Item11_3004_FCNA_9-25-23 — Grover Beach City Council, September 25, 2023

Agenda Item No. 11
In in

CITY COUNCIL STAFF REPORT
TO: Honorable Mayor and City Council DATE: September 25, 2023 FROM: Matthew Bronson, City Manager
PREPARED BY: Erin Wiggin, CIP Manager
Kristin Eriksson, Assistant City Manager
SUBJECT: Facilities Condition and Needs Assessment (CIP 3004) Update

RECOMMENDATION
Receive information about the Facilities Condition and Needs Assessment and provide input and direction to staff.

BACKGROUND
Given the steady escalation of maintenance needs and costs for the City’s aging facilities and growth in City staffing and equipment, the City Council in June 2022 provided direction to staff to proceed with a Facilities Condition and Needs Assessment (FCNA). The FCNA included City Hall, the Emergency Operations Center (EOC), the Police Department, the Ramona Garden Park Center and the Community Center. The Fire Station and the Public Works Corporation Yard were not included in this study as the Five Cities Fire Authority (FCFA) has conducted their own study with the City undertaking maintenance and repair work and renovation of the Corporation Yard is already included in the City’s five-year Capital Improvement Program (CIP).

In December 2022, Council awarded the FCNA to Roesling Nakamura Terada (RNT) Architects.

The project phases included in-depth site inspections and gathering input from departments, analyzing the data, and providing recommendations to the City. The FCNA provides a detailed analysis of City facilities and provides the City with an understanding of how well the facilities can meet current and future needs of the organization while continuing to provide responsive services to the public. The findings and recommendations from this analysis will be utilized in developing and prioritizing capital improvements and maintenance projects and allocating budgets for rehabilitation, reconstruction, or construction of new facilities. The goals of this effort are to maximize customer service (both internal and external), increase the efficiency of service delivery, identify workspace requirements for City staff, and ensure the security and safety of the staff.

Overall Findings
RNT started the process with the Facility Condition Assessment (FCA) as shown in Attachment

1. A summary of the overall findings is shown below:

City Hall: The building is over 65 years old and deficiencies include damaged walls; necessary roof, mechanical, electrical and plumbing (MEP) repairs; and needed ADA upgrades. The building in its current state does not meet applicable building codes. Any renovation or change in occupancy type requiring a permit process is expected to trigger upgrades in building structure, envelope, accessibility features and mechanical systems. The estimated cost of repairs for Staff Report: Facility Condition and Needs Assessment (CIP 3004) Update Page 2 September 25, 2023
deferred maintenance and ADA upgrades is approximately $1.7 million. In addition to these repairs, there is not enough space for all City Hall staff and there is insufficient parking.

Police Department: The building is over 40 years old and deficiencies include necessary roof repairs, MEP repairs and ADA upgrades. In its current state the building does not meet applicable building codes. Any renovation or change in occupancy type requiring a permit process is expected to trigger upgrades in building structure, envelope, accessibility features and mechanical systems as well as more stringent requirements in accordance with the Essential Services Buildings Seismic Safety Act (ESBSSA). The estimated cost of repairs for deferred maintenance and ADA upgrades is approximately $1.6 million. In addition to these repairs, there is not enough space for the Police Department staff and there is insufficient parking.

Emergency Operations Center (EOC): The EOC is a relatively new building (approximately 20 years old), however it is connected to two older structures (City Hall and the Police Department).

Any renovation or change in occupancy type requiring a permit process is expected to trigger some upgrades in building structure, envelope, and accessibility features. The estimated cost of repairs for deferred maintenance and ADA upgrades is approximately $300,000.

Ramona Garden Park Center: The building is approximately 30 years old and in its current state does not meet some applicable codes. Any change to the building envelope is expected to trigger a seismic review and selected upgrades in building structure, envelope, accessibility features and mechanical systems. While there have been recent improvements to the building, the estimated cost of repairs for deferred maintenance and ADA upgrades is approximately $600,000.

Community Center (Trouville): The exact age of the building is unknown since the structure consists of two modular units purchased and relocated to the existing site, but the building has been in its current location for over 40 years. The building in its current state does not meet applicable building codes and there is a significant number of repairs needed. Any renovation or change in occupancy type requiring a permit process is expected to trigger upgrades in building structure, envelope, accessibility features and mechanical systems. The estimated cost of repairs for deferred maintenance and ADA upgrades is approximately $1.9 million.

The findings from the FCNA were used to compute a Facility Condition Index (FCI). FCI is an industry standard asset management tool which measures the constructed asset’s condition at a specific point in time. FCI is obtained by aggregating the total cost of outstanding repairs (identified in the FCA) at a building compared to the current replacement value of the building components (excluding land value). The lower the value of the FCI, the better the condition of the building. In addition to computing an FCI, RNT analyzed each building for expansion potential and reuse potential. A summary of the findings including the cost for repairs, the cost to replace the building at the current size, and the cost to replace the building with a larger facility within the current City Hall and Police Department footprint is shown on the following page:

Staff Report: Facility Condition and Needs Assessment (CIP 3004) Update Page 3 September 25, 2023
FCI: Green lower than 0.33, Yellow is between 0.33 and 0.66, Red greater than 0.66.

Expansion Potential: Green – expansion is feasible both laterally and vertically, Yellow – vertical expansion only, Red -no expansion potential.

Reuse Potential: Green – low FCI and construction type supports changes, Yellow – Construction type supports limited changes, Red – High FCI and construction type does not support changes.

The table above indicates a total of $6M of deferred maintenance needs, as well as necessary repairs and ADA upgrades. Overall, the EOC and Ramona Center are in fairly good condition, however the expansion potential is limited. While the Police Department is in need of repair, the structural integrity of the building is in good condition and the building could be repurposed.

However, City Hall requires a number of repairs with no expansion potential and limited reuse potential. The Trouville Community Center includes about $1.9M worth of repairs and the facility is at the end of its design life.

Needs Assessment
The latter part of the consultant’s analysis included the needs assessment specifically related to future needs. This analysis is important to adequately size the buildings to meet projected future needs without drastically oversizing facilities. This is critical as larger buildings incur higher operations and maintenance costs. Part of this research included an evaluation of other community centers and Police Departments within the county. The existing City Hall does not currently have the capacity to house all City staff and various departments within City Hall have outgrown their space. Similarly, the Police Department has outgrown their space and has a significant issue with a lack of storage. A summary of each facility is listed below:

City Hall: In addition to the repairs previously listed, City Hall staff has outgrown the facility. 25 staff members currently work in City Hall and three Community Services staff members work at the Community Center. The future needs based on projected growth and housing all City staff in the facility is approximately 6,850 square feet plus 53 parking spaces, approximately 2,000 square feet larger than the existing facility.

Police Department: In addition to the repairs previously listed, the Police Department has outgrown the facility. 15 staff members per shift work at the Police Department. The projected occupancy based on a separate Police Department study indicated that 23 staff per shift will Staff Report: Facility Condition and Needs Assessment (CIP 3004) Update Page 4 September 25, 2023
eventually be required. This equates to a new facility of approximately 8,500 square feet, nearly 3,000 square feet larger than the current facility, plus 39 parking spaces. However, storage needs for both interior and exterior storage are substantial, and a 10,000 square foot facility is likely a more realistic need. Attachment 2 shows Police Department facilities in the area and ranks these based on a square foot per resident. Of the six facilities shown, the City is currently the third smallest based on a square foot per resident.

EOC: The EOC is appropriately sized but repairs are needed, as previously listed.

Ramona Garden Park Center: The repairs have been previously listed and no significant modifications to the building are anticipated even if it would have to be updated to meet ESBSSA standards.

Community Center: As previously indicated, the building has reached the end of its design life.

No significant modifications to the building are being recommended. Attachment 3 ranks community centers in our area and ranks these based on a square foot per resident. The City has the second to lowest Community Center space based on a square foot per resident. It should be noted that the Morro Bay and Oceano facilities are considered more regional facilities in their use.

Options
In addition to the analysis, the consultant has prepared options for the city to review and use as a planning tool. Given the limited real estate options within City limits, this work generally focused on repurposing City owned properties or facilities. The consultant prepared a cost estimate to build new facilities and the cost includes an estimate for land acquisition as shown below in the table with a total replacement cost of $32M if all five City facilities listed below were constructed as new facilities:

Assessment
Area
City Hall Police
Department
EOC Community
Center
Ramona
Cost $7.5M $10.2M $4.3M $7.4M $2.9M*
*Excludes costs for land acquisition
However, staff has worked with the consultant to identify the following four options that are more applicable to the City’s facilities needs:

Option 1—Partial Reuse $15.3M
Option 1 involves renovating the Police Department and the EOC for City Hall and building a new two-story Police Department at the current City Hall site. With this option, the City would need to negotiate easements for parking. This includes continuing to store police vehicles at an offsite location and relocating the EOC to Ramona Center despite concerns with locating an EOC at a facility open to the public. This relocation would require facility upgrades including technological upgrades, the installation of a generator, and reconfiguring the facility for storage for EOC equipment. In addition, Ramona Center is identified as a temporary evacuation center and ride pick up location so the City would need to find an alternative location. Also, while an EOC does not need to be adjacent to a Police Department, there is an advantage to being collocated with 24-hour communication and emergency response facilities.

Option 2—Reconstruct Facilities at Same Site $16.7M
Option 2 involves reconstructing City Hall and the Police Department at the current site but to construct these facilities to front South 8th Street. Parking could be along the street and adjacent Staff Report: Facility Condition and Needs Assessment (CIP 3004) Update Page 5 September 25, 2023
to the facilities as shown. This option still includes relocating the EOC to Ramona Center despite the challenges noted above and continuing to store police vehicles at an offsite location.

Option 3—Reconstruct Facilities at Same Site with EOC $23.8M Option 3 is shown as an option that could be feasible on the existing City Hall and PD site. This option includes subterranean parking, or a parking garage, and shows City Hall, the EOC and the Police Department as fronting South 8th Street. While underground parking is not ideal, this could be a possibility.

Option 4—Reconstruct Facilities and Police Department to Community Center Site $27.5M Option 4 considers demolishing the Community Center and constructing a new Police Department facility at that site. The Police Department would still require offsite storage, however, there may be an opportunity for property acquisition adjacent to the Community Center. With this option, the existing City Hall and Police Department site would be reconstructed to house the City Hall and the EOC. Staff would note that this option would mean the loss of the Community Center unless another property was found for a new Community Center.

A summary of the options for City Hall and Police Department (PD) facilities is listed below:

Option Cost Notes
Option 1 Partial Reuse $15.3M • Renovate existing PD and EOC • Construct new PD at City Hall site
• Consider easement or property acquisition for parking • Renovate Ramona for EOC
Option 2 Reconstruct
Facilities at Same Site
$16.7M • Renovate Ramona for EOC
• Offsite storage for PD vehicles
Option 3 Reconstruct
Facilities at Same Site
with EOC
$23.8M • EOC, City Hall and PD are at the same location • Includes a parking garage
• Sizing of the facilities is limited
Option 4 Reconstruct
Facilities and Relocate
PD to the Community
Center Site
$27.5M • Consider property acquisition adjacent to the
community center for PD vehicle storage and a larger
facility
• Ramona would be the only Community Center

FISCAL IMPACT
There is no fiscal impact of this report. Staff would note that currently there is not a funding plan developed to implement the options identified in the FCNA. Staff will continue to engage the Council in determining such funding and apply Council direction towards future CIP planning.

ALTERNATIVES
The Council has the following alternatives to consider:

1. Receive information about the Facilities Conditions and Needs Assessment and provide input and direction to staff; or

2. Provide staff with alternative direction

PUBLIC NOTIFICATION
Staff Report: Facility Condition and Needs Assessment (CIP 3004) Update Page 6 September 25, 2023
The agenda was posted in accordance with the Brown Act.

Attachments

1. Facilities Conditions Assessment

2. Police Department Comparison

3. Community Center Comparison

4. Option 1

5. Option 2

6. Option 3

7. Option 4
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Facility Assessment
Date & Time: January 05, 2023, 10:00AM to 3:30PM PST
Project: Facility Condition and Needs Assessment, Grover Beach, CA Subject: Field Review – Site Walk
Project Number: CIP3004 (RNT Project 22.978)
Location: Grover Beach, CA 93433
Those Present: RAY, GREGORY (partially) | Grover Beach, Public Works WIGGIN, ERIN | Grover Beach, Public Works
MUNOZ-MORRIS | Grover Beach, Public Works
SHOEBRIDGE, IAN | Ashley Vance
STIER, RYAN | Ashley Vance
ALLWINE, KATHLEEN | Ashley Vance
STARRETT, BRIAN | 3C Engineering
STANGER, DENVER | 3C Engineering
O’CONNELL-MACKAY, NATASCHA | 3C Engineering
MALAN, COBUS | Jacobus & Yuang
THOMA, JEFF | Thoma Electric
PREHEIM, ROGER | Thoma Electric
VANABLE, SAMUEL | Earth Systems
DOWN, ROBERT | Earth Systems
DJABBARI, NEEKA | RNT Architects
ODBERG, ETHAN | RNT Architects
KILLING, ANSGAR | RNT Architects
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Table of Content
Table of Content.......................................................................................................................2

1. Introduction........................................................................................................................4

1.1. Project Scope ........................................................................................................... 4

1.2. Project Schedule...................................................................................................... 5

2. Architecture.......................................................................................................................6

2.1. Applicable Codes.................................................................................................... 6

2.2. Existing Conditions.................................................................................................... 6

2.3. Observed Deficiencies ............................................................................................ 6

2.4. Assumed Conditions Based on Known / Assumed Age........................................ 7

2.5. Expansion Potential.................................................................................................. 7

2.6. Post-Field Review Request for Information ............................................................. 9

3. Civil Engineering ..............................................................................................................10

3.1. Applicable Codes...................................................................................................10

3.2. Existing Conditions...................................................................................................10

3.3. Observed Deficiencies ...........................................................................................10

3.4. Assumed Conditions Based on Known / Assumed Age.......................................11

3.5. Expansion Potential.................................................................................................11

3.6. Post-Field Review Request for Information ............................................................12

4. Structural Engineering .....................................................................................................13

4.1. Applicable Codes...................................................................................................13

4.2. Existing Conditions...................................................................................................13

4.3. Observed Deficiencies ...........................................................................................16

4.4. Assumed Conditions Based on Known / Assumed Age.......................................16

4.5. Expansion Potential.................................................................................................17

4.6. Post-Field Review Request for Information ............................................................18

5. Mechanical Engineering.................................................................................................20

5.1. Applicable Codes...................................................................................................20

5.2. Existing Conditions...................................................................................................20

5.3. Observed Deficiencies ...........................................................................................23

5.4. Assumed Conditions Based on Known / Assumed Age.......................................25

5.5. Expansion Potential.................................................................................................25 R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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5.6. Post-Field Review Request for Information ............................................................26

6. Electrical Engineering......................................................................................................27

6.1. Applicable Codes...................................................................................................27

6.2. Existing Conditions...................................................................................................27

6.3. Observed Deficiencies ...........................................................................................31

6.4. Assumed Conditions Based on Known / Assumed Age.......................................32

6.5. Expansion Potential.................................................................................................32

6.6. Post-Field Review Request for Information............................................................33

7. Plumbing Engineering .....................................................................................................34

7.1. Applicable Codes...................................................................................................34

7.2. Existing Conditions...................................................................................................34

7.3. Observed Deficiencies ...........................................................................................35

7.4. Assumed Conditions Based on Known / Assumed Age.......................................35

7.5. Expansion Potential.................................................................................................35

7.6. Post-Field Review Request for Information ............................................................35

8. Fire Protection Engineering (in progress) .......................................................................37

8.1. Applicable Codes...................................................................................................37

8.2. Existing Conditions...................................................................................................37

8.3. Observed Deficiencies ...........................................................................................37

8.4. Assumed Conditions Based on Known / Assumed Age.......................................37

8.5. Expansion Potential.................................................................................................38

8.6. Post-Field Review Request for Information ............................................................38

9. Geotechnical Engineering (in progress)........................................................................39

9.1. Applicable Codes...................................................................................................39

9.2. Existing Soil Conditions ............................................................................................39

9.3. Post-Field Review Request for Information ............................................................39 R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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1. Introduction

1.1. Project Scope

1.1.1. Facilities – This report covers four City of Grover Beach buildings. The initial version of this report will serve as a Facility Condition Assessment (FCA). Later iterations will include the calculation of the Facility Condition Index (FCI) for the existing buildings, and ultimately a programmatic needs assessment for these facilities. In detail:

1.1.1.1. City Hall – located at 154 S. 8th Street, the 3,600 SF building was originally built in the 1960ies as a water company building. In 1980, the building was extended to the West by 1,140 SF, and in 2000 finally connected to the adjacent Police Department building. Per CBC Chapter 3, the building’s predominant occupancy type is B - Civic Administration.

1.1.1.2. Police Station – located at 711 Rockaway, the 5,200 SF building was originally built in 1980, and in 2000 connected to the adjacent City Hall building. Per CBC Chapter 3, the building’s predominant occupancy type is B - Civic Administration.

1.1.1.3. Ramona Garden Park Center – located at 993 Ramona Ave, the 2,856 SF building was built in 1992. Per CBC Chapter 3, the building’s predominant occupancy type is A-3 – Community Hall.

1.1.1.4. Trouville Community Center – located at 1230 Trouville Ave, the 5,870 SF appears to consist of two modular units including an undated North-facing extension, and 1998 built West-facing 470 SF extension. Per CBC Chapter 3, the building’s predominant occupancy type is A-3 – Community Hall and E – Day Care Facility.

1.1.2. Facility Condition Assessment

1.1.2.1. Methodology – For the initial FCA, the city provided a set of as-built drawings on 12/13/2022. A detailed list of provided drawings is included under section 1.1.2.2. on 01/05/2023, City Representatives and the assessment team conducted site visits at each facility for visual inspection of building components. The City provided access to rooms, mechanical and electrical closets, roof mounted units, as well as crawl and attic spaces to the extent possible. No destructive / demolition exploration was used at this initial site walk.

1.1.2.2. List of as-built Drawings – On 12/13/2022, the city provided the following as built drawings for the buildings listed under 1.1.1:

1.1.2.2.1. “Water Company Building.pdf”, dated 1960, 6 sheets

1.1.2.2.2. “Grover City PD.pdf”, dated 02/19/1980, 40 sheets

1.1.2.2.3. “Grover City EOC Add.pdf” dated 02/17/2000, 30 sheets

1.1.2.2.4. “As Builts Ramona.pdf”, dated 08/20/1992, 30 sheets

1.1.2.2.5. “As Builts Trouville C. Center, dated 04/15/1998, 6 sheets.

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1.1.3. Facility Condition Index – (not part of FCA Draft submitted 1/2023)

1.1.3.1. Methodology

1.1.3.2. Reference

1.1.4. Facility Needs Assessment – (not part of FCA Draft submitted 1/2023)

1.1.4.1. Methodology

1.1.4.2. References

1.1.5. Recommendations – (not part of FCA Draft submitted 1/2023)

1.2. Project Schedule
Figure 1.2 – Project Schedule
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2. Architecture

2.1. Applicable Codes

2.1.1. International Building Code (IBC)

2.1.2. California Building Code (CBC)

2.2. Existing Conditions

2.2.1. City Hall – The building interior and exterior finishes are in condition that appears consistent with its age. Program and layout of selected areas were altered by building expansions, layout and circulation changes. Based on architectural assessment, the building appears to not meet all current code and/or functional requirements for its intended occupancy type B.

2.2.2. Police Station - The building interior and exterior finishes are in condition that appears consistent with its age. Program and layout of selected areas were altered by building expansions (EOC) layout and circulation changes. Based on architectural assessment, the building appears to not meet all current code and/or functional requirements for its intended occupancy type B.

2.2.3. Ramona Garden Park Center – The building interior and exterior finishes are in good condition based on its age. Based on architectural assessment, the building appears to meet overall current code and functional requirements for its intended occupancy typeA-3

2.2.4. Trouville Community Center - The building interior and exterior finishes are in fair condition based on its age. Selected areas were recently remodeled due to kitchen fire. Based on architectural assessment, the building appears to meet overall current code and/or functional requirements for its intended occupancy type A-3, with some deficiencies pertaining to occupancy type E – Day Care.

2.3. Observed Deficiencies

2.3.1. City Hall

2.3.1.1. Exterior Envelope - Waterproofing and insulative deficiencies in Concrete Masonry Unit (CMU) walls and ceiling/roof (see appendix)

2.3.1.2. Interior Dividers – Sound insulation deficiencies in connections to envelope and suspended ceiling,

2.3.1.3. Circulation – inefficient layout, redundant and/or narrow hallways, staff and public entrance separated

2.3.1.4. Program – individual workplace inequality (size, lighting), apparent lack of document storage.

2.3.1.5. ADA Compliance – selected workplaces don’t meet required clearances.

2.3.2. Police Station and EOC

2.3.2.1. Exterior Envelope - Waterproofing and insulative deficiencies in Concrete Masonry Unit (CMU) walls and ceiling/roof (see appendix)
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2.3.2.2. Interior Partitions – Sound insulation deficiencies in connections to envelope and suspended ceiling,

2.3.2.3. Circulation – inefficient layout, narrow hallways, safety concerns (minimal landing space for roof access in proximity to staircase, clearance on staircase to basement),

2.3.2.4. Program – individual workplace inequality, apparent lack of interior/secure storage for equipment and personal gear, resulting in outdoor storage with reduced security.

2.3.2.5. Energy Efficiency – increased energy consumption for artificial lighting and thermal conditioning,

2.3.2.6. ADA Compliance – selected workplaces don’t meet required clearances.

2.3.3. Ramona Garden Park Center

2.3.3.1. Ceiling insulation rests on acoustic ceiling.

2.3.3.2. Minimal observed architecture-specific deficient conditions.

2.3.4. Trouville Community Center

2.3.4.1. Ceiling insulation rests on acoustic ceiling tiles. (See appendix)

2.4. Assumed Conditions Based on Known / Assumed Age

2.4.1. City Hall

2.4.1.1. Energy Efficiency – increased energy consumption for artificial lighting and thermal conditioning,

2.4.2. Police Station

2.4.2.1. Envelope - exterior walls assumed to have no insulation behind drywall on exterior walls, ceiling insulation assumed to rest on suspended ceiling / acoustic ceiling tiles.

2.4.2.2. Energy Efficiency – increased energy consumption for artificial lighting and thermal conditioning,

2.4.2.3. Lack of sufficient parking space for public, staff and police vehicles,

2.4.3. Ramona Garden Park Center

2.4.3.1. Roofing material is reaching the end of its lifespan

2.4.4. Trouville Community Center

2.4.4.1. Insufficient insulation of exterior envelope and crawls space.

2.4.4.2. If not remodeled recently,

2.5. Expansion Potential

2.5.1. City Hall

2.5.1.1. Horizontal Expansion - Pending geotechnical review of the perimeter area, a horizontal expansion is possible but would trigger:

2.5.1.1.1. Code compliance upgrades to the existing building, in particular CBC title 24 upgrades to the envelope

2.5.1.1.2. Partial building envelope demolition and expansion,

2.5.1.1.3. Interior layout and circulation revisions.

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2.5.1.2. Vertical Expansion - Pending structural and geotechnical review, a vertical expansion is possible but would trigger:

2.5.1.2.1. Structural retrofit measurement in the existing building,

2.5.1.2.2. Code compliance upgrades to the existing building,

2.5.1.2.3. Substantial building envelope demolition and expansion,

2.5.1.2.4. Interior layout and circulation revisions.

2.5.1.3. Optimization within Existing Footprint – The interior layout appears to offer potential to reduce redundant circulation and sort/align interior partitions for better interior efficiency.

2.5.2. Police Station

2.5.2.1. Horizontal Expansion - Pending geotechnical review of the perimeter area, a horizontal expansion is possible but would trigger:

2.5.2.1.1. Repurposing adjacent site areas, in particular public and PD parking that is already considered insufficient,

2.5.2.1.2. Code compliance upgrades to the existing building, in particular CBC title 24 upgrades to the envelope.

2.5.2.1.3. Partial building envelope demolition and expansion,

2.5.2.1.4. Interior layout and circulation revisions.

2.5.2.2. Vertical Expansion - Pending structural and geotechnical review, a vertical expansion is possible but would trigger:

2.5.2.2.1. Structural retrofit measurement in the existing building,

2.5.2.2.2. Code compliance upgrades to the existing building,

2.5.2.2.3. Substantial building envelope demolition and expansion,

2.5.2.2.4. Interior layout and circulation revisions.

2.5.2.3. Optimization within Existing Footprint – The existing layout and circulation does not appear to offer optimization potential.

2.5.3. Ramona Garden Park Center

2.5.3.1. Horizontal Expansion - Pending geotechnical review of the perimeter area, a horizontal expansion is possible but would trigger:

2.5.3.1.1. Repurposing adjacent site areas (parking, land- and hardscaping of Ramona Garden Park),

2.5.3.1.2. Code compliance upgrades to the existing building,

2.5.3.1.3. Partial envelope demolition and expansion,

2.5.3.1.4. interior layout and circulation revisions.

2.5.3.2. Vertical Expansion - Pending structural and geotechnical review, a vertical expansion is possible but is not recommended due to significant changes in the overall architectural appearance and extensive cost of altering the existing roof.

2.5.3.3. Optimization within Existing Footprint – The existing layout appears to have a reasonable ratio of circulation to functional floor area.

2.5.4. Trouville Community Center

2.5.4.1. Horizontal Expansion - Pending geotechnical review of the perimeter area, a horizontal expansion is possible but would trigger R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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extensive changes and upgrades that don’t appear to be cost effective, in particular:

2.5.4.1.1. Repurposing adjacent site areas (particularly hardscape and parking),

2.5.4.1.2. Code compliance upgrades to the existing building,

2.5.4.1.3. Partial envelope demolition and expansion,

2.5.4.1.4. interior layout and circulation revisions.

2.5.4.2. Vertical Expansion - Pending structural and geotechnical review, a vertical expansion is theoretically possible but does not appear practical due to extensive cost for upgrades and temporary measurements.

2.5.4.3. Optimization within Existing Footprint – The existing layout appears to have a reasonable ratio of circulation to functional floor area.

2.6. Post-Field Review Request for Information

2.6.1. City Hall

2.6.1.1. Could the City please provide a short summary of recent repair / remodel activities at this facility?

2.6.1.2. Did the City conduct a hazardous materials analysis?

2.6.2. Police Station

2.6.2.1. Could the City please provide a short summary of recent repair / remodel activities at this facility?

2.6.2.2. Did the City conduct a hazardous materials analysis?

2.6.3. Ramona Garden Park Center

2.6.3.1. Could the City please provide a short summary of recent repair / remodel activities at this facility?

2.6.3.2. Did the City conduct a hazardous materials analysis?

2.6.4. Trouville Community Center

2.6.4.1. Could the City please provide a short summary of recent repair / remodel activities at this facility?

2.6.4.2. Did the City conduct a hazardous materials analysis? R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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3. Civil Engineering

3.1. Applicable Codes

3.1.1. California Building Code (CBC)

3.1.2. Americans with Disabilities Act

3.1.3. Post Construction Stormwater Requirements for Projects on the Central Coast

3.2. Existing Conditions

3.2.1. City Hall

3.2.1.1. City Hall is located at the northwest corner of Rockaway Avenue and South 8th Street. The building has parking lots on the north and south side. The site contains walkways and landscaping. The site drains to the public right of way via sheet flow.

3.2.2. Police Station

3.2.2.1. The Police Station is located right next to City Hall and shares flatwork and a parking lot. There is another parking lot west of the station that is closed to the public but services the station.

3.2.3. Ramona Garden Park Center

3.2.3.1. Ramona Garden Park is located along Ramona Avenue and North 10th street on approximately a one-acre lot. The Ramona frontage consists of a bus stop with parking stalls for 5 city buses. The North 10th Street frontage consists of perpendicular parking stalls that service the park and community center. The park includes walkways, patio areas, picnic benches, a barbeque area, a water fountain, and a play field. The site drains to the public right of way or to landscaped areas.

3.2.4. Trouville Community Center

3.2.4.1. The Trouville Community Center is located at the southeast corner of the intersection of Trouville Avenue and 12th Street. The building is surrounded by a parking lot and there is limited landscaping. There are ADA ramps that lead to the main entrance to the building. The roof drains all have splash blocks beneath them and the site slopes away from the building.

3.3. Observed Deficiencies

3.3.1. City Hall

3.3.1.1. The frontage improvements along Rockaway and South 8th appear to be in like-new condition. The pavement in the parking areas is in good condition and there are no apparent drainage issues.

3.3.2. Police Station

3.3.2.1. The driveway entrance to the western parking lot is older than the adjacent sidewalk. The western parking lot asphalt is cracked and has several low spots that appear to be due to failures in the pavement subbase. There appears to be cracking in the concrete on the walkway to the main front door.

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3.3.3. Ramona Garden Park Center

3.3.3.1. The concrete flatwork throughout the site appears to be in decent condition, with minor cracking consistent with wear and tear. ADA needs for the site have not been assessed at this time. A site survey would be required to determine the extent of repair required for ADA upgrades. Curb ramps do not appear to meet the current ADA code.

3.3.4. Trouville Community Center

3.3.4.1. The asphalt in the parking lot appears in good shape although there appears to be minor puddling in the ADA stalls, and at the base of the stairs and ADA ramp. There is no curb ramp located at the corner of Trouville and 12th Street. The driveway pans are cracked and there is lifting of the concrete curb and gutter around the site.

3.4. Assumed Conditions Based on Known / Assumed Age

3.4.1. City Hall

3.4.1.1. Any site expansion or repair should take into consideration current ADA regulations.

3.4.2. Police Station

3.4.2.1. Any site expansion or repair should take into consideration current ADA regulations.

3.4.3. Ramona Garden Park Center

3.4.3.1. Any site expansion or repair should take into consideration current ADA regulations.

3.4.4. Trouville Community Center

3.4.4.1. Any site expansion or repair should take into consideration current ADA regulations.

3.5. Expansion Potential

3.5.1. City Hall: Any expansion of the building footprint would reduce onsite parking. The additional impervious area may trigger Post Construction Stormwater Requirements.

3.5.2. Police Station: Any expansion of the building footprint would reduce onsite parking. The additional impervious area may trigger Post Construction Stormwater Requirements.

3.5.3. Ramona Garden Park Center: The site has space to expand. New impervious surface added to the site may trigger Post Construction Stormwater requirements. BMP locations should be considered when starting the site layout/design. The site is big enough that if a large development plan was implemented, a SWPPP could be required.

3.5.4. Trouville Community Center: Any expansion of the building footprint would reduce onsite parking. The site is mostly impervious. Any redevelopment would trigger Post Construction Stormwater Requirements. A redevelopment R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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credit could be applied to reduce retention volumes, if required. BMP locations should be considered in the site design.

3.6. Post-Field Review Request for Information

3.6.1. City Hall

3.6.1.1. The condition of the sanitary lateral, onsite storm drains, and water services are unknow. If there are utility issues onsite further investigation would be required.

3.6.2. Police Station

3.6.2.1. The condition of the sanitary lateral, onsite storm drains, and water services are unknow. If there are utility issues onsite further investigation would be required.

3.6.3. Ramona Garden Park Center

3.6.3.1. The condition of the sanitary lateral, onsite storm drains, and water services are unknow. If there are utility issues onsite further investigation would be required.

3.6.4. Trouville Community Center

3.6.4.1. N /A
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4. Structural Engineering

4.1. Applicable Codes

4.1.1. 2022 California Building Code (CBC)

4.1.2. ASCE 7-16: Minimum Design Loads for Buildings and Other Structures

4.1.3. ASCE 41-17: Seismic Evaluation and Retrofit of Existing Buildings

4.2. Existing Conditions

4.2.1. City Hall

4.2.1.1. Building History & Description
Assumed to be originally constructed in the 1950’s-1960’s, the approximately 3,600 sq.ft. Grover Beach City Hall is a single-story building with exterior masonry walls, a wood-framed roof, and slab on grade foundation. In 1980, an 1,140 sq.ft. addition to and remodel of the existing structure consisted of a new lobby, additional office space and lounge. New walls and framing matched original construction with exterior masonry walls, a stickframed roof, and slab-on-grade floor

4.2.1.2. Vertical Load-Resisting Elements
The existing low-slope roof structure consists primarily of 2x12 roof rafters spaced at 12” o.c. throughout the structure. Roof joists are supported by a combination of interior wood-framed walls exterior, 8” masonry walls.

4.2.1.3. Lateral Load-Resisting Elements
The existing lateral system for the original structure as well as the addition & remodel performed in 1980 is consists of exterior 8” reinforced masonry shear walls with #5 @ 24” o.c. vertical reinforcement and #3 @ 16” o.c. horizontal reinforcement. All interior wood-framed walls are assumed to be provided for vertical bearing support only.

4.2.1.4. Foundation System
All foundations for both the original are conventional, shallow strip footings with a 5” thick, reinforced with wire mesh, slab-on-grade floor.

4.2.2. Police Station

4.2.2.1. Building History & Description
Originally constructed in 1980, the Grover Beach Police Department is an approximately 3,600 sq.ft. single-story building with a 1,400 sq.ft. basement. The structure consists of concrete retaining walls at the basement level, an elevated structural concrete slab above the basement, exterior masonry walls and a wood-framed roof (low concrete roof above the holding cells). All foundations are conventional continuous footings with a slab-ongrade floor. In 2000, the police station and City Hall were R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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connected with an expansion which included an approximately 1,500 sq.ft. Emergency Operations Center (EOC), 530 sq.ft. dedicated to storage & equipment, and a 210 sq.ft. conference room. The expansion completed in 2000 consisted of wood-framed studs walls, open-web wood Trusjoists at the Emergency Operations Center, and a stick-framed roof for the remainder of the addition.

While the EOC addition appears to be designed as structurally independent, there are no seismic gaps at the interfaces between the existing City Hall and/or the Police Station and therefore, appear to not be seismically separated to accommodate
differential movement.

4.2.2.2. Vertical Load-Resisting Elements
The existing low-slope roof consists of 2x12 rafters at 24” o.c. supported by two interior bearing lines and 8” exterior masonry walls. The interior bearing lines consist of W10x19 steel beams and 3” diameter pipe columns. The low concrete roof slab above the holding cells is supported by 8” interior masonry walls. A 10” thick structural slab with #7 @ 12” o.c. clear spans between 8” exterior concrete retaining walls to support the floor above the basement.

The EOC expansion roof framing consists of 18” deep open-web wood Trusjoists @ 24” o.c. located above the Emergency
Operations Center. Roof joists are supported by exterior woodframed bearing wall).

4.2.2.3. Lateral Load-Resisting Elements
The existing lateral system for the Grover Beach Police Department is assumed to consist solely of 8” exterior masonry shearwalls. All interior walls are assumed to be non-structural per as-built drawings prepared by John D Oeltman Structural Engineers, dated February 19, 1980. The existing lateral system for the Emergency Operations Center expansion in 2000 consists of conventional wood-framed plywood shear walls.

4.2.2.4. Foundation System
The foundation system consists primarily of conventional, shallow strip footings with a slab-on-grade floor and isolated pad footings.

The basement consists of 8” thick concrete retaining walls with shallow foundations and a slab-on-grade floor. All foundations for the EOC expansion completed in 2000 are conventional, shallow strip footings with a slab-on-grade floor.

4.2.3. Ramona Garden Park Center

4.2.3.1. Building History & Description
Constructed in 1982, the Ramona Garden Park Center is a 2,856 sq.ft. single-story building consisting of conventional Type V wood- R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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framed construction. The existing structure consists of prefabricated wood roof trusses (vaulted, scissor trusses over the Community Room), conventional plywood shearwalls and a slab-on-grade foundation.

4.2.3.2. Vertical Load-Resisting Elements
The roof framing consists of primarily of prefabricated wood roof trusses @ 24” o.c. with 2x12 roof rafters at 16” o.c. where the flat roof area occurs over the Kitchen. Trusses span between exterior wood-framed 2x4 bearing walls with a single interior bearing wall located between the Kitchen & Storage. All other interior woodframed walls are assumed to be non-structural.

4.2.3.3. Lateral Load-Resisting Elements
The existing lateral system consists of conventional plywood shearwalls with 9’-0” top plates. Per as-built drawings, a single interior shearwall is located between the Kitchen & Storage.

4.2.3.4. Foundation System
Conventional shallow foundations with a slab-on-grade floor is utilized.

4.2.4. Trouville Community Center

4.2.4.1. Building History & Description
Original construction date unknown; however, it is believed that the building consisted of two modular units structurally tied together with a small addition and remodel completed at a later date to include two offices, a stage area, and a third meeting room. As-built drawings prepared by RMO Architects, dated 1998, indicate a small storage room addition was completed. While structural as-built drawings are unavailable at this time, a visual observation was completed on January 5, 2023. The existing structure consisted of conventional Type V wood-framed
construction with a combination of site-built trusses and 2x stick framing at the roof, wood-framed exterior and interior bearing walls and a raised floor foundation (assumed).

4.2.4.2. Vertical Load-Resisting Elements
The vertical load-resisting elements include 2x4 purlins, site-built wood roof trusses, and a combination of exterior and interior woodframed bearing walls.

4.2.4.3. Lateral Load-Resisting Elements
The lateral load-resisting system is assumed to consist of 1x diagonal sheathing at the roof with diagonally sheathed exterior wood stud walls.

4.2.4.4. Foundation System
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The foundation consists of a raised wood floor with 2x cross blocking and interior bearing lines with conventional, shallow foundations is assumed based on site observations.

4.3. Observed Deficiencies

4.3.1. City Hall
There was some structural damage and deterioration observed at the lowest block course of the existing masonry walls where planters lacked adequate waterproofing. Significant deficiencies were not observed within the remaining structural components of the Grover Beach City Hall and/or the adjacent Emergency Operations Center where accessible. There was limited cracking and/or spalling observed in the existing masonry walls and/or foundations. Visible structural wood framing appeared to be free of any rot and/or water damage upon observation. Refer to App.01 for reference photos.

4.3.2. Police Station
There were no significant structural deficiencies observed within the structural components of the Grover Beach Police Department where accessible. There was limited cracking and/or spalling observed in the existing masonry walls and/or foundations. Visible structural wood framing appeared to be free of any rot and/or water damage upon observation. Refer to App.01 for reference photos.

4.3.3. Ramona Garden Park Center
There were no significant structural deficiencies observed within the structural components of the Ramona Garden Park Center where accessible. There was limited minimal drywall cracking in some areas; however, these appear to be related to non-structural issues.

Visible structural wood framing appeared to be free of any rot and/or water damage upon observation. Refer to App.01 for reference photos.

4.3.4. Trouville Community Center
There were no significant structural deficiencies observed within the structural components of the Trouville Community Center where accessible. Visible structural wood framing appeared to be free of any rot and/or water damage upon observation. Refer to App.01 for reference photos.

4.4. Assumed Conditions Based on Known / Assumed Age

4.4.1. City Hall
It is assumed the building was originally constructed between 1950- 1960 and designed as the “Water Company Building”. Due to the presence of a running bond used to form the exterior masonry R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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block walls, added reinforcement is likely; however, if modiciations to the existing structure are anticipated, a rebar scan shall be preformed to confirm the size & spacing of existing reinforcement.

4.4.2. Police Station
As-built structural drawings prepared by John D Oeltman, dated February 19, 1980, indicate adequate structural sheathing/framing, lateral resistance in existing masonry shearwalls and connections for load transfer are present in the existing building design (where no structural modifications occur).

4.4.3. Ramona Garden Park Center
As-built drawings prepared by RMO Architects, dated January 5, 1994, indicate adequate structural sheathing, lateral resistance and connections for load transfer are present in the existing building design.

4.4.4. Trouville Community Center
Due to the age of the structure and observations, it is likely that the structure lacks adequate connections and load transfer from the roof diaphragm to supporting walls below as well as from the supporting walls and raised floor framing to the foundation below.

Per correspondence with the City of Grover Beach, it is known that there was a fire in the Kitchen area; however, there were no significant signs of remaining deterioration or destruction.

4.5. Expansion Potential

4.5.1. City Hall
It is recommended that a non-invasive rebar scan be utilized should any significant upgrades or modifications be anticipated to verify as-built conditions. All new work is recommended to be limited to interior, nonstructural elements, and all exterior finishes, including roofing materials, shall be replaced like-in-kind with materials of the same or lighter weight. A change in occupancy or risk category is not currently anticipated and per Section 4.3, there were no significant signs of deterioration in the existing structural system. If an expansion is desired, due to site constraints, a secondfloor addition could be considered. The existing structure would need to be evaluated for the new floor and revised roof loads. A full lateral analysis and upgrade of the existing structure would be required for the proposed addition. New beams, posts and foundations are anticipated to support the addition of a 2nd level. Please refer to Section 4.5.5 for additional information and recommendations regarding essential services buildings.

4.5.2. Police Station
Per correspondence with the City of Grover Beach, it is understood that the existing Police Station may need to be expanded. Due to site constraints, a R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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second floor addition is being considered. The existing structure would need to be evaluated for the new floor and revised roof loads. A full lateral analysis and upgrade of the existing structure would be required for the proposed addition. New beams, posts and foundations are anticipated to support the addition of a 2nd level. Please refer to Section 4.5.5 for additional information and recommendations regarding essential services buildings.

4.5.3. Ramona Garden Park Center
It is our understanding that there are no significant structural changes anticipated at the Ramona Garden Park Center; however, due to the age/condition of the structure and available as-built information, there is more flexibility in remodeling potential.

4.5.4. Trouville Community Center
The existing structure appears to lack adequate structural elements to ensure proper load path and any structural modifications would likely lead to significant required upgrades.

4.5.5. Essential Services Buildings
California Legislature determined in 1986 that buildings providing essential services should be capable of providing those services to the public after a disaster. This resulted in the Essential Services Buildings Seismic Safety Act (ESBSSA) of 1986 and requires in part that buildings be designed to resist forces generated by earthquake, gravity, and wind (see California Health and Safety Code section 16001 for more information). Due to these buildings housing police and/or emergency operations services, it is our opinion that these buildings provide “essential services” and are subject to the requirements of the ESBSSA. Final determination and enforcement will be made by the local building jurisdiction in conjunction with the Division of the State Architect (DSA). If the building is determined to be subject to the requirements of the ESBSSA, additional seismic strengthening upgrades may be required. The extent of these additional seismic strengthening upgrades is unknown at this time, but at a minimum would likely include improvements such as: new roof sheathing, analysis and potential strengthening of existing masonry shear walls, new seismic clips at the roof. A complete seismic analysis has not been performed at this time but may be performed upon request.

4.6. Post-Field Review Request for Information

4.6.1. City Hall
Request additional information regarding extent of structural modifications (proposed 2nd floor addition.

4.6.2. Police Station
Request additional information regarding extent of structural modifications (proposed 2nd floor addition).

4.6.3. Ramona Garden Park Center
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Request additional information regarding extent of structural modifications.

4.6.4. Trouville Community Center
Request additional information regarding extent of structural modifications.

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5. Mechanical Engineering

5.1. Applicable Codes

5.1.1. California Building Code (CBC)

5.1.2. California Mechanical Code (CMC)

5.1.3. California Energy Code (CEnC)

5.1.4. California Green Code (Cal Green)

5.2. Existing Conditions

5.2.1. City Hall

5.2.1.1. Heating and cooling are provided by three combination gas heating / electric cooling package units. Two of the units are located in the mechanical well on the roof above City Hall and the third is located on the roof East of the mechanical well and is not screened. As-built information was not available for this building or the associated mechanical systems.

5.2.1.2. The first package unit, CHAC-1, has a capacity of 3-tons and is located outside the mechanical well. The location of the thermostat is unknown, and it is not clear what space(s) this unit serves. This unit was not part of the original building design and appears to have been added around 2010. CHAC-1 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.1.3. Median life expectancy of equipment is defined as the time in which half the equipment of the same type will have a longer useful life span and half the equipment of the same type will have a shorter useful life span. When equipment is at, near or past its median life expectancy it is in the building owner’s best interest to replace the equipment with modern, higher efficiency equipment.

5.2.1.4. The second package unit, CHAC-2, has a capacity of 4-tons. The thermostat is located in an open office and the unit appears to serve the open office and the individual offices North of the central corridor. This zone configuration combined with the lack of insulation on the exterior walls typically leads to temperature complaints from the occupants. The spaces next to the exterior of the building will lose and gain heat more rapidly than the room the thermostat is located in, which has no exterior walls. This unit appears to have been replaced around 2004. CHAC-2 is past the end of its median life expectancy of 15 years and the city should plan to replace this system if they are going to renovate the building.

5.2.1.5. The final package unit, CHAC-3, has a capacity of 4-tons. The thermostat is located in the Southern hallway and the unit appears to serve the spaces South of the central corridor. This zone R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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configuration suffers from the same issues as CHAC-2. CHAC-3 appears to have been replaced around 2002 and it is past the end of its median life expectancy of 15 years. The city should plan to replace this system if they are going to renovate the building.

5.2.2. Police Station

5.2.2.1. Heating and cooling for the police station are provided by three 4- ton combination gas heating / electric cooling package units. The units are located in the mechanical well on the roof above the Police Station. Two of the units serve the ground floor of the building and the third package unit serves the basement.

5.2.2.2. The first package unit, PSAC-2, serves the offices, locker rooms and support areas West of the central corridor. The thermostat is located in the corridor. This unit appears to have been replaced around 2010. PSAC-2 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.2.3. The second package unit, PSAC-3, serves the offices, conference room, lobby and support areas East of the central corridor. The thermostat is located in the records room. This zone configuration typically leads to temperature issues in the conference room and the lobby. When the conference room and lobby have more than a few occupants the heat load generated by the occupants will not be met by the system due to the location of the thermostat.

This unit appears to have been replaced around 2010. PSAC-3 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.2.4. The final package unit, PSAC-4, serves the basement. The thermostat is located in the open office adjacent to the evidence storage room. Return air is ducted from both the office and the evidence storage room. No air is being exhausted from the evidence storage room. This unit appears to have been added or replaced around 2010. PSAC-4 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.2.5. Heating and cooling for the Emergency Operations Center (EOC) is provided by two combination gas heating / electric cooling package units. The units are located in the mechanical well on the roof above the EOC. Cooling for the IT server room is provided by two 1:1 mini-split systems.

5.2.2.6. The first package unit, CHAC-4, serves the EOC assembly space and the adjacent storage room. The thermostat is located inside the assembly space. IT equipment supporting the assembly space has been added to the storage room. The current zoning does not R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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allow for independent cooling of this space, which may result in issues cooling the IT equipment. This unit appears to have been added or replaced around 2010. CHAC-4 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.2.7. The second package unit, CHAC-5, serves the two conference rooms and the adjacent IT office. The thermostat is located in the large conference room. Due to the abundance of equipment in the IT office this room was noticeable warm, which is a result of the zone configuration. This unit appears to have been added or replaced around 2010. CHAC-5 is nearing the end of its median life expectancy of 15 years and the city should plan to replace the system within the next 3-5 years.

5.2.2.8. The two 5-ton 1:1 mini split systems consist of two condensers located in the mechanical roof well above the EOC and two suspended low profile ducted fan coils, FC-1A and FC-2A. The mini split systems appear to have been added around 2018 and is a third of the way through its median life expectancy of 15 years. The city should plan to replace these systems in approximately 10 years.

5.2.3. Ramona Garden Park Center

5.2.3.1. Heating and cooling are provided by two furnaces located in the attic above the restrooms and corridor. Both furnaces are equipped with condensate drain pains and condensate safety switches. One of the furnaces has a cooling coiling and a condenser in the mechanical roof well, the other furnace is heating only.

5.2.3.2. The first furnace, RPF-1, has an approximate BTU input of 69,000 BTUs. This unit is heating only and serves the corridor and the conference room. The thermostat is located inside the conference room. RFP-1 appears to have been replaced around 2010 and is three-quarters of the way through its median life expectancy. The city should plan to replace this system within the next 5-6 years.

5.2.3.3. The second furnace, RPAC-1, has an approximate BTU input of 115,000. Since the original design a cooling coil and a 5-ton condenser have been added to allow this unit to both heat and cool the spaces it serves. RPAC-1 is equipped with a built-up economizer to allow the unit to pull in outside air when the outdoor conditions are favorable, which can reduce the energy
consumption of the system. This unit serves the recreation hall and the thermostat is located inside this room. The furnace appears to have been replaced around 2010, which is most likely when the condenser and cooling coil were added. The system is three- R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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quarters of the way through its median life expectancy and the city should plan to replace this system within the next 5-6 years.

5.2.3.4. Exhaust in the kitchen is provided by a type I wall canopy kitchen exhaust hood with an exhaust fan in the mechanical roof well.

Make-up air is provided by an evaporative cooler in the mechanical well.

5.2.3.5. The exhaust fan and the evaporative cooler appear to be original to the building. The evaporative cooler is showing significant signs of wear as shown in [insert reference]. The kitchen exhaust fan and evaporative cooler are most likely past their median life expectancies of 25 and 15 years. The city should consider replacing them if any significant work is being done on this building.

5.2.4. Trouville Community Center

5.2.4.1. Heating is provided by two furnaces located in the attic. No cooling is provided for this building. We could not find any nameplate or sizing information for these units, but we estimate that they each have a BTU input of 115,000 BTU. The furnaces appear to have been installed around 2001, which means they are past their median life expectancy of 18 years and the city should plan to replace them.

5.2.4.2. The first furnace, TCF-1, is located in the attic above the assembly space adjacent to the stage, close to the East side of the building.

The thermostat is located to the right of the stage and the unit appears to serve the North side of the building and the extension.

5.2.4.3. The second furnace, TCF-2, is located in the attic above the kitchen, close to the East side of the building. The thermostat is located in the assembly space adjacent to the stage, which is not an ideal location since this unit appears to serve the South side of the building.

5.2.4.4. Exhaust in the kitchen is provided by a type I wall canopy kitchen exhaust hood. We were unable to get on the roof, but from the ground it appeared that exhaust was provided from a roof mounted exhaust fan. We were also unable to verify where makeup air for the kitchen exhaust hood was being supplied from.

5.3. Observed Deficiencies

5.3.1. City Hall

5.3.1.1. CHAC-1 outside air intake is within 10 feet of a vent and an exhaust air fan discharge in violation of CMC 502.2 and CPC 906.2. Refer to [insert reference].

5.3.1.2. The client has expressed there is a lack of ventilation and airflow in the building. Temperatures are not consistent, which is contributing to the discomfort of the occupants.

5.3.1.3. The exhaust fan serving Staff Toilet 140 has become disconnected from the exhaust duct and is exhausting into the attic.

5.3.1.4. There are an insufficient number of return air intakes in individual spaces throughout the building, which is contributing to the lack of ventilation. Several return air intakes are located inside Janitor’s closets. Janitor’s closets are considered Class 3 Air, which is not permitted to be recirculated or transferred to other spaces per CMC 403.9.3.

5.3.1.5. There is a large amount of flex duct being used in this building. Flex duct has a higher resistance to airflow than rigid duct and is a factor in the reported lack of airflow.

5.3.1.6. The rooms on the South side of the building have very limited space above the ceiling to run ductwork, which had led to air distribution that is not ideal for these rooms.

5.3.1.7. The exterior walls are uninsulated CMU, which has a low resistance to heat transfer. This makes it very difficult to maintain a constant temperature in spaces with exterior walls and is increasing the energy consumption of the building.

5.3.1.8. Several offices have supply air diffusers that are missing the core.

Refer to [insert reference].

5.3.1.9. The CHAC units on the roof are not attached to the roof curb.

5.3.1.10. CHAC-2 and CHAC-3 are showing considerable deterioration due to exposure to salt air. Refer to [insert reference].

5.3.2. Police Station

5.3.2.1. Several rooms smelled musty, which is an indication of insufficient airflow.

5.3.2.2. The existing duct insulation is rigid, bare fiberglass insulation. Due to its age, it has begun to degrade and has fallen apart in some sections. Refer to [insert reference].

5.3.2.3. The exterior walls are uninsulated CMU, which has a low resistance to heat transfer. This makes it very difficult to maintain a constant temperature in spaces with exterior walls and is increasing the energy consumption of the building.

5.3.2.4. The CHAC units are not attached to structure. Refer to [insert reference].

5.3.2.5. The Evidence Storage room is tied into the main HVAC system, which is not recommended due to the potential of circulating hazardous materials through the building. The HVAC duct for this area runs, exposed, through the hallway and obstructs the usage of part of the building. Refer to [insert reference].

5.3.2.6. The client has expressed the need for better air circulation in the Evidence Room due to the increase of hazardous materials being stored.

5.3.3. Ramona Garden Park Center

5.3.3.1. The kitchen exhaust hood is hung against a combustible wall. CMC 507.4 requires a clearance of 18 inches to combustible material and 3 inches to limited-combustible material.

5.3.3.2. The kitchen cabinets, counters and surface mounted light fixture are closer than 18 inches to the kitchen exhaust hood. CMC 507.4 requires a clearance of 18 inches to combustible material. Refer to [insert reference].

5.3.3.3. The kitchen exhaust hood does not extend 6 inches past the end of the kitchen equipment as required by CMC 508.5.1. Refer to [insert reference].

5.3.3.4. The kitchen exhaust hood does not have a grease collection device (usually a grease cup) as required per CMC 509.2.4.1.

5.3.3.5. The kitchen exhaust fan does not have a grease collection device (usually a grease cup) as required per CMC 510.9.1. The kitchen exhaust fan is also not mounted on a hinged curb, as required for cleaning the grease duct.

5.3.3.6. The kitchen exhaust fan discharge is within 10 feet of the evaporative cooler intake in violation of CMC 510.9.1.

5.3.3.7. The furnace located in the attic are not attached to structure per CMC 303.4. Refer to [insert reference].

5.3.3.8. The flue vent and combustion air intake for Furnace 2 were not glued or otherwise permanently attached at the joints. Two of these connection points had come apart and flue gases were venting into the attic. The loose connections have been temporarily repaired but need to be permanently repaired as soon as possible. Refer to [insert reference].

5.3.4. Trouville Community Center

5.3.4.1. The roof insulation is located on top of the removeable ceiling tiles, which cannot be used to meet the roof/ceiling requirements of CEnC per CEnC 120.7(a)3C.

5.4. Assumed Conditions Based on Known / Assumed Age

5.4.1. City Hall

5.4.1.1. Work in progress.

5.4.2. Police Station

5.4.2.1. Work in progress.

5.4.3. Ramona Garden Park Center

5.4.3.1. Work in progress.

5.4.4. Trouville Community Center

5.4.4.1. Work in progress.

5.5. Expansion Potential
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5.5.1. City Hall: The mechanical system is at the end of its lifespan and is not providing adequate airflow for the current building. A new mechanical system would be recommended for any expansion.

5.5.2. Police Station: The current mechanical design does not take into account the need for isolating areas of this building to avoid the spread of hazardous contaminates and the insulation on the duct system is starting to degrade. A new mechanical system would be recommended for any expansion.

5.5.3. Ramona Garden Park Center: According to city staff the existing furnaces and cooling coils provide adequate heating and cooling. Any expansion should be served by additional mechanical equipment.

5.5.4. Trouville Community Center: A new mechanical system would be recommended for any expansion.

5.6. Post-Field Review Request for Information

5.6.1. City Hall

5.6.1.1. The 3-ton package unit, CHAC-1, does not appear on any of the as-built plans. If possible, please provide information regarding when this unit was installed and which spaces it is intended to serve.

5.6.2. Police Station

5.6.2.1. Work in progress.

5.6.3. Ramona Garden Park Center

5.6.3.1. Work in progress.

5.6.4. Trouville Community Center

5.6.4.1. There was no as-built information for the mechanical system at this location. If there is any additional information for the mechanical system please provide it.

6. Electrical Engineering

6.1. Applicable Codes

6.1.1. California Building Code (CBC)

6.1.2. California Electrical Code (CEC)

6.1.3. California Energy Code, Title 24

6.1.4. California Green Building Standards Code (CalGreen)

6.1.5. Illumination Engineering Society (IES)

6.1.6. National Fire Protection Association (NFPA)

6.1.7. Building Industry Consulting Services International (BICSI)

6.1.8. Telecommunications Industry Association / Electronic Industries Alliance (TIA/EIA).

6.2. Existing Conditions

6.2.1. City Hall

6.2.1.1. Power Distribution System – Panels A, ACH, and EOC serve the city hall portion of the building, panels are fed from the main electrical service located in the police department portion of the building, refer to police station power distribution system for additional information.

6.2.1.2. Interior Lighting System - Interior lighting systems mainly utilize fluorescent lamp sources and electronic ballasts, lighting systems appear to be 10 to 12 year old technologies, as observed lighting controls are manual types for individual enclosed spaces.

6.2.1.3. Exterior Lighting System - Exterior lighting systems consist of a combination of pole and building mounted fixtures, site lighting fixtures are LED types, most of the building mounted recessed downlight fixtures appear to have been retrofitted with newer LED lamps with integral drivers. The eight parking stalls in the north parking lot are solely rely on building mounted LED fixtures for illumination, exterior lighting fixtures on north side are full cut-off types. A bullet type flood lighting fixture with surface mounted conduit is located on roof to illuminate entry flag. Exterior lighting is controlled via a photocell, timeclocks, and contactors located in timeclock compartment above panel LPD in basement of the police department of the building.

6.2.1.4. Communication Systems - Building Communications consist of a secondary wall mounted Intermediate Distribution Frame (IDF) located in a room in the northeast portion of the building, IDF is served with Fiber Optic Cabling from the Main Distribution Frame (MDF) located in the police department portion of the building.

IDF serves voice/data outlets with Category 5 and 5e cabling.

Multiple utility company Main Point of Entry (MPOE’s) are running into a Main Telephone Terminal Backboard (MTTB) located in a R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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closet at the south side of the building, conduits serving MTTB are running underground from a large pullbox located in flatwork near building main entry. MTTB is serving miscellaneous equipment via copper communication cabling.

6.2.1.5. Fire Alarm System – Facility is not equipped with a fire alarm system.

6.2.2. Police Station

6.2.2.1. Power Distribution System – Building is fed with utility power from a pad mounted PG&E transformer (#T-1198) located in the north parking lot. Adjacent to the pad mounted transformer is a standby generator that provides backup power to the entire facility.

Standby generator is rated at 60KW / 75KVA, and is connected to an Automatic Transfer Switch (ATS) located in main electrical room, there is an additional generator tap box and generator control panel tied to the system for use with a temporary generator. The building main metered electrical service is located in an electric room on the north side of the building, existing main electrical service PG&E meter # is 1009516474. Existing main electrical service is rated at 800Amps, serving voltage is 120/208V, 3 Phase, 4 Wire.

Main electrical service feeds panels EPD, LPD, PPD, ACH, A and EOC. Main electrical service also feeds panels F and FS located in the adjacent Fire Authority Station Building.

6.2.2.2. Interior Lighting System - Interior lighting systems mainly utilize fluorescent lamp sources and electronic ballasts, lighting systems appear to be 10 to 12 year old technologies, as observed lighting controls are manual types for individual enclosed spaces.

6.2.2.3. Exterior Lighting System - Exterior lighting systems consist of a combination of pole and building mounted fixtures, site lighting fixtures are LED types, most of the building mounted recessed downlight fixtures appear to have been retrofitted with newer LED lamps with integral drivers. North parking lot is not equipped with pole mounted lighting fixtures, area is being illuminated with a forward throw type wall mounted fixture, a canopy is being constructed over parking stalls in north parking lot, it is unknown if lighting will be a part of new canopy. Exterior lighting is controlled via a photocell, timeclocks, and contactors located in timeclock compartment above panel LPD in basement.

6.2.2.4. Communication Systems – Building Communications consist of a Main Distribution Frame (MDF) located in a Main Telecom Room.

Multiple utility company Main Point of Entry (MPOE’s) are running into the MDF Room overhead through conduits stubbed through roof. Facility has a secondary Intermediate Distribution Frame (IDF) located in basement in a dedicated room, MDF and IDF’s serve voice/data outlets with Category 5 and 5e cabling. IDF is fed from R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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MDF with Fiber Optic Cabling. Racks in MDF room have UPS units in bottom of racks, UPS’ are being used for ride through power until generator restores full power at times when utility company power is lost. Low voltage communications cabling is installed throughout the building to serve various types of systems serving multiple city agencies. Several antennas used for communications are existing on roof. Various communication cabling is running loose on roof.

6.2.2.5. Fire Alarm System – Facility is not equipped with a fire alarm system.

6.2.3. Ramona Garden Park Center

6.2.3.1. Power Distribution System - Utility power originates from a utility pole located to the west side of the restroom building. The building main metered electrical service is located in a utility room in restroom building, existing main electrical service PG&E meter # is 1008718063. Existing main electrical service is rated at 200Amps, serving voltage is 120/240V, 1 Phase, 3 Wire. Main electrical service feeds a small load center panel adjacent to main electrical service, and panel A located in storage room in park main building.

6.2.3.2. Interior Lighting System - Interior lighting systems utilize fluorescent lamp sources and magnetic ballasts, lighting systems appear original to the construction of the buildings, lighting controls in various rooms in main building have been upgraded with
automatic shut-off type controls and manual overrides for individual enclosed spaces. Lighting controls for fixtures in restroom building are timeclock controlled through lighting controls installed in restroom building as part of the original construction.

6.2.3.3. Exterior Lighting System - Exterior lighting systems consist of a combination of pole and building mounted fixtures, several ‘acorn style’ pole mounted fixtures appear original to the construction of the park, it could not be determined if original pole mounted fixtures contain their original lamps / ballasts. Four pole mounted fixtures have been added to site with new LED twin head bell type fixtures with integral photocells. The parking lot to the far west side of the park is not lit.

Building mounted fixtures on main building are lantern style fixtures and appear original to the construction of the building, it could not be determined if original fixtures have been retrofitted with newer lamps. Exterior lighting is controlled via photocell, timeclock, and contactors located in a timeclock compartment above panel A in main building. No building mounted exterior fixtures exist on the restroom building.

6.2.3.4. Communication System - A Main Telephone Terminal Backboard (MTTB) is located in the storage room in park main building, at MTTB is the serving utility company Main Point of Entry (MPOE), a R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
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dedicated communication line runs from serving utility company through MPOE to a single wireless access point serving the main building. No other communication systems are present in park.

6.2.3.5. Fire Alarm System – Facility is not equipped with a fire alarm system.

6.2.4. Trouville Community Center

6.2.4.1. Power Distribution System – The building main metered electrical service is located in a cove on the east building exterior, existing main electrical service pg&e meter # is 1008718311. Existing main electrical service is rated at 200Amps, serving voltage is 120/240V, 1 Phase, 3 Wire. Main electrical service feeds two small loadcenter panels, one panel is in kitchen, and one panel is in meeting / day care room.

6.2.4.2. Interior Lighting System – Interior lighting systems utilize fluorescent lamp sources with magnetic ballasts, a few fixtures have been retrofitted with LED lamps, systems appear original to the construction of the building, with exception of retrofitted fixtures as indicated, lighting controls are mostly manual types for individual enclosed spaces. Ceiling mounted occupancy sensors have been installed in a few rooms for automatic shut-off.

6.2.4.3. Exterior Lighting System - Exterior lighting systems consist of a combination of pole and building mounted fixtures, there is a total of 5 pole mounted lighting fixtures serving the parking areas adjacent to the building, pole mounted lighting fixtures appear to be High Intensity Discharge (HID) types, HID technology is consistent with date/period record drawings were produced. The parking stalls at the north and west side perimeters of the building solely rely on building mounted fixtures for illumination. Building mounted fixtures are a combination of wall packs and flood type fixtures, vapor proof jelly jar type fixtures are installed on the metal roof covering barbeque pit behind building. Exterior lighting is controlled thought multiple photocells on building roof.

6.2.4.4. Building Communication Systems - Utility company serving infrastructure is running overhead from a utility pole across 12th street to the southwest corner of the building, utilities terminate into several surface mounted residential grade utility cabinets, at this location are the utility company Main Point of Entries (MPOE’s). Low voltage cabling runs surface mounted on exterior wall from utility company cabinets into building through crawl space vent. Interior building Communication Systems consist of a single wall mounted Main Data Frame (MDF) located in office 2, MDF serves a small amount of voice and data outlets in facility with Category 5 cabling.

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6.2.4.5. Fire Alarm System – Facility is equipped with a manual fire alarm system, fire alarm control panel is located in Office 2.

6.3. Observed Deficiencies

6.3.1. City Hall

6.3.1.1. Lighting installed on building that serves the eight parking stalls in the north parking lot may not provide adequate illumination in parking stalls.

6.3.1.2. Per CEC 725.25 and 800.25, existing cabling not in use shall be removed, recommend tracing of all existing low voltage cabling and complete removal of all abandoned cabling.

6.3.2. Police Station

6.3.2.1. Existing electrical panel A located in main telecom room does not have the code required clear space in front of it, corrective measures need to be taken to provide 36” of clear space in front of panel to meet the requirements of CEC 110.26.

6.3.2.2. Per CEC 725.25 and 800.25, existing cabling not in use shall be removed, recommend tracing of all existing low voltage cabling and complete removal of all abandoned cabling.

6.3.2.3. The public parking lot is served by three LED site lighting fixtures, lighting may be inadequate for some areas of the public parking lot.

6.3.3. Ramona Garden Park Center

6.3.3.1. Assembly room in main building does not have emergency egress lighting, recommend emergency egress lighting with 90 minute battery backup be provided in assembly room to light paths of egress per CBC requirements.

6.3.3.2. Duplex receptacles located on the exterior of the main building and remotely in the park near the plaza have been vandalized. For safety, recommendation is to ‘safe-off’ vandalized receptacles.

6.3.4. Trouville Community Center

6.3.4.1. Existing circuit breaker in panel in meeting / day care room serving fire alarm control panel does not have a locking device, circuit breaker to be provided with locking device to meet NFPA 72, section 10.6.5.2 and CBC section 907 requirements.

6.3.4.2. Physical connection of power supplying fire alarm control panel is through a duplex receptacle, recommend removing duplex
receptacle and providing a hardwired connection to fire alarm control panel so as to minimize the opportunity for system to be simply unplugged.

6.3.4.3. Lighting installed on building that serves the perimeter parking stalls at the north and west side parking areas may not provide adequate illumination in parking stalls.

6.3.4.4. Fire sprinkler bell has not been provided with a dedicated branch circuit, recommend providing dedicated branch circuit, serving circuit breaker to be provided with red handle and locking device to meet NFPA 72, section 10.6.5.2 and CBC section 907
requirements.

6.4. Assumed Conditions Based on Known / Assumed Age

6.4.1. City Hall

6.4.1.1. Electrical record drawings were available at the time of assessment, electrical systems appear to be in good condition and the facility well maintained, electrical systems range from 5 to 22 years old.

6.4.2. Police Station

6.4.2.1. Electrical record drawings were available at the time of assessment, electrical systems appear to be in good condition and the facility well maintained, electrical systems range from 5 to 22 years old.

6.4.3. Ramona Garden Park Center

6.4.3.1. Electrical record drawings were available at the time of assessment, electrical systems are approximately 30 years old and appear to be in satisfactory condition.

6.4.4. Trouville Community Center

6.4.4.1. To date electrical record drawings are not available, electrical systems are estimated to be 35 years old, electrical systems on the interior of the building are in good condition, existing main electrical service on the exterior of the building is in need of servicing.

6.5. Expansion Potential

6.5.1. City Hall - services are combined and are mostly secondary services fed from infrastructure in the police department portion of the building, refer to the police station expansion potential section of this report.

6.5.2. Police Station - Main telecom room could be expanded to accommodate future building expansion if adjacent spaces were made available. Amount of capacity in existing power distribution system available for future building expansion is unknown, see Post-Field Review Request for Information 6.6.2.1.

6.5.3. Ramona Garden Park Center - A limited amount of capacity may exist in the existing power distribution and communication systems for facility expansion.

6.5.4. Trouville Community Center - As observed existing power distribution and communication systems have no capacity for facility expansion.

6.6. Post-Field Review Request for Information

6.6.1. City Hall

6.6.1.1. Recommend a lighting audit be performed in the north parking lot to determine if existing lighting levels comply with IES recommendations for security lighting.

6.6.1.2. See police station Post-Field Review Request for Information 6.6.2.2 .

6.6.2. Police Station

6.6.2.1. Recommend Owner obtain a 12-month demand history from Pacific Gas and Electric (PG&E) off the existing metered service to determine facility existing load, information can be used to determine capacity available for facility expansion. If meter demand history is not available from PG&E, a 30 day load recording can be performed on existing main electrical service.

6.6.2.2. Recommend a lighting audit be performed in the public parking lot to determine if existing lighting levels comply with IES recommendations for security lighting.

6.6.3. Ramona Garden Park Center

6.6.3.1. Recommend Owner obtain a 12-month demand history from Pacific Gas and Electric (PG&E) off the existing metered service to determine facility existing load, information can be used to determine capacity available for facility expansion.

6.6.4. Trouville Community Center

6.6.4.1. Recommend a lighting audit be performed at the perimeter parking areas to determine if existing lighting levels comply with IES recommendations for security lighting.

7. Plumbing Engineering

7.1. Applicable Codes

7.1.1. California Building Code (CBC)

7.1.2. California Plumbing Code (CPC)

7.2. Existing Conditions

7.2.1. City Hall

7.2.1.1. We did not find the water heater serving this building. The domestic water meter is located on the East side of the building. It was not obvious where the domestic water supply entered the building.

7.2.1.2. The building gas service for this building enters on the North side of the building.

7.2.2. Police Station

7.2.2.1. Hot water is provided by a tank type gas-fire water heater located in the janitor’s closet next to the locker rooms. The water heater venting is natural draft. Combustion air is provided thru two exterior wall louvers.

7.2.2.2. The domestic water supply enters the building on the South side of the building. Most of the building domestic piping is concealed withing walls. Piping that is visible is all copper. Unless there are areas of the building where the water is flowing at excessive velocities, copper piping should last 50+ years.

7.2.2.3. The building gas service enters the building on the South side of the building. The gas service is not equipped with a seismic shut off valve. The gas piping in the building appeared to be galvanized piping.

7.2.3. Ramona Garden Park Center

7.2.3.1. Hot water is provided by a tank type gas-fire water heater located in a dedicated mechanical room that opens to the exterior of the building. The mechanical closet is located next to the entrance to the Recreation Hall on the North side of the building. Water heater venting is natural draft. Combustion air is provided by[xx]

7.2.3.2. The domestic water meter is on the South side of the building. It was not obvious where the domestic water supply enters the building.

7.2.3.3. The gas service enters the building on the South side of the building.

7.2.4. Trouville Community Center

7.2.4.1. Hot water is provided by a tank type gas-fire water heater located in the kitchen. Water heater venting is natural draft. Combustion air is provided by [xx].

7.2.4.2. The domestic water supply enters the building on the North side of the building between the main building and the addition.

7.2.4.3. The gas service enters the building on the North side of the building between the main building and the addition.

7.3. Observed Deficiencies

7.3.1. City Hall

7.3.1.1. The client has expressed that they are having issues with the waste line.

7.3.1.2. The flatwork is sloped so water pools at the exterior wall of the building.

7.3.2. Police Station

7.3.2.1. The combustion air intake for the gas water heater is not within 12” of the top of the space, in violation of CPC 506.4.

7.3.2.2. The water heater was not easily accessible.

7.3.2.3. The pipe for the temperature and pressure relief for the water heater is CPVC rated up to 180⁰F. We do not recommend CPVC for this application and recommend replacing with copper piping.

7.3.3. Ramona Garden Park Center

7.3.3.1. This site does not have a grease trap. If the use of the kitchen equipment increases this may become an issue.

7.3.4. Trouville Community Center

7.3.4.1. This site does not have a grease trap. If the use of the kitchen equipment increases this may become an issue.

7.3.4.2. The gas water heater for this building is in the kitchen, which could result in flue gases leaking into this space.

7.4. Assumed Conditions Based on Known / Assumed Age

7.4.1. City Hall

7.4.1.1. Work in progress.

7.4.2. Police Station

7.4.2.1. Work in progress.

7.4.3. Ramona Garden Park Center

7.4.3.1. Work in progress.

7.4.4. Trouville Community Center

7.4.4.1. Work in progress.

7.5. Expansion Potential

7.5.1. City Hall: Work in progress.

7.5.2. Police Station: Work in progress.

7.5.3. Ramona Garden Park Center: Work in progress.

7.5.4. Trouville Community Center: Work in progress.

7.6. Post-Field Review Request for Information

7.6.1. City Hall

7.6.1.1. Work in progress.

7.6.2. Police Station
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 36 of 48

7.6.2.1. Work in progress.

7.6.3. Ramona Garden Park Center

7.6.3.1. Work in progress.

7.6.4. Trouville Community Center

7.6.4.1. Work in progress.

8. Fire Protection Engineering (in progress)

8.1. Applicable Codes

8.1.1. California Building Code (CBC)

8.1.2. <<list relevant codes for engineering discipline>>

8.1.3. <<list relevant codes for engineering discipline>>

8.2. Existing Conditions

8.2.1. City Hall

8.2.1.1. <<description building component>>

8.2.1.2. <<description building component>>

8.2.2. Police Station

8.2.2.1. <<description building component>>

8.2.2.2. <<description building component>>

8.2.3. Ramona Garden Park Center

8.2.3.1. <<description building component>>

8.2.3.2. <<description building component>>

8.2.4. Trouville Community Center

8.2.4.1. <<description building component>>

8.2.4.2. <<description building component>>

8.3. Observed Deficiencies

8.3.1. City Hall

8.3.1.1. <<description of observed deficient condition, refer to App.01>>

8.3.1.2. <<description of observed deficient condition, refer to App.01>>

8.3.2. Police Station

8.3.2.1. <<description of observed deficient condition, refer to App.01>>

8.3.2.2. <<description of observed deficient condition, refer to App.01>>

8.3.3. Ramona Garden Park Center

8.3.3.1. <<description of observed deficient condition, refer to App.01>>

8.3.3.2. <<description of observed deficient condition, refer to App.01>>

8.3.4. Trouville Community Center

8.3.4.1. <<description of observed deficient condition, refer to App.01>>

8.3.4.2. <<description of observed deficient condition, refer to App.01>>

8.4. Assumed Conditions Based on Known / Assumed Age

8.4.1. City Hall

8.4.1.1. <<description of assumed deficient condition, refer to App.01>>

8.4.1.2. <<description of assumed deficient condition, refer to App.01>>

8.4.2. Police Station

8.4.2.1. <<description of assumed deficient condition, refer to App.01>>

8.4.2.2. <<description of assumed deficient condition, refer to App.01>>

8.4.3. Ramona Garden Park Center

8.4.3.1. <<description of assumed deficient condition, refer to App.01>>

8.4.3.2. <<description of assumed deficient condition, refer to App.01>> R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 38 of 48

8.4.4. Trouville Community Center

8.4.4.1. <<description of assumed deficient condition, refer to App.01>>

8.4.4.2. <<description of assumed deficient condition, refer to App.01>>

8.5. Expansion Potential

8.5.1. City Hall: <<enter short narrative describing expansion potential>>

8.5.2. Police Station: <<enter short narrative describing expansion potential>>

8.5.3. Ramona Garden Park Center: <<enter short narrative describing expansion potential>>

8.5.4. Trouville Community Center: <<enter short narrative describing expansion potential>>

8.6. Post-Field Review Request for Information

8.6.1. City Hall

8.6.1.1. <<list additional information request>>

8.6.1.2. <<list additional information request>>

8.6.2. Police Station

8.6.2.1. <<list additional information request>>

8.6.2.2. <<list additional information request>>

8.6.3. Ramona Garden Park Center

8.6.3.1. <<list additional information request>>

8.6.3.2. <<list additional information request>>

8.6.4. Trouville Community Center

8.6.4.1. <<list additional information request>>

8.6.4.2. <<list additional information request>>
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 39 of 48

9. Geotechnical Engineering (in progress)

9.1. Applicable Codes

9.1.1. California Building Code (CBC)

9.1.2. <<list relevant codes for engineering discipline>>

9.1.3. <<list relevant codes for engineering discipline>>

9.2. Existing Soil Conditions

9.2.1. City Hall

9.2.1.1. <<description>>

9.2.2. Police Station

9.2.2.1. <<description>>

9.2.3. Ramona Garden Park Center

9.2.3.1. <<description >>

9.2.4. Trouville Community Center

9.2.4.1. <<description >>

9.3. Post-Field Review Request for Information

9.3.1. City Hall

9.3.1.1. <<list additional information request>>

9.3.2. Police Station

9.3.2.1. <<list additional information request>>

9.3.3. Ramona Garden Park Center

9.3.3.1. <<list additional information request>>

9.3.4. Trouville Community Center

9.3.4.1. <<list additional information request>>
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 40 of 48
Appendix 01 – Photo Documentation of Observed Deficiencies Photo Reference 2.3.1.1 Photo Reference 2.3.1.1
Photo Reference 2.3.1.1 Photo Reference 2.3.1.1
Photo Reference 2.3.2.1 Photo Reference 2.3.2.1
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 41 of 48
Photo Reference 2.3.2.1 Photo Reference 2.3.4.1
Photo Reference 5.2.1.2 - CHAC-1 Photo Reference 5.2.1.4 – CHAC-2 Photo Reference 5.2.1.5 CHAC-3 Photo Reference 5.2.2.2 – PSAC-2 R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 42 of 48
Photo Reference 5.2.2.3 – PSAC-3 Photo Reference 5.2.2.4 – PSAC-4 Photo Reference 5.2.2.6 – CHAC-4 Photo Reference 5.2.2.7 – CHAC-5 Photo Reference 5.2.2.8 - 1:1 MiniSplit CondensersPhoto Reference 5.2.2.8 - FC-1A and FC-2A
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 43 of 48
RPF-1 – 5.2.3.2, 5.3.3.7 & 5.3.3.8 RPAC-1 – 5.2.3.3
Ramona Kitchen Exhaust Fan –

5.2.3.5 Ramona Evaporative Cooler – 5.2.3.5
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 44 of 48
CHAC-1 OAI Clearance - 5.3.1.1 Kitchen Exhaust Hood – 5.3.3.2 &

5.3.3.3 Diffuser Without Cover – 5.3.1.8 CHAC Unit – 5.3.1.7 & 5.3.2.4 R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 45 of 48
CHAC Deterioration – 5.3.1.10 Exposed Duct – 5.3.2.5
City Hall Gas Service – 7.2.1.2 Police Station Water Heater – 7.2.2.1 R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 46 of 48
Police Station Domestic Water
Supply and Gas Service Entrance –

7.2.2.2 & 7.2.2.3
Ramona Garden Park Water Heater –

7.2.3.1 Ramona Garden Park Gas Service
Entrance – 7.2.3.3
Trouville Community Center Water
Heater – 7.2.4.1
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 47 of 48
Trouville Community Center
Domestic Water Supply and Gas
Service Entrance – 7.2.4.2 & 7.2.4.3
R o e s l i n g N a k a m u r a T e r a d a A r c h i t e c t s w w w . r n t a r c h i t e c t s . c o m
3 6 3 F i f t h A v e | S t e 2 0 2 | S a n D i e g o , C A 9 2 1 0 1 | P : 6 1 9 . 2 3 3 . 1 0 2 3 | F : 6 1 9 . 2 3 3 . 0 0 1 6 2023-02-17_CIP3004_FCA_rev2 Page 48 of 48
Appendix 02 – Assessment Team Roster
Client City of Grover Beach
Public Works Department 154 S. 8th Street, Grover Beach, CA 93433 Gregory Ray Director (805)473-4530
Erin Wiggin CIP Project Manager (805)456-4832 [email protected] Gabriel Muñoz-Morris Senior Engineer (805)473-4536 [email protected] Assessment Team
RNT Architects (Prime) 872 Higuera St., Ste.318, San Luis Obispo, CA 93401 Tyson Cline Principal Architect (805)766-3611 [email protected] Ansgar Killing Project Manager (619)233-1023 x344 [email protected] Neeka Djabbari Project staff [email protected] Ethan Odberg Project staff [email protected]
Leslie Nordman Contracting [email protected]
Asley Vance Engineering 1229 Carmel St., San Luis Obispo, CA 93401 Ian Shoebridge Lead Structural Engineer (805)545-0010 x116 [email protected] Kathleen Allwine Lead Civil Engineer (805)545-0010 x165 [email protected] 3C Engineering, Inc. 1500 Palm St., San Luis Obispo, CA 93401 Brian Starrett (805)540-5358 [email protected]
Natasha O'Connell-MacKay Project Engineer [email protected] Denver Stange Project Engineer (805)540-5388 [email protected] Thoma Electric 3562 Empleo St. Ste. C, San Luis Obispo, CA 93401 Jeff Thoma Principal Engineer (805)543-3850 [email protected] Roger Preheim Project Engineer (805)548-2117 [email protected] Earth Systems 4378 Old Santa Fe Rd., San Luis Obispo, CA 93401 Samuel Venable Staff Engineer (805) 544-3276 x201 [email protected] Robert Down Geotechnical Engineer [email protected] Jacobus & Yuang 355 North Lantana St., Ste. 220, Camarillo, CA 93010 Cobus Malan Principal Estimator (805) 339-9434 x1 [email protected] Police Department Case Studies
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 17 City Population
(2020)
Total sqft Sqft per resident
Pismo Beach 8,072 Planned completion in 2025 20,000 2.478 Arroyo Grande 18,441 Original building opened in 1990, addition opened in 2014 11,200 0.607 Atascadero 29,776 12,600 0.423
Grover Beach 12,701 5,200 0.409
San Luis Obispo 47,107 Built 1969, expansion under consideration 16,338 0.348 Morro Bay 10,757 Built 1965 3,600 0.335
Community Center Case Studies
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 15 City Population
(2020)
Community Center Total sqft Sqft per
resident
Morro Bay 10,757 Veterans Memorial Building (5,726 sqft) Assembly Hall (300 capacity, 2260 sqft)
Meeting room (70 capacity, 490 sqft)
Morro Bay Community Center (19,289 sqft)
Auditorium (537 capacity, 3680 sqft)
Multipurpose Room (250 capacity, 1500 sqft)
Studio (65 capacity, 750 sqft)
25,015 2.325
Oceano
(uninc.)
7,183 Oceano Community Center (15,160 sqft)
Gymnasium with stage and kitchen
(8400 sqft)
Meeting room (585 sqft)
15,160 2.111
Carpinteria 13,264 Veterans Memorial Building (11,400 sqft est.) Assembly Hall with Kitchen (125 capacity)
Meeting Room (20 capacity)
Community Library
11,400 0.859
Pismo
Beach
8,072 Pismo Beach Veterans Hall (5,500 sqft)
Auditorium with kitchen (600 capacity)
Classroom
Shell Beach Veterans Community Building
(1,200 sqft)
Hall/Auditorium (100 capacity)
Library
6,700 0.830
Arroyo
Grande
18,441 City of Arroyo Grande and Woman’s Club
Center (7,426 sqft)
Community Room (175 capacity)
Mark M. Millis Community Center (7,655 sqft)
Classroom (40 capacity)
Classroom (75 capacity)
15,801 0.818
Grover
Beach
12,701 Ramona Garden Park Center (2,856 sqft) Grover Beach Community Center (5,870 sqft) 8,726 0.687 Baywood/
Los Osos
(uninc.)
14,465 South Bay Community Center (6,000 sqft)
Assembly Hall with audio, stage (472 capacity, 4200 sqft) Conference Room (25 capacity)
6,000 0.415
Option 1
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 22 Construct new two-story Police Department
on site of old City Hall (up to the size of 9,500
sqft. max.)
Upgrade North parking lot to be used as
secure parking for Police vehicles
Upgrade Ramona for EOC use
Renovate old PD + EOC buildings for new
City Hall (8,000sqft total)
Negotiate easement or purchase additional
land for parking
Special Police vehicles and trailer stay at
offsite location

RAMONA NOT TO SCALE
11 + 5 ADA

CUSTOMER
18 SECURE USE
7 EMP USE
City Hall w.

Council Ch.

Police Dep. EOC
8,000 SF 8,000 SF at Ramona
Option 2
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 25 Construct new multi-story Police Department
and City Hall Building, including council hall
(max footprint area – 8,200sqft)
Upgrade north parking lot to be used as
secure parking for Police vehicles
Upgrade Ramona for EOC use
Build at grade parking lot and vertical street
parking
Special Police vehicles and trailer stay at
offsite location

RAMONA NOT TO SCALE
City Hall w.

Council Ch.

Police Dep. EOC
8,400 SF 8,000 SF at Ramona
Option 4
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 32 Construct new multi-story Police
Department, Emergency Operations Center,
and City Hall Building (max footprint area –
10,000sqft)
Build 2-level parking garage for visitor and
employee use
34 + 65 BELOW
18 SPOTS
City Hall w. Police Dep. EOC w.

Council Ch.
7,500 SF 9,500 SF 2,700 SF
Option 3 Attachment 6
Option 3
Roesling Nakamura Terada Architects City of Grover Beach – FCNA 2023 28 Construct new one-level or two-level Police
Department on site of existing Trouville
Community Center with secure parking for
all vehicles except trailers and armored
trucks. (max footprint area – 8,500sqft)
Build new City Hall and EOC on current
downtown site with upgraded parking lot
*Only community center would be Ramona
unless additional land/facility is acquired.

This would put Grover Beach at 0.22
SF/resident for community center space.

City Hall Police Dep. EOC /
Council Ch.
7,000 SF 8,000 SF 2,700
Option 4

Grover Beach City CouncilSeptember 25, 2023

Grover Beach City Council
September 25, 2023