1N Seismic Hazard.

2. “S-4” Limited Safety Structural Performance Level when subjected to the BSE-2N Seismic Hazard. 2022 CEBC Table 304.3.1, which stipulates the required Performance Objective for “Full” seismic forces, is shown below:
2022 CEBC Table 304.3.1
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 11 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com The existing building has substantial reserve seismic capacity, and it was confirmed that existing structure satisfies with the ASCE 41-17 BPON, therefore no global seismic strengthening will be needed if triggered by the expansion, however, local elements seeing increased seismic forces due to the expansion will require strengthening to resist the new loads. This impact is included in the concepts presented herein.

Architectural & Programmatic Utilization
Pfeiffer conducted a baseline analysis of the current (April 2023) programmatic space utilization to assess the anticipated impact of a renovation on the current spaces and services.

In terms of overall space utilization, the 27,455 ASF facility confirms that approximately 78% of the library areas are located on the first floor, while the upper level accounts for 22% of the total space.

Regarding the entry sequence experience, Pfeiffer found that the approach to the building is hindered by its opacity.

There is no visibility of the activities happening inside, and the small entries are shaded, resulting in a dark appearance during the daytime. Furthermore, the lack of wayfinding clues makes the entry process non-intuitive.

The façade facing Glendora Avenue presents a solid wall, and the corners closest to the sidewalk, although they appear as entries, are not actual entrances. This deceptive design causes confusion among visitors.

However, once inside the building, the experience is entirely different. The space becomes welcoming and inviting, with well-attended service points greeting visitors. Clear and easily readable signage, along with adequate lighting, creates a sense of clarity, orderliness, and calm. Resources are effectively displayed, accompanied by information on how to utilize them, empowering visitors to engage with the resources independently, should they prefer not to seek assistance from others or staff.

Pfeiffer identified several areas where the existing environment fails to meet current codes, highlighting the need to address these issues during the renovation process. One notable issue is the vertical circulation, where the stair to the upper floor is clearly visible from the main entry doors, but the elevator is not. This poses a challenge for individuals with mobility limitations, but can be easily addressed with proper signage. Additionally, the stair's handrail and guardrail do not meet the current code requirements. There are also doors that lack sufficient swinging clearance.

The electrical connectivity in the building is inadequate, with a shortage of electrical outlets. The existing outlets are wall-mounted, making it challenging to provide power to open-plan areas located away from the walls.

Consequently, service-points are awkwardly placed either near the available outlet but away from where they are most needed, or with floor-mounted channels covering cords and wires.

Temperature control and ventilation pose challenges, primarily affecting the staff offices, which were constructed with a storefront-type enclosure without adjusting the mechanical system. As a result, the system does not effectively regulate the temperature and ventilation in those areas.

Water leaks have been a persistent issue since the library's opening, particularly under the Plaza, resulting in stained walls and floors, as well as corrosion of some window frames. The affected areas are often covered with plastic or taped off, limiting the library's ability to provide service to the community.

The lighting systems, including fixtures and controls, are outdated and require an upgrade.

In the northeast portion of the floor, the arrangement of collection shelving and patrons' carrels obstructs sightlines and can present challenges or triggers for some visitors. A simple adjustment to the layout can rectify this issue.

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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com The library staff workplace is small, overcrowded, and lacks natural daylight. Moreover, there is a clear shortage of storage space for the various items that support the library's range of activities, services, and programming, including summer reading materials and promotional items.

Mechanical, Electrical, & Plumbing Infrastructure Considerations Assessment of current and future needs for MEP systems was provided by P2S, Inc.

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.

The Library’s electrical system covers both its facility, and the neighboring 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.

Plumbing conditions consists of the domestic water system, comprised of copper piping served by tankless water heaters, and a small electric water heater serving the mop sink. Sanitary drainage system materials could not be confirmed but are anticipated to consist of cast iron piping. Natural gas is used serving the space conditioning equipment and consists of steel pipe. To support an addition/expansion, Full documentation of MEP findings and recommendations are provided in the MEP report in Appendix C.

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4.3 Prioritizing Goals
The Library has refined its vision and space utilization for a 50,000 Gross Square Feet (GSF) building based on Functional Analysis, visioning discussions, and research. The Library Director aims to avoid labelling specific services to ensure a responsive and adaptable building. Instead, the focus is on categorizing spaces based on different human activities. Flexibility and adaptability of the future Library building and potential expansion are key elements of the Library’s vision, however, in order to facilitate a meaningful evaluation of the structural needs and feasibility of an expansion of the Library building for this study, initial area allocations were defined. These initial allocations are estimates, forecasted in time for the opening of a new or newly remodeled facility, and may continue to evolve as the project moves forward into future design phases and beyond.

Initial area allocations have been determined through a combination of input, research, and the Director's experience. The allocations include customer-driven workspaces, open-format public assembly spaces, librarymediated public workspaces, fulfillment center services, a physical content showroom, leisure spaces, service points, specialized storage and technology access, and infrastructure. The library envisions a planning paradigm that prioritizes activities rather than individuals or groups, ensuring a flexible space to accommodate a range of human endeavors.

The Library’s initial area allocations for the purposes of the structural feasibility study are defined as follows:
13% Customer-Driven Workspaces
12% Public Assembly Spaces
10% Library-Mediated Public Workspace
9% Fulfillment Center Services
8% Small Private / Semi-Private Spaces
8% Physical Content Showroom
6% Leisure Spaces – Relaxation
4% Library Services
5% Additional Library Services and Capacity Including: Preservation/Archival storage, Public Access Technologies, Food Service, Event Catering 5% Flexible Future Space: Uncharted Possibilities
20% Infrastructure
100%
Additionally, the future library building will provide outdoor opportunities for various activities, utilizing floor space that is separate from the designated park and garden areas.

Here is a description of how each category of space allocation is envisioned:

Customer-Driven Workspaces
In the future library building, approximately 13% of the building’s square feet could be customer-driven workspaces – which may serve as an enhanced version of the current main floor seating area.

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3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com These spaces could be dispersed throughout the library building, offering individuals a place to bring their materials, technologies, and ideas for short-term project staging. Whether visitors will require a space for education-related deskwork, staging and practicing skills, engaging in creative work, or enjoying in-person gaming experiences, the workspaces will be thoughtfully designed to cater to diverse needs. The multi-purpose furniture and flexible seating provided in these areas can be utilized by patrons to fulfill their aspirations and foster collaborative work with others.

The Library building can serve as a gathering place where individuals will collaborate with others and utilize the tools necessary to achieve their aspirations. It will be designed with flexibility in mind, offering workspaces for the community to bring their materials, technologies, and ideas, while also providing short-term staging areas for project development, regardless of how those projects may evolve in the future.

Public Assembly Spaces
In the future library, approximately 12% of the library building could be dedicated to reconfigurable public assembly spaces. Public Assembly spaces in the future library building are dynamic and versatile areas designed for a range of activities. These spaces, referred to as the "third place," offer opportunities for learning, training, discussions, and celebrations. They can be utilized by the community for civic, educational, social, and family needs. These areas can be used for entertainment, cultural events, recreation, social gatherings, meetings, emergencies, play, and various other events. They resemble spaces like Bidwell and the Friends Room known for their adaptability and welcoming atmosphere. They are available for "checkout" or can be rented to accommodate different events and purposes.

Library-mediated Public Workspaces
In the future library building, library-mediated public workspaces could make up about 10% of the building’s area.

These shared workspaces may be open and not private, intended for temporary instructional and exploratory installations. They can be equipped with specialized furniture and equipment for various activities. Individuals can receive instruction, build skills using specific equipment, and engage in collaborative work. The library may offer access to experts and resources to support skill development and learning beyond traditional education. The flexible nature of these spaces will allow for their configuration based on community needs, making them adaptable labs for diverse subjects such as cooking or coding.

Fulfillment Center Services
In the future library building, fulfillment center services could encompass approximately 9% of the building. These services may involve the storage, preparation, packing, and distribution of various information objects, including traditional materials like books and potential future innovations such as Li-Fi hotspots. The Fulfillment center can also cater to the storage needs of Libraries of Things, program giveaways, crafts, and more. It could serve as the hub where ideas and information objects, ranging from traditional printed books to future possibilities like Li-Fi hotspots, are packaged and made accessible to the community, potentially even incorporating delivery services for some materials. With a focus on efficient supply chains, these spaces will be flexibly designed to accommodate the technology and expertise required for handling and delivering the library's inventory to the community.

Physical Content Showroom
In the future library building, there could be a Physical content showroom comprising of approximately 8% of the space. The showroom may showcase a wide range of physical content, including traditional materials like books, libraries of things, historical treasures, future technologies, works of art, and scientific exhibits. It can be a Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 15 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com combination of a gallery and a bookstore, providing visitors with the opportunity to explore and engage with the diverse range of physical content available.

These Library building spaces can be designed to be flexible, allowing customers to engage with and learn from the physical content on-site. Additionally, some of the materials may be available for borrowing or purchasing to be enjoyed beyond the library's premises.

Visitors to the future library building will have the chance to immerse themselves in a dynamic and enriched environment, where they can browse, discover, and appreciate the diverse range of physical collections, spanning from traditional materials to cutting-edge technology and artistic endeavors.

Leisure Spaces - Relaxation
Approximately 6% of the future library facility could be designated for leisure spaces, dispersed throughout the building. These spaces may be dedicated to relaxation rather than organized or formalized gatherings. They can provide a sense of hospitality and offer comfortable lounging areas for visitors to unwind and chill. These spaces may feature choice of lounge seating, designed to enhance the leisure experience. The Library recognizes the importance of providing spaces for relaxation and rejuvenation amidst the world of ideas, offering a respite from information overload.

Service Points & Expertise
In the future library building, 4% of the building area could be dedicated to service points. These areas may serve as identified interface zones where visitors can access staff expertise. The service points could be staffed by both library personnel and, as needed, representatives from city services. They can also address other essential needs, such as curbside assistance and technology support.

Whether you need guidance, information, or connections to help you achieve your aspirations, the expert staff at these service points will be there to assist you. Their expertise will make the world of ideas more accessible, organized, and contextual, ensuring that visitors can easily navigate and benefit from the library's resources.

These service points can be reconfigurable spaces within the library building, providing a centralized location for customers to receive help directly from the knowledgeable staff. Whether through walk-in visits or scheduled appointments, visitors can have access to expertise tailored to their specific needs. Additionally, these service points may serve as a home base for library experts who will extend their support and services beyond the library's walls, both in the community and within the building itself.

Additional Library Services & Capacity
In the future library building, approximately 5% of the area could be dedicated to a range of additional essential library services. This allocation may include specialized preservation and archival storage, ensuring the long-term safeguarding of valuable materials. Additionally, it may provide public access to vital technology equipment, aiming to bridge the digital divide and promote technological inclusivity within the community. A modest space allocation can accommodate food preparation for specialized events, equipped with the necessary facilities and equipment.

Flexible Future Space
In the future library building, there could be a 5% area dedicated to flexible future space. This space could represent a dynamic and adaptable environment that holds immense potential for diverse and unforeseen uses. It embodies the concept of exploring new horizons and embracing innovative ideas.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 16 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com The Flexible Future Space can serve as a canvas for uncharted possibilities, allowing for creative and evolving utilization based on the changing needs and aspirations of the community. This area would be designed to be versatile and responsive, capable of accommodating a wide range of activities, events, and services.

The Library aims to foster experimentation, collaboration, and discovery. It encourages visitors to push the boundaries of traditional library services and engage in activities that may shape the future of knowledge sharing and community interaction. This space represents an exciting realm of unexplored opportunities, inviting individuals to envision and create their own unique experiences within the library's evolving landscape.

Facility Infrastructure
Approximately 20% of the facility will likely be dedicated to Infrastructure, which will provide for essential components like HVAC systems, environmental installations (such as plants and acoustical features), restrooms, technology infrastructure, and janitorial supplies and storage for capital equipment.

This area allocation will prioritize accessibility installations to ensure inclusivity and accommodate the needs of all visitors. This may involve features such as ramps, elevators, accessible restrooms, and other modifications designed to provide a barrier-free experience for individuals with disabilities.

Outdoor opportunities
In the future library building, there could be a substantial allocation dedicated to outdoor spaces, specifically excluding park and garden areas. These outdoor areas would be carefully designed to cater to a wide variety of activities, representing a new planning approach that emphasizes the diverse range of human endeavors. By embracing an innovative approach, the future library can effectively utilize its outdoor spaces to cater to diverse experiences and adapt to evolving user needs. It may offer engaging activities like sustainable gardening, and educational programming, fostering a dynamic and inclusive environment for hands-on learning and exploration.

This integration of outdoor opportunities aims to encourage exploration, foster a connection with nature, and provide enriching learning experiences for all.

4.4 Conceptual Program Development
The Library's vision for the renovated/future facility demonstrates its dedication to building a strong operational foundation and fostering an inclusive, functional, and welcoming environment for everyone. It acknowledges the importance of having the necessary framework in place to meet the diverse needs of the community and ensure the seamless delivery of library services. To capture the future planning intent, Pfeiffer developed a project matrix that detailed the space requirements and functions discussed earlier, including approximate sizes and seating capacities.

We then proceeded with a block and stack exercise to explore various possibilities, aiming to utilize the building renovation to address existing deficiencies and shortcomings. Our focus was on leveraging strategic interventions to improve the entry sequence and enhance the overall user experience. We also aimed to optimize opportunities for branding purposes and increase visibility from the street, making the activities within the library building visible and inviting. Additionally, we considered the importance of incorporating daylighting to create a brighter and more welcoming environment. We also carefully considered important factors such as determining the optimal number and placement of service points, evolving approach to collection security, defining areas for public and restricted access, and considering accessibility beyond regular library hours.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 17 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

4.5 Concept Development
Concept Development activities involve exploring various options for the future use and utilization of the Second Story Addition. This process considers the approved space-program document, understanding of the existing facility, functional analysis findings, and the limitations of the existing site.

During the concept development phase, the team explored various options for the future of the facility. This involved examining different renovation approaches, such as massing, scale, proportion, and site relationship, as well as considering structural considerations. The concept development process is iterative and involves evaluating and synthesizing multiple scenarios in close collaboration with representatives from the Library and the City.

These options include:
• Option 1: Complete structural strengthening and repairs only as described in the Phase 1 report. This option serves as a baseline, where the existing water intrusion issues are mitigated, and plaza framing is structurally strengthened to provide the building envelope and load-carrying capacity intended by the building’s original design.
• Option 1a: Complete structural strengthening and repairs and additionally provide architectural enhancement to the plaza deck through a combination of strategically-located new hardscape and green roof features. • Option 2: “The Deck” concept. Expand the facility by constructing a second story over the plaza deck, with a green roof on top of the new addition, and expansion toward Glendora Avenue. Option 1 work is also completed.
• Option 3: “The Paseo” concept. Expand the facility through an extension towards Glendora Avenue and south toward the Police Station, including the creation of a new two-story entrance lobby at Glendora Avenue.

Option 1a work is also completed.
• Option 4: Construct a completely new facility at a to-be-determined site.

These 4 options offer different approaches to achieve the project goals at a broad level. Further evaluation and detailed consideration will be required in the future to determine the most suitable course of action.

The architectural exploration focused on two options: building on the deck (option 2) and building on Glendora (option 3).

Planning Principles
Enhancing usability and creating a walkable and interactive civic space are priorities, and incorporating shaded and greened areas on the flat roofs is crucial. Sustainability is an important focus, considering not only the energy efficiency aspects but also the well-being of occupants and visitors (WELL buildings and FIT matrices).

Flat roofs were studied and found to offer opportunities for elevated plazas and roofscapes, including PV arrays, mechanical equipment, and green roofs.
− For green roof criteria, the team's planning assumption is a balanced 50% hardscape and 50% softscape ratio. The cost model will account for electrical, AV light poles, trellises, PV-trellises options, and emphasize plant selection that requires minimal maintenance or is maintenance-free. − Transforming the accessible roof decks into versatile spaces for programming aligns with the Library's goals.

These outdoor areas will offer engaging activities, such as involving children in planting and tending to a Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 18 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com flowering cutting garden, organizing farm-to-table culinary activities, and providing educational opportunities on sustainable farming practices like seasonal planting and crop rotation.

The massing of the library building is crucial in creating a civic center ambiance and fostering a sense of community between City Hall and the Police Department building. Additionally, the renovation and addition of the library building have the potential to turn it into a teaching facility that showcases the city's sustainability goals.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 19 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

5.0 PHASE 2 “PREFERRED” CONCEPT DIAGRAMS
Two conceptual schemes were refined and developed to meet the specific needs of the City and the Library. These proposals were named "The Deck" and "The Paseo." Both concepts entail the renovation of the existing Friends Room and the construction of a modest addition along Glendora Avenue to address concerns regarding accessibility, and to enhance the Library's presence and visibility along Glendora Avenue.

In the Deck option, a second floor will be added above the existing plaza, while in the Paseo option, the existing plaza will be retained, and a new addition will be constructed to the south, utilizing a small portion of the current library and Police Station parking lot.

Both propose the renovation and expansion of the Library facility with a focus on structural improvements, the creation of appealing outdoor programming spaces, improved accessibility, and enhanced pedestrian connectivity.

Additional visual diagrams and discussion of the two concepts is provided in Appendix A & Appendix D.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 20 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

5.1 “The Deck” Concept
The proposed Deck concept entails a combination of renovation and expansion to address structural and waterproofing issues, as well as introduce new elements to improve its functionality and overall appeal.

To accommodate the need for more space, the plan suggests constructing a second story over the existing Plaza deck along with a 2-story addition on the Glendora Avenue side. The second level will be designed with a set-back perimeter on both the Glendora Avenue and city hall sides, allowing for the creation of programmable outdoor areas.

The outdoor roof spaces and new entries will be carefully designed to include shade structures and the integration of green elements. This approach aims to enhance the facility's visual appeal and establish a natural environment for library patrons to enjoy and engage in programming.

These shaded outdoor areas can be equipped with connectivity and AV capabilities, allowing for seamless integration of technology and audiovisual resources in programming. This feature enhances flexibility and enables a wide range of activities and events to take place in these shaded areas.

Recognizing the significance of accessibility, the scheme incorporates the addition of a new elevator and stairwell.

This new vertical core will be located at the current site of the light-monitor towers, facilitating seamless movement between different levels of the library building for individuals of all abilities.

While the Deck Scheme offers several advantages, it also presents challenges. Supporting the increased load on the plaza necessitates the installation of additional columns and walls on the first floor, which raises concerns about potential impacts on circulation and the usability of the existing space. Future planning will need to effectively address structural requirements while preserving the functionality of the area, striking a balance between the two.

The Deck Scheme seeks to transform the existing structure into a dynamic and inclusive space that warmly accommodates the needs of all library visitors.

Figure 2: “The Deck” Massing Diagram, Isometric View
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 21 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

5.2 “The Paseo” Concept
The Paseo Concept focuses on the renovation and expansion of the library building to improve its functionality and overall appeal. It involves a three-part addition, consisting of A, B, and C blocks, with the central B block as the taller Paseo.

Block A, similar to the Deck concept, extends the library building towards Glendora Avenue. Block C is situated to the south and occupies a small portion of the existing library building and Police Station parking lot. Both blocks have a second level that is set back, providing a human-scale experience, rooftop access, and green space.

The Paseo (Block B), is envisioned as an architectural atrium-like space that captures abundant natural light through clearstory windows during the day. It will serve as a radiant lantern during evenings when the library is illuminated.

The Paseo may serve as a public lobby, connecting a new library entry from Glendora Avenue to the west entry from the parking lot. The Paseo may offer space for discovery, engaging exhibits, displays, pop-up activities, as well as service points and greeters. It can serve as an identifier/marker for the library and also enhance circulation and intuitive wayfinding, creating a welcoming environment for the community.

The existing plaza will be retained as an open gathering and community space, enriched with a combination of hardscape and a green roof. Importantly, any planters or green roof elements positioned directly above the existing 4-column structure are expected to have minimal to no additional impact on the lower level of the library building.

To promote connectivity and establish a welcoming ambiance, an open-site stair will be incorporated just north of Block A. This feature meant to encourage unrestricted movement between Glendora Avenue, the plaza level, and the parking lot, facilitating pedestrian flow and enabling library visitors to explore and engage with the diverse programs and Library offerings available to them.

An additional advantage of the Paseo Concept is the simplified structural work, as all new additions will have their own structural strength while being tied to the existing structure, minimizing the imposition of additional loads.

Figure 3: “The Paseo” Massing Diagram, Isometric View
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 22 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com

6.0 CONCLUSIONS
It was determined in Phase 1 that repair and strengthening of the Library structure is necessary to preserve its structural integrity and ensure that the plaza may continue to serve the community as a public gathering space. The necessary repair and strengthening work can readily be incorporated into a future addition/expansion of the Library building, and therefore addition/expansion is considered feasible and represents a potentially cost-effective alternative to construction of a new facility. Options can be objectively weighed, and a preferred approach can now be identified for further development.

6.1 Conceptual Cost Estimate Summary
Budgetary numbers for the four options were provided by Cumming. Estimates of strengthening, repair, and construction costs are necessarily broad at this conceptual/feasibility phase and may be refined in future phases as the design progresses.

The estimated hard construction cost and schedule for each option are summarized below:

SUMMARY OF ESTIMATED HARD CONSTRUCTION COST AND SCHEDULE

OPTION DESCRIPTION

CONSTRUCTION

DURATION

ESTIMATED HARD

CONSTRUCTION COST
(ROM)
1 Baseline structural strengthening and repairs only 6 months $2.9M 1a Option 1 plus plaza deck hardscape/green roof 6 months $3.2M 2 “The Deck” concept 12 months $20.6M
3 “The Paseo” concept 12 months $23.0M*
4 New building 18 months $42.7M
*
includes $0.3M for plaza hardscape and green roof features The costs include consideration for the impacts of access to repair locations and for restoration of finishes, and assume the Library building is unoccupied during the construction. The costs have been escalated to an assumed construction start date of September 2024. Soft costs, including design consultant fees, plan-check and permit fees, inspection, and other construction fees, etc., would be in addition to the budgetary numbers provided in the cost estimate.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page 23 of 27
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com We trust that this report satisfies your immediate needs for Phase 2 of this feasibility study, and we thank you for the opportunity to be of continued service to the City of Glendora. Should you have any questions, please feel free to contact our office.

Kyle D. White, S.E. CA S6033 Reihaneh Sarraf, Ph. D., S.E. CA S7141 Project Manager Senior Project Engineer / Engineering Analyst Lance Kenyon, M.S., S.E. CA S3399
Principal
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page A.1
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX A: Conceptual Plans for Phase 2 –
Addition/Expansion
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-0.0 DRAFT COST ESTIMATE 04-26-2023 GENERAL NOTES DRAFT 06-30-2023 Phase 2 - Feasibility Study 06-30-2023 NOT FOR CONSTRUCTION THESE DRAWINGS ARE CONCEPTUAL IN NATURE AND ARE INTENDED SOLELY TO ILLUSTRATE THE GENERAL CONCEPT OF A FEASIBLE FRAMING CONFIGURATION TO ASSIST IN THE DEVELOPMENT OF ROUGH ORDER-OF-MAGNITUDE CONSTRUCTION BUDGETS. COST ESTIMATE GENERAL NOTES: • OPTION 1, BASELINE STRUCTURAL STRENGTHENING FOR THE EXISTING BUILDING, IS DEPICTED IN THE PHASE 1 REPORT AND NOT SHOWN HERE. • THESE CONCEPTUAL DRAWINGS DEPICT TWO CONCEPTS FOR THE EXPANSION OF THE GLENDORA PUBLIC LIBRARY. • THERE ARE TWO ADDITION/EXPANSION OPTIONS. o OPTION 2, “THE DECK”, CONSISTS OF A SMALL TWO-STORY ADDITION AND A NEW OCCUPIABLE ROOF OVER A LARGE PORTION OF THE EXISTING UPPER PLAZA. NEW FRAMING CONSISTS OF CONCRETE FILLED METAL DECK OVER STEEL WIDE FLANGE BEAMS AND CONCRETE WALLS. NEW COLUMNS EXTEND DOWN THROUGH THE EXISTING LIBRARY SPACE TO NEW FOOTINGS, AND ADDITIONAL SHEAR WALLS AND FOUNDATION STRENGTHENING ARE REQUIRED. DRAWINGS S- 1.0, S-1.1, AND S-1.2. GRAVITY STRENGTHENING AND WATER INTRUSION MITIGATION AS DEPICTED IN THE PHASE 1 DRAWINGS ARE TO BE INCLUDED WITH THIS SCOPE, HOWEVER, WATER INTRUSION MITIGATION WORK NEED ONLY BE COMPLETED OUTSIDE OF THE FOOTPRINT OF THE NEW ROOF AREA OVER THE PLAZA. WALL ANCHORAGE IS PROVIDED AT EXISTING ROOF DIAPHRAGMS. o OPTION 3, “THE PASEO”, CONSISTS OF A TWO-STORY ADDITION. NEW FRAMING CONSISTS OF CONCRETE FILLED METAL DECK OVER STEEL WIDE FLANGE BEAMS AND CONCRETE WALLS. THE EXISTING PLAZA REMAINS OPEN PLAZA. GRAVITY STRENGTHENING AND WATER INTRUSION MITIGATION AS DEPICTED IN THE PHASE 1 DRAWINGS ARE TO BE INCLUDED WITH THIS SCOPE. WALL ANCHORAGE IS PROVIDED AT EXISTING ROOF DIAPHRAGMS. • OPTION 3 INCLUDES ONE “ADD ALTERNATE” SCOPE ITEM: THE ADDITION OF PLANTERS AT THE PLAZA LEVEL (UPPER FLOOR). NEW MICROPILES ARE PART OF THIS ADD ALTERNATE. ASSOCIATED COSTS SHOULD BE TRACKED SEPARATELY FROM THE REST OF THE OPTION 2 WORK. • COST OPINION FOR ENTIRELY NEW 45,000 SF PUBLIC LIBRARY SHALL ALSO BE PROVIDED.

STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-1.0 DRAFT COST ESTIMATE 04-26-2023 60'-0"
48'-0"
39'-0" 39'-0" 46'-0"
31'-0"
29'-0" 29'-0" 63'-0" 120'-0"
63'-0"
48'-0" 9'-0" 64'-0"
OPTION 2FOUNDATION ANDLOWER FLOORPLAN
DRAFT 06-30-2023
Phase 2 - Feasibility Study 06-30-2023
13'-9"
OPTION 1 - FOUNDATION AND LOWER FLOOR PLAN S-1.0
(N)SHEAR WALLFOOTING (N)PAD FOOTING SUPORTING (N)Wx STEEL COLUMN (E)FOOTINGW/ (N)MICROPILES
(N)CMU WALLFOOTING

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS.

DEMO EXISTING FRIENDSROOM EXPANSION
(N) 5" THK SOG (MATCH EXISTING)
(N)PAD FOOTING SUPPORTING (N)Wx STEEL COLUMN

NOTE REMOVAL ANDREPLACEMENT OF SOGAS REQUIRED FORNEW FOOTINGS

NOTE LIBRARY LIKELYSHUT DOWN DURING WORK

DEMO EXISTING SOG AS REQUIRED,PREPARE SITE FOR CONSRUCTION

CUT NEW OPENINGS IN(E)CMU WALL FOR EGRESS
DEMO (E)CMU TOWERS(3 TOWERS)

DEMO (E)CMU FLANGES

SOME EXISTING FOOTINGSNOT SHOWN
(N)15" THK CONC SHEAR WALL W/SEISMIC TIES, DOWEL INTO(E)FOOTING REPORT OPTION 2:
"THE DECK"
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-1.1 DRAFT COST ESTIMATE 04-26-2023 60'-0"
48'-0"
39'-0" 39'-0" 46'-0"
31'-0"
29'-0" 29'-0" 63'-0" 120'-0"
63'-0"
48'-0" 9'-0" 64'-0"
OPTION 2UPPER FLOORFRAMING PLAN
DRAFT 06-30-2023
Phase 2 - Feasibility Study 06-30-2023
13'-9"
OPTION 1 - UPPER FLOOR FRAMING PLAN S-1.1
(N)12" THK x 12'-0" LONGCONC SHEAR WALL
(N)8" CMU STAIR &ELEV ENCLOSURE (N)Wx STEEL COLUMN (N)Wx STEEL BEAM (N)CONC-FILLED METAL DECK, TYP. (N)Wx STEEL COLUMNLANDING ON (E)PLAZAGIRDER EXISTING FRAMING NOT SHOWN, GIRDER FRP STRENGTHENING PERGRAVITY REPAIR DWGS, TYP.
(N)15" THK CONC SHEAR WALL W/SEISMIC TIES, DOWEL INTO(E)SHEAR WALLS IN FULL HEIGHT DEMO (E)CMU TOWERS(3 TOWERS)

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS. (N)STAIR & ELEV LANDING DEMO (E)CMU FLANGES (E)CONC SHEAR WALL (N) Wx STEEL COLUMN,DOWEL INTO (E) CMU WALL

NEW TIED INTO EXISTING,NO SEISMIC JOINT

WATER INTRUSION MITIGATION
PER GRAVITY REPAIR DWGS, TYP.

NOTE (E)SLAB NEEDSTO BE LEVELED
REPORT OPTION 2:
"THE DECK"
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-1.2 DRAFT 06-30-2023 60'-0"
48'-0"
39'-0" 39'-0"
29'-0" 29'-0" 57'-3" 120'-0" 63'-0" 48'-0" 45'-6" 17'-3"9'-0" 13'-9" 32'-3"
64'-0"
46'-0"
63'-0"
23'-0"
28'-6" 28'-6"
23'-0" Phase 2 -
Feasibility Study 06-30-2023
OPTION 2NEW ROOFFRAMING PLAN
OPTION 1 - NEW ROOF FRAMING PLAN S-1.2
(N)WOOD TRELLIS
(N)12" THK x 12'-0" LONGCONC SHEAR WALL
(N)15" THK x 8'-0" LONG CONCSHEAR WALL W/ SEISMIC TIES,DOWEL INTO (E)SHEAR WALLBELOW (N)8" CMU STAIR & ELEV ENCLOSURE (N)POST FOR(N)WOOD TRELLIS
(N)Wx STEEL COLUMN
(N)Wx STEEL BEAM
(N)CONC-FILLED METAL DECK (TYP),OCCUPIABLE ROOF
(N)15" THK x 9'-0" LONGCONC SHEAR WALL W/SEISMIC TIES

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS.
(N)CONC-FILLED METAL DECKNOT OCCUPIABLE ROOF
SUPPLEMENTAL WALLANCHORAGE CONNECTIONS,HOLDDOWNS WITH THREADEDRODS SET IN ADHESIVECONNECTING THE WALLS TO THEROOF FRAMING (APPLICABLE TO(E)CMU WALLS@ROOF, 4'-0" o.c.TYP, APPROX. 48 CONNECTIONS) DEMO (E)CMU TOWERS(3 TOWERS)

SUPPLEMENTAL WALL

ANCHORAGE CONNECTIONS,

HOLDDOWNS WITH THREADED

RODS SET IN ADHESIVE

CONNECTING THE WALLS TO THE

ROOF FRAMING (APPLICABLE TO
(E)CMU WALLS@ROOF, 4'-0" o.c.

TYP, APPROX. 48 CONNECTIONS)
REPORT OPTION 2:
"THE DECK"
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-2.0 DRAFT COST ESTIMATE 04-26-2023 60'-0"
48'-0"
39'-0" 39'-0" 34'-8"
26'-0"
29'-0" 29'-0" 63'-0" 111'-0"
73'-9"
48'-0" 64'-0"
OPTION 3FOUNDATION ANDLOWER FLOORPLAN
DRAFT 06-30-2023
Phase 2 - Feasibility Study 06-30-2023
19'-6"
23'-9" 47'-0" OPTION 2 - FOUNDATION AND LOWER FLOOR PLAN S-2.0 (N)SHEAR WALLFOOTING (N)PAD FOOTING
(E)FOOTINGW/ (N)MICROPILES

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS.

SOME EXISTING FOOTINGSNOT SHOWN
NOTE WORK MAY BE PHASEDTO ALLOW CONTINUED PARTIALLIBRARY OPERATIONS.

DEMO EXISTING SOG AS REQUIRED,

DEMO (E)CMU FLANGES
PREPARE SITE FOR CONSRUCTION,TYP.

DEMO (E)CMU TOWERS(3 TOWERS)

DEMO EXISTING FRIENDSROOM EXPANSION

CUT NEW OPENINGS IN(E)CMU WALL FOR EGRESS

DEMO (E)CMU FLANGES
(N)STAIR FOOTING REPORT OPTION 3:
"THE PASEO"
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-2.1 DRAFT COST ESTIMATE 04-26-2023 60'-0"
48'-0"
39'-0" 39'-0" 34'-8"
26'-0"
29'-0" 29'-0" 63'-0" 111'-0"
73'-9"
48'-0" 64'-0"
OPTION 3UPPER FLOORFRAMING PLAN
DRAFT 06-30-2023
Phase 2 - Feasibility Study 06-30-2023
19'-6"
23'-9" 47'-0" OPTION 2 - UPPER FLOOR FRAMING PLAN S-2.1 (N)CONC-FILLEDMETAL DECK (TYP)
(N)Wx STEEL COLUMN
(N)Wx STEEL BEAM
(N)STAIRTIED INTO (E)WALL &(N)CONC SHEAR WALL
EXISTING FRAMING NOT SHOWN,GIRDER FRP STRENGTHENINGPER GRAVITY REPAIR DWGS, TYP. (N)12" THK x 12'-0" LONGCONC SHEAR WALL

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS.

PLANTER, TYP.ADD ALTERNATE
22'-0"
18'-0"
11'-0" 11'-0"
9'-0" 9'-0" 8'-0"
5'-0"
TYP.

DEMO (E)CMU TOWERS(3 TOWERS)

DEMO (E)CMU FLANGES (E)CONC SHEAR WALL
(N)Wx STEEL COLUMN,DOWEL INTO (E)CMU WALL

DEMO (E)CMU FLANGES
PLANTER,ADD ALTERNATE NEW TIED INTO EXISTING, NO SEISMIC JOINT WATER INTRUSION MITIGATION PER GRAVITY REPAIR DWGS, TYP. REPORT OPTION 3:
"THE PASEO"
STRUCTURAL ENGINEER PROJECT INFORMATION Phase1 - Gravity Repair Glendora
Public Library
140 Glendora Avenue
GlendoraCA 91741
22-0647-00
SHEET NUMBER SHEET TITLE SHEET INFO JOB NUMBER: DRAWN: DESIGNED: CHECKED:STAMP RSRS
KDW

SUBMITTALS AND REVISIONS
SCALE:

ISSUE DATE: 04-26-2023NO DESCRIPTION DATE

STRUCTURAL E NGI NE E RS
3900 Cover StreetLong Beach, CA 90808562.985.3200 P562.985.1011 F H:\2022\220647\3_Drawings\Dwgs-00\22-0647-00_S-SHEET TEMPLATE.dwg PLOTTED BY: Shawn Alvira ON: April 25, 2023 SX.X SHEET TITLE HERE NONE S-2.2 SUPPLEMENTAL WALL ANCHORAGE CONNECTIONS, HOLDDOWNS WITH THREADED RODS SET IN ADHESIVE CONNECTING THE WALLS TO THE ROOF FRAMING (APPLICABLE TO (E)CMU WALLS@ROOF, 4'-0" o.c. TYP, APPROX. 48 CONNECTIONS) DRAFT COST ESTIMATE 04-26-2023 60'-0"
48'-0"
39'-0" 39'-0" 34'-8"
26'-0"
29'-0" 29'-0" 63'-0" 111'-0"
73'-9"
48'-0" 64'-0"
OPTION 3NEW ROOFFRAMING PLAN
DRAFT 06-30-2023
Phase 2 - Feasibility Study 06-30-2023 23'-9" 47'-0" OPTION 2 - NEW ROOF FRAMING PLAN S-2.2 (N)12" THK x 12'-0" LONG CONC SHEAR WALL (N) STAIR (N)Wx STEEL COLUMN (N)Wx STEEL BEAM NEW TIED INTO EXISTING, NO SEISMIC JOINT (N)CONC-FILLEDMETAL DECK,OCCUPIABLE ROOF

NOT FOR CONSTRUCTION

THESE DRAWINGS ARE CONCEPTUAL IN

NATURE AND ARE INTENDED SOLELY TO

ILLUSTRATE THE GENERAL CONCEPT OF

A FEASIBLE FRAMING CONFIGURATION

TO ASSIST IN THE DEVELOPMENT OF

ROUGH ORDER-OF-MAGNITUDE
CONSTRUCTION BUDGETS.
(N)CONC-FILLED METAL DECKNOT OCCUPIABLE ROOF
DEMO (E)CMU TOWERS(3 TOWERS)

DEMO (E)CMU FLANGES
REPORT OPTION 3:
"THE PASEO"
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page B.1
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX B: Conceptual Cost Estimate
August 18, 2023
Glendora Library Structural Analysis & Expansion
Feasibility Study
Statement of Probable Cost
Credits
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Merilyn Olave
Associate Director
Los Angeles, CA
[email protected]
The Cumming staff of professional cost consultants has prepared this estimate in accordance with generally accepted principles and practices. This staff is available to discuss its contents with any interested party.

LA | Cumming Management Group, Inc.

August 18, 2023
The information contained within this documents is confidential and should not be distributed or copied for any reason without the consent of either Cumming Construction Management, Inc. or the intended client.

Cumming has no control over the cost of labor and materials, the general contractor’s or any subcontractor’s method of determining prices, or competitive bidding and market conditions.

This opinion of the probable cost of construction is made on the basis of the experience, qualifications, and best judgment of a professional consultant familiar with the construction industry. However, Cumming cannot and does not guarantee that proposals, bids, or actual construction costs will not vary from this or subsequent cost estimates.

This document reflects fair market value construction costs obtainable in a competitive bidding market in Los Angeles, California. Cumming assumes a minimum of three (3) competitive bids from qualified general contractors, with bids from a minimum of three (3) subcontractors per trade. This statement is a determination of fair market value for the construction of the project and is not intended to be a prediction of low bid.

Please note that experience indicates a fewer number of bidders may result in a higher bid amount, thus more bidders may result in a lower bid result.

Executive Summary
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Project Description
Option 1 - Seismic upgrade and renovation to (E) library (33,500 SF) + Expansion (11,500 SF) Option 2 - Seismic upgrade and renovation to (E) library (33,500 SF) + Expansion (18,130 SF) Project Control Metrics Option 1 & 2 Option 3
Construction Start:

Construction Completion:

Construction Duration:

Delivery Method: Design Bid Build Design Bid Build
Scope of Work Area $ / SF Total Cost Area $ / SF Total Cost Area $ / SF Total Cost Existing Building Upgrade + Expansion 45,000 SF $456 $20,538,711 51,630 SF $439 $22,650,061 New 2-story Library Building 45,000 SF $859 $38,677,225 Site Development for New Library 60,000 SF $66 $3,974,688 Total Construction Costs 45,000 SF $456 $20,538,711 51,630 SF $439 $22,650,061 45,000 SF $948 $42,651,913 Alternate:

New Planter at Plaza Deck (Option 2) $291,857
Note:
- Assume the (E) Library is shutdown during construction - Hazmat Abatement to (E) Building - Excluded
- New floor and ceiling finishes replacement are assumed throughout the Existing library - One new 2-stop elevator for option 1 is Included while there is No new elevator for option 2 - The New Library will be constructed on a different location (TBD) - assume 60,000 SF site area - Cost Escalation to Start Date of Construction (September 2024) - Included - Audio Visual Equipment - Excluded
- Soft Costs - Excluded
- Construction Contingency - Excluded
Option 1 Option 2
18 Months
August 18, 2023
Option 3 - New 2-story Library (45,000 SF) on New Site (60,000 SF) September 1, 2024
The project is a structural analysis/feasibility study and options for vertical expansion of the existing Library for the City of Glendora. The existing library is a two-story reinforced concrete and CMU structure with 33,500 square feet covered area. The feasibility study includes 3 options:

September 1, 2024
January 31, 2026August 31, 2025
12 Months
Upgrade + Expansion Upgrade + Expansion New Library + Site - Site development for Option 1 & 2 is minimal and it includes 6 ft paving around the new expansion. Wet utilities inlude reconnection and Electrical inlcudes upsizing transformer and new exteior lighting Option 3

REPORT OPTION 2:
"THE DECK"
REPORT OPTION 3:
"THE PASEO"
REPORT OPTION 4:

NEW FACILITY OPTION 2 & 3 OPTION 4 Option 2 Option 3 Option 4 3 2 3
4 Direct Construction Cost Summary
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Element
45,000 SF 51,630 SF 45,000 SF 60,000 SF
Total $/SF Total $/SF Total $/SF Total $/SF
A) Shell (1-5) $4,910,085 $109.11 $4,936,662 $95.62 $9,847,688 $218.84 1 Foundations $297,358 $6.61 $295,554 $5.72 $933,813 $20.75 2 Vertical Structure $852,540 $18.95 $569,850 $11.04 $1,140,750 $25.35 3 Floor & Roof Structures $1,376,135 $30.58 $1,376,135 $26.65 $3,478,500 $77.30 4 Exterior Cladding $1,649,849 $36.66 $1,697,730 $32.88 $2,964,875 $65.89 5 Roofing and Waterproofing $734,203 $16.32 $997,393 $19.32 $1,329,750 $29.55 B) Interiors (6-7) $1,755,319 $39.01 $2,046,440 $39.64 $2,992,500 $66.50 6 Interior Partitions, Doors and Glazing $399,500 $8.88 $538,380 $10.43 $1,350,000 $30.00 7 Floor, Wall and Ceiling Finishes $1,355,819 $30.13 $1,508,060 $29.21 $1,642,500 $36.50 C) Equipment and Vertical Transportation (8-9) $1,005,886 $22.35 $1,134,843 $21.98 $3,266,750 $72.59 8 Function Equipment and Specialties $770,886 $17.13 $1,099,843 $21.30 $2,996,750 $66.59 9 Stairs and Vertical Transportation $235,000 $5.22 $35,000 $0.68 $270,000 $6.00 D) Mechanical and Electrical (10-13) $5,583,814 $124.08 $6,502,887 $125.95 $10,093,950 $224.31 10 Plumbing Systems $396,289 $8.81 $598,074 $11.58 $1,276,200 $28.36 11 Heating, Ventilation and Air Conditioning $2,189,273 $48.65 $2,484,186 $48.12 $3,462,750 $76.95 12 Electrical Lighting, Power and Communications $2,744,003 $60.98 $3,106,707 $60.17 $4,950,000 $110.00 13 Fire Protection Systems $254,250 $5.65 $313,920 $6.08 $405,000 $9.00 E) Building Prep & Demo (14-15) $212,800 $4.73 $212,800 $4.12 $0 $0.00 14 Building Preparations & Protection $0 $0.00 $0 $0.00 $0 $0.00 15 Building Demolition $212,800 $4.73 $212,800 $4.12 $0 $0.00 F) Site Work (16-18) $445,516 $9.90 $510,068 $9.88 $0 $0.00 $2,692,550 $44.88 16 Site Preparation and Demolition $47,104 $1.05 $76,291 $1.48 $0.00 $375,000 $6.25 17 Site Paving, Structures & Landscaping $39,072 $0.87 $57,792 $1.12 $0 $0.00 $1,351,000 $22.52 18 Utilities on Site $359,340 $7.99 $375,985 $7.28 $0.00 $966,550 $16.11 Sub-Total Direct Construction Cost $13,913,420 $309.19 $15,343,700 $297.19 $26,200,888 $582.24 $2,692,550 $44.88 Design/Cost Contingency 15.00% $2,087,013 $46.38 $2,301,555 $44.58 $3,930,133 $87.34 $403,883 $6.73 Market Escalation to Buyout 6.93% $1,108,088 $24.62 $1,221,998 $23.67 $2,086,683 $46.37 $214,439 $3.57 Total Direct Construction Cost $17,108,521 $380.19 $18,867,253 $365.43 $32,217,704 $715.95 $3,310,872 $55.18 General Conditions 8.00% $1,368,682 $30.42 $1,509,380 $29.23 $2,577,416 $57.28 $264,870 $4.41 General Requirements 4.00% $684,341 $15.21 $754,690 $14.62 $1,288,708 $28.64 $132,435 $2.21 Subcontractor Default Insur. 1.20% $205,302 $4.56 $226,407 $4.39 $386,612 $8.59 $39,730 $0.66 General Liability Insurance 1.50% $287,423 $6.39 $316,970 $6.14 $541,257 $12.03 $55,623 $0.93 Overhead & Profit 4.50% $884,442 $19.65 $975,361 $18.89 $1,665,526 $37.01 $171,159 $2.85 Sub-Total Indirect Construction Cost $3,430,190 $76.23 $3,782,809 $73.27 $6,459,521 $143.54 $663,817 $11.06 Total Construction Cost $20,538,711 $456.42 $22,650,061 $438.70 $38,677,225 $859.49 $3,974,688 $66.24 August 18, 2023
Option 1 Upgrade
New Library Site Development
Option 3 New Construction
+ Expansion + Expansion
Option 2 Upgrade

Option 2 Option 3 Option 4
Construction Cost Detail
Glendora Library Structural Analysis & Expansion
Feasibility Study
August 18, 2023
OPTION 1

OPTION 2
Construction Cost Detail - Option 1
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
Reinforced concrete pad footings at existing building, assume 30" depth 71 CY $850.00 $60,350 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 1,442 CY $24.00 $34,608
Foundation
Reinforced concrete pad/wall footings at expansion, assume 36" depth 164 CY $850.00 $139,400 Elevator pit, complete 1 EA $15,000.00 $15,000
Sub-Total: 1 Foundations 45,000 SF $6.61 $297,358
2 Vertical Structure
Work to Existing Building
Structural steel columns 30 TN $8,000.00 $240,000
New reinforced concrete shearwall, 15" thick 2,140 SF $80.00 $171,200 Seismic ties, dowel into shear wall 504 EA $55.00 $27,720 Building Expansion
Structural steel columns (4 lb/sf) 23 TN $8,000.00 $184,000 New shearwall, 12" thick 1,800 SF $75.00 $135,000
CMU wall, 8" - elevator/stair enclosure 2,490 SF $38.00 $94,620 Sub-Total: 2 Vertical Structure 45,000 SF $18.95 $852,540 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 (Plaza deck) 15,130 SF $6.00 $90,780 Reinforcement to concrete topping, #3@12" O.C. (Plaza deck) 15,644 LB $1.80 $28,159 August 18, 2023

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
Work to Existing Building
Slab on grade
Sawcut and remove slab on grade for new footing 3,069 SF $10.00 $30,690 Reinforced concrete slab on grade, 5" 3,069 SF $14.00 $42,966 Dowels between new and existing slab @ 12" o.c. 923 EA $55.00 $50,765 Plaza deck roof
Structural steel framing (10 lb/sf) 52 TN $8,000.00 $416,000 Metal deck with concrete topping - roof 10,341 SF $19.00 $196,479 Supplemetal wall anchorage connections, holdowns wit threaded rods set in adhesive connecting the walls to roof framing, @ 4' o.c. 96 EA $300.00 $28,800 Trellis
Wood trellis 4,111 SF $80.00 $328,880
New post and footing for trellis 16 EA $1,590.00 $25,440 Building Expansion
Slab on grade
Reinforced concrete slab on grade, 5" thick 5,750 SF $14.00 $80,500 Suspended floors and Roofs
Structural steel framing (12 lb/sf) 67 TN $8,000.00 $536,000 Metal deck with concrete fill - floor 6,042 SF $19.00 $114,798 Metal deck with concrete fill - roof 6,166 SF $19.00 $117,154 Miscellaneous
Miscellaneous metal, framing backing, equipment support framing 11,500 SF $3.00 $34,500 Seismic joint 200 LF $200.00 $40,000
Sub-Total: 3 Floor & Roof Structures 45,000 SF $30.58 $1,376,135 4 Exterior Cladding
Work to Existing Building
Plaza deck
Metal studs framing, sheathing, waterproofing, insulation 3,066 SF $30.00 $91,980 Cement plaster, painted 3,066 SF $30.00 $91,980
Gypsum board lining to interior phase 3,066 SF $5.50 $16,863 Aluminum glazed window and storefronts (20% of wall area) 613 SF $130.00 $79,690 Patch and repaint existing exterior walls 14,730 SF $5.00 $73,650 Windows - Existing to remain No work anticipated

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
Building Expansion
Wall framing, furring and insulation
Metal studs framing, sheathing, waterproofing, insulation 8,331 SF $30.00 $249,930 Exterior finishes
Metal panel or wood panel, cement plaster 8,331 SF $55.00 $458,205 Interior finish to exterior walls
Gypsum board lining 8,331 SF $5.50 $45,821
Windows, glazing and louvers
Aluminum glazed window and storefronts (30% of wall area) 3,571 SF $130.00 $464,230 Fascias, bands, screens and trim
Miscellaneous architectural features, window canopy, trims 11,500 SF $5.00 $57,500 Exterior doors, frames and hardware
Exterior storefront entry doors, metal doors 1 LS $20,000.00 $20,000 Sub-Total: 4 Exterior Cladding 45,000 SF $36.66 $1,649,849 5 Roofing and Waterproofing
Existing Plaza Deck and Roof
New waterproofing membrane at deck - outside footprint of new roof 4,789 SF $12.50 $59,863 New rigid insulation at deck -outside footprint of new roof 4,789 SF $5.50 $26,340 Concrete pavers 4,789 SF $25.00 $119,725
Single-ply roofing membrane, with cover board and rigid insulation 10,341 SF $25.00 $258,525 Miscellaneous flashing and sheet metal 10,341 SF $5.00 $51,705 Building Expansion
Waterproofing
Waterproofing - stair and elevator landing 292 SF $13.00 $3,796 Elevator pit 1 EA $1,800.00 $1,800
Roofing
Single-ply roofing membrane, with cover board and rigid insulation 6,166 SF $25.00 $154,150 Roofing upstands and sheetmetal
Miscellaneous flashing and sheet metal 6,166 SF $5.00 $30,830 Deck
Hard surface finish to elevator/stair landing 292 SF $35.00 $10,220 Caulking and sealants 11,500 SF $1.50 $17,250
Sub-Total: 5 Roofing and Waterproofing 45,000 SF $16.32 $734,203 Total - A) Shell (1-5) 45,000 SF $109.11 $4,910,085