Richmond City Council
April 21, 2026

Printed 10/15/2025
PlanetBids
297
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
298
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
299
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
300
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
301
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
302
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
303
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
304
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
305
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
306
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
307
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
308
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
309
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
310
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
311
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
312
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
313
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
314
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
315
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
316
City of Richmond
K-Rails and Boulders, bidding on 11/05/2025 2:00 PM (PST)

Printed 10/15/2025
PlanetBids
317

FIRST VANGUARD RENTALS & SALES INC
318
319
320
321

BLUE ANGEL INTERNATIONAL LLC
322
323
324
Bid Evaluation Scoring Matrix and Justification
This scoring matrix documents the evaluation of proposals received for the Supply and Delivery of K-Rails and Natural Stone Boulders. Scoring is based on the RFQ Basis of Award, with emphasis on total delivered cost and overall value to the City of Richmond.

Vendor Cost Score
(80)
Pricing
Certainty
(10)
Delivery &
Availability
(10)
Total Score
(100)
Justification
Summary
First
Vanguard
Rentals &
Sales, Inc.
80 6 7 93 Lowest
overall unit
pricing
across K-
Rails and
boulders.

Most cost-
effective
over
anticipated
annual and
multi-year
volumes.

Delivery
structured
per load but
operationally
manageable.

Blue Angel
International,
LLC
72 9 9 90 Clear per-
unit pricing
with
predictable
delivery
costs and
fast
availability.

Higher
delivered
cost when
evaluated
over
expected
325
contract
volume.

Phoenix
Contracting
60 7 7 74 Higher unit
and
delivered
pricing with
no offsetting
operational
or cost
advantage.

Based on the above scoring, First Vanguard Rentals & Sales, Inc. was determined to provide the most cost-advantageous proposal and best overall value to the City. 326

Reso. No. _____

RESOLUTION NO. ______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RICHMOND,

CALIFORNIA, APPROVING THE PURCHASE OF K-RAILS AND NATURAL

STONE BOULDERS FOR CITYWIDE ENCAMPMENT MITIGATION, RIGHT-

OF-WAY PROTECTION, AND SITE HARDENING FROM FIRST VANGUARD RENTALS & SALES, INC. AND BLUE ANGEL INTERNATIONAL LLC FOR A THREE-YEAR TERM, IN AN AMOUNT NOT TO EXCEED $450,000 PER

VENDOR, WITH THE OPTION TO EXTEND FOR TWO ADDITIONAL ONE- YEAR TERMS IN AN AMOUNT NOT TO EXCEED $150,000 PER YEAR

WHEREAS, the Public Works Department is responsible for maintaining public rights -of- way, protecting City infrastructure, and implementing operational strategies addressing encampments, illegal dumping, and unauthorized vehicle access throughout the City; and

WHEREAS, these efforts require the ongoing purchase of reinforced concrete K-Rails and natural stone boulders to support encampment mitigation, right -of-way protection, and site hardening projects throughout the City; and

WHEREAS, the Public Works Department issued a competitive solicitation through the City’s BidsOnline procurement system for the supply and delivery of K -Rails and natural stone boulders; and

WHEREAS, vendors registered within the relevant commodity categories were notified of the solicitation through the City’s electronic procurement system; and

WHEREAS, at the close of the bid period, the City received three responsive proposals; and

WHEREAS, Public Works staff evaluated the proposals based on cost competitiveness, pricing certainty, and delivery availability, and determined that First Vanguard Rentals & Sales, Inc. and Blue Angel International LLC provided the most advantageous proposals and best overall value to the City; and

WHEREAS, establishing multiple approved vendors wil l provide operational flexibility, maintain competitive pricing, and allow the Public Works Department to respond quickly to site hardening and right-of-way protection needs throughout Richmond; and

WHEREAS, funding for these purchases will be provided through approved Public Works Operations and Maintenance budgets supporting encampment mitigation, right-of-way protection, and site hardening activities.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richmond hereby approves the purchase of K-Rails and natural stone boulders from First Vanguard Rentals & Sales, Inc. and Blue Angel International LLC, each for a three -year term in an amount not to exceed $450,000 per vendor, with the option to extend for two addi tional one-year terms in an amount not to exceed $150,000 per year, subject to City Manager approval.

******************

***THE CLERK’S OFFICE WILL COMPLETE THE INFORMATION BELOW****

I certify that the foregoing resolution was passed and adopted by the City Council of the City of Richmond at a regular meeting thereof held on Mmmm dd, yyyy, by the following vote:

AYES: AYES:

NOES:
327

Reso. No. _____

ABSTENTIONS:

ABSENT:

CLERK OF THE CITY OF RICHMOND
(SEAL)
Approved:

Mayor

Approved as to form:

City Attorney

State of California }
County of Contra Costa : ss.

City of Richmond }

I certify that the foregoing is a true copy of Resolution No. _____, finally passed and adopted by the City Council of the City of Richmond at a regular meeting held on Mmmm dd, yyyy.

_______________________________________
Pamela Christian, Clerk of the City of Richmond
328

April 21, 2026

Public Works

DATE: April 21, 2026
TO: Mayor Martinez and Members of the City Council
FROM:

Daniel Chavarria, Director of Public Works
Darin Fitzpatrick, Assistant Deputy Director of Public
Works – Operations & Maintenance
Hugo Mendoza, Public Works Abatement Division
Superintendent
Subject:

March 2026 Abatement Report
FINANCIAL IMPACT: There is no fiscal impact for receiving this item.

PREVIOUS COUNCIL
ACTION:

None.

STATEMENT OF THE
ISSUE:

The Public Works Department is presenting to City
Council the March 2026 Abatement Presentation,
summarizing illegal dumping removal, encampment
abatement, graffiti removal, and related mitigation
activities conducted City-wide.

RECOMMENDED ACTION:

RECEIVE a report on the March 2026 abatement
activities – Public Works Department (Daniel Chavarria
510-620-5478/Darin Fitzpatrick 510-231-3044/Hugo
Mendoza 510-231-3030).

AGENDA
REPORT
329

April 21, 2026
DISCUSSION:

On a monthly basis, the Public Works Department provides City Council with a report outlining the activities of the Abatement Division. The Division is responsible for addressing illegal dumping, encampment abatement, graffiti removal, vehicle and vessel dismantling, conducting neighborhoods dumpster days, and other nuisance abatement activities within the public right-of-way and, when authorized, on private property.

March 2026 abatement activities included:
 Neighborhood Dumpster Days
o Collected 28 debris dumpsters
o Assisted 90 seniors and disable citizens from Southwest/Panhandle Annex, Eastshore, Parkview, Park Plaza, Cortez Stege, and Laurel Park neighborhoods.

 Illegal Dumping
o Removed 198.89 of illegally dumped material.
o Targeted primary locations including Spring Street, 5th Street & Bissell Avenue, 2nd Street, and Chanslor Avenue, and other recurring hotspot corridors City-wide.
o Disposed of specialized waste, including 258 mattresses, 254 tires, and 132 gallons of paint/oil.

 Encampment Abatement
o Abated 19 encampment locations, removing 17.01 tons of debris o Notable locations included: Greenway/rear of the Macdonald 80 Shopping Center and San Pablo Avenue area, 12th Street and Nevin Avenue, and Macdonald Avenue Corridor.

 Weed Abatement
o Abated weeds from 14 locations including city owned vacant lots and alleyways

 Graffiti Removal
o Removed 222 graffiti tags during the month
o Addressed graffiti on residential fencing, utility boxes, and public infrastructure at multiple City-wide locations.
 Vehicles and Boats Dismantling
o Dismantled four (4) vehicles/vessels at Checker’s Tow Yard after towing by Police and Parking Enforcement from the public right-of-way. o Coordinated with partner agencies, including Coordinated Outreach Referral Engagement (CORE), Caltrans, Republic Services, and Sims Metal, on encampment response and Dumpster Days.

330

April 21, 2026
The attached report also includes year-to-date comparisons, monthly tonnage tracking, staff hour summaries, hotspot mapping, and partner coordination details, providing transparency into operational workload and service trends.

DOCUMENTS ATTACHED:

Attachment 1 – March 2026 Abatement Report

331
PUBLIC

WORKS/ABATEMENT
MARCH 2026

ABATEMENT UPDATE
APRIL 21, 2026
332

NEIGHBORHOOD
DUMPSTER DAYS (4)
 SOUTHWEST ANNEX
 PANHANDLE ANNEX
 EASTSHORE
 PARKVIEW
 PARK PLAZA
 CORTEZ STEGE
 LAUREL PARK
28 DUMPSTERS – 58.7 TONS
 4 RECYCLING DUMPSTERS
333
90 SENIORS/DISABLED

PERSONS ASSISTED
(24.3 TONS)
 SOUTHWEST ANNEX
 PANHANDLE ANNEX
 EASTSHORE
 PARKVIEW
 PARK PLAZA
 CORTEZ STEGE
 LAUREL PARK
334

ILLEGAL DUMPING
198.89 TONS REMOVED
 Meade Street
 15th Street & Costa Avenue
335

ILLEGAL DUMPING
 2300 block of Garvin Avenue
 2nd Street & Greenway
 Mesa Way
336

ILLEGAL

DUMPING
 Portola Avenue
 South 8th Street
337
ILLEGAL DUMPING:

MATTRESSES – 2300 BLOCK OF GARVIN AVENUE
PAINT/OIL – PORTOLA AVENUE
TIRES – KING PLACE & COLUSA
 254 TIRES
 258 MATTRESSES
 132 GALLONS OF PAINT/OIL
338

MATTRESSES COLLECTED PER MONTH
0 50
100
150
200
250
300
2022
March
2023
March
2024
March
2025
March
2026
March
339
ILLEGAL DUMPING TOTAL COST PER MONTH – 2026*
$114,000.00
$116,000.00
$118,000.00
$120,000.00
$122,000.00
$124,000.00
$126,000.00
$128,000.00
$130,000.00
*Includes Labor and Equipment
340
ILLEGAL DUMPING TONNAGE COLLECTED PER MONTH - 2026
184
186
188
190
192
194
196
198
200
202
204
206
341
Tonnage Collected Jan Feb March April May Jun Jul Aug Sep Oct Nov Dec YTD 2022 143.24 181.58 209.4 189.23 197.55 182.86 343.3 311.5 247.37 215.74 231.95 278.08 2731.80 2023 249.87 169.66 210.78 224.86 185.09 242.03 213.87 238.18 207.01 317.6 261.62 231.51 2752.08 2024 290.37 185.55 229.98 194.45 286.88 208.95 216.96 392.56 271.85 305.43 272.36 281.48 3136.62 2025 280.88 176.79 162.83 231.33 207.63 185.16 174.05 200.3 202.64 204.01 199.00 192.15 2417.77 2026 191.29 203.34 198.89 593.52
Illegal Dumping (Tons) YTD Comparison
342

ENCAMPMENT
ABATEMENT (19)
17.01 Tons removed
 2500 block of Florida Ave
 Greenway behind Target
343

ENCAMPMENT ABATEMENT
 Greenway by Carlson Blvd
 12th Street & Nevin Avenue
344
ENCAMPMENTS TONNAGE COLLECTED PER MONTH - 2026
0 5
10 15
20 25
345

ENCAMPMENTS TONNAGE COLLECTED PER MONTH
0 5
10 15
20 25
30 35
40 45
2022
March
2023
March
2024
March
2025
March
2026
March
346

GRAFFITI REMOVAL
222 Tags Removed
102 Locations
347

GRAFFITI

REMOVAL
23RD STREET & OHIO AVENUE WALKWAY
348

GRAFFITI TAGS REMOVED PER MONTH
0 50
100
150
200
250
300
350
400
2022
March
2023
March
2024
March
2025
March
2026
March
349
March Stats 2023 2024 2025 2026 2023 2024 2025 2026
Illegal Dumping 217.68 229.98 162.83 198.89 425.47 475.92 457.67 593.52 • Mattresses 166 210 205 258 444 479 440 698
• Tires 168 155 227 254 565 516 493 674
Encampments 6 12 13 19 11 19 30 64
• Tons 3 13.18 41.13 17.01 47.62 24 116.38 64.36
Graffiti Locations 79 86 152 102 273 334 393 309
• Tags 188 160 220 222 646 573 704 644
YTD
350
2 PRIVATE PROPERTIES

ABATED (WARRANTS)
 1ST STREET & BARRETT
 4700 BLOCK OF ARNO CT.
351
PRIVATE PROPERTY BOARD-UP
 4700 Arno Ct. –Laurel Park
Neighborhood
352
WEED
ABATEMENT (14

LOCATIONS)
353

WEED ABATEMENT


354
RECREATIONAL VEHICLES/BOATS DISMANTLING (4)
CHECKER’S TOW YARD
355
CALTRANS CUSTOMER SERVICE: REQUESTS:

SUBMITTED (5) & RESOLVED (1)
 Encampments, Accumulation of Debris
 Richmond Greenway & Macdonald Ave. (West of I-80)
 El Portal Dr. I-80 East Off-ramp
 San Pablo Barrett I-80 west Off-ramp .
 Cutting Blvd I-80 west Off-ramp
 Macdonald Ave I-80 East Off-ramp
CSR Ticket Numbers: 1153922- 1156846- 1157498(3) 115860- 1143936
356

ABATEMENT STAFF HOURS
Illegal Dumping 1438
Encampment Removal 92
Graffiti Abatement 168
North Richmond Mitigation 36
Weeds/leaves Abatement 88
Fencing, Private Board Ups & Clean-Ups 84
Seniors Assistance 90
Leave 204
Management 292
Transport/Misc.* 28 Total 2520
March Hours
Illegal Dumping
Encampment Removal
Graffiti Abatement
North Richmond Mitigation
Weeds/leaves Abatement
Transport/Misc*
Board Ups/Clean Ups/Fencing
Seniors Assistance
ManagementTransport/Misc. includes staff hours for removal of debris from vehicles, Point Molate trash removal, hazardous waste facility disposal, and Vehicle dismantling.
357
on
IRON TRIANGLE
BELDING WOODS
W
Barre
tt Ave
NORTH & EAST RICHMO
HEIGHT
ATCHISO

N VILLAGE
Dim
St RICHMORE VILLAGE-
METRO
SQUARE
Illegal Dumping
Hotspot (18)
February, 2025
Canal
PULLMAN PARK PLAZA
SANTE FE 580
CORONADO EL CERRITO
Lauritzen Canal
S 31st
St
CORTEZ-STEGE LAUREL PARK
80
EASTSHORE
Miller-knox
Regional
Shoreline
PARKVIEW
MARINA BAY
POINT

RICHMOND
PANHAND

LE ANNEX
RICHMO

ND ANNEX
Richmond Inner Harbor
San
Francisco
Bay
SOUTHWE

ST ANNEX
0 1/4

1/2
1 Miles
El
Cerrito Plz
ALBANY
358

PARTNERSHIPS
359

April 21, 2026

Public Works

DATE: April 21, 2026
TO: Mayor Martinez and Members of the City Council
FROM: Daniel Chavarria, Director of Public Works
Robert Armijo, Deputy Director of Public Works/City
Engineer
Tawfic Halaby, Deputy Director of Public Works
Bradley Harms, Environmental Manager
Subject:

Contract with Larry Walker & Associates for Wastewater
and Stormwater Regulatory Compliance Support
FINANCIAL IMPACT: The proposed three-year term not to exceed $900,000, will be funded through the Wastewater Enterprise Fund
for wastewater-related regulatory work and the
Stormwater Enterprise Fund for stormwater-related
regulatory work (Account Strings: 40322731-400202 and
40623431-400201). The scope of work is fully eligible for enterprise funding. This item will have no impact on the General Fund.

PREVIOUS COUNCIL
ACTION:

July 18, 2019
October 5, 2021
July 11, 2023

STATEMENT OF THE
ISSUE:

Approval of the proposed contract will allow the City to continue meeting state and federal wastewater and
stormwater regulatory requirements under its National
Pollutant Discharge Elimination System permit,
pretreatment program, sanitary sewer system
regulations, and the Municipal Regional Stormwater
Permit, consistent with the City’s executed sole-source authorization for these specialized compliance services.

AGENDA
REPORT
360

April 21, 2026
RECOMMENDED ACTION:

ADOPT a resolution to APPROVE a sole-source contract
with Larry Walker & Associates, Inc., to provide
wastewater and stormwater regulatory compliance
support services, in an amount not to exceed $900,000
($806,400 in anticipated costs plus an 11.6%
contingency for unanticipated regulatory responses) for a three-year term from April 22, 2026, through April 21,
2029, and AUTHORIZE the city manager to execute the
contract and any related documents – Public Works
Department (Daniel Chavarria 510-620-5478/Robert
Armijo 510-620-5477/Tawfic Halaby 510-620-
5482/Bradley Harms 510-307-8094).

DISCUSSION:

Background
The City of Richmond is responsible for compliance with state and federal requirements governing its wastewater treatment plant, sanitary sewer collection system, industrial pretreatment program, and stormwater program under the Municipal Regional Stormwater Permit (MRP). The City is a co-permittee under a jointly held National Pollutant Discharge Elimination System (NPDES) permit with the West County Wastewater District through the West County Agency and is directly accountable for meeting all applicable permit conditions and enforcement obligations.

The regulatory programs supporting the City’s wastewater and stormwater systems require highly specialized expertise in NPDES permitting, pretreatment regulations, sanitary sewer overflow compliance, stormwater quality management, and coordination with state and federal regulatory agencies, including the Regional Water Quality Control Board, State Water Resources Control Board, and the U.S. Environmental Protection Agency.

Since 2009, Larry Walker & Associates, Inc. (LWA) has provided specialized regulatory compliance and permitting support services to the City. The firm has been directly involved in development, implementation, and compliance support for the City’s current NPDES permit adopted in 2019 and has supported ongoing coordination with the West County Wastewater District and the Regional Water Quality Control Board. LWA also provides regulatory services to the West County Wastewater District under a separate agreement, ensuring consistency and alignment among co-permittees.

On July 18, 2019, the City Council approved a professional services contract with LWA in the amount of $200,000 to provide NPDES compliance support services. On October 5, 2021, the City Council approved Contract Amendment No. 1, increasing the total contract amount to $520,000. On July 11, 2023, the City Council approved a sole- source professional services agreement with LWA to continue providing wastewater and 361

April 21, 2026
stormwater regulatory compliance and environmental support services through June 30, 2026 (Attachment 1).

The City is currently in an active NPDES permit cycle, with increasing regulatory complexity, enhanced enforcement expectations, trash load reduction obligations under the MRP, ongoing pretreatment program requirements, sanitary sewer system regulatory reporting, and preparation for upcoming renewal processes.

Analysis
Larry Walker & Associates possesses unique institutional knowledge of the City’s facilities, permit history, compliance obligations, and regulatory relationships developed over more than a decade of continuous service. This includes direct involvement in the current NPDES permit, Municipal Regional Stormwater Permit implementation, enforcement response coordination, compliance reporting, and regulatory negotiations.

Maintaining continuity of this expertise is critical during an active permit cycle and in advance of upcoming permit renewals.

Transitioning to a new consultant at this stage would require significant duplication of effort, introduce avoidable learning curves, increase costs, and create regulatory risk during a period of heightened compliance and enforcement scrutiny. Such disruption could adversely affect the City’s ability to meet statutory reporting deadlines and maintain defensible compliance positions.

For these reasons, staff have determined that continuation of services through a sole- source professional services agreement is in the best interest of the city. A Sole-Source Justification has been prepared and approved in accordance with the Richmond Municipal Code and City procurement requirements. This procurement is authorized under Richmond Municipal Code section 2.52.326, which permits sole-source contracting when services are unique, specialized, and necessary to maintain continuity of ongoing professional services. An executed sole-source approval for Larry Walker & Associates is currently on file with the City and remains in effect, authorizing the City to procure these specialized regulatory compliance services on a sole-source basis. The proposed agreement is consistent with that approval and reflects continuation of the same core wastewater and stormwater regulatory support services.

City staff recommend that the City Council adopt a resolution (Attachment 1) to approve a sole-source contract (Attachment 2) with Larry Walker & Associates, Inc., for regulatory support to meet ongoing National Pollutant Discharge Elimination System (NPDES) requirements, pretreatment, stormwater, and sanitary sewer compliance obligations, in an amount not to exceed $900,000 (consisting of $806,400 in anticipated costs plus an 11.6% contingency for unanticipated regulatory responses to be charged on a time and material basis based on fees included in the cost proposal attached to the proposed contract) for a three-year term from April 22, 2026, through April 21, 2029, and authorize the City Manager to execute the contract. The approved sole source form and the current contract are attached (Attachments 3 and 4). Approval of this agreement will ensure continuity of specialized regulatory support necessary for the City 362

April 21, 2026
to maintain compliance with state and federal wastewater and stormwater requirements during an active permit cycle and upcoming permit renewals, while sustaining consistent technical expertise and maintaining fiscal and administrative defensibility.

DOCUMENTS ATTACHED:

Attachment 1 – Resolution
Attachment 2 – Proposed Contract with Larry Walker & Associates, Inc.

Attachment 3 – Approved Sole Source Justification
Attachment 4 – Current Contract with Larry Walker & Associates, Inc.

363
Reso. No. XX-26

DocID #55171v1
RESOLUTION NO. XX-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RICHMOND, CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE A $900,000.00

SOLE-SOURCE PROFESSIONAL SERVICES CONTRACT WITH LARRY WALKER & ASSOCIATES, INC. FOR WASTEWATER AND STORMWATER REGULATORY

COMPLIANCE SUPPORT SERVICES

WHEREAS, the City of Richmond is subject to state and federal wastewater and stormwater regulatory requirements, including obligations under its National Pollutant Discharge Elimination System (NPDES) permit, pretreatment program requirements, sanitary sewer system regulations, and the Municipal Regional Stormwater Permit; and

WHEREAS, the City is a co-permittee under a jointly held NPDES permit with the West County Wastewater District and must coordinate compliance, reporting, and regulatory communications with its co-permittee and applicable regulatory agencies; and

WHEREAS, compliance with these regulatory programs requires specialized technical and regulatory expertise, continuity of institutional knowledge, and ongoing coordination with the Regional Water Quality Control Board, State Water Resources Control Board, and U.S.

Environmental Protection Agency; and

WHEREAS, Larry Walker & Associates, Inc. has provided wastewater and stormwater regulatory compliance support services to the City of Richmond since 2009 and has been directly involved in development, implementation, and compliance activities associated with the City’s current NPDES permit cycle and Municipal Regional Stormwater Permit obligations; and

WHEREAS, Larry Walker & Associates, Inc. also provides regulatory support services to the West County Wastewater District, the City’s NPDES co-permittee, allowing for continuity, consistency of regulatory interpretation, and coordinated communication with regulatory agencies; and

WHEREAS, staff has determined that due to the specialized and highly technical nature of the services, the firm’s unique institutional knowledge of the City’s facilities and regulatory history, and the need to maintain continuity during an active permit cycle and upcoming permit renewal processes, it is in the best interest of the City to procure these services on a sole-source basis to avoid duplication of effort, increased costs, and regulatory risk; and

WHEREAS, this sole-source procurement is authorized pursuant to Richmond Municipal Code section 2.52.326, and a Sole Source Justification has been prepared in accordance with City procurement requirements; and

WHEREAS, sufficient funds are available in the Wastewater Enterprise Fund and Stormwater Enterprise Fund to support the proposed contract, and this action will have no impact on the General Fund.

WHEREAS, staff recommends issuing a $900,000 contract, including $806,400 in anticipated costs plus an 11.6% contingency to cover unanticipated regulatory responses.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richmond as follows:

SECTION 1. The City Council finds that the foregoing recitals are true and correct and incorporates them herein by reference.

SECTION 2. The City Manager is hereby authorized to execute a sole-source professional services contract with Larry Walker & Associates, Inc. in an amount not to exceed $900,000.00 for a three-year term from April 22, 2026 through April 21, 2029 to provide wastewater and stormwater regulatory compliance support services.

364
Reso. No. XX-26

DocID #55171v1
SECTION 3. The City Manager is further authorized to execute any related documents necessary to carry out the intent of this Resolution.

SECTION 4. This Resolution shall take effect immediately upon its passage.

*********************

I certify that the foregoing resolution was passed and adopted by the City Council of the City of Richmond at a regular meeting thereof held April 21, 2026, by the following vote:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

PAMELA CHRISTIAN

CLERK OF THE CITY OF RICHMOND
(SEAL)
Approved:

Mayor

Approved as to form:

City Attorney

365

CITY OF RICHMOND

STANDARD CONTRACT
Department: City Project Manager:

City Project Manager E-mail: City Project Manager Phone No:

Vendor No: Contract No:

Description of Services:

The parties to this STANDARD CONTRACT do mutually agree and promise as follows:

1. Parties. The parties to this Contract are the City of Richmond, a municipal corporation (“the City”), and the following named Contractor:

Contractor Name:

Street Address:

City, State, Zip Code:

Contact Person:

Telephone: Email:

Business License No:
☐ A California corporation, ☐ limited liability corporation ☐ general partnership, ☐ limited partnership, ☐ individual, ☐ non-profit corporation, ☐ individual dba as [specify:] ____________________ ☐ other [specify:] _______________________________

2. Term. The effective date of this Contract is _______________________ and terminates _________________ unless terminated earlier as set forth herein.

3. Payment Limit. City’s total payments to Contractor under this Contract shall not exceed $______________ (“Contract Payment Limit”) unless a Contract Amendment has been approved by the City Council or City Manager. If this amount includes a contingency, Contractor acknowledges that any use of such contingency shall be for work beyond the original scope of services and requires prior written authorization by the City. If noted below, Compensation for work done under this Contract, shall not exceed as follows:

FY _________ total compensation shall not exceed $_________________ FY _________ total compensation shall not exceed $_________________ FY _________ total compensation shall not exceed $_________________

4. Contractor’s Obligations. Contractor agrees to perform all work at its own cost and expense, to furnish all labor, tools, equipment, materials, except as otherwise specified, in accordance with the Service Plan set forth in Exhibit A, attached hereto and incorporated herein.

5. City Obligations. City shall make payments to the Contractor in accordance with the Payment Provisions set forth in Exhibit B, attached hereto and incorporated herein.

Public Works
Bradley Harms
[email protected]
(510) 307-8094
Wastewater and Stormwater Regulatory Compliance Support Services Larry Walker & Associates, Inc.
2246 Sixth Street
Berkeley, CA 94710
Alina Constantinescu, Senior Engineer
(510) 883-9873
[email protected]
40023761
April 22, 2026
April 21, 2029
900,000.00
366

6. Authorized Representatives and Notices. This Contract is subject to the Authorized Representatives and Notices Provisions (Exhibit C), attached hereto and incorporated herein.

7. General Conditions. This Contract is subject to the General Conditions (Exhibit D), which are attached hereto and incorporated herein.

8. Special Conditions. This Contract is subject to the Special Conditions (Exhibit E) (if any), which are attached hereto and incorporated herein.

9. Insurance Provisions. This Contract is subject to the Insurance Provisions (Exhibit F), which are attached hereto and incorporated herein.

10. Sanctuary City Compliance Statement. This Contract is subject to the Sanctuary City Compliance Statement (Exhibit G), which is attached hereto and incorporated herein.

11. Signatures. These signatures attest the parties' agreement hereto:

CITY OF RICHMOND,
a municipal corporation [BUSINESS NAME]
(* The Corporation Chairperson of the Board, President, or Vice President should sign below)

By: _________________________ By: ___________________________ Title: ________________________ Title: __________________________ Date Signed: _________________ Date Signed: ___________________

I hereby certify that this Contract (* The Corporation Chief Financial Officer or Assistant has been approved by City Council Treasurer, or Secretary or Assistant Secretary should or the City Manager. sign below)

By: _________________________ By: ___________________________ City Clerk Title: __________________________
Date Signed: ____________________
Approved as to form:
(NOTE: Pursuant to California Corporations Code Section By: _________________________ 313, if Contractor is a corporation or nonprofit organization, City Attorney this Contract (1) must be signed by (a) the Chairperson of the Board, President, or Vice-President and (b) the
Chief Financial Officer or Assistant Treasurer, or
Secretary or Assistant Secretary)

LIST OF ATTACHMENTS:

Service Plan Exhibit A
Payment Provisions Exhibit B
Authorized Representatives and Notices Exhibit C
General Conditions Exhibit D
Special Conditions Exhibit E
Insurance Provisions Exhibit F
Sanctuary City Compliance Statement Exhibit G

Larry Walker & Associates, Inc.
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EXHIBIT A

SERVICE PLAN

Contractor shall, to the satisfaction of the Project Manager ( set forth in Exhibit B) , perform the following services and be compensated as outlined below [or attach service plan if necessary]:

Larry Walker & Associates, Inc.

Consultant shall provide professional wastewater and stormwater regulatory compliance support services to the City of Richmond in accordance with the Scope of Services dated April 2026, attached hereto and incorporated herein by this reference, with an 11.6% contingency to be charged on a time and material basis based on the rates attached to the cost proposal. 368
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LARRY WALKER ASSOCIATES 1
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (DECEMBER 1, 2025 TO NOVEMBER 30, 2028)
April 2, 2026
Tawfic Halaby
Deputy Director of Public Works
City of Richmond
450 Civic Center Plaza, Richmond, CA 94804
[email protected]
Subject: Scope of Services – Wastewater and Stormwater Regulatory Assistance (April 22, 2026 to April 21, 2029)
Dear Mr. Halaby,
Larry Walker Associates (LWA) is providing this letter proposal to describe the wastewater and stormwater regulatory assistance that will be provided to the City of Richmond (City) during the next three years.

Assistance will include addressing Richmond-specific issues that may arise during the 2028 NPDES permit renewal application, providing advice on regulatory compliance concerns, preparing and/or reviewing technical reports, implementing pretreatment program requirements, and implementing stormwater program requirements. LWA has provided wastewater and stormwater regulatory assistance to the City since 2009 and is deeply familiar with the City’s wastewater and stormwater regulatory requirements.

The types of activities that LWA may provide to the City over the contract period are described below. Any on-call assistance task, if requested, will be developed with input from the City staff. The cost to provide these services will not exceed $806,400, over the course of the contract, expected from April 22, 2026, to April 21, 2029.

Wastewater Regulatory Assistance
Anticipated, fixed cost tasks
x Prepare a Local Limits Update Report. Per the City’s NPDES permit, in 2024-2025 LWA conducted an evaluation of the City’s local limits. Under this proposed task, LWA will assist the City in implementing recommendations from the 2025 Evaluation and prepare a Local Limits Update Report. The Evaluation recommended that the City eliminate local limits for several constituents, collect additional data for others in order to be able to conduct headworks loading analyses and determine if local limits are needed, and reassess the existing local limits for BOD and TSS at a later date to account for potential reductions from recent improvements at the WWTP. Under this task, LWA would prepare a Local Limits Update Report for submittal to the Regional and State Water Boards, address potential comments from these regulatory agencies, and support City staff in amending the local limits in the Richmond Municipal Code . x Prepare the NPDES permit renewal packet (also known as a Report of Waste Discharge or ROWD), cover letter, and technical analyses that may be required for the renewal of the Richmond’s WPCP NPDES permit. The assistance will include communications with the Regional Water Quality Control Board to address any Richmond WPCP-related concerns that may arise during permit reissuance process. The joint City of Richmond-West County Wastewater (WCW) permit expires July 31, 2029; the ROWD is due by October 1, 2028. It is anticipated that LWA will work with West County Wastewater (under a separate contract) throughout the permit renewal process.
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LARRY WALKER ASSOCIATES 2
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (APRIL 2026 TO APRIL 2029) x Attend Bay Area Clean Water Agencies Association (BACWA) Committee meetings and provide meeting notes with regulatory updates relevant to City wastewater operations. The number of meetings varies per year, but it’s usually 6-8 meetings, depending on the regulatory agencies’ priority issues in any given year such as nutrients removal, biosolids disposal, collection systems management, etc.

On-call tasks
If requested, and under the direction of City staff, LWA is prepared to assist with the following tasks. In the past, we have assisted with these items when the City was undergoing staffing challenges, or when technical assistance and support was needed for highly specialized regulatory reports or submittals requested by regulatory agencies.
x Assist with regulatory reporting for potential sanitary sewer overflows (SSOs) from the City’s collection system and continued compliance with the 2022 State Water Resources Control Board Sanitary Sewer System Waste Discharge Requirements (SSS WDR). x Assist in other SSS WDR tasks such as annual re ports, internal audits, and updates to the City’s Sewer System Management Plan (SSMP).
x Provide on-call regulatory compliance advice related to source control, wastewater collection, wastewater treatment, and wastewater disposal activities. x Assist with pretreatment program compliance activities. This assistance may include performing onsite inspections of commercial and industrial users, documenting inspection results, discussing follow-up actions with City staff, responding to EPA inspections or audits, revising the City’s Local Limits, updating program documents and templates, and assisting with preparation of semi-annual and annual pretreatment program reports.
x Assist in preparation of or conduct peer review of NPDES permit compliance reports. x Review potential enforcement actions issued to the City for lapses in wastewater compliance and help the City prepare responses, negotiate penalties, and/or develop compliance tasks for compliance with Regional Water Board or with other legally-mandated requirements.

Stormwater Regulatory Assistance
Anticipated, fixed cost tasks
x Assist with the Municipal Regional Stormwater Permit (MRP) annual reporting, including the supplemental trash reduction report, asset management reporting, cost reporting, and other documents required by the MRP. The Annual Report for activities conducted during the fiscal year is due by September 30th of each year.
x Assist in implementation of the City’s Updated Trash Load Reduction Plan (where by the City is required to achieve a 100% trash load reduction in stormwater) and requirements of the December 2025 Cease and Desist Order (CDO, Order No. R2-2025-0032) by conducting the following tasks:
o Assessment of trash load reductions through On-land Visual Trash Assessments (OVTAs).

Assessments include 1-4 rounds of OVTAs per year, including preparation and coordination support tasks.
o Management of PLDA Inspection Program, including site verifications, coordination with property owners, follow up inspections, and other support tasks. o Evaluation of institutional control measures, including adaptive management of street sweeping program, OVTAs, and small trash capture device installations.

On-call tasks
If requested, and under the direction of City staff, LWA is prepared to assist with the following stormwater tasks. As with on-call wastewater tasks, LWA provided assistance with these items in the past when the City 370




LARRY WALKER ASSOCIATES 3
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (APRIL 2026 TO APRIL 2029) was undergoing staffing challenges, or when technical assistance and support was needed for highly specialized regulatory reports or submittals requested by the Regional or State Water Boards. x Assist with other trash-related tasks such as CALTRANS CIA Grant Coordination, Trash Capture Device O&M evaluation, coordination with EarthTeam, and response to Regional Water Board requests.
x Perform inspections of construction sites, green stormwater infrastructure facilities, or at municipal, commercial, and industrial facilities
x Assist with other aspects of the MRP regulatory provisions (aside from trash reduction) x Assist in MRP Permit negotiations
x Participate in meetings of the Contra Costa County Watershed Program. x Review potential enforcement actions issued to the City for lapses in stormwater compliance and help the City prepare responses, negotiate penalties, and/or develop compliance tasks for compliance with Regional Water Board or with other legally-mandated requirements.

Project Management
Activities under this task include project coordination, contract administration, budget review, and participation in project status meetings, if needed. All meetings would be coordinated through conference calls. LWA will provide sufficient project management to ensure that the work is completed on time and consistent with the scope noted above. Monthly invoices will be provided to the City.

Cost Estimate
The cost estimate by task for the duration of the contract is organized by fiscal year in the table below.

Costs are based on LWA’s current Rate Schedule (in effect through June 30, 2026) and include an assumed 3% rate increase from year to year. The current Rate Schedule is attached for your information.

Cost Estimate for Wastewater and Stormwater Regulatory Assistance Task FY 25/261 FY 26/27 FY 27/28 FY 28/292
Wastewater Regulatory Assistance
Local Limits Update Report $30,000 2
Report of Waste Discharge $25,000
BACWA meetings regulatory updates $300 $2,000 $2,100 $2,000 On-call Wastewater Assistance $5,000 $20,000 $21,000 $20,000 Subtotal Wastewater $5,300 $52,000 $23,100 $47,000
Stormwater Regulatory Assistance
MRP Annual Report $35,000 $27,000 $35,000
Trash Reduction Plan and CDO Compliance $36,500 $162,000 4 $89,000 $89,000 On-call Stormwater Assistance $10,000 $50,000 $51,000 $50,000 Subtotal Stormwater $46,500 $247,000 $167,000 $174,000
Project Management $3,500 $17,500 $11,500 $12,000
Total $55,300 $316,500 $201,600 $233,000

1. Assumes contract start date of April 22, 2026

2. Assumes contract end date of April 21, 2029

3. Does not include sampling and analytical costs (assumed to be performed by City staff).

4. Trash reduction tasks in FY 26/27 are more involved, to catch up on activities not performed during the previous fiscal year due to contracting delays.

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LARRY WALKER ASSOCIATES 4
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (APRIL 2026 TO APRIL 2029)

Under this contract, LWA will provide permit compliance and regulatory program advice to the City. The City is responsible for making program decisions and submitting the data/reports required to comply with permit terms and regulations. Please to contact me at 510-883-9873 or [email protected] if you have any questions.

Sincerely,

Alina Constantinescu, Senior Engineer
Larry Walker Associates, Inc.

Enclosure: LWA Rate Schedule

Cc: Bradley Harms, City of Richmond
372

LARRY WALKER ASSOCIATES, INC.

Rate Sheet Effective July 1, 2025 – June 30, 2026

Note: (1) Charged when overnight lodging is required. U.S. General Services Administration rates specified by location of work at gsa.gov

REIMBURSABLE COSTS
Travel
Local Mileage Current IRS Rate
Auto Rental Actual Expense
Room Actual Expense
Subsistence and Per Diem Meals (1) Current GSA Rate
Breakfast Current GSA Rate
Lunch Current GSA Rate
Dinner Current GSA Rate
Incidentals Current GSA Rate
Report Reproduction and Copying
Per Color Copy, In-House $0.89
Per Black and White Copy, In-House $0.08
Per Binding, In-House $1.95
Special Postage and Express Mail Actual Expense
Third-Party Material Preparation Actual Expense
Other Direct Costs Actual Expense
Daily Equipment Rental Rates ( Daily Rate)
Single Parameter Meters & Equipment $30.00
Digital Flow Meter $60.00
Multi-Parameter Field Meters & Sondes $100.00
RTK-GPS, River Surveyor, Tracer Study Equipment $250.00 Multi-Parameter Continuous Remote Sensing $40.00
Field Rig (Field Vehicle and All Equipment) $200.00
Subcontractors Actual Expense Plus 10% Fee

TITLE HOURLY RATE
Administrative $82
Contract Administrator $155
AR/AP Manager $155
Graphic Designer $142
Project Level I-C $150
Project Level I-B $176
Project Level I-A $202
Project Level II-B $221
Project Level II-A $248
Senior I $269
Senior II $289
Associate I $304
Associate II $324
Vice President $342
Executive Vice President $357
Senior Executive $368
President $368

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EXHIBIT B

PAYMENT PROVISIONS

1. COMPENSATION TO CONTRACTOR:

a. Provided Contractor is not in default under this Contract, Contractor shall be compensated in the manner set forth herein.

b. All payments made pursuant to this Contract shall be subject to the Contract Payment Limit. The Payment Limit includes expenses (phones, photocopying, meals and travel, etc.). Invoices shall be adequately detailed, based on accurate records, and be in a form reasonably satisfactory to the City. Contractor may be required to provide back-up material upon request.

c. All City vendors receiving new contracts shall sign up to receive electronic payments through the City’s Automated Clearinghouse (ACH) payments service/provider.

2. SUBMISSION OF INVOICES:

Contractor shall submit timely invoices by email to
[email protected] and/or to the following address:

Attention: City of Richmond Finance/Account Payable
Project Manager: _______________________
P.O. Box 4046
Richmond, CA 94804

3. All invoices that are submitted by Contractor shall be subject to the approval of the City Project Manager, _______________________, before payments shall be authorized.

a. The City will pay invoice(s) within 45 days after completion of services to the City’s satisfaction. The City shall not pay late fees or interest.

b. All appropriate permits, certificates, and licenses, including a City business license shall be obtained and maintained for the duration of this Contract before any payment is authorized.

4. All insurance coverage required by this Contract shall be provided by the Contractor before this Contract is executed by the City. The insurance coverage required by this Contract shall be maintained by Contractor for the duration of this Contract and must be in place before any payment is authorized.

Bradley Harms
Bradley Harms
Larry Walker & Associates, Inc.
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EXHIBIT C

AUTHORIZED REPRESENTATIVES AND NOTICES

1. All required written notices shall be delivered: (i) by hand; or (ii) sent by registered, express, or certified mail, with return receipt requested or with delivery confirmation requested from the U.S. postal service; or (iii) sent by overnight or same day courier service at the party’s respective address listed in this Section.

2. Each notice shall be deemed to have been received on the earlier to occur of:
actual delivery or the date on which delivery is refused; or three (3) days after notice is deposited in the U.S. mail or with a courier service in the manner described above (Sundays and City holidays excepted).

3. Either party may, at any time, change its notice address (other than to a post office box address) by giving the other party three (3) days prior written notice of the new address.

4. All notices, demands, requests, or approvals from Contractor to the City shall be addressed to the City at:

City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
Email: ________________________________________________

5. All notices, demands, requests, or approvals from the City to Contractor shall be addressed to Contractor at:

Attn:

Email: ________________________________________________ Bradley Harms
[email protected]
Larry Walker & Associates, Inc.

Larry Walker & Associates, Inc.
2246 Sixth Street
Berkeley, CA 94710
[email protected]
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EXHIBIT D

GENERAL CONDITIONS

1. INDEPENDENT PARTIES:

Contractor hereby declares that Contractor is engaged as an independent business and Contractor agrees to perform the services as an independent contractor.

The manner and means of conducting the services and tasks are under the control of Contractor except to the extent they are limited by statute, rule or regulation and the express terms of this Contract. No civil service status or other right of employment will be acquired by virtue of Contractor’s services. None of the benefits provided by the City to its employees, including but not limited to unemployment insurance, workers’ compensation plans, vacation and sick leave, are available from the City to Contractor, its employees or agents. Deductions shall not be made for any state or federal taxes, FICA payments, PERS payments, or other purposes normally associated with an employer-employee relationship from any compensation due to Contractor. Payments of the above items, if required, are the responsibility of Contractor.

2. TIME IS OF THE ESSENCE:

Contractor and the City agree that time is of the essence regarding the performance of this Contract.

3. STANDARD OF CARE:

Contractor agrees to perform all services hereunder in a manner commensurate with the prevailing standards of like professionals or service Contractors, as applicable, in the San Francisco Bay Area and agrees that all services shall be performed by qualified and experienced personnel who are not employed by the City.

4. IMMIGRATION REFORM AND CONTROL ACT (IRCA):

Contractor assumes all responsibility for verifying the identity and employment authorization of all of its employees performing work hereunder, pursuant to all applicable IRCA or other federal, or state rules and regulations. Contractor shall indemnify, defend, and hold the City harmless from and against any loss, damage, liability, costs or expenses arising from any noncompliance of this provision by Contractor.

5. NON-DISCRIMINATION:

Consistent with the City’s policy and state and federal law that harassment and discrimination are unacceptable conduct, Contractor and its employees, contractors, and agents shall not harass or discriminate against any job applicant, City employee, or any other person on the basis of any kind of any statutorily (federal, state or local) protected class, including but not limited to: race, religious creed, color, national origin, ancestry, Larry Walker & Associates, Inc.
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disability (both mental and physical) including HIV and AIDS, medical condition (e.g. cancer), genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, pregnancy, political affiliation, military and veteran status or legitimate union activities. Contractor agrees that any violation of this provision shall constitute a material breach of this Contract.

6. CITY PROPERTY:
a. Each and every report, draft, work product, map, record, applicable plans, drawings, calculation, data, specification, video, graphic, or any other material or document produced, prepared or caused to be prepared by Contractor pursuant to or in connection with this Contract shall be the exclusive property of the City.

b. Notwithstanding the foregoing, Contractor shall not be obligated to provide to City proprietary software or data which Contractor has developed or had developed for Contractor's own use; provided, however, that Contractor shall, pursuant to Section 11 below, indemnify, defend and hold the City harmless from and against any discovery or Public Records Act request seeking the disclosure of such proprietary software or data.

c. No report, information or other data given to or prepared or assembled by Contractor pursuant to this Contract shall be made available to any individual or organization by Contractor without prior approval of the City Manager or their designee.

d. Contractor shall, at such time and in such form as City Manager or their designee may require, furnish reports concerning the status of services and tasks required under this Contract.

7. RECORDS:

a. Contractor shall maintain complete and accurate records with respect to the services, tasks, work, documents and data in sufficient detail to permit an evaluation of Contractor’s performance under the Contract, as well as maintain books and records related to sales, costs, expenses, receipts and other such information required by the City that relate to the performance of the services and tasks under this Contract (collectively the “Records”).

b. All Records shall be maintained in accordance with generally accepted accounting principles and shall be clearly identified and readily accessible. Contractor shall provide free access to the Records to the representatives of the City or its designees during regular business hours upon reasonable prior notice. The City has the right to examine and audit the Records, and to make copies or transcripts therefrom as necessary, and to allow inspection of all proceedings and activities related to this Contract. Such Records, together with supporting documents, shall be kept separate from other documents and records and shall be maintained by Contractor for a period of five (5) years after receipt of final payment.

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c. If supplemental examination or audit of the Records is necessary due to concerns raised by the City’s preliminary examination or audit of records, and the City’s supplemental examination or audit of the records discloses a failure to adhere to appropriate internal financial controls, or other breach of this Contract or failure to act in good faith, then Contractor shall reimburse the City for all reasonable costs and expenses associated with the supplemental examination or audit.

8. PERMITS AND LICENSES:

Contractor, at its sole expense, shall obtain and maintain during the term of this Contract, all appropriate permits, certificates and licenses, including a City business license, required in connection with the performance of the services and tasks hereunder.

The failure to obtain such permits and licenses shall be a material breach of this Contract and grounds for immediate termination by City; provided, however, that City may waive the business license requirement in writing under unusual or extraordinary circumstances without necessitating any modification of this Contract to reflect such waiver.

9. TERMINATION:

a. Termination Without Default. Notwithstanding any provision herein to the contrary, the City may, in its sole and absolute discretion and without cause, terminate this Contract at any time prior to completion by Contractor of the project or services hereunder immediately upon transmission of written notice to Contractor as provided in Exhibit C “Authorized Representatives and Notices”.

b. Termination in the Event of Default. Should Contractor fail to perform any of its obligations hereunder, within the time and in the manner provided or otherwise violate any of the terms of this Contract, City may immediately terminate this Contract by giving written notice of such termination, stating the reasons for such termination. Contractor shall be compensated as provided in Exhibit B; provided, however, there shall be deducted from such amount the amount of damage, including attorney's fees, expert witness fees and costs, if any, sustained by City by virtue of Contractor's breach of this Contract. Additionally, in the event of such termination, the City may proceed with the work in any reasonable manner it chooses.

10. CONFLICT OF INTEREST:

Contractor acknowledges, represents and warrants that Contractor shall avoid all conflicts of interest (as defined under any federal, state or local statute, rule or regulation, or at common law) with respect to this Contract. Contractor further acknowledges, represents and warrants that no City official or employee has any economic interest, as defined in Title 2, California Code of Regulations §§ 18703.1 through 18703.5, with Contractor that would invalidate this Contract. Contractor acknowledges that in the event that Contractor shall be found by any judicial or administrative body to have any conflict of interest (as defined above) with respect to this Contract, all consideration received under Larry Walker & Associates, Inc.
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this Contract shall be forfeited and returned to City forthwith. This provision shall survive the termination of this Contract for one (1) year.

11. HOLD HARMLESS:

a. To the fullest extent permitted by law, Contractor shall indemnify, defend (with counsel acceptable to the City) and hold harmless the City, its City Council, boards, commissions, officials, employees, agents and volunteers (“Indemnitees”) from and against any and all loss, damages, liability, obligations, claims, suits, judgments, costs and expenses whatsoever, including attorney’s fees and costs of litigation (“Claims”), arising from or in any manner connected to Contractor’s performance of its obligations under this Contract or failure to comply with any of its obligations under this Contract or out of the operations conducted by Contractor even if the City is found to have been negligent. If the Claims filed against Indemnitees allege negligence, recklessness or willful misconduct on the part of Contractor, Contractor shall have no right of reimbursement against Indemnitees for the costs of defense even if negligence, recklessness or willful misconduct is not found on the part of Contractor. Contractor shall not have any obligations to indemnify Indemnitees if the loss or damage is found to have resulted solely from the negligence or the willful misconduct of the City. The defense and indemnification obligations of this Contract are undertaken in addition to, and shall not in any way be limited by, the insurance obligations contained in this Contract.

b. This indemnification obligation shall survive this Contract and shall not be limited by any term of any insurance policy required under this Contract; provided however, that if this Contract is for design professional services, this indemnity provision is limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the design professional (as defined in California Civil Code section 2782.8).

12. LIMITATIONS UPON SUBCONTRACTING AND ASSIGNMENT:

a. This Contract binds the heirs, successors, assigns and representatives of Contractor. The Contractor shall not enter into subcontracts for any work contemplated under this Contract and shall not assign this Contract, nor any portion hereof or monies due or to become due, without the prior written consent of the City Council or its designee.

b. Contractor shall not assign, sublease, hypothecate, or transfer this Contract, or any interest therein, directly or indirectly, by operation of law or otherwise, without prior written consent of the City Manager. Contractor shall submit a written request for consent to transfer to the City Manager at least thirty (30) days in advance of the desired transfer.

The City Manager or their designee may consent or reject such request in their sole and absolute discretion. Any attempt to do so without said consent shall be null and void, and any assignee, sublessee, hypothecate or transferee shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer. However, claims for Larry Walker & Associates, Inc.
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money against the City under this Contract may be assigned by Contractor to a bank, trust company or other financial institution without prior written consent.

c. The sale, assignment, transfer or other disposition of any of the issued and outstanding capital stock of Contractor (if applicable), or of the interest of any general partner or joint venturer or syndicate member if Contractor is a partnership or joint- venture or syndicate, which shall result in a change of control of Contractor, shall be deemed an assignment. For this purpose, control shall mean fifty percent or more of the voting power or twenty-five percent or more of the assets of the corporation, partnership or joint-venture.

d. Only those persons and/or businesses whose names and resumés are attached to this Contract shall be used in the performance of this Contract. However, if after the start of this Contract, Contractor wishes to use sub-contractors, at no additional costs to the City, then Contractor shall submit a written request for consent to add sub- contractors including the names of the sub-contractors and the reasons for the request to the City Manager at least five (5) days in advance. The City Manager may consent or reject such requests in their sole and absolute discretion.

e. Each sub-contractor shall be required to furnish proof of workers’ compensation insurance and shall also be required to carry general, automobile and professional liability insurance (as applicable) in reasonable conformity to the insurance carried by Contractor.

f. In addition, any tasks or services performed by sub-contractors shall be subject to each provision of this Contract. Contractor shall include the following language in their Contract with any sub-contractor: “Sub-Contractors hired by Contractor agree to be bound to Contractor and the City in the same manner and to the same extent as Contractor is bound to the City.”

g. The requirements in this Section 12 shall not apply to persons who are merely providing materials, supplies, data or information that Contractor then analyzes and incorporates into its work product.

13. SAFETY:

a. Contractor acknowledges that the City is committed to the highest standards of workplace safety. Contractor will be solely and completely responsible for conditions of all vehicles owned or operated by Contractor, including the safety of all persons and property during performance of the services and tasks under this Contract.

Contractor shall assume sole and complete responsibility for the safety of Contractor's employees and any of subcontractor's employees This requirement will apply continuously and not be limited to normal working hours. In addition, Contractor will comply with all safety provisions in conformance with U.S. Department of Labor Occupational Safety and Health Act, any equivalent state law, and all other applicable Larry Walker & Associates, Inc.
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federal, state, county and local laws, ordinances, codes, and any regulations that may be detailed in other parts of the Contract. Where any of these are in conflict, the more stringent requirements will be followed. Contractor’s failure to thoroughly familiarize itself with the aforementioned safety provisions will not relieve it from compliance with the obligations and penalties set forth herein.

b. Contractor will immediately notify the City (in no event less than 24 hours) of any incident of death, serious personal injury or substantial property damage that occurs in connection with the performance of this Contract. Contractor will promptly submit to the City a written report of all incidents that occur in connection with this Contract. This report must include the following information: (i) name and address of injured or deceased person(s); (ii) name and address of Contractor’s employee(s) involved in the incident; (iii) name and address of Contractor’s liability insurance carrier; (iv) a detailed description of the incident; and (v) a police report.

c. Contractor acknowledges that the City shall have the right to impose, at the City’s sole discretion, requirements that it deems are necessary to protect the health and safety of the City employees, residents, and visitors. Contractor agrees to comply with all such requirements, including, but not limited to, mandatory vaccinations, the use of personal protective equipment (e.g. masks), physical distancing, and health screenings.

Contractor also agrees to make available to the City, at the City’s request, records to demonstrate Contractor’s compliance with this Section.

14. INSURANCE:

Insurance requirements are set forth in Exhibit F to this Contract. Contractor shall abide by the insurance requirements set forth in said Exhibit F.

15. COMPLIANCE WITH ALL APPLICABLE LAWS:

a. During the term of this Contract, Contractor shall keep fully informed of all existing and future state and federal laws and all municipal ordinances and regulations of the City of Richmond which affect the manner in which the services or tasks are to be performed by Contractor, as well as all such orders and decrees of bodies or tribunals having any jurisdiction or authority over the same. Contractor shall comply with all applicable laws, state and federal and all ordinances, rules and regulations enacted or issued by the City. Compliance under this provision includes compliance with all provisions of the Richmond Municipal Code ("Municipal Code"), including Chapters 2.50,

2.52, 2.56, and 2.60, if applicable.

b. Contractor acknowledges that under § 2.60.070 of the Municipal Code ("Living Wage Ordinance"), Contractor is required to provide the City with documents and information verifying its compliance with the Living Wage Ordinance. Contractor shall notify each of its affected employees with regards to the wages that are required to be paid pursuant to the Living Wage Ordinance as prescribed in § 2.60.070 of the Municipal Code.

Larry Walker & Associates, Inc.
381
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

c. Contractor shall comply with § 2.28.030 of the Municipal Code, obligating every Contractor or sub-Contractor under an agreement or sub-agreement with the City for public works, goods or services to refrain from discriminatory employment or practices on the basis of race, color, sex, sexual orientation, religious creed, national origin or ancestry of any employee, any applicant for employment or any potential sub-contractor.

d. Contractor acknowledges that the City’s Drug Free Workplace Policy, Violence in the Workplace Policy and the Policy Against Workplace Harassment, are available on the City’s website at http://www.ci.richmond.ca.us/workplacepolicies.

Contractor agrees to abide by the terms and conditions of said policies.

16. INTEGRATED CONTRACT:

The Recitals and exhibits are a material part of this Contract and are expressly incorporated herein. This Contract represents the full and complete understanding of every kind or nature whatsoever between the parties hereto, and all preliminary negotiations and agreements of whatsoever kind or nature are merged herein. No verbal agreement or implied covenant shall be held to vary the provisions hereof. Any modification of this Contract will be effective only by written execution signed by both the City and Contractor.

17. CONFLICTING PROVISIONS:

In the event of a conflict between these General Conditions and those of any Exhibit or attachment hereto, these General Conditions shall prevail; provided, however, that any Special Condition as set forth in Exhibit E shall prevail over these General Conditions. In the event of a conflict between the terms and conditions of any two or more Exhibits or attachments hereto, those prepared by City shall prevail over those prepared by the Contractor, and the terms and conditions preferred by the City shall prevail over those preferred by the Contractor.

18. FORCE MAJEURE:

Neither party hereto shall be considered in default in the performance of its obligations hereunder to the extent that the performance of such an obligation is prevented or delayed by reason of acts of God, strikes, boycotts, lock-outs, inability to procure materials not related to the price thereof, failure of power, restrictive governmental laws and regulations enacted after the date of this Contract, riots, civil unrest, acts of terrorism, insurrection, war, declaration of a state or national emergency or other reasons of a like nature not within the reasonable control of such party.

19. CONFLICT OF LAW:

This Contract shall be interpreted under, and enforced by the laws of the State of Larry Walker & Associates, Inc.
382
Contract No: ________ For the Contract between the City of Richmond and
_____________________________
California without regard to any choice of law rules which may direct the application of laws of another jurisdiction. The Contract and obligations of the parties are subject to all valid laws, orders, rules, and regulations of the authorities having jurisdiction over this Contract (or the successors of those authorities). Any suits brought pursuant to this Contract shall be filed with the courts of the County of Contra Costa, State of California.

20. CLAIMS:

Any claim by Contractor against City hereunder shall be subject to Government Code §§ 800 et seq. The claims presentation provisions of said Act are hereby modified such that the presentation of all claims hereunder to the City shall be waived if not made within six months after accrual of the cause of action.

21. INTERPRETATION:

This Contract shall be interpreted as if drafted by both parties.

22. WARRANTY:

If any product is be provided to the City as part of this Contract, Contractor warrants as follows: Contractor possesses good title to the product and the right to transfer the product to City; the product shall be delivered to the City free from any security interest or other lien; the product meets any specifications contained herein; the product shall be free from material defects in materials and workmanship under normal use for a period of one (1) year from the date of delivery; and the product shall be fit for its intended purpose(s). Notwithstanding the foregoing, consumable and maintenance items (such as light bulbs and batteries) shall be warranted for a period of one hundred and eighty (180) days from the date of delivery. All repairs during the warranty period shall be promptly performed by Contractor, at Contractor's expense, including shipping.

23. SEVERABILITY:

In the event that any of the provisions or portions or applications thereof of this Contract are held to be unenforceable or invalid by any court of competent jurisdiction, City and Contractor shall negotiate an equitable adjustment in the provisions of the Contract with a view toward effecting the purpose of this Contract, and the validity and enforceability of the remaining provisions or portions or applications thereof, shall not be affected thereby.

24. AUTHORITY:

City warrants and represents that the signatory hereto (the Mayor of the City of Richmond or the City Manager) is duly authorized to enter into and execute this Contract on behalf of City. The party signing on behalf of Contractor warrants and represents that they are duly authorized to enter into and execute this Contract on behalf of Contractor, Larry Walker & Associates, Inc.
383
Contract No: ________ For the Contract between the City of Richmond and
_____________________________
and shall be personally liable to City if they are not duly authorized to enter into and execute this Contract on behalf of Contractor.

25. WAIVER:

The waiver by City of any breach of any term or provision of this Contract shall not be construed as a waiver of any subsequent breach. Inspections or approvals, or statements by any officer, agent or employee of the City relating to the Contractor’s performance, or payment therefore, or any combination of these acts, shall not relieve the Contractor’s obligation to fulfill this Contract as prescribed; nor shall the City be thereby stopped from bringing any action for damages or enforcement arising from any failure to comply with any of the terms and conditions of this Contract.

26. COUNTERPARTS:

This Contract may be executed in any number of counterparts (including by fax, PDF, DocuSign, or other electronic means), each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

27. SANCTUARY CITY CONTRACTING ORDINANCE (SCCO):

The Richmond Sanctuary City Contracting Ordinance No. 12-18 prohibits the City from granting and or retaining contracts with any person or entity that provides Data Broker or Extreme Vetting services to the U.S. Immigration and Customs Enforcement Division of the United States Department of Homeland Security (“ICE”). Contractor must submit the Sanctuary City Compliance Statement, attached hereto as Exhibit G.

Larry Walker & Associates, Inc.
384
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT E

SPECIAL CONDITIONS

The General Conditions are hereby amended to include the following modifications and/or provisions (if applicable, otherwise please state “NONE”):

Larry Walker & Associates, Inc.

NONE
385
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT F

INSURANCE PROVISIONS
☐ CHECK HERE IF RISK MANAGEMENT HAS APPROVED WAIVING INSURANCE REQUIREMENTS FOR THIS CONTRACT.

1. CERTIFICATES: Before the commencement of the terms of this Contract, and during the entire term of this Contract and any extension or modification thereof, Contractor shall furnish the City’s Risk Manager with certificates showing the type, amount, class of operations covered, effective dates and dates of expiration of insurance coverage in compliance with coverage requirements set forth by the City and incorporated herein.

Such certificates, which do not limit Contractor’s indemnification, shall also contain substantially the following statement:
“Should any of the above insurance covered by this certificate be canceled or coverage reduced before the expiration date thereof, the insurer affording coverage shall provide thirty (30) days’ advance written notice to the City of Richmond.

Attention: Risk Manager.”
Contractor shall maintain in force at all times during the performance of this Contract all appropriate coverage of insurance required by this Contract with an insurance company licensed to offer insurance business in the State of California with a current A.M. Best’s rating of no less than A:VII or Standard & Poor’s Rating (if rated) of at least BBB unless otherwise acceptable to the City. Contractor shall deliver updated insurance certificates to the City at the address set forth in Exhibit C prior to the expiration of the existing insurance certificate for the duration of the term of Contract.

Endorsements naming the City, its City Council, boards, commissions, officials, employees, agents, and volunteers as additional insured shall be submitted with the insurance certificates.

2. COVERAGE REQUIREMENTS: The City’s insurance requirements depend upon the type of service being provided and/or the provider. The City’s insurance requirements will fall into one of the following categories (unless otherwise provided by the City):

Consultants and Contractors – Type 1
Professional Services – Type 2
Environmental Risk/Hazardous Waste Material – Type 3
Lease of City Property – Type 4
Vendors, Suppliers, Small Grant Recipients & Nonprofit Organizations – Type 5 Transportation Providers – Type 6
Professional Services Pyrotechnics – Type 7
Cyber and I.T. Risks – Type 8
Larry Walker & Associates, Inc.
386
Contract No: ________ For the Contract between the City of Richmond and
_____________________________
The insurance requirements classification applicable to this Contract shall be attached to this Exhibit F and made a part hereof.

3. FAILURE TO SECURE: If Contractor at any time during the term hereof should fail to secure or maintain the foregoing insurance, the City shall be permitted to obtain such insurance in Contractor’s name or as an agent of Contractor and shall be compensated by Contractor for the costs of the insurance premiums at the maximum rate permitted by law and computed from the date written notice is received that the premiums have not been paid.

4. SUFFICIENCY OF INSURANCE: The insurance limits required by the City are not represented as being sufficient to protect Contractor. Contractor is advised to consult Contractor’s insurance broker to determine adequate coverage for Contractor. The coverage and limits shall be (1) the minimum coverage and limits specified in this Contract; or (2) the broader coverage and maximum limits of the coverage carried by or available to Contractor; whichever is greater.

INSERT INSURANCE REQUIREMENTS CLASSIFICATION APPLICABLE TO THIS CONTRACT: (IF NECESSARY, CONFIRM WITH RISK MANAGER)
Larry Walker & Associates, Inc.
387
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT G

SANCTUARY CITY COMPLIANCE STATEMENT

The undersigned, (hereafter "Contractor"), has had an opportunity to review the requirements of City of Richmond Ordinance 12-18 (hereafter "Sanctuary City Contracting Ordinance" or “SCCO”).

Contractor understands and agrees that the City may choose with whom it will maintain business relations and may refrain from contracting with any person or entity that provides Data Broker or Extreme Vetting services to the U.S. Immigration and Customs Enforcement Division of the United States Department of Homeland Security (“ICE”). Contractor understands the meaning of the following terms used in the SCCO:

a. "Data Broker” means either of the following:

i. The collection of information, including personal information about consumers, from a wide variety of sources for the purposes of reselling such information to their customers, which include both private-sector business and government agencies;

ii. The aggregation of data that was collected for another purpose from that for which it is ultimately used.

b. “Extreme Vetting” means data mining, threat modeling, predictive risk analysis, or other similar services."

Contractor understands that it is not eligible to receive or retain a City contract if at the time the Contract is executed, or at any time during the term of the Contract, it provides Data Broker or Extreme Vetting services to ICE.

Contractor further understands and agrees that Contractor's failure to comply with the SCCO shall constitute a material default of the Contract and the City Manager may terminate the Contract and bar Contractor from bidding on future contracts with the City for five (5) years from the effective date of the contract termination.

By executing this statement, Contractor certifies that it complies with the requirements of the SCCO and that if at any time during the term of the Contract it ceases to comply, Contractor will promptly notify the City Manager in writing. Any person or entity who knowingly or willingly supplies false information in violation of the SCCO shall be guilty of a misdemeanor and subject to a $1,000 fine.

Based on the foregoing, the undersigned declares under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Printed Name: Title:

Signed: Date:

Business Entity:

Larry Walker & Associates, Inc.
388
389
390
Emily
Combs
Digitally signed
by Emily Combs
Date: 2026.03.04
10:42:44 -08'00'
391
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REQUEST FOR LEGAL OPINION
City Attorney’s Office
Attorney -Client Privilege Communication
REV. 04/11/2024
DocID #13932v1
Date: Initiated By:

Department: Division:

Phone: Dept. Head Approval (initial to approve):

Subject:

Requested Deadline Date: Meeting Date (if applicable):

REQU
EST TYPE (Check one and indicate the required attachments are enclosed) ☐ CONTRACT/AGREEMENT
☐ Initial
☐ Amendment No. ___
Req
uired Attachments
☐ Proposed Contract or A mendment
☐ Initial Contract and All Prior
Amendments (if amendment)
☐ Applicable Insurance Requirements
☐ Bids/Quotes or Approved Sole Source
☐ After-the-F act Form (if required)
☐ Sanctuary City Compliance Stmt.
☐ RESOLUTION
Req
uired Attachments
☐ Draft Resolution
☐ Agenda Report
☐ ORDINANCE
Req
uired Attachments
☐ Draft Ordinance
☐ Agenda Report
☐ AGENDA REPORT
Req
uired Attachments
☐ Relevant background documents
(s
tatute, ordinance, policy, contract,
court decision)
☐ Relevant communications (emails,
let
ters)
☐ LEGAL OPINION/ANALYSIS
Req
uired Attachments
☐ Relevant background
document
s (statute, ordinance,
policy, contract, court decision)
☐ Relevant communications
(emai
ls, letters)
☐ OTHER (Explain)
__________________________
__________________________
Req
uired Attachments
☐ Relevant background documents
(s
tatute, ordinance, policy, contract,
court decision)
☐ Relevant communications
(emails, letters)
Summarize the request (Include context, historical background, prior actions, and need for meeting body approval (e.g., City Council, RHA, etc.). Attach a separate sheet if necessary.):

RESPON
SE BY CITY ATTORNEY’S OFFICE
1st Review: 2nd Review: 3rd Review: 4th Review:
☐ APPROVED AS TO FORM ☐ APPROVED SUBJECT TO CHANGES SHOWN ☐ REPLY BELOW/AT TACHED ☐ OTHER ________________________________ Att
orney’s Signature: ________________________________________ Date: _______________ 2/6/2026
Bradley Harms
Public Works
Water Resource and Recovery
510.307.8094
Approval as to Form – Sole-Source Professional Services Contract with Larry Walker & Associates, Inc. (Wastewater and Stormwater Regulatory Compliance Support) 2/20/2026
3/17/2026
3/24/26
Award a Sole Source contract to Larry Walker & Associates (LWA) to continue providing wastewater and stormwater regulatory compliance support. LWA has provided these services since 2009 and possesses the institutional knowledge required for these regulatory matters.
2/25
Please get a new sole source approval for this contract. The sole source approval for the 2023 contract does not "carry over" even if the term contemplated under that approval was through 2028. Even if it did, the total amounts of both contract exceed what was listed in the prior sole source approval.

TNH
436

DocID #1193v2
CITY ATTORNEY’S OFFICE

Guidelines for Submitting Requests for Legal Opinion to the Richmond City Attorney’s Office
(last updated 4/11/2024)

PURPOSE:

The purpose of this policy is to ensure:

1) the City of Richmond’s (COR) legal interests are protected,

2) the efficient use of resources of the City Attorney’s Office (CAO), and

3) the quality of the legal review and legal opinions.

The CAO provides legal opinions, research, and recommendations on specific issues made in the form of a Request for Legal Opinion (RLO) that are of legal significance for the COR. RLOs address different subject matters, including but not limited to: approvals as to form for all proposed contracts and amendments, resolutions and ordinances, agenda reports; responding to questions which require legal interpretation and guidance; and conducting legal research. RLOs, however, are not requests to conduct factual research, edit, or proof-read documents.

RLO PROCESS:

1. Submission:

1) All RLOs must be submitted in writing, utilizing the RLO form.

The RLO form is available at:
https://www.ci.richmond.ca.us/DocumentCenter/View/738/AP250-1-Request-for-Legal- Opinion-or-Funding?bidId=

➢ A RLO submission not sent using the RLO form will be returned for resubmission.

2) All RLOs must be sent via email to: [email protected].

No RLO may be verbal, sent directly to an attorney or CAO staff member, or via alternate channels of communication. This ensures coordination and tracking to avoid duplication of effort, efficient use of resources, objectivity, and accountability.

➢ A RLO submission not sent via the RLO email will be returned for resubmission.

437

DocID #1193v2
3) All RLOs require full disclosure of underlying, relevant facts and documentation.

All RLO forms should be filled-out completely and attach all relevant documentation.

Drafts of contracts, resolutions, ordinances, and agenda reports should be in final form, thoroughly researched, and fully proof-read before attaching to a RLO form.

2. Review of RLO Submission:

When an RLO is received, CAO staff will review for completeness (the RLO form is filled out completely; the indicated documents are attached).
➢ A RLO submission that is incomplete, does not enclose all pertinent documentation, and/or is not in final form will be returned for resubmission.

3. Attorney Assignment:

Once staff determines the RLO is complete, an attorney will be assigned within 24 hours.

The requester will receive an email confirmation noting the assigned attorney. If necessary, the assigned attorney may contact the requester for clarification, further information, or additional documents. The assigned attorney will then conduct a thorough and detailed review of applicable law(s) and documents relevant to the issue(s) presented. Once the research is complete, the attorney prepares a response to the RLO. There may be several levels of review with the requester before the RLO is ultimately approved with the assigned attorney’s signature.

➢ All email communications between the attorney(s) and requestor should include a cc to [email protected] for tracking purposes.

4. Review Times and Response Dates:

➢ All RLOs require a minimum of 5-business day response time (exclusive of holidays and RLOs received after 5 p.m. on weekdays and on weekends).

Once an attorney is assigned to an RLO, the requester will receive an initial response date.

The response date may change if, during review, additional information is needed, revisions are required for approval, and/or more time is required due to the issues presented in the RLO.

Attorneys have an ethical duty of due diligence, and must often review and analyze statutes, case law, and numerous documents to render informed, well-researched, and well-analyzed opinions on legal questions. As such, “One Size Doesn’t Always Fit All.” RLOs which require more detailed review and analysis may require more time. There may be circumstances when a quicker review is needed, but that should be the exception rather than the rule. If the opinion involves complex issues, the Chief Assistant City Attorney may assign additional attorney(s) to review the RLO, which may require additional time. 438

DocID #1193v2

For example, City Attorneys are often asked by council members that ordinances adopted by another agency or “model” ordinances be considered as a possible approach to address COR issues. Although this can save time, particularly if the “model” ordinance has already been legally tested, an ordinance that works for one agency does not necessarily address the needs of or meet the requirements of another. As such, thorough review and customization by the CAO is imperative before considering the adoption of a “model” ordinance.

Below are anticipated review times for frequently requested RLOs, but CAO reserves the right to determine review times on a case-by-case basis based on the novelty or complexity of the issue presented:

Type of RLO Anticipated Review Time Needed
Contracts (valued at $10,000 of less) 5 business days
Contracts (valued at more than $10,000) 10 business days Agenda Reports Only 5 business days
Agenda Reports with RLO Approved
Resolutions, Ordinances, or Contracts 10 business days Resolutions 15 business days
Ordinances 20 business days
Legal Opinion/Analysis Memoranda 20 business days

5. RLO Response

The CAO will issue a final response to an RLO in writing via email. The assigned attorney will return a signed RLO form and may attach documentation, such as a memorandum, relevant statutes or ordinances, and/or applicable cases when appropriate. 439
Summarize the request (Include context, historical background, prior actions, and need for meeting body approval):

The Public Works Department requests legal review and approval as to form of a sole- source professional services contract with Larry Walker & Associates, Inc. (LWA) for wastewater and stormwater regulatory compliance support services, together with the associated City Council Resolution and Agenda Report.

LWA has provided continuous regulatory and permitting support to the City since 2009, including direct involvement in the City’s current NPDES permit, pretreatment program, Municipal Regional Stormwater Permit (MRP) compliance, sanitary sewer system regulatory reporting, enforcement response, and coordination with the Regional and State Water Boards and the U.S. EPA. LWA also supports the West County Wastewater District, the City’s NPDES co-permittee, ensuring coordinated regulatory interpretation and communications.

A fully executed Sole Source Justification has been completed and approved in accordance with Richmond Municipal Code section 2.52.326, including Department Director, Finance Director, and City Manager approval. The proposed contract establishes a three-year term (December 1, 2025 through November 30, 2028) with a not-to-exceed amount of $960,000, funded from the Wastewater Enterprise Fund, with no General Fund impact.

City Council approval is required to authorize execution of the sole-source professional services agreement and to approve the associated Resolution.

This RLO requests review and approval as to legal form and sufficiency of:
• The professional services agreement and scope of services • The sole-source contracting basis under RMC 2.52.326
• The funding and authorization language
• The Resolution and Agenda Report for Council action

440

March 17, 2026

Public Works

DATE: March 17, 2026
TO: Mayor Martinez and Members of the City Council
FROM:

Daniel Chavarria, Director of Public Works
Robert Armijo, Deputy Director of Public Works/City
Engineer
Tawfic Halaby, Deputy Director of Public Works
Bradley Harms, Environmental Manager

Subject:

Sole-Source Professional Services Contract with Larry
Walker & Associates for Wastewater and Stormwater
Regulatory Compliance Support
FINANCIAL IMPACT: The fiscal impact of this action will not exceed $320,000 per year, for a total not-to-exceed amount of $960,000
over a three-year term. Costs will be paid from budgeted Wastewater Enterprise Fund appropriations (account
string 40322731-400202). This item will have no impact
to the General Fund.

PREVIOUS COUNCIL
ACTION:

July 18, 2019; October 5, 2021; July 11, 2023

STATEMENT OF THE
ISSUE:

Approval of the proposed contract will allow the City to continue meeting state and federal wastewater and
stormwater regulatory requirements under its NPDES
permit, pretreatment program, sanitary sewer system
regulations, and the Municipal Regional Stormwater
Permit, consistent with the City’s executed sole-source authorization for these specialized compliance services.

AGENDA
REPORT
441

March 17, 2026
RECOMMENDED ACTION:

ADOPT a resolution authorizing the City Manager to
execute a sole-source professional services contract with Larry Walker & Associates, Inc. in an amount not to
exceed $960,000 for a three-year term from December 1,
2025 through November 30, 2028, and to execute any
related documents necessary to provide wastewater and
stormwater regulatory compliance support services
(Daniel Chavarria 510-620-5478/Robert Armijo 510-620-
5477/Tawfic Halaby 510-620-5482/Bradley Harms 510-
307-8094).

BACKGROUND:

The City of Richmond is responsible for compliance with state and federal requirements governing its wastewater treatment plant, sanitary sewer collection system, industrial pretreatment program, and stormwater program under the Municipal Regional Stormwater Permit (MRP). The City is a co-permittee under a jointly held National Pollutant Discharge Elimination System (NPDES) permit with the West County Wastewater District through the West County Agency and is directly accountable for meeting all applicable permit conditions and enforcement obligations.

The regulatory programs supporting the City’s wastewater and stormwater systems require highly specialized expertise in NPDES permitting, pretreatment regulations, sanitary sewer overflow compliance, stormwater quality management, and coordination with state and federal regulatory agencies, including the Regional Water Quality Control Board, State Water Resources Control Board, and the U.S. Environmental Protection Agency.

Since 2009, Larry Walker & Associates, Inc. (LWA) has provided specialized regulatory compliance and permitting support services to the City. The firm has been directly involved in development, implementation, and compliance support for the City’s current NPDES permit adopted in 2019 and has supported ongoing coordination with the West County Wastewater District and the Regional Water Quality Control Board. LWA also provides regulatory services to the West County Wastewater District under a separate agreement, ensuring consistency and alignment among co-permittees.

On July 18, 2019, the City Council approved a professional services contract with LWA in the amount of $200,000 to provide NPDES compliance support services. On October 5, 2021, the City Council approved Contract Amendment No. 1, increasing the total contract amount to $520,000. On July 11, 2023, the City Council approved a sole- source professional services agreement with LWA to continue providing wastewater and stormwater regulatory compliance and environmental support services through June 30, 2026. A fully executed Sole Source Approval is on file pursuant to Richmond Municipal Code section 2.52.326.

442

March 17, 2026
The City is currently in an active NPDES permit cycle, with increasing regulatory complexity, enhanced enforcement expectations, trash load reduction obligations under the MRP, ongoing pretreatment program requirements, sanitary sewer system regulatory reporting, and preparation for upcoming renewal processes.

ANALYSIS:

Larry Walker & Associates possesses unique institutional knowledge of the City’s facilities, permit history, compliance obligations, and regulatory relationships developed over more than a decade of continuous service. This includes direct involvement in the current NPDES permit, Municipal Regional Stormwater Permit implementation, enforcement response coordination, compliance reporting, and regulatory negotiations.

Maintaining continuity of this expertise is critical during an active permit cycle and in advance of upcoming permit renewals.

Transitioning to a new consultant at this stage would require significant duplication of effort, introduce avoidable learning curves, increase costs, and create regulatory risk during a period of heightened compliance and enforcement scrutiny. Such disruption could adversely affect the City’s ability to meet statutory reporting deadlines and maintain defensible compliance positions.

For these reasons, staff have determined that continuation of services through a sole- source professional services agreement is in the best interest of the city. A Sole Source Justification has been prepared and approved in accordance with the Richmond Municipal Code and City procurement requirements. This procurement is authorized under Richmond Municipal Code section 2.52.326, which permits sole source contracting when services are unique, specialized, and necessary to maintain continuity of ongoing professional services. An executed Sole Source Approval for Larry Walker & Associates is currently on file with the City and remains in effect, authorizing the City to procure these specialized regulatory compliance services on a sole-source basis. The proposed agreement is consistent with that approval and reflects continuation of the same core wastewater and stormwater regulatory support services.

The proposed agreement establishes a three-year term with a not-to-exceed amount of $960,000, structured at $320,000 per year, and is funded through the Wastewater Enterprise Fund. The contract term and funding level are designed to provide sufficient regulatory support to meet ongoing NPDES, pretreatment, stormwater, and sanitary sewer compliance obligations and to support upcoming permit renewal efforts without requiring serial short-term amendments or extensions.

CONCLUSION:

Approval of the proposed sole-source professional services agreement with Larry Walker & Associates will ensure continuity of specialized regulatory support necessary for the City to meet its state and federal wastewater and stormwater compliance 443

March 17, 2026
obligations during an active permit cycle and upcoming permit renewals, while maintaining fiscal and administrative defensibility.

DOCUMENTS ATTACHED:

Attachment 1 – Resolution
Attachment 2 – Proposed Professional Services Contract with Larry Walker & Associates, Inc.

Attachment 3 – Sole Source Justification
Attachment 4 – Existing Professional Services Contract with Larry Walker & Associates, Inc.

444
Reso. No. XX-26

DocID #55171v1
RESOLUTION NO. XX-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RICHMOND, CALIFORNIA, AUTHORIZING THE CITY MANAGER TO EXECUTE A $960,000.00

SOLE-SOURCE PROFESSIONAL SERVICES CONTRACT WITH LARRY WALKER & ASSOCIATES, INC. FOR WASTEWATER AND STORMWATER REGULATORY

COMPLIANCE SUPPORT SERVICES

WHEREAS, the City of Richmond is subject to state and federal wastewater and stormwater regulatory requirements, including obligations under its National Pollutant Discharge Elimination System (NPDES) permit, pretreatment program requirements, sanitary sewer system regulations, and the Municipal Regional Stormwater Permit; and

WHEREAS, the City is a co-permittee under a jointly held NPDES permit with the West County Wastewater District and must coordinate compliance, reporting, and regulatory communications with its co-permittee and applicable regulatory agencies; and

WHEREAS, compliance with these regulatory programs requires specialized technical and regulatory expertise, continuity of institutional knowledge, and ongoing coordination with the Regional Water Quality Control Board, State Water Resources Control Board, and U.S.

Environmental Protection Agency; and

WHEREAS, Larry Walker & Associates, Inc. has provided wastewater and stormwater regulatory compliance support services to the City of Richmond since 2009 and has been directly involved in development, implementation, and compliance activities associated with the City’s current NPDES permit cycle and Municipal Regional Stormwater Permit obligations; and

WHEREAS, Larry Walker & Associates, Inc. also provides regulatory support services to the West County Wastewater District, the City’s NPDES co-permittee, allowing for continuity, consistency of regulatory interpretation, and coordinated communication with regulatory agencies; and

WHEREAS, staff has determined that due to the specialized and highly technical nature of the services, the firm’s unique institutional knowledge of the City’s facilities and regulatory history, and the need to maintain continuity during an active permit cycle and upcoming permit renewal processes, it is in the best interest of the City to procure these services on a sole-source basis to avoid duplication of effort, increased costs, and regulatory risk; and

WHEREAS, this sole-source procurement is authorized pursuant to Richmond Municipal Code section 2.52.326, and a Sole Source Justification has been prepared in accordance with City procurement requirements; and

WHEREAS, sufficient funds are available in the Wastewater Enterprise Fund to support the proposed contract, and this action will have no impact on the General Fund.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richmond as follows:

SECTION 1. The City Council finds that the foregoing recitals are true and correct and incorporates them herein by reference.

SECTION 2. The City Manager is hereby authorized to execute a sole-source professional services contract with Larry Walker & Associates, Inc. in an amount not to exceed $960,000.00 for a three-year term from March 1, 2026 through February 28, 2029 to provide wastewater and stormwater regulatory compliance support services.

SECTION 3. The City Manager is further authorized to execute any related documents necessary to carry out the intent of this Resolution.

SECTION 4. This Resolution shall take effect immediately upon its passage.

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Reso. No. XX-26

DocID #55171v1

*********************

I certify that the foregoing resolution was passed and adopted by the City Council of the City of Richmond at a regular meeting thereof held March 17, 2026, by the following vote:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

PAMELA CHRISTIAN

CLERK OF THE CITY OF RICHMOND
(SEAL)
Approved:

Mayor

Approved as to form:

City Attorney

446

CITY OF RICHMOND

STANDARD CONTRACT
Department: City Project Manager:

City Project Manager E-mail: City Project Manager Phone No:

Vendor No: Contract No:

Description of Services:

The parties to this STANDARD CONTRACT do mutually agree and promise as follows:

1. Parties. The parties to this Contract are the City of Richmond, a municipal corporation (“the City”), and the following named Contractor:

Contractor Name:

Street Address:

City, State, Zip Code:

Contact Person:

Telephone: Email:

Business License No:
☐ A California corporation, ☐ limited liability corporation ☐ general partnership, ☐ limited partnership, ☐ individual, ☐ non-profit corporation, ☐ individual dba as [specify:] ____________________ ☐ other [specify:] _______________________________

2. Term. The effective date of this Contract is _______________________ and terminates _________________ unless terminated earlier as set forth herein.

3. Payment Limit. City’s total payments to Contractor under this Contract shall not exceed $______________ (“Contract Payment Limit”) unless a Contract Amendment has been approved by the City Council or City Manager. If this amount includes a contingency, Contractor acknowledges that any use of such contingency shall be for work beyond the original scope of services and requires prior written authorization by the City. If noted below, Compensation for work done under this Contract, shall not exceed as follows:

FY _________ total compensation shall not exceed $_________________ FY _________ total compensation shall not exceed $_________________ FY _________ total compensation shall not exceed $_________________

4. Contractor’s Obligations. Contractor agrees to perform all work at its own cost and expense, to furnish all labor, tools, equipment, materials, except as otherwise specified, in accordance with the Service Plan set forth in Exhibit A, attached hereto and incorporated herein.

5. City Obligations. City shall make payments to the Contractor in accordance with the Payment Provisions set forth in Exhibit B, attached hereto and incorporated herein.

Public Works
Bradley Harms
[email protected]
(510) 307-8094
Wastewater and Stormwater Regulatory Compliance Support Services Larry Walker & Associates, Inc.
2246 Sixth Street
Berkeley, CA 94710
Alina Constantinescu, Senior Engineer
(510) 883-9873
[email protected]
40023761
April 7, 2026
April 6, 2029
960,000.00
25/26
320,000.00
26/27
320,000.00
27/28
320,000.00
447

6. Authorized Representatives and Notices. This Contract is subject to the Authorized Representatives and Notices Provisions (Exhibit C), attached hereto and incorporated herein.

7. General Conditions. This Contract is subject to the General Conditions (Exhibit D), which are attached hereto and incorporated herein.

8. Special Conditions. This Contract is subject to the Special Conditions (Exhibit E) (if any), which are attached hereto and incorporated herein.

9. Insurance Provisions. This Contract is subject to the Insurance Provisions (Exhibit F), which are attached hereto and incorporated herein.

10. Sanctuary City Compliance Statement. This Contract is subject to the Sanctuary City Compliance Statement (Exhibit G), which is attached hereto and incorporated herein.

11. Signatures. These signatures attest the parties' agreement hereto:

CITY OF RICHMOND,
a municipal corporation [BUSINESS NAME]
(* The Corporation Chairperson of the Board, President, or Vice President should sign below)

By: _________________________ By: ___________________________ Title: ________________________ Title: __________________________ Date Signed: _________________ Date Signed: ___________________

I hereby certify that this Contract (* The Corporation Chief Financial Officer or Assistant has been approved by City Council Treasurer, or Secretary or Assistant Secretary should or the City Manager. sign below)

By: _________________________ By: ___________________________ City Clerk Title: __________________________
Date Signed: ____________________
Approved as to form:
(NOTE: Pursuant to California Corporations Code Section By: _________________________ 313, if Contractor is a corporation or nonprofit organization, City Attorney this Contract (1) must be signed by (a) the Chairperson of the Board, President, or Vice-President and (b) the
Chief Financial Officer or Assistant Treasurer, or
Secretary or Assistant Secretary)

LIST OF ATTACHMENTS:

Service Plan Exhibit A
Payment Provisions Exhibit B
Authorized Representatives and Notices Exhibit C
General Conditions Exhibit D
Special Conditions Exhibit E
Insurance Provisions Exhibit F
Sanctuary City Compliance Statement Exhibit G

Larry Walker & Associates, Inc.
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Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT A

SERVICE PLAN

Contractor shall, to the satisfaction of the Project Manager ( set forth in Exhibit B) , perform the following services and be compensated as outlined below [or attach service plan if necessary]:

Larry Walker & Associates, Inc.

Consultant shall provide professional wastewater and stormwater regulatory compliance support services to the City of Richmond in accordance with the Scope of Services dated November 2025, attached hereto and incorporated herein by this reference. 449
2246 Sixth Street
Berkeley, CA 94710
510. 883. 9873
[email protected]
www.lwa.com
LARRY WALKER ASSOCIATES 1
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (DECEMBER 1, 2025 TO NOVEMBER 30, 2028)
November 1
2, 2025
Mary Phelps
Water Resource Division Manager
City of Richmond
450 Civic Center Plaza, Richmond, CA 94804
[email protected]
Subject: Scope of Services – Wastewater and Stormwater Regulatory Assistance (December 1, 2025 to November 30, 2028)
Dear Ms. Phelps,
Larry Walker Associates (LWA) is providing this le tter proposal t o describe the wastewater and stormwater regulatory assistance that will be provided to the City of Richmond (City) during the next three years.

Assistance will include addressing Richmond-specific issues that may arise during the 2028 NPDES permit renewal application, providing advice on regulatory compliance concerns, preparing and/or reviewing technical reports, implementing pretreatment program requirements, and implementing stormwater program requirements.

LWA has provided wastewater and stormwater regulatory assistance to the City since 2009.

The
types of activities that LWA may provide to the City over the contract period are outlined below. The specific tasks will be developed in consultation with the City, and the cost to provide the services will not exceed $320,000 per annum
through November 30, 2028.
• Pr
epare the NPDES permit renewal packet (also known as a Report of Waste Discharge or ROWD), cover letter, and technical analyses that may be required for the renewal of Richmond’s WPCP NPDES permit. The assistance will include communications with the Regional Water Quality Control Board to address any Richmond WPCP-related concerns that may arise during the permit reissuance process. It is anticipated that LWA will work with West County Wastewater (under a separate contract) throughout the permit renewal process.
• Assist with regulatory reporting of potential sanitary sewer overflows (SSOs) from the City’s collection system and continued compliance with the 2022 State Water Resources Control Board Sanitary Sewer System Waste Discharge Requirements.
• Provide on-call regulatory compliance advice related to source control, wastewater collection, wastewater treatment, and wastewater disposal activities. • As needed, assist with pretreatment program compliance activities. This assistance may include performing onsite inspections of commercial and industrial users, documenting inspection results, discussing follow-up actions with City staff, and preparing semi-annual and annual pretreatment program reports.
• Assist with the preparation of regulatory compliance reports that must be submitted to the Regional Water Board, State Water Resources Control Board (State Water Board), or U.S. Environmental Protection Agency (EPA).
• As needed, review enforcement actions issued to the City and help the City prepare responses, negotiate penalties, and/or develop compliance tasks with the Regional Water Board. • Attend Bay Area Clean Water Agencies Association (BACWA) Committee meetings and provide meeting notes to City staff.
lwa LARRYWALKER

ASSOCIATES
450
LARRY WALKER ASSOCIATES 2
SCOPE OF SERVICES – WASTEWATER AND STORMWATER REGULATORY ASSISTANCE (DECEMBER 1, 2025 TO NOVEMBER 30, 2028)
• As
sist with the Municipal Regional Stormwater Permit (MRP) annual reporting requirements and permit reissuance.
• Implement the City’s Updated Trash Load Reduction Plan by:
 Assessing trash load reduction through On-land Visual Trash Assessments (OVTAs).  Coordinating with EarthTeam.
 Assisting with the installation of large trash capture devices in coordination with Cal Trans.  Assessing private business trash control methods through a Private Land Drainage Area (PLDA) trash inspection program.
 Identifying additional street sweeping routes and/or on-land cleanup locations for trash load reduction.
 Reviewing site locations for the potential installation of additional trash capture devices .  Implement the requirements of the City’s Cease and Desist Order (Order No. R2-2025-00XX, expected to be issued ) by assisting with the annual Supplemental Report, calculating creek and shoreline cleanup offsets for each year, and keeping account of the trash load reduction.  As needed, assist with other stormwater program compliance activities. This assistance may include performing inspections of construction sites, green stormwater infrastructure facilities, or at municipal, commercial, and industrial facilities; assisting with various aspects of the MRP regulatory provisions; and participating in meetings of the Contra Costa County Watershed Program.
 Provide updates on wastewater, stormwater, and biosolids regulatory issues of concern.  Provide additional support through strategic guidance and project management.

L
WA will provide permit compliance and regulatory program advice to the City. The City is responsible for making program decisions and submitting the data/reports required to comply with permit terms and regulations. The LWA Rate Schedule, effective through June 30, 2026, is attached for your information.

Pleas
e contact me at 510-883-9873 or [email protected] if you have any questions.

Sincerely,
Al
ina Constantinescu, Senior Engineer
Larry Walker Associates, Inc.

Enclosure: LWA Rate Schedule
Cc: Bradley Harms, City of Richmond
.
lwa LARRYWALKER

ASSOCIATES
451

LARRY WALKER ASSOCIATES, INC.

Rate Sheet Effective July 1, 2025 – June 30, 2026

Note: (1) Charged when overnight lodging is required. U.S. General Services Administration rates specified by location of work at gsa.gov

REIMBURSABLE COSTS
Travel
Local Mileage Current IRS Rate
Auto Rental Actual Expense
Room Actual Expense
Subsistence and Per Diem Meals (1) Current GSA Rate
Breakfast Current GSA Rate
Lunch Current GSA Rate
Dinner Current GSA Rate
Incidentals Current GSA Rate
Report Reproduction and Copying
Per Color Copy, In-House $0.89
Per Black and White Copy, In-House $0.08
Per Binding, In-House $1.95
Special Postage and Express Mail Actual Expense
Third-Party Material Preparation Actual Expense
Other Direct Costs Actual Expense
Daily Equipment Rental Rates ( Daily Rate)
Single Parameter Meters & Equipment $30.00
Digital Flow Meter $60.00
Multi-Parameter Field Meters & Sondes $100.00
RTK-GPS, River Surveyor, Tracer Study Equipment $250.00 Multi-Parameter Continuous Remote Sensing $40.00
Field Rig (Field Vehicle and All Equipment) $200.00
Subcontractors Actual Expense Plus 10% Fee

TITLE HOURLY RATE
Administrative $82
Contract Administrator $155
AR/AP Manager $155
Graphic Designer $142
Project Level I-C $150
Project Level I-B $176
Project Level I-A $202
Project Level II-B $221
Project Level II-A $248
Senior I $269
Senior II $289
Associate I $304
Associate II $324
Vice President $342
Executive Vice President $357
Senior Executive $368
President $368

lwa
452
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT B

PAYMENT PROVISIONS

1. COMPENSATION TO CONTRACTOR:

a. Provided Contractor is not in default under this Contract, Contractor shall be compensated in the manner set forth herein.

b. All payments made pursuant to this Contract shall be subject to the Contract Payment Limit. The Payment Limit includes expenses (phones, photocopying, meals and travel, etc.). Invoices shall be adequately detailed, based on accurate records, and be in a form reasonably satisfactory to the City. Contractor may be required to provide back-up material upon request.

c. All City vendors receiving new contracts shall sign up to receive electronic payments through the City’s Automated Clearinghouse (ACH) payments service/provider.

2. SUBMISSION OF INVOICES:

Contractor shall submit timely invoices by email to
[email protected] and/or to the following address:

Attention: City of Richmond Finance/Account Payable
Project Manager: _______________________
P.O. Box 4046
Richmond, CA 94804

3. All invoices that are submitted by Contractor shall be subject to the approval of the City Project Manager, _______________________, before payments shall be authorized.

a. The City will pay invoice(s) within 45 days after completion of services to the City’s satisfaction. The City shall not pay late fees or interest.

b. All appropriate permits, certificates, and licenses, including a City business license shall be obtained and maintained for the duration of this Contract before any payment is authorized.

4. All insurance coverage required by this Contract shall be provided by the Contractor before this Contract is executed by the City. The insurance coverage required by this Contract shall be maintained by Contractor for the duration of this Contract and must be in place before any payment is authorized.

Bradley Harms
Bradley Harms
Larry Walker & Associates, Inc.
453
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT C

AUTHORIZED REPRESENTATIVES AND NOTICES

1. All required written notices shall be delivered: (i) by hand; or (ii) sent by registered, express, or certified mail, with return receipt requested or with delivery confirmation requested from the U.S. postal service; or (iii) sent by overnight or same day courier service at the party’s respective address listed in this Section.

2. Each notice shall be deemed to have been received on the earlier to occur of:
actual delivery or the date on which delivery is refused; or three (3) days after notice is deposited in the U.S. mail or with a courier service in the manner described above (Sundays and City holidays excepted).

3. Either party may, at any time, change its notice address (other than to a post office box address) by giving the other party three (3) days prior written notice of the new address.

4. All notices, demands, requests, or approvals from Contractor to the City shall be addressed to the City at:

City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
Email: ________________________________________________

5. All notices, demands, requests, or approvals from the City to Contractor shall be addressed to Contractor at:

Attn:

Email: ________________________________________________ Bradley Harms
[email protected]
Larry Walker & Associates, Inc.

Larry Walker & Associates, Inc.
2246 Sixth Street
Berkeley, CA 94710
[email protected]
454
Contract No: ________ For the Contract between the City of Richmond and
_____________________________

EXHIBIT D

GENERAL CONDITIONS

1. INDEPENDENT PARTIES:

Contractor hereby declares that Contractor is engaged as an independent business and Contractor agrees to perform the services as an independent contractor.

The manner and means of conducting the services and tasks are under the control of Contractor except to the extent they are limited by statute, rule or regulation and the express terms of this Contract. No civil service status or other right of employment will be acquired by virtue of Contractor’s services. None of the benefits provided by the City to its employees, including but not limited to unemployment insurance, workers’ compensation plans, vacation and sick leave, are available from the City to Contractor, its employees or agents. Deductions shall not be made for any state or federal taxes, FICA payments, PERS payments, or other purposes normally associated with an employer-employee relationship from any compensation due to Contractor. Payments of the above items, if required, are the responsibility of Contractor.

2. TIME IS OF THE ESSENCE:

Contractor and the City agree that time is of the essence regarding the performance of this Contract.

3. STANDARD OF CARE:

Contractor agrees to perform all services hereunder in a manner commensurate with the prevailing standards of like professionals or service Contractors, as applicable, in the San Francisco Bay Area and agrees that all services shall be performed by qualified and experienced personnel who are not employed by the City.

4. IMMIGRATION REFORM AND CONTROL ACT (IRCA):

Contractor assumes all responsibility for verifying the identity and employment authorization of all of its employees performing work hereunder, pursuant to all applicable IRCA or other federal, or state rules and regulations. Contractor shall indemnify, defend, and hold the City harmless from and against any loss, damage, liability, costs or expenses arising from any noncompliance of this provision by Contractor.

5. NON-DISCRIMINATION:

Consistent with the City’s policy and state and federal law that harassment and discrimination are unacceptable conduct, Contractor and its employees, contractors, and agents shall not harass or discriminate against any job applicant, City employee, or any other person on the basis of any kind of any statutorily (federal, state or local) protected class, including but not limited to: race, religious creed, color, national origin, ancestry, Larry Walker & Associates, Inc.
455
Contract No: ________ For the Contract between the City of Richmond and
_____________________________
disability (both mental and physical) including HIV and AIDS, medical condition (e.g. cancer), genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, pregnancy, political affiliation, military and veteran status or legitimate union activities. Contractor agrees that any violation of this provision shall constitute a material breach of this Contract.

6. CITY PROPERTY:
a. Each and every report, draft, work product, map, record, applicable plans, drawings, calculation, data, specification, video, graphic, or any other material or document produced, prepared or caused to be prepared by Contractor pursuant to or in connection with this Contract shall be the exclusive property of the City.

b. Notwithstanding the foregoing, Contractor shall not be obligated to provide to City proprietary software or data which Contractor has developed or had developed for Contractor's own use; provided, however, that Contractor shall, pursuant to Section 11 below, indemnify, defend and hold the City harmless from and against any discovery or Public Records Act request seeking the disclosure of such proprietary software or data.

c. No report, information or other data given to or prepared or assembled by Contractor pursuant to this Contract shall be made available to any individual or organization by Contractor without prior approval of the City Manager or their designee.

d. Contractor shall, at such time and in such form as City Manager or their designee may require, furnish reports concerning the status of services and tasks required under this Contract.

7. RECORDS:

a. Contractor shall maintain complete and accurate records with respect to the services, tasks, work, documents and data in sufficient detail to permit an evaluation of Contractor’s performance under the Contract, as well as maintain books and records related to sales, costs, expenses, receipts and other such information required by the City that relate to the performance of the services and tasks under this Contract (collectively the “Records”).

b. All Records shall be maintained in accordance with generally accepted accounting principles and shall be clearly identified and readily accessible. Contractor shall provide free access to the Records to the representatives of the City or its designees during regular business hours upon reasonable prior notice. The City has the right to examine and audit the Records, and to make copies or transcripts therefrom as necessary, and to allow inspection of all proceedings and activities related to this Contract. Such Records, together with supporting documents, shall be kept separate from other documents and records and shall be maintained by Contractor for a period of five (5) years after receipt of final payment.

Larry Walker & Associates, Inc.
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Contract No: ________ For the Contract between the City of Richmond and
_____________________________
c. If supplemental examination or audit of the Records is necessary due to concerns raised by the City’s preliminary examination or audit of records, and the City’s supplemental examination or audit of the records discloses a failure to adhere to appropriate internal financial controls, or other breach of this Contract or failure to act in good faith, then Contractor shall reimburse the City for all reasonable costs and expenses associated with the supplemental examination or audit.

8. PERMITS AND LICENSES:

Contractor, at its sole expense, shall obtain and maintain during the term of this Contract, all appropriate permits, certificates and licenses, including a City business license, required in connection with the performance of the services and tasks hereunder.

The failure to obtain such permits and licenses shall be a material breach of this Contract and grounds for immediate termination by City; provided, however, that City may waive the business license requirement in writing under unusual or extraordinary circumstances without necessitating any modification of this Contract to reflect such waiver.

9. TERMINATION:

a. Termination Without Default. Notwithstanding any provision herein to the contrary, the City may, in its sole and absolute discretion and without cause, terminate this Contract at any time prior to completion by Contractor of the project or services hereunder immediately upon transmission of written notice to Contractor as provided in Exhibit C “Authorized Representatives and Notices”.

b. Termination in the Event of Default. Should Contractor fail to perform any of its obligations hereunder, within the time and in the manner provided or otherwise violate any of the terms of this Contract, City may immediately terminate this Contract by giving written notice of such termination, stating the reasons for such termination. Contractor shall be compensated as provided in Exhibit B; provided, however, there shall be deducted from such amount the amount of damage, including attorney's fees, expert witness fees and costs, if any, sustained by City by virtue of Contractor's breach of this Contract. Additionally, in the event of such termination, the City may proceed with the work in any reasonable manner it chooses.

10. CONFLICT OF INTEREST:

Contractor acknowledges, represents and warrants that Contractor shall avoid all conflicts of interest (as defined under any federal, state or local statute, rule or regulation, or at common law) with respect to this Contract. Contractor further acknowledges, represents and warrants that no City official or employee has any economic interest, as defined in Title 2, California Code of Regulations §§ 18703.1 through 18703.5, with Contractor that would invalidate this Contract. Contractor acknowledges that in the event that Contractor shall be found by any judicial or administrative body to have any conflict of interest (as defined above) with respect to this Contract, all consideration received under Larry Walker & Associates, Inc.
457
Contract No: ________ For the Contract between the City of Richmond and
_____________________________
this Contract shall be forfeited and returned to City forthwith. This provision shall survive the termination of this Contract for one (1) year.

11. HOLD HARMLESS:

a. To the fullest extent permitted by law, Contractor shall indemnify, defend (with counsel acceptable to the City) and hold harmless the City, its City Council, boards, commissions, officials, employees, agents and volunteers (“Indemnitees”) from and against any and all loss, damages, liability, obligations, claims, suits, judgments, costs and expenses whatsoever, including attorney’s fees and costs of litigation (“Claims”), arising from or in any manner connected to Contractor’s performance of its obligations under this Contract or failure to comply with any of its obligations under this Contract or out of the operations conducted by Contractor even if the City is found to have been negligent. If the Claims filed against Indemnitees allege negligence, recklessness or willful misconduct on the part of Contractor, Contractor shall have no right of reimbursement against Indemnitees for the costs of defense even if negligence, recklessness or willful misconduct is not found on the part of Contractor. Contractor shall not have any obligations to indemnify Indemnitees if the loss or damage is found to have resulted solely from the negligence or the willful misconduct of the City. The defense and indemnification obligations of this Contract are undertaken in addition to, and shall not in any way be limited by, the insurance obligations contained in this Contract.

b. This indemnification obligation shall survive this Contract and shall not be limited by any term of any insurance policy required under this Contract; provided however, that if this Contract is for design professional services, this indemnity provision is limited to claims that arise out of, pertain to, or relate to the negligence, recklessness, or willful misconduct of the design professional (as defined in California Civil Code section 2782.8).

12. LIMITATIONS UPON SUBCONTRACTING AND ASSIGNMENT:

a. This Contract binds the heirs, successors, assigns and representatives of Contractor. The Contractor shall not enter into subcontracts for any work contemplated under this Contract and shall not assign this Contract, nor any portion hereof or monies due or to become due, without the prior written consent of the City Council or its designee.

b. Contractor shall not assign, sublease, hypothecate, or transfer this Contract, or any interest therein, directly or indirectly, by operation of law or otherwise, without prior written consent of the City Manager. Contractor shall submit a written request for consent to transfer to the City Manager at least thirty (30) days in advance of the desired transfer.

The City Manager or their designee may consent or reject such request in their sole and absolute discretion. Any attempt to do so without said consent shall be null and void, and any assignee, sublessee, hypothecate or transferee shall acquire no right or interest by reason of such attempted assignment, hypothecation or transfer. However, claims for Larry Walker & Associates, Inc.
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Contract No: ________ For the Contract between the City of Richmond and
_____________________________
money against the City under this Contract may be assigned by Contractor to a bank, trust company or other financial institution without prior written consent.

c. The sale, assignment, transfer or other disposition of any of the issued and outstanding capital stock of Contractor (if applicable), or of the interest of any general partner or joint venturer or syndicate member if Contractor is a partnership or joint- venture or syndicate, which shall result in a change of control of Contractor, shall be deemed an assignment. For this purpose, control shall mean fifty percent or more of the voting power or twenty-five percent or more of the assets of the corporation, partnership or joint-venture.

d. Only those persons and/or businesses whose names and resumés are attached to this Contract shall be used in the performance of this Contract. However, if after the start of this Contract, Contractor wishes to use sub-contractors, at no additional costs to the City, then Contractor shall submit a written request for consent to add sub- contractors including the names of the sub-contractors and the reasons for the request to the City Manager at least five (5) days in advance. The City Manager may consent or reject such requests in their sole and absolute discretion.

e. Each sub-contractor shall be required to furnish proof of workers’ compensation insurance and shall also be required to carry general, automobile and professional liability insurance (as applicable) in reasonable conformity to the insurance carried by Contractor.

f. In addition, any tasks or services performed by sub-contractors shall be subject to each provision of this Contract. Contractor shall include the following language in their Contract with any sub-contractor: “Sub-Contractors hired by Contractor agree to be bound to Contractor and the City in the same manner and to the same extent as Contractor is bound to the City.”

g. The requirements in this Section 12 shall not apply to persons who are merely providing materials, supplies, data or information that Contractor then analyzes and incorporates into its work product.

13. SAFETY:

a. Contractor acknowledges that the City is committed to the highest standards of workplace safety. Contractor will be solely and completely responsible for conditions of all vehicles owned or operated by Contractor, including the safety of all persons and property during performance of the services and tasks under this Contract.

Contractor shall assume sole and complete responsibility for the safety of Contractor's employees and any of subcontractor's employees This requirement will apply continuously and not be limited to normal working hours. In addition, Contractor will comply with all safety provisions in conformance with U.S. Department of Labor Occupational Safety and Health Act, any equivalent state law, and all other applicable Larry Walker & Associates, Inc.
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Contract No: ________ For the Contract between the City of Richmond and
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federal, state, county and local laws, ordinances, codes, and any regulations that may be detailed in other parts of the Contract. Where any of these are in conflict, the more stringent requirements will be followed. Contractor’s failure to thoroughly familiarize itself with the aforementioned safety provisions will not relieve it from compliance with the obligations and penalties set forth herein.

b. Contractor will immediately notify the City (in no event less than 24 hours) of any incident of death, serious personal injury or substantial property damage that occurs in connection with the performance of this Contract. Contractor will promptly submit to the City a written report of all incidents that occur in connection with this Contract. This report must include the following information: (i) name and address of injured or deceased person(s); (ii) name and address of Contractor’s employee(s) involved in the incident; (iii) name and address of Contractor’s liability insurance carrier; (iv) a detailed description of the incident; and (v) a police report.

c. Contractor acknowledges that the City shall have the right to impose, at the City’s sole discretion, requirements that it deems are necessary to protect the health and safety of the City employees, residents, and visitors. Contractor agrees to comply with all such requirements, including, but not limited to, mandatory vaccinations, the use of personal protective equipment (e.g. masks), physical distancing, and health screenings.

Contractor also agrees to make available to the City, at the City’s request, records to demonstrate Contractor’s compliance with this Section.

14. INSURANCE:

Insurance requirements are set forth in Exhibit F to this Contract. Contractor shall abide by the insurance requirements set forth in said Exhibit F.

15. COMPLIANCE WITH ALL APPLICABLE LAWS:

a. During the term of this Contract, Contractor shall keep fully informed of all existing and future state and federal laws and all municipal ordinances and regulations of the City of Richmond which affect the manner in which the services or tasks are to be performed by Contractor, as well as all such orders and decrees of bodies or tribunals having any jurisdiction or authority over the same. Contractor shall comply with all applicable laws, state and federal and all ordinances, rules and regulations enacted or issued by the City. Compliance under this provision includes compliance with all provisions of the Richmond Municipal Code ("Municipal Code"), including Chapters 2.50,

2.52, 2.56, and 2.60, if applicable.

b. Contractor acknowledges that under § 2.60.070 of the Municipal Code ("Living Wage Ordinance"), Contractor is required to provide the City with documents and information verifying its compliance with the Living Wage Ordinance. Contractor shall notify each of its affected employees with regards to the wages that are required to be paid pursuant to the Living Wage Ordinance as prescribed in § 2.60.070 of the Municipal Code.

Larry Walker & Associates, Inc.
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c. Contractor shall comply with § 2.28.030 of the Municipal Code, obligating every Contractor or sub-Contractor under an agreement or sub-agreement with the City for public works, goods or services to refrain from discriminatory employment or practices on the basis of race, color, sex, sexual orientation, religious creed, national origin or ancestry of any employee, any applicant for employment or any potential sub-contractor.

d. Contractor acknowledges that the City’s Drug Free Workplace Policy, Violence in the Workplace Policy and the Policy Against Workplace Harassment, are available on the City’s website at http://www.ci.richmond.ca.us/workplacepolicies.

Contractor agrees to abide by the terms and conditions of said policies.

16. INTEGRATED CONTRACT:

The Recitals and exhibits are a material part of this Contract and are expressly incorporated herein. This Contract represents the full and complete understanding of every kind or nature whatsoever between the parties hereto, and all preliminary negotiations and agreements of whatsoever kind or nature are merged herein. No verbal agreement or implied covenant shall be held to vary the provisions hereof. Any modification of this Contract will be effective only by written execution signed by both the City and Contractor.

17. CONFLICTING PROVISIONS:

In the event of a conflict between these General Conditions and those of any Exhibit or attachment hereto, these General Conditions shall prevail; provided, however, that any Special Condition as set forth in Exhibit E shall prevail over these General Conditions. In the event of a conflict between the terms and conditions of any two or more Exhibits or attachments hereto, those prepared by City shall prevail over those prepared by the Contractor, and the terms and conditions preferred by the City shall prevail over those preferred by the Contractor.

18. FORCE MAJEURE:

Neither party hereto shall be considered in default in the performance of its obligations hereunder to the extent that the performance of such an obligation is prevented or delayed by reason of acts of God, strikes, boycotts, lock-outs, inability to procure materials not related to the price thereof, failure of power, restrictive governmental laws and regulations enacted after the date of this Contract, riots, civil unrest, acts of terrorism, insurrection, war, declaration of a state or national emergency or other reasons of a like nature not within the reasonable control of such party.

19. CONFLICT OF LAW:

This Contract shall be interpreted under, and enforced by the laws of the State of Larry Walker & Associates, Inc.
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California without regard to any choice of law rules which may direct the application of laws of another jurisdiction. The Contract and obligations of the parties are subject to all valid laws, orders, rules, and regulations of the authorities having jurisdiction over this Contract (or the successors of those authorities). Any suits brought pursuant to this Contract shall be filed with the courts of the County of Contra Costa, State of California.

20. CLAIMS:

Any claim by Contractor against City hereunder shall be subject to Government Code §§ 800 et seq. The claims presentation provisions of said Act are hereby modified such that the presentation of all claims hereunder to the City shall be waived if not made within six months after accrual of the cause of action.

21. INTERPRETATION:

This Contract shall be interpreted as if drafted by both parties.

22. WARRANTY:

If any product is be provided to the City as part of this Contract, Contractor warrants as follows: Contractor possesses good title to the product and the right to transfer the product to City; the product shall be delivered to the City free from any security interest or other lien; the product meets any specifications contained herein; the product shall be free from material defects in materials and workmanship under normal use for a period of one (1) year from the date of delivery; and the product shall be fit for its intended purpose(s). Notwithstanding the foregoing, consumable and maintenance items (such as light bulbs and batteries) shall be warranted for a period of one hundred and eighty (180) days from the date of delivery. All repairs during the warranty period shall be promptly performed by Contractor, at Contractor's expense, including shipping.

23. SEVERABILITY:

In the event that any of the provisions or portions or applications thereof of this Contract are held to be unenforceable or invalid by any court of competent jurisdiction, City and Contractor shall negotiate an equitable adjustment in the provisions of the Contract with a view toward effecting the purpose of this Contract, and the validity and enforceability of the remaining provisions or portions or applications thereof, shall not be affected thereby.

24. AUTHORITY:

City warrants and represents that the signatory hereto (the Mayor of the City of Richmond or the City Manager) is duly authorized to enter into and execute this Contract on behalf of City. The party signing on behalf of Contractor warrants and represents that they are duly authorized to enter into and execute this Contract on behalf of Contractor, Larry Walker & Associates, Inc.
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and shall be personally liable to City if they are not duly authorized to enter into and execute this Contract on behalf of Contractor.

25. WAIVER:

The waiver by City of any breach of any term or provision of this Contract shall not be construed as a waiver of any subsequent breach. Inspections or approvals, or statements by any officer, agent or employee of the City relating to the Contractor’s performance, or payment therefore, or any combination of these acts, shall not relieve the Contractor’s obligation to fulfill this Contract as prescribed; nor shall the City be thereby stopped from bringing any action for damages or enforcement arising from any failure to comply with any of the terms and conditions of this Contract.

26. COUNTERPARTS:

This Contract may be executed in any number of counterparts (including by fax, PDF, DocuSign, or other electronic means), each of which shall be deemed an original, but all of which shall constitute one and the same instrument.

27. SANCTUARY CITY CONTRACTING ORDINANCE (SCCO):

The Richmond Sanctuary City Contracting Ordinance No. 12-18 prohibits the City from granting and or retaining contracts with any person or entity that provides Data Broker or Extreme Vetting services to the U.S. Immigration and Customs Enforcement Division of the United States Department of Homeland Security (“ICE”). Contractor must submit the Sanctuary City Compliance Statement, attached hereto as Exhibit G.

Larry Walker & Associates, Inc.
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EXHIBIT E

SPECIAL CONDITIONS

The General Conditions are hereby amended to include the following modifications and/or provisions (if applicable, otherwise please state “NONE”):

Larry Walker & Associates, Inc.

NONE
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EXHIBIT F

INSURANCE PROVISIONS
☐ CHECK HERE IF RISK MANAGEMENT HAS APPROVED WAIVING INSURANCE REQUIREMENTS FOR THIS CONTRACT.

1. CERTIFICATES: Before the commencement of the terms of this Contract, and during the entire term of this Contract and any extension or modification thereof, Contractor shall furnish the City’s Risk Manager with certificates showing the type, amount, class of operations covered, effective dates and dates of expiration of insurance coverage in compliance with coverage requirements set forth by the City and incorporated herein.

Such certificates, which do not limit Contractor’s indemnification, shall also contain substantially the following statement:
“Should any of the above insurance covered by this certificate be canceled or coverage reduced before the expiration date thereof, the insurer affording coverage shall provide thirty (30) days’ advance written notice to the City of Richmond.

Attention: Risk Manager.”
Contractor shall maintain in force at all times during the performance of this Contract all appropriate coverage of insurance required by this Contract with an insurance company licensed to offer insurance business in the State of California with a current A.M. Best’s rating of no less than A:VII or Standard & Poor’s Rating (if rated) of at least BBB unless otherwise acceptable to the City. Contractor shall deliver updated insurance certificates to the City at the address set forth in Exhibit C prior to the expiration of the existing insurance certificate for the duration of the term of Contract.

Endorsements naming the City, its City Council, boards, commissions, officials, employees, agents, and volunteers as additional insured shall be submitted with the insurance certificates.

2. COVERAGE REQUIREMENTS: The City’s insurance requirements depend upon the type of service being provided and/or the provider. The City’s insurance requirements will fall into one of the following categories (unless otherwise provided by the City):

Consultants and Contractors – Type 1
Professional Services – Type 2
Environmental Risk/Hazardous Waste Material – Type 3
Lease of City Property – Type 4
Vendors, Suppliers, Small Grant Recipients & Nonprofit Organizations – Type 5 Transportation Providers – Type 6
Professional Services Pyrotechnics – Type 7
Cyber and I.T. Risks – Type 8
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The insurance requirements classification applicable to this Contract shall be attached to this Exhibit F and made a part hereof.

3. FAILURE TO SECURE: If Contractor at any time during the term hereof should fail to secure or maintain the foregoing insurance, the City shall be permitted to obtain such insurance in Contractor’s name or as an agent of Contractor and shall be compensated by Contractor for the costs of the insurance premiums at the maximum rate permitted by law and computed from the date written notice is received that the premiums have not been paid.

4. SUFFICIENCY OF INSURANCE: The insurance limits required by the City are not represented as being sufficient to protect Contractor. Contractor is advised to consult Contractor’s insurance broker to determine adequate coverage for Contractor. The coverage and limits shall be (1) the minimum coverage and limits specified in this Contract; or (2) the broader coverage and maximum limits of the coverage carried by or available to Contractor; whichever is greater.

INSERT INSURANCE REQUIREMENTS CLASSIFICATION APPLICABLE TO THIS CONTRACT: (IF NECESSARY, CONFIRM WITH RISK MANAGER)
Larry Walker & Associates, Inc.
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EXHIBIT G

SANCTUARY CITY COMPLIANCE STATEMENT

The undersigned, (hereafter "Contractor"), has had an opportunity to review the requirements of City of Richmond Ordinance 12-18 (hereafter "Sanctuary City Contracting Ordinance" or “SCCO”).

Contractor understands and agrees that the City may choose with whom it will maintain business relations and may refrain from contracting with any person or entity that provides Data Broker or Extreme Vetting services to the U.S. Immigration and Customs Enforcement Division of the United States Department of Homeland Security (“ICE”). Contractor understands the meaning of the following terms used in the SCCO:

a. "Data Broker” means either of the following:

i. The collection of information, including personal information about consumers, from a wide variety of sources for the purposes of reselling such information to their customers, which include both private-sector business and government agencies;

ii. The aggregation of data that was collected for another purpose from that for which it is ultimately used.

b. “Extreme Vetting” means data mining, threat modeling, predictive risk analysis, or other similar services."

Contractor understands that it is not eligible to receive or retain a City contract if at the time the Contract is executed, or at any time during the term of the Contract, it provides Data Broker or Extreme Vetting services to ICE.

Contractor further understands and agrees that Contractor's failure to comply with the SCCO shall constitute a material default of the Contract and the City Manager may terminate the Contract and bar Contractor from bidding on future contracts with the City for five (5) years from the effective date of the contract termination.

By executing this statement, Contractor certifies that it complies with the requirements of the SCCO and that if at any time during the term of the Contract it ceases to comply, Contractor will promptly notify the City Manager in writing. Any person or entity who knowingly or willingly supplies false information in violation of the SCCO shall be guilty of a misdemeanor and subject to a $1,000 fine.

Based on the foregoing, the undersigned declares under penalty of perjury under the laws of the State of California that the foregoing is true and correct.

Printed Name: Title:

Signed: Date:

Business Entity:

Larry Walker & Associates, Inc.
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Emily
Combs
Digitally signed
by Emily Combs
Date: 2026.03.04
10:42:44 -08'00'
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April 21, 2026

Department

DATE: April 21, 2026
TO: Mayor Martinez and Members of the City Council
FROM:

Shasa Curl, City Manager
Aaron Osorio, Fire Chief
Emily Combs, Director of Finance
Subject:

Revenue Enhancement and Financing Recommendations
for Advanced Life Support (ALS) First Responder Services and Fire Station Upgrades
FINANCIAL IMPACT: There is no immediate financial impact from receiving this report. However, implementing ALS First Responder
Services and completing needed fire station
replacements and/or upgrades will create substantial
ongoing operational and capital costs. Preliminary work with SCI Consulting Group indicates that new, dedicated revenues or financing mechanisms will be required.

Specific funding options and cost-recovery estimates will be refined and returned to the City Council based on its direction.

PREVIOUS COUNCIL
ACTION:

May 27, 2025
January 27, 2026

STATEMENT OF THE
ISSUE:

In January 2026, the Richmond Fire Department,
Finance Department, and City Manager’s Office provided
an update on the City’s transition to Advanced Life
Support (ALS) First Responder Services, the associated
fire station upgrade needs, and projected fiscal impacts.

As part of that discussion, and following City Council’s prior direction to pursue ALS implementation after review of the Matrix Consulting Group feasibility study, the City Council requested the City Manager to develop revenue
enhancement and financing recommendations to address
the ongoing operational and capital costs related to ALS AGENDA
REPORT
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April 21, 2026
services and fire infrastructure needs. This report
responds to that requests by presenting potential
revenue and financing options for City Council
consideration.

RECOMMENDED ACTION:

RECEIVE a report on revenue enhancement and
financing options to support Advanced Life Support (ALS) First Responder Services and fire station upgrades and
replacements, and PROVIDE DIRECTION to the city
manager on preferred revenue and financing pathways,
including whether to proceed with preparation for a
potential November 2026 funding measure –
Fire Department/Finance Department/City Manager’s
Office (Chief Aaron Osorio 510-307-8021/Emily Combs
510-890-5534/Shasa Curl 510-620-6512).

DISCUSSION:

On January 27, 2026, staff presented an update on the implementation of Advanced Life Support (ALS) First Responder Services to bring Richmond Fire into alignment with all other areas in Contra Costa County. This effort requires coordination with the Contra Costa County Emergency Medical Services Agency (CCCEMSA), Contra Costa County Fire Chiefs, as well as the following City departments: Fire, City Manager’s Office, City Attorney’s Office, Finance, Human Resources, and Public Works. The update also included preliminary impacts to the City’s five-year financial forecast and early assessments of fire station upgrade and/or replacement needs.

On average, the ALS program is projected to cost approximately $4.1 million annually, based on the five-year program estimate presented to the City Council on January 27, 2026. This annual cost estimate does not include additional expenses for fire station upgrades or the major replacement needs identified in recent facility evaluations.

Regional Precedent for Voter-Approved Revenue Measures

As the City evaluates sustainable long-term funding pathways for ALS services and fire station infrastructure, neighboring West County jurisdictions provide relevant precedents for voter-approved approaches to preserving essential emergency and health services.

Following the threatened and eventual closure of Doctors Medical Center in San Pablo, the West Contra Costa Healthcare District pursued multiple parcel tax measures, most notably Measure D (2004) and Measure J (2011), to maintain emergency department operations and stabilize hospital finances. These measures generated several million dollars annually and demonstrated strong community support for protecting critical emergency-response services. Although the hospital ultimately closed in 2016, this 516

April 21, 2026
experience offers an instructive regional example: when core emergency medical services are at risk, West County voters have historically shown a willingness to consider dedicated revenue measures to sustain those services. This context reinforces the importance of exploring election-based funding tools for Richmond’s ALS First Responder Services and fire station modernization needs.

Recognizing the substantial operational and capital costs associated with ALS service delivery, the City Council requested the City Manager develop revenue enhancement and financing recommendations. Pursuant to this direction, the City Manager, Director of Finance, and Fire Chief are working with SCI Consulting Group (SCI) to evaluate potential funding pathways and obtain technical support for revenue planning and public finance analysis.

Election-Based Funding Pathways

Based on preliminary discussions with SCI, a potential revenue measure could be pursued as early as the November 3, 2026, General Election. A possible timeline includes:

 April 2026: Planning and preliminary financial analysis  April 2026: Public opinion research (polling)
 May – August 2026: Ballot measure development and City Council action  August 2026: Submission to Contra Costa County Elections for E-88 deadline  August – November 2026: Community outreach and education

Alternatively, the City could pursue a measure in a later election cycle (2027 or 2028) to allow more time for stakeholder engagement, expanded feasibility work, and project-level capital refinement.

Election-based revenue mechanisms available for consideration include:

 Special tax (requires two-thirds approval)
 Parcel tax
 Benefit assessment
 General obligation (GO) bond for capital projects

Using Richmond’s 32,683 taxable parcels, a parcel tax dedicated to ALS First Responder Services would generate approximately $1.63 million annually at $50 per parcel, $3.3 million at $100 per parcel, and $4.9 million at $150 per parcel. For comparison, the ALS Update presented to the City Council on January 27, 2026, estimated annual ALS operating costs at approximately $4.1 million, based on a five- year program total of $20.46 million.

At these levels, a parcel tax between $100 and $150 per parcel could cover 80 percent to 120 percent of ALS operating costs, with higher rates providing capacity for physical station replacement and/or upgrades and/or reducing reliance on the General Fund. 517

April 21, 2026

Tax Per Parcel Estimated Annual
Revenue
Percentage Share of Annual ALS Cost
(~$4.1 million)
$50 per parcel $1.6 million 40%
$100 per parcel $3.3 million 80%
$150 per parcel $4.9 million 120% (creates margin for capital)

Each mechanism carries distinct legal requirements and different applications for operational versus capital needs.

Fee-Based and Cost-Recovery Funding Strategies

As part of developing revenue enhancement and financing options, City staff have considered a range of general municipal fee-based and cost-recovery strategies that could help offset the ongoing operational costs associated with ALS First Responder Services.

Cities throughout California routinely rely on cost-recovery fees to support essential public safety services, including fire and emergency response, and other direct-service activities. These fees are typically structured to recover a portion of the costs of providing specialized or enhanced service levels to City residents.

Potential fee-based strategies for Richmond’s consideration include:

 A First Responder Service Fee designed to recover a portion of the direct costs associated with providing advanced life support–level emergency response

 Periodic updates to applicable public safety fee schedules based on formal cost-of-service analysis

 Administrative and regulatory fees tied to program oversight, compliance, or service delivery where allowable under state and local law

These cost-recovery approaches are commonly used by California jurisdictions to help sustain public safety services and reduce pressure on the General Fund. If directed by the City Council, City staff would work with SCI Consulting Group to further evaluate the applicability, structure, and cost-of-a service basis for any such fee and return with detailed recommendations at a future meeting.

Capital Needs Exploration

Preliminary facility evaluations have identified both near-term upgrades and major replacement needs across several fire stations, as previously presented to the City Council. These estimates, developed jointly with the Public Works Department and a 518

April 21, 2026
consultant team, form the baseline for determining how the City may finance the required capital improvements.

Many of the capital needs identified could be funded through the election-based mechanisms described earlier in this report, such as a general obligation (GO) bond, a parcel tax, or a benefit assessment. These tools are traditionally used by California jurisdictions to support fire station reconstruction, major renovations, and resilience-focused facility improvements.

In addition to potential voter-approved pathways, the City may also consider non-election-based financing options to support capital needs, including:

 Lease-revenue financing or Certificates of Participation (COPs) for major facility upgrades or phased station replacements,
 Phasing strategies that allow stations to be upgraded or replaced in stages, potentially paired with temporary facilities

City staff will continue refining the station upgrade and replacement cost estimates through formal facility condition assessments and project scoping. Updated capital cost information and a set of recommended financing approaches, integrating both voter-approved and non-election-based tools, will be returned to the City Council for further direction.

Staff Recommendation on Funding Pathways

Based on City Council’s prior direction and the significant long-term operational and capital needs associated with ALS First Responder Services, City staff recommend that the City Council direct staff to continue pursuing election-based funding pathways as part of the City’s overall financial strategy.

Continuing work in this area will allow staff to:

 Advance public opinion research
 Refine revenue measure options
 Align funding strategies with fire service operational and capital needs  Prepare the City Council for a decision regarding a potential November 2026 ballot measure

SYNERGISTIC POLICIES:

The ALS First Responder Services initiative aligns with historic and current City Council policies by implementing Health in All Policies measures by improving conditions that reduce health disparities and support health equity. It also advances the City Council’s strategic goal of enhancing public safety through improved emergency response and preparedness, and strengthens the City’s internal infrastructure by upgrading fire stations that may serve as climate resilience hubs/centers. In addition, ensuring 519

April 21, 2026
appropriate staffing levels and expertise to meet the service needs of the Richmond community.

DOCUMENTS ATTACHED:

None.

520

April 21, 2026

City Attorney's Office

DATE: April 21, 2026
TO: Mayor Martinez and Members of the City Council
FROM:

Dave Aleshire, Special Counsel
Anne Lanphar, Special Counsel
Subject:

Approval of the Donation Agreement for Leasehold
Interests and Joint Escrow Instructions for Craneway
Property.

FINANCIAL IMPACT: At Closing, City will (i) pay the title and escrow closing costs, and will (ii) receive $80,000 from the donor. City will have future ownership responsibility for the repair and maintenance of the Craneway Property.

In addition to these immediate closing-related costs, the preliminary General Fund impact, assuming no revenue,
is estimated in present-value terms at $1.3 million to $2.5 million annually. This reflects anticipated operating and maintenance costs required to support City ongoing
responsibility of the facility, including some, but not all, of the projected long-term capital needs.

The annual estimate does not include the full
approximately $12.7 million in long-term capital
requirements identified through the City’s due-diligence assessments. Only a portion of these capital obligations is reflected in the annual cost range, and the remaining unfunded needs would require separate future
appropriations.

AGENDA
REPORT
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April 21, 2026

PREVIOUS COUNCIL
ACTION:

The Ground Lease was assigned in June 2022 to Orton
Entertainment, LLC (“Orton”). March 26, 2024 Council
considered compliance issues related to Orton use of
pickleball in the Pavilion. On June 24, 2025, Council
considered Orton offer to end lease 30 years early and
make donation to City AS-IS. November 28, 2025 Council
approved staff recommendation to retain RDH Building
and spend $169,500 to do a pre-turnover inspection of the facility.

STATEMENT OF THE
ISSUE:

The City Council is being asked to approve a Donation
Agreement pursuant to which Orton Entertainment, LLC
(“Donor”) will donate to the City certain leasehold
interests associated with property located at 1414–1422 Harbor Way South (Ford Point area), along with related
personal property and a cash contribution of $80,000 to help pay for first year operations. If approved, the escrow would open within days and close by May 1.

RECOMMENDED ACTION:

ADOPT a resolution approving a Donation Agreement
between the City of Richmond and Orton Entertainment,
LLC for the donation of said leasehold interests and
related personal property located at 1414–1422 Harbor
Way South, and authorizing the Mayor or designee to
execute the Agreement and all necessary documents,
including escrow instructions, and to take all actions
necessary to complete the transaction – Special Counsel, Dave Aleshire (949) 223-1170.

BACKGROUND:

Ford Assembly produced 49,000 vehicles during WWII and continued as auto assembly plant until 1956. Thereafter, it was operated until 1976 when it was left abandoned. It was damaged during the 1989 Loma Prieta 7.2 earthquake and became a derelict building which was red-tagged by 2000.

As a redevelopment project and with grant funds, almost $20M was generated to revitalize Property. A Public Trust Easement was created through a 2004 Settlement Agreement by the City, Redevelopment (“RDA”), and State. The Disposition and Development Agreement (“DDA”) in 2003 between RDA and Orton Development. RDA agreed to lease Property subject to Public Trust.

The 2024 Ground Lease entered with Ford Point was assigned to Orton Entertainment LLC in June 2022. Rent was $1 per year for 55 years, but with an 522

April 21, 2026
evergreen clause. The justification for write-down was investment for repair and restoration of property. The price exceeded the reuse value.

DISCUSSION:

A. CRANEWAY PROPERTY:

The Craneway property is comprised of assessor parcels: (i) APN 560 -181-114 (“Craneway Building Parcel”); and (ii) APN 560-181-115 which is a portion of the State Tide Land depicted below (“ Submerged Water Parcel ”). The Craneway Building Parcel and Submerged Water Parcel are sometimes jointly referre d to herein as the “Craneway Property.”

 Fee Ownership – The fee ownership of the Craneway Property is currently vested in the City of Richmond having been transferred to the City from the Richmond Successor Agency (“ SA”) in accordance with the L ong Range Property Management Plan subject to the Ground Leases (defined below) at no cost because the terms of the Ground Leases made the value of the underlying property negligible.
 The Craneway Property is subject to the following which impact uses:
 a Public Trust Easement.
 BCDC.
 Ground Leases - The Craneway Property is subject to two Ground Leases:
one for each of the Craneway Building Parcel and the Submerged Water Parcel. The Ground Leases (each dated 2004) were part of the original Disposition and Development Agreement with Orton Developmen t in 2003 which made $20M in renovations. Orton Development completed the required work under the DDA and transferred the ground leasehold interests to Orton Entertainment LLC (“Orton”) in 2022.

Primary ground Lease terms:
 Term: 55 years with evergreen extensions.

APN 560-181-114
Submerged Water
Parcel
Submerged Water Parcel
APN 560-181-114
Craneway Building Parcel
APN 560-181-115
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April 21, 2026
 Rent: $1 per year.

 Auxiliary Lease: Concurrently with the Ground Leases, Orton executed that certain Auxiliary Lease with MC MP Ford Point Realty, LLC (owner of the adjacent property) (hereinafter referred to as “ Madison”) to lease (i) the adjacent facility containing the restrooms, kitchen, storage area, etc. together with (ii) the right to use adjacent common areas which include parking, etc. (“Madison Common Areas”).

Auxiliary Lease terms:
 Tied to Ground Leas es: The Auxiliary Lease can be transferred concurrently with the Ground Leases without landlord consent.  Term: Evergreen provision. However, termination of the Ground Leases will automatically terminate the Auxiliary Lease. Accordingly, the Ground Leases must remain in effect.
 Rent: $1 per year.
 Madison CAM Charges (2 levels):
 Auxiliary lease property (2026 estimate: $32,000)
 Madison Common Areas (2026 estimate: $65,000)
Critical Importance of Auxiliary Lease to Ground Leases:

Without the Auxiliary Lease, the Craneway Property has no restrooms, no kitchen, etc. and cannot use the Madison Common Areas. Accordingly the Auxiliary Lease must be assigned to the City concurrently with the Ground Leases.

B. DUE DILIGENCE.

Auxiliary
Lease
Property
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April 21, 2026

1. PHYSICAL INSPECTIONS. Orton has allowed the City and its consultants with access to the Craneway Property. Orton has provided the following documents:
 Phase I Environmental Site Assessment issued by Geologica dated February 9, 2016. The summary is attached as Attachment 3.  Letter Report – Limited Groundwater Investigation issued by Geologica dated March 31, 2016. The summary is attached as Attachment 4.

The City has conducted extensive due diligence using RDH retained on 11/28/2025, to investigate the Property. The RDH report suggested that over the coming 10 years, as much as $12M of physical maintenance projects are recommended. The summary of those costs is included as Attachment 4. It was in view of these costs that Orton was persuaded to contribute $80,000 toward those expenses, but he has not agreed to contribute any further.

2. LAWSUIT. Orton is currently defending a lawsuit filed against Orton by the prior pickleball operator PB Development Group, Inc. (“ Pickleball Lawsuit ”). The Pickleball Lawsuit is filed personally against Orton and not the Craneway Property.

Orton has agreed to indemnify the City with respect to the Pickleball Lawsuit.

3. DOCK REMOVAL. A dock which had fallen into disrepair was a part of the Property. Orton removed the dock without BCDC permission. However, the City has received a letter from BCDC indicating it has no issues with the dock removal.

Orton has agreed to indemnify the City with respect to the Dock Removal.

C. DONATION AGREEMENT: Orton has been negotiating with the City to donate the Craneway Property since June of 2025.

The terms of the Donation Agreement (Attachment 2) are summarized as follows:
 Interests Donated:
 Leasehold Assignments: Both the Ground Leases and the Auxiliary Lease will be assigned to City (“ Leasehold Interests”). As the City owns the fee interest, the assignments provide that the fee interest and the Ground Leasehold interests will not merge as it is important that the Auxiliary Lease to remain in effect.
 Ground Lease Assignment: The Ground Lease assignments will provide (i) that there is no merger of the fee interest with the ground leasehold interests; and (ii) City will assume liability for requirements under the Ground Leases after the Closing.
 Auxiliary Lease Assignment: Madison has agreed to release Orton of liability under the Auxiliary Lease Assignment which Madison will execute and also assure the City that the Auxil iary Lease Assignment is in full force and effect without any defaults (“Auxiliary Lease Assignment”).
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April 21, 2026
 Bill of Sale: All applicable personal property will be transferred to the City.  AS-IS Condition: The Leasehold Interests are being transferred to the City in AS- IS condition subject limited representations and warranties by Orton.  Cash Contribution: At closing, Orton will donated $80,000 to the City through escrow.
 Title Insurance : The City will receive an ALTA (non -extended) owner’s title insurance policy insuring the Ground Leasehold interests are vested in the City for with no delinquent real estate taxes, and such exceptions as approved by the City.

The title policy will also include a non -merger end orsement insuring that the leasehold interests are not merged into the fee interest held by the City. The amount of coverage will be $5M which is the estimated value of the Leasehold Interests.
 Representations and Warranties: Orton is providing representat ions and warranties to the City including, among other matters and to the best of Orton’s knowledge, that there are no leases, subleases; all utilities are in good working order; the Auxiliary Lease is in effect; dock removal complied with the law; there are no hazardous materials; no threatened lawsuits except the PB Lawsuit; no other contracts which will survive the closing, etc. The representations and warranties survive for 2 years after the closing.
 Closing: On or before May 1, 2026.
 Conditions to Closing:
 Title insurance policy is issued to the City.
 Madison executes the Auxiliary Lease Assignment.
 Costs: Escrow and title insurance costs are to be paid by the City.

D. EVALUATION OF FISCAL IMPACT OF OPERATIONS
Fiscal Impact of Direct City Operation
The City Council has not made any decisions about how it would operate the facility, but is interested in an event center. It has had preliminary discussions with event promoters. Staff has also had SCI Consulting Group (Attachment 6) evaluate four operational scenarios, all of which are projected to require substantial annual subsidy :
 Non-Operation (Mothball): -$600,000 per year
 Special Event Venue: -$930,000 per year
 Business/Technical Exposition Center: -$731,000 per year (smallest deficit)
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April 21, 2026
 Recreation Complex: -$1,673,300 per year including $390,000 startup All scenarios require specialized staffing, expanded operational capacity, and rapid decision-making not aligned with municipal processes. Indirect municipal overhead (HR, Legal, IT, Finance) would add an additional 15–25% to costs Operator-based models remain the most fiscally responsible approach following donation.

Land Econ Group Economic Analysis
Because the renovation and operating cost to sustain public use of the building could be a significant burden on the City’s General Fund, City staff also requested that Land Econ Group (LEG) develop and analyze reuse concepts that satisfy the criteria of public use and minimize the financial burden on the City. This report explores the reuse alternatives and their financial implications on the City of Richmond. (Attachment 7) E. Operations and Reasons for Taking over the Lease
Under the Trust, use restrictions, uses are limited as follows: overnight accommodation, restaurants and cafes, water industry, museums regarding waterfront history, visitor- serving retail, boating, and ferry.

In fact, during Orton’s prior operations, there was a period where he was focusing on events and a number of very successful events were held. He explained that ultimately the challenges and costs were significant, and he didn't get sufficient assistance. He did suggest that the City as a public agency would be free from some of the tax burden of a private operator, and could operate less expensively than he can.

The Council intent is to focus on developing the Pavilion as a significant regional venue.

To do this expertly, requires a professional event promotor. The City has made contact with several possible candidates, but ultimately this effort has not been on the same track as finalizing the Donation Agreement. This is intended to be a significant effort after the facility is acquired. Mr. Orton who initiated the Donation discussion as the Council's summer recess started and hoped to conclude it by the end of last year, has taken the position that the discussions can not be further continued indefinitely.

Although Orton did successfully operated the property before COVID making $100- 200K per year, he reports, he has not been successful in recent years. Moreover, the City's due diligence reveals significant long-term maintenance costs to keep the Pavilion up, and the City used consultant SCS to look at different operation scenarios and estimated that even leaving it empty could cost $600K annually. Orton accordingly has found a back up entity to receive the donation. He doesn't identify the entity and only tells us it is not an event vendor but a "marine use". Under the Ground Lease, Orton has the right to assign the lease without the landlord's approval, and the assignee has the obligation to operate under the terms of the Ground Lease and to keep the Property in good condition and repair.
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April 21, 2026
Mr. Orton as an operator of such entertainment venues in the Bay Area, also took the position that this is really the City of Richmond’s most prime location for such a facility.

The view of the Bay from the Pavilion is spectacular. He comments that the Rosie the Riveter venue was originally scheduled for 15,000 visitors annually, but is now up to 60,000, and the Bay Ferry docks here as well connecting to the rest of the Bay. The key issue is to get enough visitors that restaurant and commercial facilities are attracted— which could then bring other attractions. The City needs to expose the site and its vision around the region and Bay Area.

Due diligence has been performed, delaying this transaction, and has shown significant costs to the operation of the Pavilion as a special event venue, but without the City involvement such a use is unlikely.

If the City wishes to realize this vision, it should accept the donation. We are informed if this does not happen tonight, Mr. Orton intends to withdraw the offer and proceed to his next option where the board has already met to accept the donation.

DOCUMENTS ATTACHED:

Attachment 1 – Resolution
Attachment 2 – Donation Agreement
Attachment 3 – Summary of Geologica Phase I Report
Attachment 4 – Summary of Geologica Groundwater Report
Attachment 5 - RDH Facility Condition Assessment – Craneway Attachment 6 – SCI Direct City Operation Cost Study – Craneway Attachment 7 – Land Econ Group Economic Analysis – Craneway Attachment 8 - Ford Assembly Building - Section 33433 Summary Report Attachment 9 - Disposition and Development Agreement RDA and Orton Development, Inc.

Attachment 10 - First Amendment to Disposition and Development Agreement

528

Reso. No. _____

RESOLUTION NO. ______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF RICHMOND

APPROVING A DONATION AGREEMENT FOR LEASEHOLD INTERESTS AND

AUTHORIZING THE MAYOR TO EXECUTE RELATED DOCUMENTS

WHEREAS, the City of Richmond (“City”) is the fee owner of certain real property located at 1414-1422 Harbor Way South, Richmond, California; and

WHEREAS, Orton Entertainment, LLC (“Donor”) holds certain leasehold interests in the property pursuant to ground leases and an auxiliary lease; and

WHEREAS, Donor has offered to donate such leasehold interests, together with certain personal property and a monetary contribution of $80,000, to the City pursuant to that certain Donation Agreement for Leasehold Interests and Joint Escrow Instructions (“Agreement”); and

WHEREAS, the City Council has reviewed and considered the terms of the Agreement and finds that acceptance of the donation is in the best interests of the City; and

WHEREAS, the Agreement provides for the transfer of the leasehold interests through escrow, subject to due diligence, title, and other customary conditions; and

WHEREAS, the City Council desires to approve the Agreement and authorize its execution and implementation.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richmond as follows:

Section 1. The City Council hereby approves the Donation Agreement for Leasehold Interests and Joint Escrow Instructions between the City of Richmond and Orton Entertainment, LLC.

Section 2. The Mayor, or his designee, is hereby authorized to execute the Agreement on behalf of the City, subject to approval as to form by the City Attorney.

Section 3. The Mayor, or his designee, is further authorized to take all actions necessary to complete the transaction contemplated by the Agreement, including execution of related escrow documents, assignments, and other instruments, and to approve non-material amendments consistent with the intent of this Resolution.

Section 4. This Resolution shall take effect immediately upon adoption.

******************

I certify that the foregoing resolution was passed and adopted by the City Council of the City of Richmond at a regular meeting thereof held on Mmmm dd, yyyy, by the following vote:

AYES: AYES:

NOES:

ABSTENTIONS:

ABSENT:

529

Reso. No. _____

CLERK OF THE CITY OF RICHMOND
(SEAL)
Approved:

Mayor

Approved as to form:

City Attorney

State of California }
County of Contra Costa : ss.

City of Richmond }

I certify that the foregoing is a true copy of Resolution No. _____, finally passed and adopted by the City Council of the City of Richmond at a regular meeting held on Mmmm dd, yyyy.

_______________________________________
Pamela Christian, Clerk of the City of Richmond
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01337.0046 2055716.9 1

DONATION AGREEMENT FOR LEASEHOLD INTERESTS AND

JOINT ESCROW INSTRUCTIONS
This DONATION AGREEMENT FOR LEASEHOLD INTERESTS AND JOINT ESCROW INSTRUCTIONS (“Agreement”), dated ______, 2026 (”Agreement Date”), is made by and between the City of Richmond, a charter city (“City”), and ORTON ENTERTAINMENT, LLC, a California limited liability company (“Donor”). Old Republic Title Company shall serve as both “ Escrow” and “Title Company”.

RECITALS
A. That certain improved real property commonly known as 1414 -1422 Harbor Way South in the City of Richmond (APN 560-181-114 & 115) legally described on Exhibit A is hereinafter referred to as the “Real Property.”
B. Donor owns that certain Leasehold Interests in the Real Property created by th ose certain Ground Leases between the Redevelopment Agency of the City of Richmond, California as landlord (“RDA”) and Ford Point LLC (“Ford Point”) each of which were reflected in a Memorandum of Lease each dated December 9, 2004 recorded on December 17, 2004 as Instrument No. 2004- 484771 & 2004-484772 respectively in the Official Records of Contra Costa County which ground leases were subsequently assigned to Donor pursua nt to th ose certain Assignment s of Ground Lease recorded on June 16, 2022 as Instrument No. 2022-0099939 (re-recorded on July 8, 2022 as Instrument No. 2022-01010458) and Instrument No 2022 -0099940 (“Ground Leases”) PLUS any and all personal property used in the operation and maintenance of the Real Property including furniture, machinery & equipment (collectively the “GL Leaseholds”).

C. In accordance with the Ground Leases, a Certificate of Completion was executed by the RDA and recorded on June 13, 2012 as Instrument No. 2012-0140096 in the Official Records of Contra Costa County (“Certificate of Completion”).

D. Subsequently Donor entered into a certain Lease dated June 14, 2022 with MC MP Ford Point Realty, LLC (owner of the adjoining property to the north) (“Auxiliary Lease Landlord”) for a term of fifty -five (55) years (with an evergreen provision) to have the right to use restrooms, storage kitchen and production office for the benefit of the Leasehold Interests (“Auxiliary Lease”).

The Auxiliary Lease provides that it automatically terminates upon termination or expiration of the Ground Leases.

E. Under California law, the legal successor to the RDA is the City of Richmond as the Successor Agency of the Richmond Redevelopment Agency (“Successor Agency”). The Successor Agency transferred fee title of the Real Property to City in 2017.

F. Donor has offered to donate the GL Leaseholds and the Auxiliary Leasehold (jointly the “Leasehold Interests”) to City and City wishes to accept donation of the Leasehold Interests under the terms and conditions stated in this Agreement.

NOW, THEREFORE , for good and valuable consideration, the receipt and sufficiency of which is acknowledged, the parties mutually agree as follows:

AGREEMENT

1. DONATION OF LEASEHOLD INTERESTS.
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1.1 Donation. Donor agrees to donate the Leasehold Interests by assigning the Ground Leases and the Auxiliary Lease to City on the terms and conditions set forth in this Agreement.

1.2 Donated Leasehold Value. Donor has agreed to obtain an appraisal of the Leasehold Interests from a MAI appraisal to establish the value thereof (“ Donated Leasehold Value”). The appraisal is provided by Donor to City solely as an accommodation without any representation or warranty regarding the Donated Leasehold Value for the use of establishing the amount of coverage under the Title Policy (as defined in Section 6.2).

1.3 AS-IS Condition . At of the Closing, Donor’s donation of the Leasehold Interests is made in AS-IS condition subject to only the representations and warranties specified in this Agreement.

1.4 Donor Contribution. Through Escrow at the Closing, Donor shall donate the sum of Eighty Thousand Dollars ($80,000) to City as part of this transaction (“Donor Contribution”).

2. EFFECTIVE DATE.

2.1 Effective Date . This Agreement shall be effective upon execution of this Agreement by City after its approval by the City Council (“Effective Date”), but in no event later than April 8, 2026 and, in the event the Agreement has not been executed by the City and delivered to Donor and Escrow Holder on or before said date, then Donor’s execution hereof shall be deemed withdrawn and no part of this Agreement shall be effective, for any reason.

2.2 Opening of Escrow . Within two (2) days of the Effective Date, the parties shall open an escrow with Escrow Holder by causing an executed copy of this Agreement to be deposited with Jay Pugh, Escrow Office [email protected] at Fidelity National Title Company, 44 Montgomery Suite 1650, San Francisco, CA 941 04 (415) 516-1337 (“Escrow Holder”) who shall sign the last page hereof accepting this Agreement and provide executed copies thereof to each party. Escrow shall be deemed opened upon Escrow Holder’s (i) receipt and acceptance of an executed copy of this Agreement; and (ii) receipt of the Deposit (as defined in Section 3.1) (“Opening of Escrow”).

3. DEPOSIT; GOOD FUNDS.

3.1 Deposit. As the Opening of Esc row, the sum of Two Thousand Dollars ($2,000) shall be deposited by City into Escrow (“Deposit”).

3.2 Donor Contribution. At least one (1) day prior to Closing, Donor shall deliver the Donor Contribution (pursuant to Section 1.4) to Escrow to be disbursed to City at Closing.

3.3 Good Funds. All funds deposited in Escrow shall be in “Good Funds” which means a wire transfer of funds, cashier's or certified check drawn on or issued by the offices of a financial institution located in the State of California.

4. FUNDS AND DOCUMENTS REQUIRED FROM CITY AND DONOR.

4.1 Donor. Donor agrees that on or before 12:00 noon at least one (1) business day prior to the Closing Date, Donor will deposit with Escrow Holder such items and instruments (executed and acknowledged, if appropriate) as may be necessary in order for the Escrow Holder to comply with this Agreement, including without limitation:
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a. Two (2) copies of the Assignment and Assumption of Ground Leases in the form attached hereto as Exhibit B-1 (“Ground Leases Assignment”). b. Three (3) copies of the Assignment of Lease in the form attached hereto as Exhibit B-2 (“Auxiliary Lease Assignment”) which is to be executed by Donor and the Auxiliary Lease Landlord.
c. A Bill of Sale in the form of Exhibit C (“Bill of Sale”) executed by Donor in favor of City for the property specified in the PP List provided by Donor in accordance with Section

7.2. d. Any other documents as reasonably required by Title Company to remove any non-approved exceptions and any other documents it reasonably requires to issue the Title Policy (pursuant to Section 6.1).
e. A Non-Foreign Affidavit as required by federal law.
f. Such other items and instruments as may be necessary in order for Escrow Holder to comply with this Agreement.

4.2 City. City agrees that on or before 12:00 noon at least one (1) business day prior to the Closing Date, City will deposit with Escrow Holder all funds and/or documents (executed and acknowledged, if appropriate) which are necessary to comply with the terms of this Agreement, including without limitation:
a. Two (2) copies of the Ground Leases Assignment.
b. Three (3) copies of the Auxiliary Lease Assignment.
c. A Preliminary Change of Ownership Statement completed in the manner required by Contra Costa County (“PCOR”).
d. Such funds and other items and instruments as may be necessary in order for Escrow Holder to comply with this Agreement.

5. CLOSING DATE; TIME IS OF ESSENCE.

5.1 Closing Date. Escrow shall close on or before April 30, 2026 ("Closing Date”). The terms “Close of Escrow” and/or “Closing” are used herein to mean the date that the Ground Leases Assignment is recorded in the Office of the County Recorder of Contra Costa County, California.

5.2 Possession. Upon the Close of Escrow, Donor shall deliver possession of the Leasehold Interests to City free of all tenants or occupants.

5.3 Time is of Essence. City and Donor specifically agree that time is of the essence under this Agreement. The parties agree that the specified dates under this Agreement are specifically enforceable and shall not be subject to substantial compliance arguments.

5.4 City Manager Authority. The City Manager or her designee (who has been designated in writing by the City Manager) shall, in her sole and exclusive discretion, on behalf of City, have the authority to (i) extend any dates under this Agreement, (ii) execute documents required to effect this transaction, and (iii) agree to any non-material modifications of this Agreement. 533

01337.0046 2055716.9 4

6. TITLE POLICY.

6.1 Approval of Title.
(a) City may obtain a preliminary title report issued by Fidelity National Title Insurance Company (“ Title Company ”), describing the GL Leasehold Interests Property, together with copies of all exceptions specified therein and a map plotting all easements specified therein (“Preliminary Title Report”).
(b) Nothing to the contrary herein withstanding, City shall be deemed to have automatically objected to, and Donor shall remove from title, all leases (except as provided herein), deeds of trust, mortgages, judgment liens, federal and state income tax liens, delinquent general and special real property taxes and assessments and similar monetary encumbrances affecting the Property, and Donor shall discharge any such non-permitted title matter of record prior to or concurrently with the Close of Escrow.

6.2 Title Policy. At the Close of Escrow, Escrow Holder shall furnish City with an ALTA owner's non -extended leasehold p olicy of title (“ Title Policy ”) insuring the GL Leasehold Interests to the Property vested in City in the amount of the Donated Leasehold Value, containing no exceptions to such title which has not been approved or waived by City in accordance with this Section. The cost of the City’s Title Policy to Donor shall be paid by City. The City’s Title Policy shall also include any available extended coverage or endorsements that City has reasonably requested.

6.3 Fee Interest. As of the Agreement Date, the City owns the fee interest in the Real Property. Concurrently with Closing, City may elect in its sole discretion, to terminate the Ground Leases as of the Closing and have the Title Policy insure the fee ownership of the Property with an owners title policy accepting all the same exceptions noted in Section 6.1 except as approved by City.

7. DUE DILIGENCE.

7.1 NHD Report. Within two (2) days of Opening of Escrow, Escrow shall order and deliver to City a Natural Hazard Disclosure report for the Real Property issued by Disclosure Source (“NHD Report”) for City’s review and approval.

7.2 Due Diligence . Donor has provided City with any and all documents and information in Donor’s possession and control concerning the Leasehold Interests including the Ground Leases, the Auxiliary Lease, contracts, leases, subleases, reports, business operation records, utility bills, real estate tax bills, a list of all personal property , if any (“ PP List”), surveys, engineering reports, soils studies, soils compaction reports, grading plans, environmental information, inspections or reports regarding structural, seismic, roof, HVAC, soil, paving, environmental compliance, ADA compliance and all work on the Property in the last 6 months ; as- built plans; permits and inspection reports regarding fire, building, health, zoning and use compliance (“Donor Information/Documents”). Commencing with the Effective Date, City shall have the right to obtain at its cost to conduct such engineering, feasibility studies, inspections, soils tests, environmental studies and other investigations as City in its sole discretion may desire, to permit City to determine the suitability of the Leasehold Interests for City’s contemplated uses and to conduct such other review and investigation which City deems appropriate to satisfy itself to acquire the Leasehold Interests.

7.3 Disapproval of Due Diligence Matters. No later than the Closing Date (“Due Diligence Expiration Date”) and which period of time is the “Due Diligence Period”), City may, in 534

01337.0046 2055716.9 5

its sole discretion, notify Donor in writing (with a copy to Escrow Holder) of (i) its disapproval of the due diligence matters in its sole discretion; and (ii) its election to terminate this Agreement and Escrow (“Disapproval and Termination Notice ”). If City sends the Disapproval and Termination Notice in the time and manner specified above, the parties shall execute any documents required by Escrow Holder and upon receipt of said documents executed by the parties, Escrow Holder shall return the Deposit (less any cancellation charges) to City. If City does not deliver the Disapproval and Termination Notice in the time and manner specified above, City shall conclusively be deemed to have approved due diligence matters.

7.4 Right to Enter. Donor has previously granted and continues to grant City, its agents and employees a limited license to enter upon the Leasehold Interests for the purpose of conducting engineering surveys, soil tests, investigations or other studies reasonably necessary to evaluate the condition of the Leasehold Interests, which studies, surveys, reports, investigations and tests shall be done at City’s sole cost and expense. City agrees to indemnify, and hold Donor free and harmless from and against any and all losses, damages, liabilities, claims, causes of action, judgments, court costs and legal or other expenses (including reasonable attorneys’ fees) which Donor may suffer or incur as a consequence of City’s exercise of the license granted pursuant to this Section 7. 4 or any act or omission by City, any contractor, subcontractor or material supplier, engineer, architect or other person or entity acting by or under City (exc ept Donor and its agents) with respect to the Leasehold Interests during the term of this Agreement, excepting any and all losses, damages, liabilities, claims, causes of action, judgments, court costs and legal or other expenses (including reasonable attorneys’ fees) arising from the mere discovery by City of any hazardous materials or conditions and excepting to the extent such claims arise out of the negligence or misconduct of Donor. City’s obligations under this Section 7. 4 shall survive termination of this Agreement for any reason.

8. CONDITIONS PRECEDENT TO CLOSE OF ESCROW.

8.1 Conditions to City’s Obligations . The obligations of City under this Agreement are subject to the satisfaction or written waiver (except as to item (c), below), in whole or in part, by City of each of the following conditions precedent (“City’s Conditions Precedent”):
a. Title Company will issue the Title Policy as specified in Section 6.2. b. Donor is current with respect to all applicable City business taxes. c. Auxiliary Lease Landlord has executed three (3) copies of the Auxiliary Lease Assignment and delivered same to Escrow.
d. City has approved the Leasehold Interests (including, without limitation, any conditions or requirements as a prerequisite to the assignment of same as may exist under the Ground Leases and/or the Auxiliary Lease) pursuant to Section 7 (“City Leasehold Assignment Approval ”). (This provision shall not be construed to limit any of Donor’s representations and warranties to City regarding the Ground Leases or Auxiliary Lease as set forth in this Agreement). Upon Closing, this condition shall be deemed fully satisfied. e. Escrow Holder holds and will deliver to City the instruments and funds, if any, accruing to City pursuant to this Agreement.
f. Donor is not in default of its obligations under this Agreement.

8.2 Conditions to Donor’s Obligations. The obligations of Donor under this 535

01337.0046 2055716.9 6

Agreement are subject to the satisfaction or written waiver, in whole or in part, by Donor of the following conditions precedent:
a. Escrow Holder holds and will deliver to Donor the instruments and funds, if any, accruing to Donor pursuant to this Agreement. b. Auxiliary Lease Landlord has executed three (3) copies of the Auxiliary Lease Assignment and delivered same to Escrow.
c. City has issued the City Leasehold Assignment Approval. d. City is not in default of its obligations under this Agreement.

9. REPRESENTATIONS, WARRANTIES AND COVENANTS.

9.1 By Donor. Donor hereby makes the following representations and warranties to City, each of which is true in all respects as of the Opening of Escrow and shall be true in all respects on the date of Close of Escrow:
a. Donor has delivered to City copies of all Donor Information/Documents in its possession or control. No subleases, contracts or similar agreements for maintenance or operations exist as of the Effective Date.
b. Donor has delivered to City all documents related to the Ground Leases. The Ground Leases are in full force and effect, Donor has neither given nor received any notice of default thereunder and Donor has the right to transfer the Ground Leases pursuant to the Ground Lease Assignments.
c. Donor has delivered all documents related to the Auxiliary Lease which is in full force and effect, and as of the Close of Escrow, Donor shall have no outstanding obligations under the Auxiliary Lease (including CAM charges, etc.). Donor has the right to assign the Auxiliary Lease pursuant to the Auxiliary Lease Assignment subject to its provisions (including, without limitation, Section 11.4). d. Donor has received no notice and/or has no knowledge that any governmental authority or any employee or agent thereof considers the present or proposed operation, use or ownership of the Leasehold Interests to violate or have violated any ordinance, rule, law, regulation or order of any government or agency, body or subdivision thereof, or that any investigation has been commenced or is contemplated respecting such possible violations.
e. There are no pending or threatened lawsuits or claims which would affect the Leasehold Interests. Donor is a named defendant in that certain civil action (seeking monetary damages) filed by PB Development Group, Inc., a California corporation (“PBDG”), in the Superior Court of California, County of Contra Costa, under Case No. C25 -01631 (“PBDG Action”). The PBDG Action stems from Donor’s engagement of PBDG as a manager of certain operations at the Real Property and the PBDG Action does not purport to claim any interest in the Real Property or any right to lien the Real Property and shall not appear as an exception on the Title Policy.
f. Donor has received no written notice from any third parties, prior owners of the Leasehold Interests , or any federal, state or local governmental agency 536

01337.0046 2055716.9 7

indicating that any hazardous waste remedial or clean -up work will be required on the Leasehold Interests.
g. Donor removed the Dock in compliance with all applicable governmental requirements (“Dock Removal”).
h. Except as otherwise disclosed to City as part of the due diligence in Section 7, no construction or repair work (except for the removal of the Dock) has been done on the Leasehold Interests within six (6) months from the Agreement Date. i. There are no leases, subleases, licenses or other agreements of any kind affecting the Leasehold Interests.
j. To the best of Donor’s knowledge, all structures are in good condition and repair except as otherwise disclosed in writing by Donor to City during the Due Diligence Period.
k. Except as may be disclosed in the Preliminary Title Report, Donor is unaware of any easements or encroachments onto the Real Property by buildings or improvements on any adjoining real property, nor, to the best of Donor’s knowledge, do any buildings or improvements on the Real Property encroach on other properties. l. Donor is not a foreign person as defined in Internal Revenue Code Section 1445(f)(3).
m. All utilities, including gas, electricity, water, sewage, and telephone, are available at the Leasehold, and all such items are believed by Donor to be in good working order (and City shall inspect same to City’s satisfaction during the Due Diligence Period). n. Donor has the unimpeded power to execute, deliver and perform Donor's obligations under this Agreement and the documents executed and delivered by Donor pursuant hereto.
o. To the best of Donor’s knowledge, there are no contingent liabilities affecting the Leasehold Interests or any part thereof which would be binding upon City or to which the Leasehold would be subject after the Closing. p. To the best of Donor’s knowledge, there are no pending actions, lawsuits, suits or claims against the Leasehold Interests except the PBDG Action as summarized above.
q. All copies of documents delivered by Donor to City are, to the best of Donor’s knowledge, true, genuine, complete and correct copies of the original executed documents which they purport to be.

Until the Closing, Donor shall not do anything which would impair Donor’s title to any of the Leasehold Interests and if Donor learns of any fact or condition which would cause their actual knowledge to change such that they learn of facts that would cause the representations in this Section not to be true as of the Closing, Donor shall immediately give written notice of such fact or condition to City.

As used in this Agreement, the phrase “to Donor’s knowledge” or words of similar import shall mean the actual (and not constructive or imputed) knowledge, without independent investigation or 537

01337.0046 2055716.9 8

inquiry, of J.R. Orton III (and Donor represents that J.R. Orton III is the individual with primary responsibility for the donation set forth herein). The express representations and warranties made in this Agreement shall not merge into any instrument or conveyance delivered at Close of Escrow; provided, however, that any action, suit or proceeding with respect to the truth, accuracy or completeness of such representations and warranties shall be commenced and served if at all, on or before the date which is two (2) years after the date of Close of Escrow and, if not commenced and served on or before such date, thereafter shall be void and of no force or effect. Donor shall have no liability with respect to any of the foregoing representations and warranties if, prior to Close of Escrow, City discovers or learns of information (from whatever source, including, as a result of City’s due diligence tests, investigations and inspections of the Real Property, or disclosure by Donor or Donor’s agents and employees in writing to City) that contradicts any of the representations and warranties set forth in this section, or renders any of said representations and warranties untrue or incorrect, and City nevertheless consummates the transaction contemplated by this Agreement.

Notwithstanding anything to the contrary herein, Donor shall indemnify and hold the City harmless with respect to the PBDG Action and the Dock Removal and this obligation shall survive Closing.

9.2 By City. City hereby makes the following representations and warranties to Donor, each of which is true in all respects as of the Opening of Escrow and shall be true in all respects on the date of Close of Escrow:
(a) City has neither given nor received any notice of default under the Ground Leases.
(b) City has the unimpeded power to execute, deliver and perform City's obligations under this Agreement and the documents executed and delivered by City pursuant hereto.

10. ESCROW PROVISIONS.

10.1 Escrow Instructions. Sections 1 through 6, inclusive, 8, and 10 through 12, inclusive, constitute the escrow instructions to Escrow Holder. If required by Escrow Holder, City and Donor agree to execute Escrow Holder’s standard escrow instructions, provided that the same are consistent with and do not conflict with the provisions of this Agreement. In the event of any such conflict, the provisions of this Agreement shall prevail. The ter ms and conditions in sections of this Agreement not specifically referenced above are additional matters for information of Escrow Holder, but about which Escrow Holder need not be concerned. City and Donor will receive Escrow Holder’s general provisions directly from Escrow Holder and will execute such provision upon Escrow Holder’s request. To the extent that the general provisions are inconsistent or conflict with this Agreement, the general provisions will control as to the duties and obligations of Esc row Holder only. City and Donor agree to execute additional instructions, documents and forms provide by Escrow Holder that are reasonably necessary to close Escrow.

10.2 General Escrow Provisions. Escrow Holder shall deliver the Title Policy to the City and instruct the Contra Costa County Recorder to mail the Lease Assignment to City at the address set forth in Section 11 after recordation. All funds received in this Escrow shall be deposited in one or more general escrow accounts of the Escrow Holder with any bank doing business in Contra Costa County, California, and may be disbursed to any other general escrow account or accounts. All disbursements shall be according to that party’s instructions.

10.3 Real Property Taxes. Real property taxes shall not be delinquent at Closing 538

01337.0046 2055716.9 9

so any installment payment shall be paid by Donor. After Closing, Donor may file with the County for a refund of any applicable real property taxes and City shall cooperate with such filing.

10.4 Proration of Maintenance and Utility Costs. All maintenance costs and utility costs shall be prorated to Closing. Donor shall cooperate with the transfer of all utilities to City.

10.5 Payment of Title and Escrow Costs. Donor shall not pay escrow or title costs of this transaction unless the failure to close is caused by Donor and, in such event, Donor shall pay all cancellation costs . At Closing, except as set forth above, City shall pay costs for the Title Policy and escrow fees.

NOTE TO ESCROW HOLDER : NO documentary transfer taxes shall be due pursuant to R&T Code §11922 as a transfer to a governmental entity and R&T Code §11911 as transfer for no consideration. NO transfer fees shall be due under the Richmond Transfer Ordinance as there is no consideration being paid. NO recording fees shall be due as the City is exempt under Govt Code §6103.

10.6 Closing Statement. At least two (2) business days prior to the Closing Date, Escrow Holder shall furnish City and Donor with a preliminary Escrow closing statement showing all costs. The preliminary closing statement shall be approved in writing by the parties. As soon as reasonably possible following the Close of Escrow, Escrow Holder shall deliver a copy of the final Escrow closing statement to the parties.

10.7 Termination and Cancellation of Escrow. If Escrow fails to close due to a failure of a condition precedent, then the party in whose favor the condition precedent runs may elect to cancel this Escrow upon written notice to the other party and Escrow Holder. Upon cancellation, Escrow Holder is ins tructed to return all documents then in Escrow to the respective depositor of same and disburse the Deposit (less cancellation charges) . Cancellation of Escrow, as provided herein, shall be without prejudice to whatever legal rights City or Donor may have against each other arising from the Escrow or this Agreement.

10.8 Documents. Upon recordation of the Lease Assignment, Escrow Holder will deliver a conformed copy of the Lease Assignment to each party.

10.9 Information Report. Escrow Holder shall file and City and Donor agree to cooperate with Escrow Holder and with each other in completing any report (“Information Report”) and/or other information required to be delivered to the Internal Revenue Service pursuant to Internal Revenue Code Section 6045I regarding the real estate sales transaction contemplated by this Agreement, including without limitation, Internal Revenue Service Form 1099-B. City and Donor also agree that City and Donor, their respective emp loyees and attorneys, and Escrow Holder and its employees, may disclose to the Internal Revenue Service, whether pursuant to such Information Report or otherwise, any information regarding this Agreement or the transactions contemplated herein as such party reasonably deems to be re quired to be disclosed to the Internal Revenue Service by such party pursuant to Internal Revenue Code Section 6045I, and further agree that neither City nor Donor shall seek to hold any such party liable for the disclosure to th e Internal Revenue Service of any such information.

10.10 No Withholding as Foreign Donor. Donor represents and warrants to City that Donor is not, and as of the Close of Escrow will not be, a foreign person within the meaning of Internal Revenue Code Section 1445 or an out -of-state Donor under California Revenue and Tax Code Section 18805 and that it will deliver to City on or before the Close of Escrow a non -foreign affidavit on Escrow Holder’s standard form pursuant to Internal Revenue Code Section 1445(b)(2) 539

01337.0046 2055716.9 10

and the Regulations promulgated thereunder and a California Form 590-RE.

10.11 Brokerage Commissions. City and Donor each represent and warrant to the other that no third party is entitled to a broker's commission and/or finder's fee with respect to the transaction contemplated by this Agreement. City and Donor each agree to indemnify and hold the other parties harmless from and against all liabilities, costs, damages and expenses, including, without limitation, attorneys' fees, resulting from any claims or fees or commissions, based upon agreements by it, if any, to pay a broker's commission and/or finder's fee.

11. NOTICES. Any notice which either party may desire to give to the other party or to the Escrow Holder must be in writing and may be given (i) by personal delivery (including reputable overnight courier (such as Federal Express, UPS or DHL) which will be deemed recei ved the following day, or (ii) by mailing the same by registered or certified mail, return receipt requested which will be deemed delivered three (3) days after depositing same in the mail, addressed to the party to whom the notice is directed as set forth below, or such other address and to such other persons as the parties may hereafter designate:

To City: City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
Attention: Sasha Curl, City Manager

With a Copy to: Aleshire & Wynder, LLP
1 Park Plaza Suite 1000
Irvine, CA 92614
Attn: David Aleshire, City Attorney-Special Project

With a Copy to: City of Richmond
450 Civic Center Plaza
Richmond, CA 94804
Attention: Shannon Moore, Interim City Attorney

To Donor: Orton Entertainment
1475 Powell Street Suite 101
Emeryville, 92608
Attn: J. R. Orton, III

To Escrow Holder: Fidelity National Title Insurance Company 100 Pine Street Suite 2460,
San Francisco, CA 94111
Attn: Jay Pugh, Escrow Officer

12. GENERAL PROVISIONS.

12.1 Assignment. Neither party may assign this Agreement without the written consent of the other party. This Agreement shall be binding upon and shall inure to the benefit of City and Donor and their respective heirs, personal representatives, successors and assigns.

12.2 Attorney’s Fees. In any action between the parties hereto, seeking enforcement of any of the terms and provisions of this Agreement or the Escrow, or in connection with the Leasehold Interests, including any defense of any such action, the prevailing party in such action shall be entitled, to have and to recover from the other party its reasonable attorneys’ fees 540

01337.0046 2055716.9 11

and other reasonable expenses in connection with such action or proceeding, in addition to its recoverable court costs.

12.3 Interpretation; Governing Law; Venue. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. This Agreement shall be construed in accordance with the laws of the State of California in effect at the time of the execution of this Agreement. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates. The venue for any dispute shall be Contra Costa County.

12.4 No Waiver. No delay or omission by either party in exercising any right or power accruing upon the compliance or failure of performance by the other party under the provisions of this Agreement shall impair any such right or power or be construed to be a waiver there of. A waiver by either party of a breach of any of the covenants, conditions or agreements hereof to be performed by the other party shall not be construed as a waiver of any succeeding breach of the same or other covenants, agreements, restrictions or conditions hereof.

12.5 Amendments and Modifications. Any amendment or modification of this Agreement must be in writing executed by both parties.

12.6 Severability. If any term, provision, condition or covenant of this Agreement or the application thereof to any party or circumstances shall, to any extent, be held invalid or unenforceable, the remainder of this instrument, or the application of such term, provisions, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law.

12.7 Merger. This Agreement and other documents incorporated herein by reference contain the entire understanding between the parties relating to the transaction contemplated hereby and all prior to contemporaneous agreements, understandings, represent - ations and statements, oral or written are merged herein and shall be of no further force or effect.

12.8 Construction. In determining the meaning of, or resolving any ambiguity with respect to, any word, phrase or provision of this Agreement, no uncertainty or ambiguity shall be construed or resolved against a party under any rule of construction, including the party prima rily responsible for the drafting and preparation of this Agreement. Headings used in this Agreement are provided for convenience only and shall not be used to construe meaning or intent. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates.

12.9 Qualification and Authority. Each individual executing this Agreement on behalf of Donor which is an entity represents, warrants and covenants to the City that (a) such person is duly authorized to execute and deliver this Agreement on behalf of Donor in accordance with authority granted under the organizational documents of such entity, and (b) Donor is bound under the terms of this Agreement.

12.10 No Third-Party Beneficiaries. This Agreement is only between the parties and is not intended to be nor shall it be construed as being for the benefit of any third party.

12.11 Execution in Counterparts. This Agreement may be executed in several counterparts, and all so executed shall constitute one agreement binding on all parties hereto, 541

01337.0046 2055716.9 12

notwithstanding that all parties are not signatories to the original or the same counterpart.

12.12 Electronic Execution. This Agreement may be executed electronically in compliance with UETA and ESIGN using a qualified professional compan y such as DocuSign or AdobeSign. However, all documents which are to be recorded may not be executed electronically.

12.13 Exhibits. Exhibits A, B-1, B-2 and C attached hereto and incorporated herein by reference.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date.

DONOR: CITY:

ORTON ENTERTAINMENT, LLC, a
California limited liability company

By: ORTON DEVELOPMENT, INC,
a California corporation
Managing Member

By: __________________________
J.R. Orton, III
Chief Executive Officer & Secretary

CITY OF RICHMOND, a charter city

By: ____________________________
Sasha Curl, City Manager

____________, 2026

ATTEST:

____________________________
Pamela Christian, City Clerk

APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

By: _____________________________
David Aleshire, City Attorney
ACCEPTED BY ESCROW HOLDER:

FIDELITY NATIONAL TITLE INSURANCE
COMPANY, a California corporation

By: _________________________
Jay Pugh, Escrow Officer
Dated: ________________, 2026

542

01337.0046 2055716.9 1

EXHIBIT A

LEGAL DESCRIPTION OF REAL PROPERTY

That certain real property in the City of Richmond, County of Contra Costa, State of California legally described as follows:

PARCEL ONE (F2):

A portion of State Tide Land Lots 2 and 3, in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 01° 08' 16" West, a distance of 27.88 feet; thence North 88° 52 West, a distance of 93.39 feet; thence North 01° 08' 16" East, a distance of 18.00 feet to the point of beginning; thence South 01° 08' 16" West, a distance of 143.00 feet; thence North 88° 52' 00" West, a distance of 500.00 feet; thence North 01° 08' 16" East, a distance of 143.00 feet; thence South 88° 52' 00" East, a distance of 500.00 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

APN: 560-181-114 PARCEL TWO (F3):

A portion of State Tide Land Lot 3, in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G, as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 01° 08' 16" West, a distance of 27.88 feet; thence North 88° 52' 00" West, a distance of 93.39 feet; thence South 01° 08' 16" West, a distance of 125.00 feet; thence North 88° 52' 00" West, a distance of 81.67 feet to the point of beginning; thence South 01° 08' 16" West, a distance of 4.00 feet; thence North 88° 52' 00" West, a distance of 465.24 feet to a point on the Eastern line of Parcel "A" as shown on Parcel Map MS 755 -84, recorded August 21, 1984 in Book 111 of Parcel Maps,

distance of 129.59 feet; thence South 88° 52' 00" East, a distance of 59.26 feet; thence South 01° 08' 16" West, a distance of 125.00 feet; thence South 88° 52' 00" East, a distance of 418.33 feet to the point of beginning,

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, 543

01337.0046 2055716.9 2

gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983

PARCEL THREE (F4):

A portion of State Tide Land Lot 2 in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 88° 51' 44" East, a distance of 485.01 feet; thence South 01° 08' 16" West, a distance of 27.84 feet to the point of beginning; thence continuing Southerly along said line South 01° 08' 16" West, a distance of 129.00 feet; thence North 88° 52' 00" West, a distance of 660.07 feet; thence North 01° 08' 16" East, a distance of 4.00 feet; thence South 88° 52' 00" East, a distance of 81.67 feet; thence North 01° 08' 16" East, a distance of 125.00 feet; thence South 88° 52' 00" East, a distance of 578.40 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

A Portion of APN: 560-181-115 PARCEL FOUR (F5):

A portion of State Tide Land Lot 2 in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows: Beginning at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 88° 51' 44" East, a distance of 485.01 feet; thence South 01° 08' 16" West, a distance of 27.84 feet; thence North 88° 52' 00" West, a distance of 485.01 feet; thence North 01° 08' 16" East, a distance of 27.88 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

A Portion of APN: 560-181-115
544

01337.0046 2055716.9 1

EXHIBIT B-1

GROUND LEASE ASSIGNMENT

Recording requested by and
When Recorded Return to:

City of Richmond
459 Civic Center Plaza
Richmond, CA 94804
Attention: City Clerk

ASSIGNMENT AND ASSUMPTION OF GROUND LEASES
(with Non-Merger)

As a donation for no consideration , Orton Entertainment, LLC, a California limited liability company ("Assignor"), ASSIGNS AND TRANSFERS to the CITY OF RICHMOND , a charter city ("Assignee"), the following:
(i) that certain Ground Lease dated December 9, 2004 ("Ground Lease #1") between The Redevelopment Agency of the City of Richmond, California, a body corporate and politic ("Landlord"), as landlord, and Ford Point LLC, a California limited partnership, as tenant (“Original Tenant”) covering certain submerged lands located in Richmond, California, which Ground Lease was memorialized by that certain Memorandum of Lease dated December 9, 2004 recorded on December 17, 2004 in the Official Records of Contra Costa County (" Official Records ") pursuant to Instrument No. 2004- 0484772, together with all its rights, title, and interest in and to the Ground Lease and the premises leased thereunder, subject to all the conditions and terms contained in the Ground Lease and which was assigned by Original Tenant to Assignor pursuant to that certain Assignment and Assumption of Ground Lease dated June 14, 2022 which was recorded on June 16, 2022 as Instrument No. 2022 - 00999940 in the Official Records; and
(ii) that certain Ground Lease dated December 9, 2004 ("Ground Lease #2") between Landlord and Original Tenant covering certain submerged lands located in Richmond, California, which Ground Lease was memorialized by that certain Memorandum of Lease dated December 9, 2004 recorded on December 17, 2004 in the Official Records pursuant to Instrument No. 2004-0484771, together with all its rights, title, and interest in and to the Ground Lease and the premises leased thereunder, subject to all the conditions and terms contained in the Ground Lease and which was assigned by Original Tenant to Assignor pursuant to that certain Assignment and Assumption of Ground Lease dated June 14, 2022 which was recorded on June 16, 2022 as Instrument No. 2022 -00999939 in the Official Records and subsequently re-recorded on July 8, 2022 as Instrument no. 2022-0110458 in the Official Records.

Ground Lease #1 and Ground Lease #2 are hereinafter jointly referred to as the “Ground Leases”.

Assignee, for itself and its successors and assigns, hereby accepts such assignment and transfer and agrees to assume and perform all duties and obligations arising after the date hereof and required by the terms, covenants and conditions of the Ground Leases, all with the full force and effect as if Assignee had signed each Ground Lease as the originally named tenant therein, and further agrees to indemnify, defend and hold harmless Assignor with respect to all claims, demands, causes of action, APNs. 560-181-114 & 115 (Space Above This Line for Recorder’s Office Use Only) Exempt from recording fees per Govt Code § 6103

THE UNDERSIGNED GRANTOR DECLARES that the
documentary transfer tax is $-0- per R&T Code Sections
11922 (to government agency) & 11911 (no
consideration). No transfer tax due under Richmond
Ordinance due to no consideration paid.
545

01337.0046 2055716.9 2

liabilities, costs and expenses arising from or related to each Ground Lease from and after the date of recordation of this Assignment. Specifically, and without limitation of the foregoing, Assignee hereby agrees, for itself and its successors and assigns, for the benefit of Landlord, to comply with and be bound by the provisions of Article 7 of that certain Disposition and Development Agreement dated November 18, 2003 between Orton Development, Inc., a California corporation and affiliate of Assignor, and Landlord, as amended by that certain First Amendment to Disposition and Development Agreement dated February 24, 2004 (as amended, the "Development Agreement"), to facilitate the redevelopment of that certain real property consisting of approximately 26 acres located within the City of Richmond, Contra Costa County, California, which is legally described on Exhibit 1 of the Development Agreement, which Development Agreement is not recorded but is disclosed by and incorporated into that certain Grant Deed executed by and between Landlord and Original Tenant recorded on December 17, 2004 as Instrument No. 2004-484770 in the Official Records (“Grant Deed”).

The Grant Deed provides: “Grantee herein covenants by and for itself, executors, administrator, and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of a person or of a group of persons on account of race, color, religion, creed, sex, sexual orientation, marital status, ancestry or national original in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the property herein conveyed nor shall Assignee or any person claiming under or through Assignee establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in the property herein conveyed. The foregoing covenants shall run with the land.”
NO MERGER: Assignee owns the fee interest in the Property and intends that recordation of this Assignment will NOT MERGE the Leasehold Interests into the fee interest.

ASSIGNOR: ASSIGNEE:

ORTON ENTERTAINMENT, LLC, a
California limited liability company

By: ORTON DEVELOPMENT, INC,
a California corporation
Managing Member

By: __________________________
J.R. Orton, III
Chief Executive Officer & Secretary

CITY OF RICHMOND, a charter city

By: ____________________________
Sasha Curl, City Manager

____________, 2026

ATTEST:

____________________________
Pamela Christian, City Clerk

APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

By: _____________________________
David Aleshire, City Attorney

Not to be executed until closing
Not to be executed until closing
546

01337.0046 2055716.9 1

EXHIBIT B-2

AUXILIARY LEASE ASSIGNMENT

LEASE ASSIGNMENT AGREEMENT AND LANDLORD CONSENT

THIS LEASE ASSIGNMENT AGREEMENT (“Assignment Agreement”) is dated as of ___________________, 202_ (“ Assignment Date ”), by and between Orton Entertainment, LLC, a California limited liability company (" Assignor"), CITY OF RICHMOND, a charter city ("Assignee") and MC MP Ford Point Realty, LLC, a Delaware limited liability company (“Landlord”).

RECITALS
A. On ______, 2026, Assignor and Assignee entered into that certain Donation Agreement for Gound Lease and Joint Escrow Instructions pursuant to which Assignor agreed to donate to Assignee certain ground lease interests with respect to 1414-1422 Harbor Way South in the City of Richmond (APN 560 -181-114 & 115) (“Donation Agreement”).

B. Pursuant to the Donation Agreement, Assignor has also agreed to assign to Assignee certain Lease dated June 14, 2022 with MC MP Ford Point Realty, LLC (governing Assignees tenancy of the property commonly referred to as the “Craneway Auxiliary Facilities” and referred to in the Donation Agreement as the Auxiliary Lease (“Lease”).

C. Assignee wishes to accept, and Assignor is willing to transfer, Assignor’s interest in the Lease pursuant to the Donation Agreement as of the close of escrow (“Escrow”) as defined in the Donation Agreement.

D. Assignor has requested and Landlord has agreed to release Assignor from continuing liability under the Lease as of the close of Escrow.

E. Accordingly, this Assignment Agreement shall only be effective upon the close of escrow specified in the Donation Agreement which date is set forth above as the Assignment Date (“Closing Date”).

NOW, THEREFORE, in consideration of the mutual promises of the parties, and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows:

1. Recitals. All of the foregoing recitals are true and correct and are incorporated herein by reference.

2. Assignment. Assignor hereby assigns, sells, conveys, and otherwise transfers to Assignee all of Assignor's interests, rights, and obligations under the Lease. This assignment shall be effective as of the Assignment Date. Assignee's execution hereof confirms that Ass ignor shall no longer be liable for the performance of 547

01337.0046 2055716.9 2

any obligations, terms, covenants, or conditions under the Lease arising after the Assignment Date and that Assignee hereby agrees to forever release Assignor from the performance of any such obligations, terms, covenants, and conditions under the Lease.

3. Assumption of Obligations and Rights . Assignee hereby accepts all of Assignor's interests, rights, and obligations under the Lease arising after the Assignment Date and assumes and agrees to perform all of Assignor's corresponding obligations, terms, covenants, and conditions under the Lease accruing from, and after the Closing Date.

4. Representations, Warranties and Covenants. All Assignor’s and Assignee’s representations, warranties and covenants set forth in the Donation Agreement shall survive the Closing and are incorporated into this Assignment Agreement.

5. Landlord Consent. Landlord hereby consents to the Assignment of the Lease pursuant to this Assignment Agreement and as of the Closing Date, agrees that Assignor is released of any and all liability of or under the Lease. Landlord represents and warrants to Assignee that as of the Assignment Date, Assignee is not in breach of the Lease. Landlord is not responsible for any representations, warranties or covenants of Assignee under the Donation Agreement.

6. Due Execution. The person(s) executing this Assignment Agreement on behalf of an entity warrants that: (i) entity is duly organized and existing; (ii) they are duly authorized to execute and deliver this Assignment Agreement on behalf of that entity; (iii) by so executing this Assignment Agreement, the entity is formally bound to the applicable provisions of this Assignment Agreement; and (iv) the entering into of this Assignment Agreement does not violate any provision of any other agreement to which the entity is bound.

7. Effect on Assigned Lease . Except for the assignment of Assignor’s interests to Assignee in accordance with the provisions of this Assignment Agreement, the parties further agree that nothing in this Assignment Agreement shall be deemed as modifying or otherwise affecting any of the provisions of the Lease. [SIGNATURES ON FOLLOWING PAGE]

548

01337.0046 2055716.9 3

IN WITNESS WHEREOF, the parties have executed this Assignment Agreement as of the Assignment Date.

ASSIGNOR: ASSIGNEE:

ORTON ENTERTAINMENT, LLC, a
California limited liability company

By: ORTON DEVELOPMENT, INC,
a California corporation
Managing Member

By: __________________________
J.R. Orton, III
Chief Executive Officer & Secretary

LANDLORD:

MC MP Ford Point Realty, LLC, a
Delaware limited liability company

By: ________________________
Jeffrey Kaplan, Managing Member

CITY OF RICHMOND, a charter city

By: ____________________________
Sasha Curl, City Manager

____________, 2026

ATTEST:

____________________________
Pamela Christian, City Clerk

APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

By: _____________________________
David Aleshire, City Attorney

Not to be executed until closing
Not to be executed until closing
Not to be executed until closing
549

01337.0046 2055716.9 1

EXHIBIT C

BILL OF SALE
This Bill of Sale is provided by ORTON ENTERTAINMENT, LLC, a California limited liability company (“Donor”) in favor of the CITY OF RICHMOND, a California municipal corporation (“City”), with respect to the transfer of any and all right, title and interest in and to the personal property as defined in that certain DONATION AGREEMENT FOR LEASEHOLD INTERESTS AND JOINT ESCROW INSTRUCTIONS dated _____, 2026 for the donation of those certain ground Leasehold Interests owned by Donor in that certain real property (APN 560 -181-114 & 115) located at 1414- 1422 Harbor Way South in the City of Richmond, County of Contra Costa, State of California (“Donation Agreement”). The personal property is itemized on Attachment 1 hereto (“Personal Property”).

NOW, THEREFORE, this Bill of Sale is issued by Donor in favor of City as of the date specified below in accordance with the following:

1. Donor represents and warranties that it owns the Personal Property free and clear and has the right to transfer same to City without the consent of any third party.

2. Donor quitclaims to City any and all of Donor’s right, title and interest in and to the Personal Property.

3. This Bill of Sale shall be governed by and construed in accordance with the laws of the State of California.

4. Except as specified in the Donation Agreement, Donor makes no warranties or representations as to the Personal Property.

IN WITNESS WHEREOF, Donor has executed this Bill of Sale as of _________, 2026.

DONOR:

ORTON ENTERTAINMENT, LLC, a California
limited liability company

By: ORTON DEVELOPMENT, INC,
a California corporation
Managing Member

By: __________________________
J.R. Orton, III
Chief Executive Officer & Secretary

Not to be executed until closing
550

01337.0046 2055716.9 1

ATTACHMENT 1

PERSONAL PROPERTY

(To be completed with the PP List pursuant to Section 7.2 prior to closing) 551

01337.0046 2055716.9 1

EXHIBIT A

LEGAL DESCRIPTION OF THE REAL PROPERTY

That certain real property in the City of Richmond, County of Contra Costa, State of California legally described as follows:

That certain real property in the City of Richmond, County of Contra Costa, State of California legally described as follows:

PARCEL ONE (F2):

A portion of State Tide Land Lots 2 and 3, in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 01° 08' 16" West, a distance of 27.88 feet; thence North 88° 52 West, a distance of 93.39 feet; thence North 01° 08' 16" East, a distance of 18.00 feet to the point of beginning; thence South 01° 08' 16" West, a distance of 143.00 feet; thence North 88° 52' 00" West, a distance of 500.00 feet; thence North 01° 08' 16" East, a distance of 143.00 feet; thence South 88° 52' 00" East, a distance of 500.00 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

APN: 560-181-114 PARCEL TWO (F3):

A portion of State Tide Land Lot 3, in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G, as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 01° 08' 16" West, a distance of 27.88 feet; thence North 88° 52' 00" West, a distance of 93.39 feet; thence South 01° 08' 16" West, a distance of 125.00 feet; thence North 88° 52' 00" West, a distance of 81.67 feet to the point of beginning; thence South 01° 08' 16" West, a distance of 4.00 feet; thence North 88° 52' 00" West, a distance of 465.24 feet to a point on the Eastern line of Parcel "A" as shown on Parcel Map MS 755 -84, recorded August 21, 1984 in Book 111 of Parcel Maps,

distance of 129.59 feet; thence South 88° 52' 00" East, a distance of 59.26 feet; thence South 01° 08' 16" West, a distance of 125.00 feet; thence South 88° 52' 00" East, a distance of 418.33 feet to the point of beginning,

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights 552

01337.0046 2055716.9 2

to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983

PARCEL THREE (F4):

A portion of State Tide Land Lot 2 in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows:

Commencing at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 88° 51' 44" East, a distance of 485.01 feet; thence South 01° 08' 16" West, a distance of 27.84 feet to the point of beginning; thence continuing Southerly along said line South 01° 08' 16" West, a distance of 129.00 feet; thence North 88° 52' 00" West, a distance of 660.07 feet; thence North 01° 08' 16" East, a distance of 4.00 feet; thence South 88° 52' 00" East, a distance of 81.67 feet; thence North 01° 08' 16" East, a distance of 125.00 feet; thence South 88° 52' 00" East, a distance of 578.40 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

A Portion of APN: 560-181-115 PARCEL FOUR (F5):

A portion of State Tide Land Lot 2 in Section 25, Township 1 North, Range 5 West, Mount Diablo Base and Meridian, described as follows: Beginning at the Southwestern corner of Parcel G as shown on Parcel Map MS 753-98, recorded December 9, 1998, in Book 176 of Parcel Maps, Page 11, Contra Costa County Records; thence South 88° 51' 44" East, a distance of 485.01 feet; thence South 01° 08' 16" West, a distance of 27.84 feet; thence North 88° 52' 00" West, a distance of 485.01 feet; thence North 01° 08' 16" East, a distance of 27.88 feet to the point of beginning.

EXCEPTING THEREFROM: All oil, gas, minerals and geothermal energy existing 500 feet below the surface of the lands conveyed by this deed to the Richmond Redevelopment Agency, however, this reservation of rights to said oil, gas, mineral and geothermal energy shall not include any rights to utilize the surface of the lands conveyed herein for access; the reserved right to exploit said oil, gas, mineral and geothermal energy is limited to slant drilling or similar methods from adjacent or nearby properties with said drilling to be at least 200 feet below the surface of said conveyed lands, and in any event such slant drilling shall be done in a manner and at such depth as to not endanger the safety of any improvements erected hereafter upon the lands conveyed herein, as excepted in the Deed from the Regents of the University of California, a public California corporation, recorded March 29, 1979, in Book 9283, OR, Page 983.

A Portion of APN: 560-181-115
553

01337.0046 2055716.9

STATE OF CALIFORNIA )
) ss.

COUNTY OF ____________ )

On _________________, 2026 before me, ___________________________, a notary public, personally appeared _______________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrumen t and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

_________________________________________
Notary Public

SEAL:

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy or validity of that document.
554

01337.0046 2119769.4

ATTACHMENT 3

GEOLOGICAL PHASE I SUMMARY PAGE

555

01337.0046 2119769.4
556

01337.0046 2119769.4

557

01337.0046 2119769.4
ATTACHMENT 4

GEOLOGICA LIMITED UNDERGROUND WATER SUMMARY

558

Building Enclosure Condition Assessment Report
Draft #3
Craneway Pavilion

City of Richmond
450 Civic Center Plaza
Richmond, CA, 94804
Date: April 14, 2026

559
February 19, 2025

RDH BUILDING SCIENCE INC. | CRANEWA Y PA VILION | FEBRUARY 19, 2026 2 |

Table of Contents

1. Introduction
................................
................................
................................
................................
................................
.
3 1.1. Building History
................................
................................
................................
................................
....................
3 1.2. Building Description and Project Background
................................
................................
................................
....
3 1.3. Documents Received
................................
................................
................................
................................
...........
3 2. Building Enclosure & Roof
................................
................................
................................
................................
.........
5 2.1. Exterior Façade
................................
................................
................................
................................
....................
5 2.1.1. Brick Masonry
................................
................................
................................
................................
.............
5 2.1.2. Thin
-
Brick over Fiberglass Reinforced Panel (FRP)
................................
................................
..................
6 2.1.3. Stone Elements
................................
................................
................................
................................
...........
8 2.1.4. Gunite Walls
................................
................................
................................
................................
................
8 2.1.5. Windows and Doors
................................
................................
................................
................................
...
9 2.1.6. Miscellaneous Steel Elements
................................
................................
................................
...................
11 2.2. Roofs and Drainage
................................
................................
................................
................................
...........
12 2.2.1. Steep Sloped Roof
................................
................................
................................
................................
.....
12 2.2.2. Low Sloped roof
................................
................................
................................
................................
.......
13 2.2.3. Skylights
................................
................................
................................
................................
..................
14 2.2.4. Roof Expansion joint
................................
................................
................................
................................
.
15 3. Waterfront Edge
................................
................................
................................
................................
.......................
16 3.1. Concrete Piers
................................
................................
................................
................................
...................
16 3.2. Concrete Deck, Beams, and Pile Caps
................................
................................
................................
.............
19 4. Summary
................................
................................
................................
................................
................................
..
20 5. Figures
................................
................................
................................
................................
................................
.......
21 Appendix A
–
RDH Cost Estimates
Appendix B
–
Marx Okubo MEP
Report
Appendix C
–
SLR Environmental
Report
Appendix D
–
Tipping Structural
Report
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February 19, 2025

RDH BUILDING SCIENCE INC. | CRANEWA Y PA VILION | FEBRUARY 19, 2026 3 |

1. Introduction
RDH Building Science Inc. (RDH) was
retained by
City of Richmond
to perform a building enclosure condition assessment of the
Craneway Pavilion
located at
1414 Harbour Way
in
Richmond
,
CA
. This report
documents our observations and findings
pertaining to the current condition of the building enclosure ,
mechanical, electrical, and plumbing (MEP) systems, structural systems, accessibility, and environmental
conditions
. The purpose of this assessment was to evaluate the current condition of the building and sys
tems
, to identify conditions requiring repair or
deferred
maintenance
,
and to
provide
repair
and
rehabilitation options
where warranted.

1.1. Building History
Constructed in the early 1930s as part of the Ford Motor Company Assembly Plant, the Craneway Pavilion is a prominent historic industrial structure situated along the Richmond waterfront. The building is defined by its large -
scale steel structure,
expansiv
e interior volume, and extensive areas of glazing characteristic of early 20th -
century industrial architecture. Since its
adaptive reuse as a public assembly and event venue, the Pavilion has continued to serve a high -
occupancy, high
-
intensity
program, pla
cing significant demands on both original and upgraded building systems .

1.2. Building Description and Project Background
The
Craneway Pavilion
building enclosure consists of a combination of glazed curtain wall systems, metal -
framed windows,
and opaque wall assemblies, providing extensive daylighting and visual connection to the surrounding waterfront and landscape. The roof system comprises
steep and
low
-
slope roofing supported by steel framing, with integrated skylights and clerestory glazing in select areas. Exterior materials and assemblies reflect a mix of original construction and subsequent modifications associated
wit
h previous seismic events and adaptive reuse.

We also understand that a previous building retrofit
was completed between
2005
-
2008, which included some localized façade and roof rehabilitation, as well as a seismic retrofit.

Given the age of the facility, this assessment identifies observed repair and upgrade needs and provides order -
of
-
magnitude
cost estimates to assist with planning and budgeting. Recommended actions are organized by priority and anticipated timeframe, inclu
ding immediate needs, near
-
term items (0
–
1 years), short
-
term items (1
–
2 years), mid
-
term items (2
–
5 years),
and long
-
term considerations (5
–
10 years). The intent of this report is to provide a practical, decision -
oriented framework to
help stakeholders pr
ioritize investments, manage risk, and support the continued safe, functional, and sustainable operation of the Craneway Pavilion
, given the City of Richmond is
taking ownership of the building again after a prior leaser’s rental term is complete
.

We also have identified areas where further investigation or study is recommended to plan for future repairs.

1.3. Documents Received
RDH
received
the following documents
from
the City of Richmond:

TABLE
1 .
1 DOCUMENTS
Document
Date
Author
(as applicable)
Original Architectural Drawings,
S
heets 108
and 10
-
12 October 20, 1930
Albert Kahn Inc. Architects
Original Structural Drawings, Sheets 1
-
S to 15
-
S
August 29, 1930
Albert Kahn Inc. Architects
Historic American Engineering Record Report for The
Richmond Tank Depot prepared for the National Park
Service Rosie the Riveter
World War II Homefront
National History Park
September 2, 2003
Fredric L. Quivik
561
February 19, 2025

RDH BUILDING SCIENCE INC. | CRANEWA Y PA VILION | FEBRUARY 19, 2026 4 |

TABLE
1 .
1 DOCUMENTS
Orton Development
Inc.

Core & Shell Renovation
Structural Drawings
November 15, 2007
Crosby Group
Orton Development
Inc.

Core & Shell Renovation
Architectural Drawings
March 15, 2007
Marcy Wong & Donn Logan
Architects
Orton Development Inc. Renovation drawing sheets
A1, A1.3, A1.7, A2
-
4, and unnamed elevation sheet.

No dates indicated on plans
Marcy Wong & Donn Logan
Architects
Richmond Assembly Plant Drawings
2002
VBN Architects
Permit B22
-
01718
June 10, 2022
Permit 08
-
03719
October 31, 208
Permit 12
-
00890
March 7, 2012
Permit 13
-
02080
May 13, 2013
Permit 13
-
02144
May 15, 2013
Permit 11
-
04074
September 23, 2011
Permit 13
-
02694
June 19, 2013
Permit 09
-
05049
November 5, 2009
Permit 22016873
March 30, 2007
Permit B1802958
October 19, 2018
Permit B22091648
2022
Permit B22
-
02088
July 25, 2022
Permit B
22 -
02284
2022
Permit B24
-
00161
October 22, 2024
Permit B24
-
00543
June
3, 2024
Permit B22
-
00977
April 18, 2023
562
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RDH BUILDING SCIENCE INC. | CRANEWA Y PA VILION | FEBRUARY 19, 2026 5 |

2. Building Enclosure & Roof
RDH performed site visit on
January
8,
202
6 , to
review
the condition of the
Craneway Pavillion b
uilding from the ground,
the
roof
, from the interior
.

The restaurant and warehouse/office space north of the Pavillion building were not included in our review.

We provide a summary of the building enclosure systems, condition of the system, and recommendations for repair in
the sections below.

2.1. Exterior Façade

2.1.1. Brick Masonry
Description
The exterior wall system consists of multi
-
wythe brick masonry walls infilled between
the
steel
-
framed primary structur
e
(
Figure
1 )
. The brick masonry is original to the building’s
original
construction in 1931
and exists
along the west elevation, along
the south elevation below the roof line, along the east elevation below the window line ,
and at the southeast corner of the
building.

The masonry assembly is configured as a mass wall system and does not incorporate a dedicated cavity drainage plane or concealed water
-
resistive barrier.

Wate
r resistance is provided primarily through the thickness of the masonry units, mortar joints, and exterior surface detailing. The steel primary structure provides vertical and lateral support for the masonry inf ill,
with steel lintels spanning above window
and door openings.

The masonry interfaces with glazing and door infill systems at perimeter joint
s, and material transitions occur at roof and parapet conditions.

The wall assembly does not include
thermal insulation
, although t
here are l
imited areas of interior
-
applied acoustic insulation
at select locations.

The brick masonry has
undergone
previous repair and rehabilitation following damage associated with the 1989 Loma Prieta earthquake
. The damage to the brick primarily
occurred
above the
roof
line on the south elevation
.

At the south elevation
the
parapet
has been reconstructed
using
a
thin brick
-
faced glass fiber reinforced concrete (
FRP
) panel.

We also understand that
a
comprehensive
building
rehabilitation was performed in 2008, and evidence of miscellaneous localized brick masonry
repair
/replacement
and lintel repair
is present across multiple elevations.

Condition
The brick masonry is generally in fair condition, with
areas of
localized distress.

We made the following observations related to
the condition of the brick masonry:
→
M
issing brick units were identified at
isolated
locations across the
west, south, and east
elevations
(
Figure
2 )
.
→
Mortar joints are
pointed to be
recessed
from
the face of the brick
.

Mortar is in generally good condition where reviewed,
with some localized areas where it is
excessively
recessed
(
Figure
3 )
.
→
I
ndividual brick units and mortar joints
are cracked
at
several
locations
, including near some penetrating steel elements
(
Figure
4 )
and along a vertical column
approximately 8
-
10 feet in length above grade on the west elevation
.

The vertical
cracking and out
-
of
-
plane displacement at this location appears to be likely a result of
oxide jacking due to corrosion of
steel behind the brick (
Figure
5 ).

We also observed vertical cracking
at the
corner
interface between the masonry wall and
the panelized
FRP
parapet system at the south elevation, suggesting movement -
related stress at this transition
(
Figure
6 &
Figure
7 )
.

See further discussion
related to this condition
in Section 2.1.2.
→
Sealant
is failing
at the vertical joint between the brick masonry and the adjacent building extension
along the west
elevation, including loss of adhesion and open joints
(
Figure
8 )
.
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February 19, 2025

RDH BUILDING SCIENCE INC. | CRANEWA Y PA VILION | FEBRUARY 19, 2026 6 |

→
Steel lintels above window openings exhibit varying degrees of corrosion and section loss, particularly along the south elevation.

It is
also
evident that corrosion has been painted over
in the past
(
Figure
9 )
. Corrosion of lintels generally
extends to the interior side of the window openings
(
Figure
10 )
.
→
Sagging
/deflection
of lintels
is occurring
above the large, narrow window bays at the west
and east
elevation
s
(
Figure
11 )
.

There are localized cracks in the bricks above the window heads , and evidence that brick replacement may have occurred as part of the previous 2008 repair project.
→
Interior observations identified localized detachment and displacement of acoustic insulation, with sections of insulation observed to be falling away from the interior wall surfaces.

We did not observe
obvious
signs of
interior staining, active
leakage, or moisture
-
related finish deterioration
related to the brick masonry walls
at the time of
our
site visit
.
→
At the west elevation, t
he brick wall extends above the roof surface and is capped with a metal parapet cap. There are lateral braces that tie the parapet back to the roof
structure and
are detailed with roofing membrane where they penetrate through the metal roof
, and a metal flashing at the base of the brick parapet wall interface with the metal roof (
Figure
12 )
.

There were no obvious deficiencies related to the brick assembly at these locations.

Recommendations

RECOMMENDATION
BE-1
→
(2
-
5 Year Repair Horizon) We recommend
further
detailed
review and
analysis
of all steel lintels supporting
brick above window heads
is performed by a
structural engineer
to identify and
recommend specific repair
requirements
by location
, which
may
include
the following depending on location
and severity
:

A.

Stiffen sagging/deflecting lintels
with retrofit of additional steel reinforcing
B.

Remov
e
surface corrosion from all exposed lintels,
if applicable,
splicing additional metal section at
areas where sectional loss exists, and priming with a zinc -
rich epoxy primer before painting to match
existing.

BE-2
→
(
2 -
5 Year Repair Horizon
)
A.

We recommend
removing and replacing a
ll
cracked, chipped, spalled, or missing bricks
and mortar
in
kind to match existing.

A
ll replacement mortar and bricks shall be selected to match the strength,
thermal and moisture management characteristics of the existing brick and mortar assembly.

Localized
repointing in areas may also be required.

B.

At the
long vertical crack on the west elevation in line with a column where there is out -
of
-
plane
displacement, we recommend locally
removing and retaining several wythes wide of brick to assess the concealed condition of the steel structure. Any corrosion and oxide jacking should be removed and steel repaired prior to re
-
b
uilding the area with the original bricks.

BE-3
→
(
0 -
1 Year Repair Horizon
) We recommend removing and replacing any failing vertical sealant joints at
expansion joints where deteriorated, and to plan for replacement every 10 years
if a polyurethane product,
20 years if a silicone product
.

2.1.2. Thin-Brick over Fiberglass Reinforced Panel (FRP) Description
The south elevation parapets consist of thin
-
brick cladding installed over
a pre
-
fabricated
fiberglass
reinforced panel (
FRP
)
to
a steel frame system
. The system
appears to have been
installed as part of a rehabilitation effort following the collapse of the original brick masonry parapet during the 1989 Loma Prieta earthquake. The FRP
parapet panels are located above the roof
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line along the south elevation and function as a non
-
load bearing
, exterior architectural feature
(
Figure
13 )
.

We understand that
the panelized assembly was installed as part of the 2008 retrofit project.

The assembly consists of
FRP
panels supported by a hollow structural section (HSS) steel framing system, with metal connections anchored to the building’s primary steel structure (
Figure
14 &
Figure
15 )
. Thin brick units are adhered to the
exterior face of the
FRP
panels to provide the appearance of a traditional masonry parapet.

The system is configured as a
barrier
assembly
with
reveals at panel joints
that overlap. The panel system
and does not form
part of the building’s primary air or water barrier
where extending above the roof deck
(
Figure
16 )
. The panels are exterior
of
the roof membrane, which ties into the top of the brick masonry mass
wall
and steel
below
the parapet
.

There is a
continuous
gap
between the bottom of the
FRP
panels and the top of the brick masonry
,
and windows on the south elevation
,
to allow for
drainage and separation between the two systems
(
Figure
17 ).

Key transitions occur at the southeast and southwest corners where the panelized
parapets interface with adjacent brick
masonry
mass wall parapets
, as well as at roof
-
level penetrations and terminations. The performance of the system relies on sealant joints and detailing at these interfaces to manage water exposure and accommodate differential movement between the
FRP
panels and the adjacent masonry construction.

Condition
The thin
-
brick over
FRP
panelized frame
system
at the parapet
is generally in fair condition
with some localized repairs
required:
→
Cracking was observed at the joints between the
FRP
parapet panels and the adjacent brick masonry parapets at both the southwest and southeast corners of the south elevation
(
Figure
6 &
Figure
7 )
. These cracks are
likely the result of
insufficient
separation
and
differential
movement
between the two wall systems
at the corner transitions.
→
Localized
failure of
adhered thin brick units
is occurring
at
several
locations along the south elevation, with
multiple
brick
units missing from the face of the
FRP
panels
(
Figure
18 ).

There is evidence of the
remaining
adhesive/mortar used to
adhere the
brick units on the exterior face of the
panel
where
thin brick units are missing
(
Figure
19 )
.
→
We observed minor limited
areas
surface
corrosion on the
panel
s’ galvanized
steel
frame
(
Figure
20 )
.
→
The gap
between the bottom of the panels and the
brick mass wall and window systems on the south elevation appears to
provide a drainage and separation space between the parapet panels and the brick masonry below.

We could not fully
verify the
continuity and watertightness of the roof membrane tie
-
in
at this interface due to limited access and visibility
however, we did not see signs of water intrusion on the interior of the building at this location .

Recommendations

RECOMMENDATION
BE-4
→
(2
-
5 Year Repair Horizon)
A.

To reduce the risk of further cracking or thin brick delamination on the
FRP
panels
,
we
recommend a
structural engineer
conduct an in
-
depth
review
and analysis
of
the interface
s
between the mass
masonry walls and
the thin
-
brick clad
FRP
panels
at the southwest and southeast corners
of the
building at the parapet height and comment
on
a suitable provision for movement between the two
systems. This could include an
wider
expansion joint gap
filled with sealant joint over backer rod or
silicone sheet at the interface between the two systems to permit
the expected
movement
.

B.

Reinstall
replacement adhered veneer bricks
to match existing
at locations where missing
,
utilizing a
suitable
adhesive/mortar and/or appropriate mechanical anchorage .
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2.1.3. Stone Elements
Description
Natural
stone elements are incorporated into the exterior masonry wall system at window openings and at the base of wall on
select elevations
(
Figure
21 )
.

Stone
sills are installed at all punched brick window openings and extend from the exterior face of the wall to the interior
side of the
window assemblies. These elements are
likely
original to the building’s
construction in
1931.

A band of granite stone units
are installed at the base of the masonry walls along the west elevation and at the west and east corners of the south elevation. The granite
sits
on a slab
-
on
-
grade ledge and forms the base transition between the vertical masonry wall system and adjacent grade
-
level paving.

The
stone
and granite elements function as part of a mass wall assembly and do not appear to
incorporate a dedicated
drainage plane, concealed flashing, or continuous water -
resistive barrier. Weather resistance is provided through the density of the stone materials, mortar joints, and surface detailing. The stone elements interface with adjacent brick masonry, window
assemblies, and grade
-
level paving, and rely on these transitions to manage water exposure and accommodate minor differential movement within the wall
system.

Condition
The stone and granite elements are generally in
fair to good
condition
for their age.

We observed m
inor areas of c
racking
,
localized chipping
, and spalling
at several stone sills and granite units,
which could be due to
long
-
term exposure and
weathering or impact
.

At some locations, it is evident that a sealant or epoxy product has been previously
used to fill cracks
(
Figure
22 ).
→
At some
granite
spall locations
corrosion staining is evident, suggesting the presence of mechanical anchorage/reinforcement attaching the stone units to the primary structure (
Figure
23 )
.

Continued corrosion of the steel
anchorage
may cause spalling and failure of the anchorage.
→
Mortar joints between adjacent stone units exhibit deterioration and localized deterioration and
cracking
, particularly at
horizontal
skyward facing
joints
,
at interfaces with adjacent brick masonry
,
and where extending below window frames
(
Figure
24 )
.

These conditions may increase the potential for moisture entry at localized areas under wind -
driven rain
events.

Recommendations

RECOMMENDATION
BE-5
→
(
2 -
4 Year Repair Horizon
)
A.

We recommend
injecting cracks through the stone elements with a suitable cementitious grout injection
to prevent further water ingress and associated future deterioration of the stone elements.

B.

At
spalled areas,
remove any loose material and patch with a compatible repair material , ensuring patch
material is matched to the
finish of the
granite and stone
sill
elements appropriately
.

2.1.4. Gunite Walls
Description
The east elevation incorporates painted gunite wall
cladding
above
the steel window frames (
Figure
25 )
.

Per the original
1931
architectural drawings provided, t
he gunite elements consist of approximately 2
-
inch
-
thick panels
over 4” deep steel framing
supported by the building’s primary steel structural system , on both sides of the parapet on the east elevation
.

The panels form a continuous exterior wall surface and are configured as a face -
sealed, “perfect barrier” assembly intended
to resist bulk water penetration at the exterior surface .

The
refore, the
wall assembly does not incorporate a dedicated cavity
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drainage plane or concealed water
-
resistive barrier. Weather resistance and air control are provided by the continuity of the gunite surface and the applied exterior coating.

We understand that a
coustic insulation panels were added at interior locations as part of a
previous
rehabilitation effort, concealing the interior face of the gunite walls.

Key interface conditions occur at window perimeters, roof -
to
-
wall transitions, and at the junctions between the gunite panels and adjacent brick masonry construction. These transitions rely on exterior
surface
-
applied sealants and coatings to maintain
continuity of the water and air barrier functions across dissimilar materials and structural elements.

Condition
The gunite wall system is generally in fair condition, with localized cracking observed at several
locations along the east
elevation
(
Figure
26 )
. The cracks appear consistent with long
-
term material aging, environmental exposure, and differential movement between the gunite panels and the supporting steel structure or adjacent wall systems.

We also observed locations
on the
roof side of the parapet where the sealant joint between the gunite wall and adjacent brick wall is deteriorated ( Figure
27 ).

There
were
no
interior
indications
of water intrusion, moisture
-
related damage, or finish deterioration at the time of the assessment.

However
, we
note t
he presence of interior acoustic insulation panels limits visibility of the interior face of the gunite walls, and concealed conditions could not be
verified.

Cracking at the exterior surface
increase
s the
risk
for localized
water entry under sustained or wind
-
driven rain conditions.

Recommendations

RECOMMENDATION
BE-6
→
(2
-
5 Year Repair Horizon) We recommend routing and sealing the cracks in the gunite wall with a compatible
exterior paintable
sealant or epoxy
.

Additionally, replace failing sealant joints between the gunite wall and adjacent mass masonry walls at interfaces
.

2.1.5. Windows and Doors
Description
Window and door assemblies are installed across the
south, east, and west
elevations and are original to the building’s
construction in 1931, with localized modifications. The primary window system consists of steel -
frame
s
,
with small
single
-
pane
tempered safety glass
in some locations
separated by a grid of muntins
; which likely indicates localized glass
replacement in the past
(
Figure
28 &
Figure
29 )
.

These original window systems are non
-
thermally
-
broken and use monolithic
glass,
meaning they will experience significant heat loss/gain under various exterior conditions, and certainly are
at risk of
experiencing condensation when humid air contacts the cold frame/glass surfaces under certain conditions.

We also
understand that a comprehensive building rehabilitation was performed in 2008, and evidence of steel frame repair, rehabilitation, and painting is present across multiple elevations as well as localized glass replacement.

At select Level 1 locations along the south elevation,
thicker
vision glass
has
been installed as
butt
-
glazed
infill replacements
at the
ground level
windowpanes
, likely as part of the 2008 rehabilitation project.
(
Figure
30 )
.

There are also locations where
original steel overhead doors exist and have been permanently fixed and painted in place. There are original wooden door frames/fixtures at some locations as well.

The window and door frames are attached directly to the building’s primary metal structural system and are set within punched openings in the surrounding masonry wall assemblies. The systems are configured as face -
sealed, “perfect barrier”
assemblies, rely
ing on the integrity of the framing members, glazing, and perimeter sealant and mortar joints to resist bulk water and air infiltration. The assemblies do not incorporate a dedicated internal drainage path or pressure -
equalized cavity.
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Key interface conditions occur at the perimeter of the window and door frames where they transition to adjacent brick masonry, cast stone sills, and grade
-
level conditions at Level 1. At
-
grade window openings interface with curbs
raising the
systems above the adjacent
paving
, particularly on the south elevation where newer vision glazing has been installed .

Condition
The window and door assemblies are generally in
poor to
fair
condition
for their age
.

Cracked
or shattered
glazing was
observed at isolated window pane
locations (
Figure
31 )
.
→
At Level 1
south elevation
, window sill
metal
flashing
s
are
back
-
sloped
above the
concrete curbs
, which likely
contribute to
water pooling at interior floor surfaces
around these interfaces
(
Figure
32 &
Figure
33 )
.

Steel door frame components and
sealant at the
low
-
point of the slope are showing signs of corrosion and cracking.

There are also exposed cold joints
between
the new curb and the adjacent paving,
as well as hairlin
e
cracking through the curb,
which could also be
contributing to the water intrusion observed
(
Figure
34 )
.

We noted significant water and signs of ponding on the interior at these locations.
→
Gaskets at
many
butt
-
glazed windows
at Level 1
on the south elevation
are
displaced or deteriorated, reducing the
effectiveness of the
interior
glazing seals
(
Figure
35 )
.

We did not observe any obvious signs of water intrusion or staining related to the displacement of the interior gaskets.
→
Corrosion and surface rust are present on
existing steel
window frames at various locations
(
Figure
36 )
. P
erimeter mortar
joints and sealant at the interface between the steel frames and surrounding brick masonry exhibit cracking, loss of adhesion, and localized separation.

Pain
t failure is present at many locations on windows and doors on various elevations ,
including original wood bucks around openings
and wooden door frames
(
Figure
37 &
Figure
38 )
.

Wood window and door
frame condition is generally poor to fair and is
experiencing
localized
frame
deterioration due to infrequent repainting and
maintenance.
→
Interior glazing
putty failure at steel framed windows is widespread
(
Figure
39 )
, and localized damage
and sectional loss of
one
interior muntin element was observed at one location
(
Figure
40 )
.
→
Air gaps are visible
at select door locations, indicating compromised air
and water
barrier performance
(
Figure
41 )
.

Recommendations

RECOMMENDATION
BE-7
→
(
1 -
2 Year Repair Horizon)
W
e recommend removing and replacing broken glazing to match the characteristics of the existing, such as, but not limited to glazing thickness and vision characteristics. Any glazing putty, glazing points, and glazing stops used to reset new windowpanes sha ll match existing. We
recommend hiring a window repair contractor with experience in historic window repair to complete this work.

BE-8
→
(
2 -
5 Year Repair Horizon) W
e recommend removing and replacing
all failing
glazing putty
and
glazing points.

We recommend hiring a window repair contractor with experience in historic window repair to complete this work.
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RECOMMENDATION
BE-9
→
(2
-
5 Year Repair Horizon) W
e recommend
abrasively
removing
all surface corrosion from the steel window
frames
and muntins
, priming with a zinc rich primer, and painting to match existing. If any significant sectional loss exists
or there are gaps/joints between frame segments
, steel frame repair may be required.

We recommend hiring a window repair contractor with ex
perience in historic window repair to complete this
work.

Additionally f
or any windows where
head flashings are failing,
we recommend removing and replacing
the existing head flashing
to match existing in kind, or repairing as required.

Re
-
paint all window
and door
frames
.

Additionally, localized frame repair and repainting of wood window/door frames will also be required.

BE-10
→
(
1 -
2 Year Repair Horizon)
At existing doors on the south elevation
,
which have been permanently sealed
closed,
we recommend correcting the back
-
sloped sill flashings on top of the concrete curbs to properly slope to drain to the exterior. Additionally, we recommend providing a traffic coating or waterproofing membrane and flashing over the concrete curb that is ker fed into the surrounding pavement to prevent water
from travelling beneath the curb to the exterior.

At any doors where gaps are visible at opera
ble joints, install
additional gasketing and/or sweeps to reduce water intrusion and air leakage.

BE-11
→
(
2 -
5 Year Repair Horizon) At the newer window frames on the south elevation at the ground floor, we
recommend reinstalling the
disengaged gaskets between glass and frame on the interior to reduce air leakage and water penetration risk.

2.1.6. Miscellaneous Steel Elements
Description
Miscellaneous exterior steel elements are present across multiple elevations and consist of architectural and functional components attached to the primary steel structure. These include a painted steel gantry crane rail located along the south elevation,
which serves as a historic and architectural feature, and a fixed access ladder installed along the west elevation.

The
crane rail
penetrate
s
through the exterior brick masonry wall assembly, with
concealed
connections anchored back to the
building’s primary structural frame
(
Figure
42 )
.

The access ladder
is
surface
-
mounted
to the exterior brick
(
Figure
43 )
.

They
both allow
for incidental water to pass behind the element and drain along the exterior wall surface.

Interface conditions occur at penetrations
and attachments
through the brick masonry where the steel elements connect to the underlying structure. These transitions rely on localized sealant
and paint
to limit moisture entry at attachment points.

Condition
→
The gantry crane rail along the south elevation exhibits limited surface
corrosion and
paint
coating deterioration consistent
with long
-
term
UV
exposure to a marine environment
(
Figure
44 )
.
→
The access ladder at the west elevation is severely corroded in areas
with sectional loss
and is no longer in serviceable
condition
(
Figure
45 )
.

It appears that access to the ladder from the roof has been limited and is
no longer intended for use.
→
The
corrosion of steel
elements
is due to
prolonged exposure to
UV and
environmental conditions
including salt
-
laden air
and exacerbated by lack of regular maintenance and
deterioration of protective
paint
coatings.
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Recommendations

RECOMMENDATION
BE-12
→
(2
-
5 Year Repair Horizon) W
e recommend
abrasively
removing
all surface corrosion from the miscellaneous
steel components, priming with a zinc rich primer, and painting to match existing. If any significant sectional loss exists, steel repair
/retrofit
may be required
including repair design with the assistance of a structural engineer
.

BE-13
→
(
0 -
1 Year Repair Horizon)
Confirm
that t
he existing ladder on the west elevation
is
abandoned and no longer
in use due to the significant corrosion and sectional loss present. If planned to be used in the future, significant steel repair and replacement will be required. If no longer in use, remove
the ladder to prevent
detachment from the building
.

2.2. Roofs and Drainage

2.2.1. Steep Sloped Roof
Description
The building incorporates two primary steep
-
sloped roof assemblies: an upper sawtooth roof and a main sloped roof . The
roofs
are separated by a sloped skylight on the north and south sides of the roof ridge . The upper sawtooth roof
appears
to be
original to the 1931 construction, consist
ing
of corrugated transite panels spanning over steel purlins and the primary steel structural frame
(
Figure
46 )
.

Note t
ransite
was widely used
in construction materials
from the 1920s to 1980s and typically
contains asbestos.

Multiple
layers of
surface
-
applied coatings
appear to
have been installed over the transite panels at
various times to provide weather protection and extend service life of the system
(
Figure
47 )
.

The
panels appear to have been
most recently
restored with a fiberglass/asphalt type emulsion and top coated with an acrylic or aluminum -
based roof coating
,
which is likely
at least 10
-
15 years old.

T
he main sloped roof appears to be a replacement
metal panel
system of undetermined age.

The main sloped roof consists of
corrugated metal roofing panels, also spanning over steel purlins and attached to the primary steel structure (
Figure
48 )
.

This
metal panel product also
is installed vertically above the roof surface as a sloped wall -
cladding that transitions to the skylight
assembly.

Construction documents associated with the 2008 rehabilitation identify the main roof structure as an existing corrugated metal deck
, meaning it was likely replaced prior to the 2008 rehabilitation .

Both roof assemblies are configured as face
-
sealed systems and do not incorporate a dedicated underlayment or concealed drainage plane. Weather resistance is provided primarily by the continuity of the exterior roofing panels, applied coatings, and
surface
-
applied sealants at laps, fasteners, and penetrations. Acoustic insulation panels are installed at the interior side of the roof assemblies.

Key transitions occur at roof
-
to
-
wall and roof
-
to
-
parapet conditions, skylight curbs, expansion joints, and multiple roof penetrations, including mechanical equipment and parapet bracing. The performance of the assemblies relies on the integrity of surface
-
applied flashing and sealant detailing at these
interfaces
and associated regular maintenance
.

Condition
The steep
-
sloped roof assemblies are generally in
fair
condition
for their ages
, with systemic deficiencies associated primarily
with interface detailing and aging surface treatments. The applied coatings at the upper sawtooth roof exhibit some signs of
deterioration, including areas of thinning, cracking, and loss of adhesion, reducing their effectiveness as a continuous weathering surface
(
Figure
49 )
.

We observed that localized coating repairs have been applied at various locations, suggesting that leaks may have occurred in the past
(
Figure
50 )
.

Transite panels appear
rigid
where reviewed
and do not show significant
signs of deterioration or moisture
damage
.
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→
No significant
deterioration
of the
main roof’s exposed
metal
roofing panels was observed; however, the system’s reliance on face
-
sealed detailing and the absence of a secondary drainage plane increases vulnerability to water intrusion when sealants and flashing degrade
over time
.

We observed
that some fastener penetrations
are corroded and/or
have been
cap
-
sealed with
sealant
or waterproofing pro
ducts
at select locations
, likely to prevent water ingress
(
Figure
51 )
.

At
interfaces with brick parapet assemblies on the
east
and
west
elevations, there is a sheet metal counter
-
flashing that laps
over the metal roof and is
terminated
into
a kerf cut in
the brick parapet wall
, also performing a barrier function
(
Figure
52 )
.
→
Most penetrations are detailed with a liquid
-
flashing product that extends several inches up the penetration (
Figure
53 )
.

However, at some
mechanical penetration
locations
on the interior side
,
we observed
water staining
and potential
signs of
water intrusion
below
, indicating
potentially
compromised watertightness at these interfaces
or associated mechanical
leaks
. In several areas
on the roof
,
the interior of the building was visible through
gaps
around the perimeter of
mechanical
equipment penetrations, indicating discontinuities in the air and water barrier functions. →
The acoustic roof insulation on the interior side of the roof is poorly secured and
detached in many locations across the
building
(
Figure
54 )
.

The observed deficiencies are systemic across the roof areas are expected based on
design limitations inherent to the face
-
sealed approach, aging of coatings and sealants, and limited robustness of penetration detailing under long -
term
environmental
and UV
exposure.

Recommendations

RECOMMENDATION
BE-14
→
With regular maintenance and if
there are limited reports of water intrusion through the steep -
sloped roof
assemblies, we expect these assemblies could continue to perform for 10+ years.

A.
(2
-
5 Year Repair Horizon)
At
the
upper sawtooth roof
, we recommend re
-
coating the
transite panels
with an additional fluid
-
applied roofing product to extend
the service life of the panels
in the next 2
-
5 years
. It may be possible to c
ontinu
e
to re
-
coat approximately every 10
-
15 years depending on the
condition of the panel and the coating
product used
, however
,
longer term we recommend
replacing
the transite panels with a corrugated metal panel assembly similar to the main sloped roof assembly.

B.
(2
-
5 Year Repair Horizon)
At the main sloped
metal
roof, we recommend
re
sealing all fastener
penetrations,
metal laps/joints, and counterflashing interfaces with adjacent assemblies.

C.
(
2 -
5 Year Repair Horizon) At all roofs, install additional liquid flashing at penetrations through roof such as pipes, parapet braces,
mechanical curb penetrations,
and
vents where failing or deteriorated
. If
water intrusion has been
observed, immediate repair is necessary.

D.

Re
-
attach poorly secured acoustic insulation
with suitable stick pins or
intermittent
adhesive
if still
required for building usage
and acoustic goals
.

2.2.2. Low Sloped roof
Description
Low
-
slope roof areas are located within the central portions of the upper sawtooth roof assembly and along the north and
south edges
of the main roof. The installation date and original construction details of these roof areas are not confirmed; however, the assembly may have been installed as part of the 2008 rehabilitation project , and appear to be at least 15 years
old
.

The roof system consists of a multi
-
ply bituminous membrane assembly
with granulated surfacing,
installed over an unknown
substrate
(
Figure
55 )
. The roof
areas are
sloped
to drain
east and west
to regularly spaced
internal roof drains, with surface
crickets and localized slope intended to direct water toward the drainage points.

The roof is sloped approximately ¼”
per foot
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with localized areas of poor slope.

There are no dedicated overflow drains, however the southern portion of the roof can
overflow behind the
FRP
.

At transitions to the adjacent steep
-
sloped roofing, the low
-
slope membrane extend
s
upward and terminate
s
beneath the
corrugated metal roof panels. At the south elevation, where the roof assembly interfaces with the thin -
brick over
FRP
parapet
system, the membrane transitions to a
black, likely
EPDM
,
membrane that laps down over the exterior masonry wall assembly below
(
Figure
56 )
.

At the base of this transition to the window head below, we observed there is a significantly corroded metal
angle with severe sectional loss, however this steel appears to have been abandoned after the parapet collapse in the Loma Prieta earthquake and no longer a part of the support system for the FRP
parapet frame (
Figure
57 ).

The performance of the low
-
slope roof assembly relies on membrane continuity, proper slope toward drains, and effective termination and lap detailing at penetrations, parapet interfaces, and transitions to adjacent roofing systems.

Condition
The low
-
slope roof assembly is generally in fair condition, with systemic drainage -
related concerns observed. Accumulation
of organic material and localized ponding were observed in several areas in between drains
, indicating limited slope and
reduced drainage
(
Figure
58 -
Figure
60 )
. In multiple locations
,
particularly along the southern edge of the building
, the roof
surface appears to slope slightly back toward the adjacent steep -
sloped roofing rather than consistently toward the internal drains.

No interior leakage associated with these roof areas was observed at the time of the assessment. However, the presence of standing water and organic debris suggests increased risk of accelerated membrane aging and localized deterioration.

Recommendations

RECOMMENDATION
BE-15
→
(5
-
10 Year Repair Horizon) We recommend removing
and replacing
the existing low
-
sloped
bituminous
membrane assembly
at minimum on the lower roofs on the north and south elevation , and correcting the
existing slope with new crickets to promote drainage to area drains.

We recommend providing a 2
-
ply
Styrene
-
Butadiene
-
Styrene
(
SBS
)
roof assembly in this area that can tuck under the adjacent corrugated metal roofing, and
lap down over the adjacent brick wall assembly.

Below the
FRP
assembly, we recommend
adding a band of reinforced PMMA liquid flashing that can tuck into the recess and onto the brick wall below the roof line,
at the window head.

2.2.3. Skylights
Description
Skylights are installed within the main roof sawtooth assembly and are supported by the building’s primary steel structural system.

The skylights do not appear to be original
and the
exact installation date is not confirmed; however, 2008 renovation drawings reference
existing
glass, suggesting that the skylight assembl
y was not replaced in 2008. We estimate the system
is
in excess
20 -
30 years old.

The skylights consist of
aluminum
-
framed window assemblies with single
-
pane
, exterior
-
glazed
glass lites
(
Figure
61 )
. The
framing system incorporates internal drainage pathways, including weep openings at the sill and drained vertical
mullion
assemblies, intended to collect and redirect incidental moisture and condensation to the exterior at horizontals
(
Figure
62 )
.

There is an
integral interior condensation gutter
at the sill of the frame
(
Figure
63 )
.

The skylight frames interface directly with the adjacent steep -
sloped roofing system, relying on surface
-
applied
metal
flashing, sealants, to maintain continuity of the
water
barrier functions across the transition
to the corrugated metal panel
below
(
Figure
64 )
.

We observed some localized corrosion at some
metal
flashing fasteners, likely
due to galvanic action
between the
two materials.
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Condition
The skylight assemblies are generally in fair condition. Minor pitting and aluminum oxide formation
was observed
on the
framing mullions
. No water staining or accumulation was observed within the interior condensation gutters during our review
,
and the weep openings appeared unobstructed at the locations reviewed.

No active interior leakage or moisture
-
related damage associated with the skylights was observed at the time of the assessment. Due to the presence of
wept
and drained components, some degree of air leakage is considered inherent to the system design.

Recommendations

RECOMMENDATION
BE-16
→
(5
-
10 Year Repair Horizon) We recommend contin
uing to monitor the skylight frame for signs of water
intrusion and/or frame sealant failure, and replace seals as required. Also plan to replace any significantly corroded fasteners and seal all penetrations
approximately every 5
-
10 years
.

2.2.4. Roof Expansion joint
Description
A roof expansion joint system is installed at both the main roof and upper sawtooth roof areas to accommodate differential movement between adjacent structur
es
and roof assemblies. The system is not original to the 1931 construction and is believed to have been installed as part of a rehabilitation effort, potentially in 2008.

The expansion joint assembly consists of an EPDM bellows system integrated with surface -
applied metal flashing components
(
Figure
65 )
. The joint is configured as a face
-
sealed
barrier
system intended to maintain continuity of the roof’s water and air barrier functions while allowing for thermal and structural movement , and
relies on the integrity of the EPDM bellows, metal
flashing, and sealant at terminations and lap conditions .

The expansion joint interfaces with adjacent steep
-
sloped roofing
panels and skylight assemblies.

Condition
The roof expansion joint system is generally in fair
condition.

We observed m
inor corrosion at metal flashing
and fastener
components, and localized sealant deterioratio
n
at select locations along the EPDM bellows
at joints and seams
.

We also
observed organic growth on the expansion joint material at some locations ( Figure
66 ).

There was no
evidence of active water intrusion, moisture migration, or interior leakage associated with the expansion joint at the time of the assessment. The system appears to be functioning as intended, although the observed sealant and coating deterioration indica
tes early stages of age
and UV
-
related degradation
and potential future water intrusion
.

While current risk
is considered low, continued deterioration may increase the potential for leakage at terminations if not addressed through routine maintenance.

Recommendations

RECOMMENDATION
BE-17
→
(5
-
10 Year Repair Horizon) We recommend
monitoring and re
-
sealing failed joints/seams approximately
every 5
-
10 years.

Regularly clean debris and organic material off
the
expansion joint to monitor for signs of
cracking or failure of the bellows membrane.

Additionally, remove and replace any
significantly corroded
fasteners and cap seal over fastener heads.
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3. Waterfront Edge
RDH performed site visit
s
on
January 12, 13, and 16
, 202
6 , to
review
the condition of the
Craneway Pavillion b
uilding
from boat
and by underwater inspection
to review the submerged concrete piers and underslab
conditions
.

3.1. Concrete Piers
Description
The structure is a reinforced concrete waterfront pier situated along the San Francisco Bay shoreline. It comprises a cast
-
in
-
place concrete deck supported by a system of concrete beams, pile caps, and vertical piles (
Figure
67 )
. Portions of
the pile system are located within the tidal zone, subjecting them to regular wet –
dry cycling, chloride exposure, and
intermittent wave impact. Tidal fluctuations in the area cause segments of the piles to remain partially or fully submerged during high tide and exposed during low tide
(
Figure
68 )
. Above the tide line, the exposed concrete surfaces are coated with a black, elastomeric fluid
-
applied membrane. The underside of the suspended slab shows evidence of an asphaltic self
-
adhered membrane previously applied to the concrete. Additional ancill ary components
are affixed along the deck edges
and beneath the deck throughout the site
,
including utility conduits, fender piles, and cleats or other mooring hardware.

Condition
The pier is generally in fair
to poor
condition, with areas of deterioration consistent with a concrete marine structure of its age and environmental exposure. The primary deterioration mechanisms observed include chloride -
induced reinforcement
corrosion, spalling, cracking, and surface abras
ion within the tidal zone.

Concrete pile and pier conditions vary significantly across the site. Deterioration typically occurs through three mechanisms :
→
Physical processes such as wetting
–
drying cycles, erosion, cavitation, and salt crystallization. →
Chemical processes involving dissolved salts, oxygen, carbon dioxide, and sulfates present in seawater. →
Biological activity, including attachment or intrusion by marine organisms such as mollusks, barnacles, and other organic growth.

In general, piles located near the perimeter of the suspended dock exhibit more advanced deterioration compared to those closer to the interior. This is likely due to increased exposure to moisture, sunlight, wave action, and localized turbulence near
the
breakwaters, all of which amplify erosion and corrosion risks. Much of the observed deterioration is concentrated in the tidal zone
-
the region that cycles between exposure and submergence with tidal changes -
where the combination of
chlorides, oxygen av
ailability, mechanical wear, and frequent wet
–
dry cycling accelerates reinforcement corrosion.

Pier conditions were categorized into four condition groups (
adapted from the U.S. Navy’s Naval Facilities
Engineering
Systems Command
-

NAVFAC)
, as shown
in
Photo
1 ,
based on observed characteristics such as spalling severity, crack patterns, and visible corrosion staining of embedded reinforcing steel.

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/
Photo
1 –
Concrete Pile Condition Rating Scale
adapted from the U.S. Navy’s Naval Facilities Engineering Systems Command -
NAVFAC
Approximately
90 %
of the piers were reviewed at low tide over two days at locations accessible by boat , via visual inspection
from a maximum of one column bay away
. Following the visual assessment, we performed physical inspections on a subset of piers with the assistance of a diver. These inspections included close -
range underwater visual review and hammer sounding,
with emphasis on the first three rows of piers fr
om the exterior
(
Figure
69 )
.

A more detailed evaluation was also conducted at selected piers where 12 -
inch
-
wide bands of marine growth were removed at
three elevations: near the tidal zone, midway down the pile toward the seabed, and near the bottom of the pile. Removal of marine grow
th allowed assessment of the underlying concrete surface and any deterioration concealed beneath biological deposits. In general, observed cracking, spalling, and related deterioration were most pronounced in the tidal zone or in the
fully exposed zone,
an
d
in some instances
propagate
d
downward into the fully submerged zone, typically terminating a few feet below the tidal elevation
.

Conditions in the continuously submerged portions of the piers were generally better than those in the tidal zone. This trend is
common for marine concrete structures because, although submerged concrete is exposed to chlorides, deterioration progresses mo
re slowly in the absence of oxygen, wet
–
dry cycling, temperature fluctuations, and significant mechanical abrasion. These factors greatly reduce reinforcement corrosion rates and slow overall deterioration.

A summary of observed pier conditions is provided in
Table
3 .
1 below.

Sample photos of
Minor and Moderate Defect
condition
categories observed
are
shown
in
Figure
70 &
Figure
71 . Sample photos of Major and Severe Defect condition categories are shown in
Figure
72 to
Figure
75 .

One failed
and detached
pier on the south elevation
is shown in
Figure
76 .
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Additionally, there are various
deteriorated wood and steel pilings along the south elevation likely previously used for docking
boats,
which are significantly deteriorated and appear to be no longer in use. The wooden pilings have significant sectional
loss and, and the steel pilings are corroded
(
Figure
77 &
Figure
78 )
. There is also a dock along the south elevation that has failed and is partially submerged
, and also no longer in use
(
Figure
79 )
.

TABLE
3 .
1 Category of Condition Observed Number of Occurrences Observed Minor Defects (MN)
14 Moderate Defects (MD)
80 Major Defects (MJ)
60 Severe Defects (SV)
30 Recommendations

RECOMMENDATION
WE-1
→
(
5 -
10 Year Horizon
Repair)
For
Minor Defect (MN) and Moderate Defect (MD)
categories
:

We recommend
performing epoxy injection of any non
-
moving
cracks
with a 100 percent solid, 100 percent reactive epoxy
with low curing shrinkage, tested to
cure underwater and bond to water filled saturated cracks in salt water.

For any minor delamination or spalling,
loose material should be removed down to sound concrete and
behind any reinforcing steel a minimum of one
-
inch
, corrosion
abrasively
removed from
reinforcing steel
,
and any exposed steel coated with a suitable
epoxy barrier coating to reduce the risk of corrosion.

Consider
the inclusion of a suitable
anode
syste
m to reduce the rate of corrosion of steel reinforcing.

For smaller
repairs,
hand
-
patches of
Portland
/hydraulic cement or epoxy
marine
-
grade
mortars should be used
that are
suitable for the exposure to saltwater.

Given our survey was primarily visual in nature and of a sample of conditions, w e recommend performing
100%
physical inspection of all piers
prior to implementing repairs
to determine appropriate repair quantities, and/or
carrying a contingency for any additional repair areas.

WE-2
→
(
0 -
1 Year Horizon Repair
)
For Major Defects (MJ) and Severe Defect (SV) categories: We recommend performing similar repairs as for categories MN and MD above as applicable. After loose material and surface corrosion has been removed, and any required steel reinforcement replaced, w e recommend
wrapping piers with a suitable pile jacket system including a fiberglass, FRP, or PVC jacket and galvanic anode system to provide on
-
going galvanic current to mitigate active corrosion of steel reinforcing. Fill jacket with suitable grout/con
crete repair material as needed. We recommend jackets extend from the sea floor up to the underside of slab, or at a minimum 4’ beyond any areas of deterioration and high tide line
.

Given our survey was primarily visual in nature and of a sample of conditions, we recommend performing 100% physical inspection of all piers
prior to implementing repairs
to determine appropriate repair quantities, and/or
carrying a contingency for any additional repair areas.

WE-3
→
(
1 -
2 Year Horizon Repair) We recommend removing the failed dock , deteriorated wooden pilings, and
corroded steel pilings around the perimeter of the dock, if no longer in use. If still required for the building, removal and replacement in kind will be required.
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3.2. Concrete Deck, Beams, and Pile Caps
Description
The reinforced
-
concrete waterfront pier consists of a cast
-
in
-
place concrete deck supported by a system of concrete beams, pile caps, and vertical piles.

The concrete deck is a f
lat slab
supported by
longitudinal
and transverse concrete beams that are
supported by
thickened
pile caps
over each pile
.

Condition
The underside of the deck slab, beams, and pile caps exhibits widespread concrete deterioration and reinforcement corrosion.

Observed conditions include:
→
Extensive delamination across large areas, with hollow
-
sounding zones identified during hammer sounding and several locations where material detached upon light contact.
→
Active spalling and significant underside slab deterioration, including multiple areas several feet in diameter (
Figure
80 &
Figure
81 ).

Exposed reinforcing steel shows moderate to heavy corrosion, with localized sectional loss measuring up to 3 –
4 inches in depth. Where spalling has occurred, remaining concrete cover is minimal. Based on visual observations, we estimate that
approximately
40 % of the underside of the suspended slab will require some level of concrete spall repair. →
Widespread cracking, including longitudinal cracking in areas with concentrated reinforcement, particularly near interfaces between the slab, pile caps, and beams.
→
Substantial deterioration of pile caps and beams, with the majority exhibiting delamination or spalling (
Figure
82 &
Figure
83 )
. Damage is more pronounced near the perimeter of the structure, generally within three to four rows of piers from the
exterior
(
Figure
84 &
Figure
85 )
.

We estimate that at least 50% of the beams and pile caps will require concrete spall repair.

Overall, the extent and pattern of deterioration are indicative of active reinforcement corrosion, with a high likelihood of additional subsurface delamination beyond what is detectible through visual inspection alone.

Recommendations

RECOMMENDATION
WE-4
→
(
0 -
1 Year Horizon Repair)
We recomm
end performing core sampling and petrographic analysis of the existing concrete to confirm chloride concentrations
, carbonation depth,
concrete quality and
reinforcement
section/cover at representative locations
, as well as to confirm there is no Alkali
-
Silica Reaction (ASR) in the
concrete prior to performing repairs. Also consider use of Ground Penetrating Radar (GPR) to assess the
condition of the existing concrete slab from above
in coordination with a structural engin
eer
.

WE-5
→
(
0 -
1 Year Horizon Repair) We recommend coordination with a structural engineer for review of more severely deteriorated beams and pile caps to provide specific repair details for areas with failed steel reinforcement, as well as to assess the pier foundations from a seismic upgrade ASCE 41 standpoint
considering potential future use of the building.
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RECOMMENDATION
WE-6
→
(
1 -
2 Year Horizon Repair) We recommend coordinating with a structural engineer for review of the suspended concrete slab from a structural perspective based on future use of the building. Repairs should include removal of all loose spalls and delaminated concre te, cleaning and treating exposed reinforcing
steel, application of zinc
-
rich epoxy corrosion
-
inhibiting or protective coating, and replacement or repair of failed steel as needed. We also recommend inclusion of passive anodic protection to reduce the future risk
of steel corrosion. Patch failed concrete sections using marine -
grade repair mortars compatible with the
surrounding concrete.

A coating on the underside of the slab could also be considered to help reduce the rate of future deterioration, however we
recommend confirming the recommendations in WE
-
4 & WE
-
5 prior
to selection of any potential coating.

4. Summary
Distress and deterioration of the
Craneway Pavilion
is consistent with what would be expected for a building of this construction quality that has experienced prolonged periods of deferred maintenance. Our recommendations are based on a combination of factors including a limited review of available docume ntation, limited information collected at the building
through visual observations, as well as experience and knowledge gained from investigations of many other buildings with similar assemblies and detail
s. This condition assessment report presents conceptual level recommendations with respect to maintenance and repair activities. It is important to understand that these recommendations do not provide a basis for implementing remedial work. Further documen
t review, exploratory openings, site visits and hygrothermal modeling investigations are recommended to better understand the potential retrofit options.

Thank you for the opportunity to review the
Craneway Pavilion
. RDH looks forward to continuing to support
City of Richmond
(CA)
with repair
design detailing and assemblies to meet the project needs. Should you have any questions or concerns with this report, please don’t hesitate to contact the undersigned.

Sincerely,

Kurt Weninger | P .E.

Associate, Senior Engineer
[email protected]
RDH Building Science Inc.

Reviewed by
T ammy Siliznoff | MS, P .E., LEED AP
Principal, Specialist
[email protected]
RDH Building Science Inc.

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5. Figures

Figure 1. West elevation Craneway Pavilion Figure 2. Missing brick

Figure 3. Recessed mortar joint Figure 4. Vertical cracking near corner, previously filled with mortar
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Figure 5. Vertical cracking and out-of-plane
displacement at column on west elevation
Figure 6. Vertical cracking at interface between
brick masonry wall and FRP/fiberglass brick-
veneer clad parapet at corner

Figure 7. Vertical cracking at interface between
brick masonry wall and FRP/fiberglass brick-
veneer clad parapet at corner
Figure 8. Sealant deterioration at vertical
expansion joint on west elevation

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Figure 9. Corrosion and sectional loss of lintel,
previously painted over
Figure 10. Significant corrosion and sectional loss
of lintel as viewed from interior

Figure 11. Deflection/sagging of brick lintel Figure 12. Brick parapet braced back to roof deck

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Figure 13. FRP/fiberglass panelized parapet
assembly with adhered brick veneer;
replacement for collapsed parapet in Loma
Prieta earthquake
Figure 14. FRP/fiberglass panelized parapet assembly
with adhered brick veneer; replacement for collapsed
parapet in Loma Prieta earthquake

Figure 15. Thin brick veneer adhered to
backing board
Figure 16. Overlapped joints of panelized parapet
system

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Figure 17. Interface between backside of parapet
panelized wall system and SBS/EPDM roof membrane
at ledge
Figure 18. Missing brick veneer units

Figure 19. Adhesive residue where veneer units have
fallen from façade at panelized parapet system
Figure 20. Minor surface corrosion of tube
steel frame of FRP/fiberglass panelized
parapet system

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Figure 21. Granite at base of wall Figure 22. Cracking through granite at base of wall, previously sealed/epoxied

Figure 23. Spalling and corrosion staining at
granite stone base
Figure 24. Failing mortar at window interface with
stone sill

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Figure 25. East elevation of Craneway Pavilion,
gunite wall above window bay
Figure 26. Vertical cracking through gunite wall

Figure 27. Failing sealant joint at interface with
brick return wall near southeast corner
Figure 28. Existing steel-framed single-pane window
system

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Figure 29. Tempered glass lite stamp Figure 30. Newer butt-glazed window system on south elevation at ground floor

Figure 31. Shattered window pane Figure 32. Signs of staining evident below new butt-glazed window system and concrete curb
on south elevation

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Figure 33. Ponding at base of painted overhead
door on south elevation
Figure 34. Back-sloped sill flashing, corrosion and
sealant failure present. Hairline cracking through
concrete curb

Figure 35. Disengaged gaskets at new butt-glazed
window system on south elevation
Figure 36. Corrosion and paint failure on original
steel window frames

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Figure 37. Corrosion and paint failure on original
steel door frames
Figure 38. Paint failure on wood door frame

Figure 39. Failed glazing putty, relatively
widespread
Figure 40. Sectional loss through frame muntin on
interior

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Figure 41. Gaps between adjacent door
segments; not air and water tight
Figure 42. Surface corrosion and paint loss on steel
gantry crane elements

Figure 43. Surface corrosion and paint loss on
ladder element
Figure 44. Surface corrosion and paint loss on steel
gantry crane elements

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Figure 45. Significantly corroded ladder with
sectional loss
Figure 46. Overview of steep-sloped coated transite
roof panels at upper sawtooth roof

Figure 47. Steep-sloped coated transite roof
panels at upper sawtooth roof
Figure 48. Overview of lower steep-sloped metal
roof panels

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Figure 49. Failing coating over transite panels Figure 50. Targeted coating patches at transite roof panels

Figure 51. Localized liquid flashing/sealant over
fastener penetrations; some corroded fasteners
present
Figure 52. Surface mounted counter flashing
between brick parapet and metal roof

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Figure 53. Liquid flashing at parapet brace where
penetrating through metal roof
Figure 54. Acoustic insulation board detached
from underside of metal roof deck

Figure 55. Low-sloped bituminuous membrane at
upper sawtooth roof
Figure 56. Transition from bituminuous membrane
to EPDM membrane at roof edge condition
adjacent to FRP/fiberglass parapet system

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Figure 57. Significantly corroded steel angle
behind base of newer parapet panelized cladding;
likely abandoned
Figure 58. Ponding water near area drains

Figure 59. Organic material growth and ponding at
low-spot near drains
Figure 60. Organic material growth and ponding at
low-spot near drains

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Figure 61. Overview of skylight assembly Figure 62. Skylight drainage at vertical mullions

Figure 63. Condensation gutter at inside of skylight
frame. Minor aluminum surface corrosion present
on exterior surface
Figure 64. Drainage of vertical mullion. Corroded
fasteners present at some locations

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Figure 65. Expansion joint bellows transitioning
across skylight assembly
Figure 66. Expansion joint bellows at roof edge
with organic matter

Figure 67. Overview of concrete piers supporting
slab
Figure 68. Tidal zone variation at piers, as viewed
during low tide

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Figure 69. View of cracking and rust staining
extending several feet below waterline during low
tide, as viewed by diver (Photo provided by Power
Engineering)
Figure 70. Corrosion staining and minor cracking
of pier – Moderate Defect Category

Figure 71. Corrosion staining and minor cracking
of pier – Minor Defect Category
Figure 72. Significant spalling and sectional loss
present – Severe Defect Category

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Figure 73. Significant spalling and sectional loss
present, corroded reinforcing visible – Severe
Defect Category
Figure 74. Significant spalling and sectional loss
present – Severe Defect Category

Figure 75. Significant spalling and sectional loss
present, corroded reinforcing visible – Severe
Defect Category
Figure 76. Significant spalling and sectional loss
present, corroded reinforcing visible – Severe
Defect Category

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Figure 77. Deteriorated wooden pilings and
corroded steel pilings
Figure 78. Deteriorated wooden pilings and
corroded steel pilings

Figure 79. Partially submerged dock along
southern elevation
Figure 80. Sectional loss at underside of slab and
corrosion of reinforcing steel

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Figure 81. Example of delamination and spalling
at underside of slab
Figure 82. Spalling and sectional loss at underside
of slab and beam, including corrosion of
reinforcing steel

Figure 83. Spalling and sectional loss at
underside of slab and beam, including corrosion
of reinforcing steel
Figure 84. Spalling and sectional loss at perimeter
beam, including corrosion of reinforcing steel

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Figure 85. Spalling and sectional loss at perimeter
beam, including corrosion of reinforcing steel

600

Appendix A
RDH Cost Estimates
601
Brick $ 74,700
BE-1A Lintel stiffening retrofit 12,000 $ 2,550$ 14,550$ BE-1B Lintel corrosion removal and steel splice repair 22,000 $ 4,650$ 26,650$ BE-2A Brick and mortar replacement (in-kind repair) 6,000 $ 1,300$ 7,300$ BE-2B Vertical crack/displacement brick rebuild 20,000 $ 4,250$ 24,250$ BE-3 Expansion joint sealant replacement 1,600 $ 350$ 1,950$ FRP $ 18,800
BE-4A FRP–masonry movement accommodation review 13,000 $ 2,750$ 15,750$ BE-4B Missing adhered veneer brick reinstatement 2,500 $ 550$ 3,050$ Stone $ 9,650
BE-5A Stone crack grout injection 3,150 $ 650$ 3,800$ BE-5B Stone spall patch repair 4,800 $ 1,050$ 5,850$ Gunite $ 3,100
BE-6 Gunite crack sealing and interface joint repair 2,550 $ 550$ 3,100$ Windows & Doors $ 559,350
BE-7 Broken glazing replacement 10,000 $ 2,150$ 12,150$ BE-8 Glazing putty and point replacement 162,400 $ 34,600$ 197,000$ BE-9 Steel window frame corrosion repair and repainting 270,700$ 57,600$ 328,300$ BE-10 Door sill flashing correction and weather-sealing upgrades 16,500$ 3,500$ 20,000$ BE-11 Window gasket reinstallation 1,550 $ 350$ 1,900$ Miscellaneous Steel $ 125,450
BE-12 Miscellaneous steel corrosion mitigation 98,400 $ 20,950$ 119,350$ BE-13 Corroded ladder removal or rehabilitation 5,000 $ 1,100$ 6,100$ Sloped Roof $ 576,550
BE-14A Sawtooth transite roof recoating / future replacement 344,700$ 73,300$ 418,000$ BE-14B Metal roof fastener and joint resealing 71,850 $ 15,300$ 87,150$ BE-14C Roof penetration liquid flashing repairs 18,200 $ 3,850$ 22,050$ BE-14D Acoustic insulation reattachment 40,700 $ 8,650$ 49,350$ Low-Slope Roof $ 631,250
BE-15 Low-slope SBS roof replacement and drainage correction 520,500$ 110,750$ 631,250$ Skylight $ 46,450
BE-16 Skylight seal, fastener, and penetration maintenance 38,300$ 8,150$ 46,450$ Expansion Joint $ 5,950
BE-17 Expansion joint resealing and maintenance 4,900 $ 1,050$ 5,950$ Piers $ 1,077,300
WE-1 Minor/moderate pier concrete and reinforcement repair 136,300$ 29,000$ 165,300$ WE-2 Major/severe pier repair with pile jackets and corrosion protection 752,000$ 160,000$ 912,000$ Pilings & Dock $ 121,300
WE-3 Dock and deteriorated piling removal or replacement 100,000$ 21,300$ 121,300$ Deck, Beams, & Caps $ 4,579,850
WE-4 Concrete testing and condition assessment 10,000 $ 2,150$ 12,150$ WE-5 Structural review of deteriorated beams and pile caps 5,000$ 1,100$ 6,100$ WE-6 Suspended slab concrete repair and corrosion protection 3,761,350$ 800,250$ 4,561,600$ Total 6,455,950$ 1,373,750$ 7,829,700$ 7,829,700$ Contingencies &
Soft Costs Sub-Total Assembly
Total
TABLE 1 SUMMARY OF ROM COST ESTIMATES (ROUNDED)
ROM Cost Estimates
Craneway Pavilion, Richmond CA
Rec.

No. Description
Material, Labour,
Access, &
Mobilization
Issued Februry 6, 2026. Revised April 14, 2026.
1 of 6
602
ROM Cost Estimates
Craneway Pavilion, Richmond CA
Issued Februry 6, 2026. Revised April 14, 2026.

Notes •The cost estimates includes: material and labour costs, access and mobilization (general conditions), construction contingency (for unforeseen conditions that may arise during construction), soft costs (consulting fees, permit fees, and taxes), and project contingency (discretionary funds held by owner for potential cost increases). •The cost estimates exclude hazardous materials testing and abatement. •No allowances have been included for future cost escalation. All figures are in current dollars. •The cost estimates are intended to provide an approximation of the likely cost of the project based on information available at the time it was prepared. It is not a guarantee of the final project cost. •The cost estimates are considered Rough Order of Magnitude ROM) and are subject to change. Factors affecting cost include: changing market conditions; changes to the project design and scope of work; changes to the project duration; unforeseen conditions arising during construction; the accuracy of the original construction drawings relative to the as-built condition of the building. •The cost estimates are confidential and shouldn’t be shared with outside parties without prior consent from RDH. Disclosing the cost estimate to contractors may impact pricing at the time of project tender. •All figures rounded. 2 of 6
603
Construction
Contingency Soft Costs Project
Contingency
Unit Rate Cost 10% 5% 5%
BE-1A Brick Lintel stiffening retrofit Stiffen sagging/deflecting lintels with retrofit of additional steel reinforcing 2-5 8 lf 1,500.00 12,000$ 1,200$ 660$ 693$ 14,553$ BE-1B Brick Lintel corrosion removal and steel
splice repair
Remove surface corrosion from all exposed lintels, if applicable, splicing additional metal section at areas where sectional loss exists
2-5 88 lf 250.00 22,000$ 2,200$ 1,210$ 1,271$ 26,681$ BE-2A Brick Brick and mortar replacement (in-
kind repair)
We recommend removing and replacing all cracked, chipped, spalled, or missing bricks and mortar in kind to match existing. All replacement mortar and bricks shall be selected to match the strength, thermal and moisture management characteristics of the existing brick and mortar assembly. 2-5 12 ea 500.00 6,000$ 600$ 330$ 347$ 7,277$ BE-2B Brick Vertical crack/displacement brick
rebuild
Rebuilding area with long vertical crack/displacement 2-5 2 ea 10,000.00 20,000 $ 2,000$ 1,100$ 1,155$ 24,255$ BE-3 Brick Expansion joint sealant
replacement
We recommend removing and replacing any failing vertical sealant joints at expansion joints where deteriorated, and to plan for replacement every 10  years if a polyurethane product, 20 years if a silicone product.
0-1 80 lf 20.00 1,600$ 160$ 88$ 92$ 1,940$ BE-4A FRP FRP-masonry movement
accommodation review
To reduce the risk of further cracking or thin brick delamination on the FRP panels, we recommend a structural engineer review the interfaces between the mass masonry walls and the thin-brick clad FRP panels at the southwest and southeast corners of the building at the parapet height and comment on a suitable provision for movement between the two systems. This could include an intentional expansion joint gap filled with sealant joint over backer rod or silicone sheet at the interface between the two systems to permit movement.
2-5 26 lf 500.00 13,000$ 1,300$ 715 $ 751$ 15,766$ BE-4B FRP Missing adhered veneer brick
reinstatement
Reinstall replacement adhered veneer bricks at locations where missing utilizing a suitable adhesive/mortar and/or appropriate mechanical anchorage. 2-5 25 sf 100.00 2,500$ 250$ 138$ 144$ 3,032$ BE-5A Stone Stone crack grout injection We recommend injecting cracks through the stone elements with a suitable cementitious grout injection to prevent further water ingress and associated future deterioration of the stone elements.
5-10 9 lf 350.00 3,150$ 315$ 173$ 182$ 3,820$ BE-5B Stone Stone spall patch repair At spalled areas, remove any loose material and patch with a compatible repair material, ensuring patch material is matched to the finish of the granite and stone sill elements appropriately.
2-4 4 ea 1,200.00 4,800 $ 480$ 264$ 277$ 5,821$ BE-6 Gunite Gunite crack sealing and interface
joint repair
We recommend routing and sealing the cracks in the Gunite wall with a compatible exterior paintable sealant or epoxy and painting wall area to match existing.

Additionally, replace failing sealant joints between the Gunite wall and adjacent mass masonry walls at interfaces.
2-5 51 lf 50.00 2,550$ 255$ 140$ 147$ 3,093$ BE-7 Windows/Doors Broken glazing replacement We recommend removing and replacing broken glazing to match the characteristics of the existing, such as, but not limited to glazing thickness and vision characteristics. Any glazing putty, glazing points, and glazing stops used to reset new window panes shall match existing. We recommend hiring a window repair contractor with experience in historic window repair to complete this work. 1-2 5 ea 2,000.00 10,000 $ 1,000$ 550$ 578$ 12,128$ BE-8 Windows/Doors Glazing putty and point
replacement
We recommend removing and replacing all failing glazing putty and glazing points.

We recommend hiring a window repair contractor with experience in historic window repair to complete this work.
2-5 10,827 sf 15.00 162,405$ 16,241$ 8,932$ 9,379$ 196,957$ TABLE 2 ROM COST ESTIMATES
Horizon
(Years) Quantity Unit
Material, Labour, Access,
Mobilization TotalRec.

No. Assembly Description Scope of Work
3 of 6
604
Construction
Contingency Soft Costs Project
Contingency
Unit Rate Cost 10% 5% 5%
TABLE 2 ROM COST ESTIMATES
Horizon
(Years) Quantity Unit
Material, Labour, Access,
Mobilization TotalRec.

No. Assembly Description Scope of Work
BE-9 Windows/Doors Steel window frame corrosion
repair and repainting
We recommend abrasively removing all surface corrosion from the steel window frames and muntins, priming with a zinc rich primer, and painting to match existing. If any significant sectional loss exists or there are gaps/joints between frame segments, steel frame repair may be required. We recommend hiring a window repair contractor with experience in historic window repair to complete this work.

Additionally for any windows where head flashings are failing, we recommend removing and replacing the existing head flashing to match existing in kind, or repairing as required. Re-paint all window and door frames. 2-5 10,827 sf 25.00 270,675$ 27,068$ 14,887$ 15,631$ 328,261$ BE-10 Windows/Doors Door sill flashing correction and
weather-sealing upgrades
At existing doors on the south elevation which have been permanently sealed closed, we recommend correcting the back-sloped sill flashings on top of the concrete curbs to properly slope to drain to the exterior. Additionally, we recommend providing a traffic coating or waterproofing membrane and flashing over the concrete curb that is kerfed into the surrounding pavement, to prevent water from travelling beneath the curb to the exterior. At any doors where gaps are visible at operable joints, install additional gasketing and/or sweeps to reduce water intrusion and air leakage.
1-2 66 lf 250.00 16,500$ 1,650$ 908$ 953$ 20,010$ BE-11 Windows/Doors Window gasket reinstallation At the newer window frames on the south elevation at the ground floor, we recommend reinstalling the disengaged gaskets between glass and frame on the interior to reduce air leakage and water penetration risk. 2-5 77 lf 20.00 1,540$ 154$ 85$ 89$ 1,868$ BE-12 Misc Steel Miscellaneous steel corrosion
mitigation
We recommend abrasively removing all surface corrosion from the miscellaneous steel components, priming with a zinc rich primer, and painting to match existing. If any significant sectional loss exists, steel repair/retrofit may be required including repair design with the assistance of a structural engineer 2-5 492 lf 200.00 98,400$ 9,840$ 5,412$ 5,683$ 119,335$ BE-13 Misc Steel Corroded ladder removal or
rehabilitation
Confirm that the existing ladder on the west elevation is abandoned and no longer in use due to the significant corrosion and sectional loss present. If planned to be used in the future, significant steel repair and replacement will be required. If no longer in use, remove the ladder to prevent detachment from the building. 0-1 1 ls 5,000.00 5,000 $ 500$ 275$ 289$ 6,064$ BE-14A Steep Sloped Roof Sawtooth transite roof recoating / future replacement
At the upper sawtooth roof, we recommend re-coating the transite panels with an additional fluid-applied roofing product to extend the service life of the panels in the next 2-5 years. It may be possible to continue to re-coat approximately every 10-15 years depending on the condition of the panel and the coating product used, however, longer term we recommend replacing the transite panels with a corrugated metal panel assembly similar to the main sloped roof assembly 2-5 11,490 sf 30.00 344,700$ 34,470$ 18,959$ 19,906$ 418,035$ BE-14B Steep Sloped Roof Metal roof fastener and joint
resealing
At the main sloped metal roof, we recommend resealing all fastener penetrations, metal laps/joints, and counterflashing interfaces with adjacent assemblies. 2-5 23,951 sf 3.00 71,853$ 7,185$ 3,952$ 4,150$ 87,140$ BE-14C Steep Sloped Roof Roof penetration liquid flashing repairs
At all roofs, install additional liquid flashing at penetrations through roof such as pipes, parapet braces, vents where failing or deteriorated. If water intrusion has been observed, immediate repair is necessary.
2-5 52 ea 350.00 18,200$ 1,820$ 1,001$ 1,051$ 22,072$ 4 of 6
605
Construction
Contingency Soft Costs Project
Contingency
Unit Rate Cost 10% 5% 5%
TABLE 2 ROM COST ESTIMATES
Horizon
(Years) Quantity Unit
Material, Labour, Access,
Mobilization TotalRec.

No. Assembly Description Scope of Work
BE-14D Steep Sloped Roof Acoustic insulation reattachment Re-attach poorly secured acoustic insulation with suitable stick pins or adhesive if still required for building usage and acoustic goals.
2-5 20,355 sf 2.00 40,710$ 4,071$ 2,239$ 2,351$ 49,371$ BE-15 Low-Sloped Roof Low-slope SBS roof replacement
and drainage correction
We recommend removing and replacing the existing low-sloped SBS at minimum on the lower roofs on the north and south elevation, and correcting the existing slope with new crickets to promote drainage to area drains. We recommend providing a 2- ply SBS roof assembly in this area that can tuck under the adjacent corrugated metal roofing, and lap down over the adjacent brick wall assembly. Below the FRP assembly, we recommend adding a band of reinforced PMMA liquid flashing that can tuck into the recess and onto the brick wall below the roof line, at the window head.
5-10 3,470 sf 150.00 520,500$ 52,050$ 28,628$ 30,059$ 631,236$ BE-16 Skylight Skylight seal, fastener, and
penetration maintenance
We recommend continuing to monitor the skylight frame for signs of water intrusion and/or frame sealant failure, and replace seals as required. Also plan to replace any significantly corroded fasteners and seal all penetrations approximately every 5-10 years
5-10 7,660 sf. 5.00 38,300$ 3,830$ 2,107$ 2,212$ 46,448$ BE-17 Expansion Joint Expansion joint resealing and
maintenance
We recommend monitoring and re-sealing failed joints/seams approximately every 5- 10 years. Regularly clean debris and organic material off of expansion joint to monitor for signs of cracking or failure of the bellows membrane. Additionally, remove and replace any significantly corroded fasteners and cap seal over fastener heads.
5-10 244 lf 20.00 4,880$ 488$ 268$ 282$ 5,918$ WE-1 Piers Minor/moderate pier concrete
and reinforcement repair
For Minor Defect (MN) and Moderate Defect (MD) categories: We recommend performing epoxy injection of any non-moving cracks with a 100 percent solid, 100 percent reactive epoxy with low curing shrinkage, tested to cure underwater and bond to water filled saturated cracks in salt water.

For any minor delamination or spalling, loose material should be removed down to sound concrete and behind any reinforcing steel a minimum of one-inch, corrosion abrasively removed from reinforcing steel, and any exposed steel coated with a suitable epoxy barrier coating to reduce the risk of corrosion. Consider the inclusion of a suitable anode system to reduce the rate of corrosion of steel reinforcing.

For smaller repairs, hand-patches of Portland/hydraulic cement or epoxy marine- grade mortars should be used that are suitable for the exposure to saltwater.

Given our survey was primarily visual in nature and of a sample of conditions, we recommend performing 100% physical inspection of all piers prior to implementing repairs to determine appropriate repair quantities, and/or carrying a contingency for any additional repair areas.
5-10 94 ea 1,450.00 136,300$ 13,630$ 7,497$ 7,871$ 165,298$ 5 of 6
606
Construction
Contingency Soft Costs Project
Contingency
Unit Rate Cost 10% 5% 5%
TABLE 2 ROM COST ESTIMATES
Horizon
(Years) Quantity Unit
Material, Labour, Access,
Mobilization TotalRec.

No. Assembly Description Scope of Work
WE-2 Piers Major/severe pier repair with pile
jackets and corrosion protection
For Major Defects (MJ) and Severe Defect (SV) categories: We recommend performing similar repairs as for categories MN and MD above as applicable.

After loose material and surface corrosion has been removed, and any required steel reinforcement replaced, we recommend wrapping piers with a suitable pile jacket system including a fiberglass, FRP, or PVC jacket and galvanic anode system to provide on-going galvanic current to mitigate active corrosion of steel reinforcing.

Fill jacket with suitable grout/concrete repair material as needed. We recommend jackets extend from the sea floor up to the underside of slab, or at a minimum 4’ beyond any areas of deterioration and high tide line.

Given our survey was primarily visual in nature and of a sample of conditions, we recommend performing 100% physical inspection of all piers prior to implementing repairs to determine appropriate repair quantities, and/or carrying a contingency for any additional repair areas.
0-1 94 ea 8,000.00 752,000$ 75,200$ 41,360$ 43,428$ 911,988$ WE-3 Piling/Dock Removal Dock and deteriorated piling
removal or replacement
We recommend removing the failed dock, deteriorated wooden pilings, and corroded steel pilings around the perimeter of the dock, if no longer in use. If still required for the building, removal and replacement in kind will be required 1-2 1 ls 100,000.00 100,000 $ 10,000$ 5,500$ 5,775$ 121,275$ WE-4 Deck, Beams, Caps Concrete testing and condition
assessment
We recommend performing core sampling and petrographic analysis of the existing concrete to confirm chloride concentrations, carbonation depth, concrete quality and reinforcement section/cover at representative locations, as well as to confirm there is no Alkali-Silica Reaction (ASR) in the concrete prior to performing repairs.

Also consider use of Ground Penetrating Radar (GPR) to assess the condition of the existing concrete slab from above in coordination with a structural engineer. 0-1 1 ls 10,000.00 10,000 $ 1,000$ 550$ 578$ 12,128$ WE-5 Deck, Beams, Caps Structural review of deteriorated beams and pile caps
We recommend coordination with a structural engineer for review of more severely deteriorated beams and pile caps to provide specific repair details for areas with failed steel reinforcement, as well as to assess the pier foundations from a seismic upgrade ASCE 41 standpoint considering potential future use of the building. 0-1 1 ls 5,000.00 5,000 $ 500$ 275$ 289$ 6,064$ WE-6 Deck, Beams, Caps Suspended slab concrete repair
and corrosion protection
We recommend coordinating with a structural engineer for review of the suspended concrete slab from a structural perspective based on future use of the building.

Repairs should include removal of all loose spalls and delaminated concrete, cleaning and treating exposed reinforcing steel, application of zinc-rich epoxy corrosion inhibiting or protective coating, and replacement or repair of failed steel as needed. We also recommend inclusion of passive anodic protection to reduce the future risk of steel corrosion. Patch failed concrete sections using marine grade repair mortars compatible with the surrounding concrete. 1-2 30,091 sf 125.00 3,761,350$ 376,135$ 206,874$ 217,218$ 4,561,577$ Total 6,455,913 $ 645,591 $ 355,075$ 372,829$ 7,829,408$ 6 of 6
607

Appendix B
Marx Okubo MEP Report
608

FACILITY CONDITION ASSESSMENT

CRANEWAY PAVILION
1414 Harbour Way South
Richmond, California
Prepared for:

RDH BUILDING SCIENCE, INC.
1901 Harrison Street, Suite 1210
Oakland, CA 94612
Attention: Tammy Siliznof, MS, P.E., LEED AP
[email protected]
Prepared by:

MARX OKUBO ASSOCIATES, INC.

Brad Wolf, PE, CEM, Senior Associate
415.957.9240
[email protected]
Marx Okubo Job No. 25-5427
Second Draft
April 1, 2026
Marx Okubo Associates, Inc. | 101 Montgomery Street, Suite 300 | San Francisco, CA 94104 | 415.957.9240 | www.marxokubo.com DRAFT
609

TABLE OF CONTENTS

SECTION

1.0 EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 PAGE

2.0 DEFICIENCIES AND RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 IMMEDIATE REPAIR COST . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 CAPITAL RESERVE SCHEDULE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

3.0 OBSERVATION INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

3.1 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

3.2 SITE OBSERVATION INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

3.3 DOCUMENTS UTILIZED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

4.0 SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

4.1 UTILITY SERVICE PROVIDERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

4.2 STORM DRAINAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

4.3 TRAFFIC CONTROL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

4.4 PARKING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.5 PAVING AND SIDEWALKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.6 LANDSCAPE/IRRIGATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.7 EARTHWORK/GRADING/EROSION CONTROL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.8 RETAINING WALLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

4.9 FENCING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

4.10 SIGNAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

4.11 LOADING DOCKS AND RAMPS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

4.12 EXTERIOR AMENITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

4.13 TRASH SYSTEMS/ENCLOSURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

4.14 ALTA SURVEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

5.0 INTERIOR IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

5.1 INTERIOR WALLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

5.2 INTERIOR DOORS/FRAMES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

5.3 CEILINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

5.4 FLOORS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

5.5 RESTROOMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

5.6 KITCHENS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

CRANEWAY PAVILION
Richmond, California
i
DRAFT
610

5.7 UTILITY ROOMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

5.8 INTERIOR STAIRS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

5.9 INTERIOR AMENITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

5.10 WINDOW COVERINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

6.0 MECHANICAL/ELECTRICAL/PLUMBING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

6.1 HEATING, VENTILATION, AND AIR CONDITIONING (HVAC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

6.2 PLUMBING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

6.3 ELECTRICAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

7.0 FIRE PROTECTION/LIFE SAFETY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

7.1 FIRE ALARM SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

7.2 FIRE SUPPRESSION SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

7.3 MANUAL FIRE EXTINGUISHING EQUIPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

7.4 FIRE HYDRANTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

7.5 MEANS OF EGRESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

7.6 EMERGENCY LIGHTING AND EXIT SIGNAGE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

8.0 BUILDING EQUIPMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

8.1 VERTICAL TRANSPORTATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

8.2 SECURITY SYSTEMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

8.3 COMMUNICATION SYSTEMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

9.0 SUSTAINABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

10.0 REGULATORY REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.1 CODE CLASSIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.2 CERTIFICATES OF OCCUPANCY/BUILDING PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.3 GOVERNMENT AGENCY REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.4 ZONING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.5 FLOOD ZONE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

11.0 ACCESSIBILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

11.1 AMERICANS WITH DISABILITIES ACT (ADA), TITLE II . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

12.0 EXHIBITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 VICINITY MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 FLOOD PLAIN DETERMINATION REPORT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 DOCUMENTS UTILIZED. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 ACCESSIBILITY REPORT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 ADDITIONAL SEWER SYSTEM INVESTIGATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

CRANEWAY PAVILION
Richmond, California
ii
DRAFT
611
PHOTOGRAPHS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

DISTRIBUTION
Tammy Siliznof, MS, P.E., LEED AP, RDH Building Science, Inc. (Electronic copy - [email protected]) Kurt Weninger, P.E., RDH Building Science, Inc. (Electronic copy - [email protected]) Kiren Leeds, RDH Building Science, Inc. (Electronic copy - [email protected]) Matthew Bowman, RDH Building Science, Inc. (Electronic copy - [email protected])

CRANEWAY PAVILION
Richmond, California
iii
DRAFT
612

1.0 EXECUTIVE SUMMARY
Property Summary
Name/Address Craneway Pavilion
1414 Harbour Way South
Richmond, California 94804-3694
Property Type Industrial
No. of Buildings/
Stories
One single-story building.

Although the property, now known as Ford Point, was originally constructed as one building, the Craneway Pavilion is the southernmost portion of the building. The portion of the building that is not considered the Craneway Pavilion, which is currently owned by a separate entity, is referred to herein as the Main Building.

Building Area/Unit
Count
For the Craneway Pavilion portion of the property only, the building area is approximately 40,000 gross square feet, per sheet T2.1, titled First Floor Code Analysis Plan, produced by Marcy Wong & Donn Lunn Architects, last revision dated February 22, 2008.

Year Constructed Originally constructed in 1930, with a major renovation completed in 2008. The entire property is listed on the National Register of Historic Places.

Site Area For the Craneway Pavilion portion of the property only, the site area is approximately 1.5 acres (404.2' by 160.7') per sheet T3.1, titled ALTA/ASCM Land Title Survey, produced by Kister, Savio & REI, Inc., dated May 31, 2002.

Unique Features The property is bordered by San Francisco Bay to the south. A major commuters' ferry terminal is immediately adjacent to the west of the site. The San Francisco Bay pedestrian trail is located on the southern edge of the property in between the building and the bay.

Legal Description None provided.

Flood Plain According to FZDS Flood Plain Determination Report Map Panel No. 06013C0236 G, dated September 30, 2015, the project is located in X, areas of minimal flooding. Areas determined to be outside the 500-year flood plain.

Primary Building Systems
Foundation System(s) Not included in scope
Structural System(s) Not included in scope
Roofing System(s) Not included in scope
Exterior Wall
Assembly(ies)
Not included in scope
Window Type(s) Not included in scope
Elevated Decks/
Balconies
Not included in scope
Mechanical System(s) Unit Heaters, Rooftop Exhaust Fans Electrical Capacity 120/208 volts, five separate panels fed from one of the site's shared main switchboards, ranging in capacity from 125 to 400 amps each
Life Safety System(s) Automatic fire alarm system with wet pipe fire sprinkler system Vertical Transport
System(s)
None Provided

CRANEWAY PAVILION
Richmond, California
1 DRAFT
613
Sustainability Rating None
Property Condition Summary
Significant Observations and Conditions: Optional: install a separate fire alarm system serving only the Craneway Pavilion.

Additional Investigation Recommended: None
Component Condition Observations
Site Improvements Fair • Localized areas of deteriorated asphalt paving should be repaired and resealed.

Building Interiors Good • Concrete floor needs patching or replacement in select areas.

MEP Systems Good • Unit heaters will likely require replacement during the term due to age.

Fire Protection/Life
Safety
Good • Install a new, separate fire alarm system serving only the Craneway Pavilion.

Building Equipment Good • Have the security monitoring vendor assess the system to correct faults indicated on the security alarm stations.

Regulatory Review NA • Pending response from the city.

Accessibility Fair • Refer to the separate Accessibility report included as an exhibit to this report.

Assessment
Limitations
• Unit heaters are mounted too high to safely obtain the nameplate information. • Areas under the pier had limited access.

CRANEWAY PAVILION
Richmond, California
2 DRAFT
614

2.0 DEFICIENCIES AND RECOMMENDATIONS
Recommendations for remedial work addressing significant building deficiencies are included in this section.

Recommendations are divided into Immediate Work Items and Capital Work Items. The contractual cost threshold for this project is $3,000. Items that do not meet this threshold are excluded from our recommendations, with the exception of material code and life/safety concerns, which are included regardless of cost.

Immediate Work Items: Include items that correct all safety and life threatening building and/or fire code violations; and items that, if left unrepaired over the next year, would result in serious damage to the building or its content. These items should be undertaken on a priority basis taking precedence over routine preventive maintenance work.

Capital Work Items: Include items that are customarily repaired or replaced over several years due to economic considerations (e.g. paving, roofs, appliances), items which are currently in acceptable condition but will reach or exceed their useful service life during the term, and items that are periodic in nature but not considered normal maintenance (e.g. pavement seal coating, painting). These estimates are generally based on industry-accepted life spans for these systems unless there are mitigating circumstances.

Qualifications: Per ASTM E2018-24, opinions of cost should only be construed as preliminary, order of magnitude budgets. Actual costs will likely vary to some degree from the opinions of costs provided herein depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions including tariffs, supply chain constraints related to natural disasters, pandemics, and conflicts, whether competitive pricing is solicited, and other factors. Opinions of cost are typically based upon limited quantity take-offs and a unit pricing method to arrive at line-item totals. Unit prices are based upon historical data compiled by Marx Okubo and in no way imply that bids were received from trade subcontractors. Where deemed appropriate, Marx Okubo includes design fees and costs for supporting activities that may be required to perform the work (e.g. erection and dismantling of scaffold, temporary shoring, etc.). No bid documents or corrective drawings were produced. In identifying issues and determining potential costs, it is not the intent of this firm to assume any part of the design responsibility for potential improvements, but rather to report our findings to the client to whom this report is addressed.

CRANEWAY PAVILION
Richmond, California
3 DRAFT
615

IMMEDIATE REPAIR COST
Prepared By: Marx Okubo Associates, Inc. Date Prepared: April 1, 2026 Building(s) Gross Area (S.F.): 40,000
Property Age (Years): 22
P Link to photo of this item.
# Item QTY Unit Unit
Cost
Replacement
Percent
Immediate
Total Comments

4.0 SITE
1 No immediate issues were noted or reported. 0 EA $0.00 0% $0

5.0 INTERIOR IMPROVEMENTS
2 No immediate issues were noted or reported. 0 EA $0.00 0% $0

6.0 MECHANICAL/ELECTRICAL/PLUMBING
3 Remove or repair the door to the abandoned safety switch enclosure located on the west wall of the Craneway Pavilion. The unlocked door is only held on by one hinge and almost fell off when opened, presenting a safety hazard. 1 EA $500.00 100% $500 Cost represents a minimum trip charge. If a City of Richmond employee can perform the work, then there would be no cost. Removal is preferred, but if the enclosure is deemed historic and must remain, then the door should be repaired and locked.

7.0 FIRE PROTECTION/LIFE SAFETY
4 Replace exit signs and emergency lights throughout the building. 30 EA $100.00 100% $3,000 The devices were observed to be at the end of their useful life and multiple signs were not properly functioning.

8.0 BUILDING EQUIPMENT
5 Secure the loose foot of the ladder used to access the beam crane operator's station where the audio/visual controls are located.
1 LS $500.00 100% $500 The foot is missing a bolt, is unsecured, and a safety hazard. Assumes minimum trip charge for a contractor.

10.0 REGULATORY REVIEW
6 No immediate issues were noted or reported. 0 EA $0.00 0% $0 Total Repair Cost $4,000

CRANEWAY PAVILION
Richmond, California
4 DRAFT
616

CAPITAL RESERVE SCHEDULE
Prepared By: Marx Okubo Associates, Inc. Date Prepared: April 1, 2026 Building(s) Gross Area (S.F.): 40,000 Term: 10
Property Age (Years): 22 Inflation Rate: 3%
P Link to photo of this item.

Footnotes: 1 2 3
# Item QTY Unit Unit Cost EUL EFF
Age RUL Year
1 Year
2 Year
3 Year
4 Year
5 Year
6 Year
7 Year
8 Year
9 Year
10 Total Cost Comments

4.0 SITE
1 30,000 SF $1.75 8 7 1 $52,500 $52,500 $105,000 Localized potholes and significant localized cracking were observed on the asphalt pavement. Cost includes the application of a slurry seal coat, filling localized potholes, and sealing cracks; and the removal and replacement of the area drain plates along the south perimeter.
2 50 LF $90.00 0 0 0 $4,500 $4,500 Fencing should be removed and replaced. Installation of new metal picket fencing should include rust-inhibiting paint to extend EUL, as it is located underneath the pier.

5.0 INTERIOR IMPROVEMENTS
3 125 SF $25.00 0 0 0 $3,125 $3,125 Cost includes patching of minor damage and replacement of significant damage on the concrete flooring.

6.0 MECHANICAL/ELECTRICAL/PLUMBING
4 Replace unit heaters as they reach
the end of their EULs. Limited use
has likely allowed an extension of
their life, but they are still
anticipated to need replacement.
10 EA $13,000.00 25 20 5 $130,000 $130,000 Includes rental of lift, includes additional cost factors for labor in high locations, and union labor.

Apply a seal coat, fill potholes,
and seal cracks on the asphalt
pavement around the
perimeters of the building.

Replace damaged or rusted
area drain plates along the
south perimeter of the site.

Remove and replace rusted and
damaged metal picket fencing,
located underneath the pier at
the northeast corner of the
site.

Patch and replace localized
damaged areas of the concrete
flooring along the east
elevation of the building.


1. Opinions of cost are based on limited observations of readily observable conditions and available documentation. Determination of actual costs require competitive bidding by qualified contractors on a scope of work that may require development of repair documents by a qualified engineer or architect.

2. Marx Okubo is not an environmental consultant or evaluator of pest infestation. Opinions of cost exclude abatement of hazardous materials or remediation of pest infestations unless otherwise noted.

3. This cost table is a supplementary document to the report and should be reviewed in conjunction with the full report and exhibits.

CRANEWAY PAVILION
Richmond, California
5 DRAFT
617
# Item QTY Unit Unit Cost EUL EFF
Age RUL Year
1 Year
2 Year
3 Year
4 Year
5 Year
6 Year
7 Year
8 Year
9 Year
10 Total Cost Comments
5 Replace four large general exhaust
fans serving the Craneway
Pavilion. Limited use has likely
allowed an extension of their life,
but they are still anticipated to
need replacement.
4 EA $35,000.00 25 20 5 $140,000 $140,000 Includes demo, crane, working conditions, and union labor. 6 Replace the centrifugal outside air
supply fan and dishwasher exhaust
fan serving the Craneway Pavilion
service kitchen on the roof of the
Main Building.
1 LS $40,000.00 25 23 2 $40,000 $40,000 Includes demo, crane, material handling, constricted working conditions, and union labor.
7 Perform videoscoping and
hydrojet cleaning of sanitary sewer
lines serving the two sets of
restrooms in the Craneway
Pavilion.
1 LS $3,000.00 25 24 1 $3,000 $3,000 Although no evidence of backups was noted during our site visit, it was reported that at least once occurence of a backup from one of the restrooms caused sewer flow into the kitchen.
8 Replace domestic water heaters as
they reach the end of their EULs.
1 LS $3,000.00 10 9 1 $3,000 $3,000 Includes the DWHs serving the restrooms and kitchen. 9 Perform infrared thermoscans on
electrical distribution equipment.

Infrared thermoscans should be
performed annually.
1 LS $3,000.00 1 1 0 $3,000 $3,000 Cost for subsequent thermoscans after Year 1 should be included in the operations and maintenance budget.

7.0 FIRE PROTECTION/LIFE SAFETY
10 Install an independent fire alarm
system with emergency voice/
alarm communication for the
Craneway Pavilion.
1 LS $70,000.00 23 22 1 $70,000 $70,000 The existing shared fire alarm system is obsolete and is no longer supported by the manufacturer. Due to the different occupancy of the Craneway Pavilion compared to the Main Building and its separate ownership, it is recommended that the existing components be replaced with an independent fire alarm system. Due to the high occupancy limit for the space, emergency voice/alarm communication capabilities are anticipated to be required per the current fire code.

8.0 BUILDING EQUIPMENT
11 No significant issues were noted or
reported.
0 EA $0.00 0 0 0 $0 $0

10.0 REGULATORY REVIEW
12 No significant issues were noted or
reported.
0 EA $0.00 0 0 0 $0 $0
Total (Uninflated) $139,125.00 $40,000.00 $0.00 $0.00 $270,000.00 $0.00 $0.00 $52,500.00 $0.00 $0.00 $501,625.00 Inflation Factor (3.0%) 1.0 1.03 1.061 1.093 1.126 1.159 1.194 1.23 1.267 1.305

CRANEWAY PAVILION
Richmond, California
6 DRAFT
618
# Item QTY Unit Unit Cost EUL EFF
Age RUL Year
1 Year
2 Year
3 Year
4 Year
5 Year
6 Year
7 Year
8 Year
9 Year
10 Total Cost Comments
Total (inflated) $139,125.00 $41,200.00 $0.00 $0.00 $303,887.38 $0.00 $0.00 $64,568.38 $0.00 $0.00 $548,780.76 Evaluation Period: 10
# of sf: 40,000
Reserve per sf per year (Uninflated) $1.25
Reserve per sf per year (Inflated) $1.37

CRANEWAY PAVILION
Richmond, California
7 DRAFT
619

3.0 OBSERVATION INFORMATION

3.1 INTRODUCTION
Marx Okubo Associates, Inc. (Marx Okubo) has completed a Facility Condition Assessment of Craneway Pavilion, located in Richmond, California, for RDH Building Science, Inc. (Client). This survey consists of a review of the physical conditions and property components accessible or visible during the site visit; and the quality of construction. The assessment was completed for the purpose of Capital Planning.

Marx Okubo's assessment and this report generally conform with and/or exceed the technical requirements of ASTM E2018-24. The purpose of this review is to provide an overview for Client, and it is in no way implied that every aspect of the project has been reviewed. The purpose of this report is to observe the major aspects of the property, assess their condition, and evaluate the property for material accessibility and code concerns. A detailed compliance survey related to accessibility, building codes, and zoning issues was not performed. The use of this report is limited to the Client to whom it is addressed.

Limited construction drawings were made available electronically and were used as reference material and as a basis for take-offs. These drawings were not reviewed for accuracy, completeness, or conflicts.

3.2 SITE OBSERVATION INFORMATION
Site Observation Date
January 8, 2026
Marx Okubo Team Members
Brad Wolf, PE, CEM, Senior Associate
Kelly Medina, Project Coordinator
Bassamat Bahnasy, CASp, ADAC, ICC, LEED AP, Senior Associate Steve Schneider, PE, Director, Fire Protection/Life Safety Engineering Julie Acosta, LEED AP BD+C, Senior Project Administrator Specialty Consultants Utilized
None
Property Contact Information
Firm:

Name:

Cushman Rexrode Capital Corporation / 510.410.5925
Stephen Rexrode

CRANEWAY PAVILION
Richmond, California
8 DRAFT
620
Areas Reviewed
Our assessment included a limited walk-through survey of accessible areas based upon the sample size(s) for property elements as specifically defined in our proposal, and/or as otherwise determined by Marx Okubo as a sufficient number of repetitive systems, components, or conditions, to reasonably perform our assessment. Marx Okubo's scope of work was limited to the Craneway Pavilion portion of the property.

Limitations
The following limitations were encountered during the property review:

Building envelope and structural assessments of the property are excluded from the scope of our review per the terms of our agreement with the Client.

A Property Management Interview was not conducted because the building is vacant and nobody with direct, recent experience with the property was available.

3.3 DOCUMENTS UTILIZED
Refer to the Exhibits section for a list of the documents that were provided or to which we were given access during the execution of the work.

CRANEWAY PAVILION
Richmond, California
9 DRAFT
621

4.0 SITE

4.1 UTILITY SERVICE PROVIDERS
Water: East Bay Municipal Utility District (EBMUD)
Sanitary/Sewer: EBMUD
Electric: Pacific Gas & Electric (PG&E)
Gas: PG&E
Telephone: Tenant responsibility
Cable: Tenant responsibility
Trash/Recycling: Tenant responsibility

4.2 STORM DRAINAGE
Description: Stormwater flows over the ground surfaces to catch basins located throughout the paved areas. These elements, depending on their location on the property, drain directly to San Francisco Bay or are connected to a storm drain system that discharges directly to San Francisco Bay.

Condition: Trench drain along the east perimeter of the building is clogged with debris and weeds.

Recommendations: Unclog the trench drain as a part of routine maintenance

4.3 TRAFFIC CONTROL
Description: Vehicular access to the Craneway Pavilion portion of the site is not provided for the general public. Delivery vehicles appear to access the site via the east parking area next to the Main Building.

Signalization: No signalization is provided in the immediate vicinity of the site.

Interior Access: Access to the east parking area is provided via two-way internal drive lanes.

Access is controlled with a security attendant booth and metal picket swinging gates at the north end of the Main Building.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

CRANEWAY PAVILION
Richmond, California
10 DRAFT
622

4.4 PARKING
Description: No parking is provided for the Pavilion Craneway's portion of the site. The previous tenants may have had an agreement with the Ferry Terminal Parking lot, but that is unknown at this time.

Lighting: Lighting for the site and surface parking is provided by building-mounted fixtures with light-emitting diode (LED) lamps.

Adequacy: Overall, parking provisions appear adequate for the current use of the property.

A nighttime survey was not performed; however, the distribution of light fixtures appears to be sufficient for the current use of the property.

4.5 PAVING AND SIDEWALKS
Vehicular Paving/
Curbing:

Asphalt pavement over a concrete base on top of the pier is provided at the east, west, and south perimeters of the site. Abandoned railroad tracks are embedded in the asphalt pavement along the south end of the Craneway Pavilion.

Pedestrian Paving,
Stairs, And Railings:

Precast concrete pavement with a conventional gray and red-colored finish is provided at the northwest corner of the site, at the pedestrian entrance to the building.

Condition: Localized potholes and significant localized cracking was observed on the asphalt pavement. Cost includes the application of a slurry seal coat, filling localized potholes, and sealing cracks.

4.6 LANDSCAPE/IRRIGATION
Landscape: None provided.

Irrigation: None provided.

Condition: Not applicable.

Recommendations: Not applicable.

4.7 EARTHWORK/GRADING/EROSION CONTROL
Description: The property is generally graded flat, with gradual sloping to facilitate drainage. Erosion control measures consist of the placement of riprap rock along the shoreline of the property.

Condition: No significant issues were noted or reported.

CRANEWAY PAVILION
Richmond, California
11 DRAFT
623

4.8 RETAINING WALLS
Description: None provided.

Condition: Not applicable.

Recommendations: Not applicable.

4.9 FENCING
Description: Metal guardrails are provided along the south border of the building, along the edge of the pier. Painted metal picket fencing is located underneath the pier at the northeast corner of the site.

Condition: The metal picket fencing, located underneath the pier at the northeast corner of the site is rusted and damaged.

Recommendations: Remove and replace rusted and damaged metal picket fencing.

4.10 SIGNAGE
Description: The property utilizes monument signage to identify the building name provided at the east parking area. Additional informational signage detailing the history of the property is mounted in two locations along the south elevation of the Craneway Pavilion.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

4.11 LOADING DOCKS AND RAMPS
Description: Loading/unloading areas are provided at multi-panel industrial craneway doors provided at the east and west elevations of the building for loading/unloading.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

4.12 EXTERIOR AMENITIES
Description: The San Francisco Bay Trail runs along the south perimeter of the site. A bicycle station for public use is provided on the west side of the site.

Condition: No significant issues were noted or reported.

CRANEWAY PAVILION
Richmond, California
12 DRAFT
624
Recommendations: Not applicable.

4.13 TRASH SYSTEMS/ENCLOSURES
Description: Trash is reportedly the responsibility of the tenant. Trash dumpsters are provided at the east parking area, adjacent to the Main Building.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

4.14 ALTA SURVEY
Marx Okubo was not provided with a current ALTA survey for our review.

CRANEWAY PAVILION
Richmond, California
13 DRAFT
625

5.0 INTERIOR IMPROVEMENTS

5.1 INTERIOR WALLS
Description: Interior walls consist of a combination of exposed brick and mortar, and gypsum board sheathing over metal stud or wood stud framing.

Finishes: Finishes include a combination of painted gypsum board and exposed historic brick and mortar.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.2 INTERIOR DOORS/FRAMES
Description: Doors are generally solid-core wood or hollow metal set in wood or metal frames with stainless steel lever-type hardware. A metal-framed glass door is provided at a select office/storage space.

Finishes: Wood and metal doors are stained or painted and set in painted frames.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.3 CEILINGS
Description: Service area ceilings are painted gypsum board. The Craneway Pavilion space ceiling consists of exposed roof structure.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.4 FLOORS
Description: The Craneway Pavilion features polished concrete floors and acrylic-coated pickleball courts.

Condition: Localized areas of damage were observed on the concrete flooring along the east elevation of the building.

Recommendations: Localized damaged areas of the concrete flooring should be patched and replaced.

CRANEWAY PAVILION
Richmond, California
14 DRAFT
626

5.5 RESTROOMS
Description: Multi-user men's and women's restrooms serving the main Craneway Pavilion area are provided. The men's restrooms are provided with five urinals and five toilet stalls, including one accessible toilet stall. The women's restroom is provided with ten toilet stalls, including one accessible toilet stall. Interior finishes generally consist of painted gypsum board walls, exposed ceiling structure, and laminate tile floors. Wall-mounted porcelain lavatories, and floor- and wall-mounted plastic laminate toilet stall partitions are provided. Toilet stalls are provided with wall-mounted porcelain toilets.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.6 KITCHENS
Description: A bar and kitchen space is provided for tenant use within the main space of the Craneway Pavilion. Finishes at the bar include a solid-surface bar countertop, stainless-steel service countertops and sink, vinyl wall-mounted shelves, and hanging decorative light fixtures.

The adjacent service kitchen is provided with vinyl composite tile (VCT) flooring, painted gypsum board walls, and exposed ceiling structure.

Stainless-steel countertops and undermounted sinks are provided.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.7 UTILITY ROOMS
Description: Utility rooms are generally provided with unpainted or painted gypsum board walls, concrete flooring, and exposed structure ceilings.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

5.8 INTERIOR STAIRS
Description: None provided.

Condition: Not applicable.

Recommendations: Not applicable.

CRANEWAY PAVILION
Richmond, California
15 DRAFT
627

5.9 INTERIOR AMENITIES
Description: None provided.

Condition: Not applicable.

Recommendations: Not applicable.

5.10 WINDOW COVERINGS
Description: Large panel curtains are provided on a track system along the west elevation of the building.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

CRANEWAY PAVILION
Richmond, California
16 DRAFT
628

6.0 MECHANICAL/ELECTRICAL/PLUMBING

6.1 HEATING, VENTILATION, AND AIR CONDITIONING (HVAC)
Description: No mechanical cooling is provided to the building. Operable windows provide cooling. Heating is provided by ten ceiling-hung, natural gas-fired, indirect-fired unit heaters manufactured by Reznor. Due to their mounting height and the lack of an available personnel lift, Marx Okubo was unable to access these units to gather nameplate information. However, similar heaters from the same manufacturer were installed in another portion of the Main Building, and these units had rated heat inputs of 250,000 Btu/h. Marx Okubo has assumed that the heaters serving the Craneway Pavilion have the same capacity of 250,000 Btu/h.

The heaters are mounted along the north wall of the building, and supply air is discharged towards the south wall.

Controls: The unit heaters are controlled by stand-alone analog thermostats.

Ventilation: Operable windows and doors provide natural ventilation. Four roof-mounted, constant-speed, belt-driven down-blast centrifugal fans manufactured by Greenheck provide general exhaust for the main open area. The actual airflow ratings of these fans are unknown because the design that installed this system was not available, and airflow is dependent on the speed of the fan and the pressure of the ductwork connected to the fan system, but the air flow ratings from the manufacturer range from a minimum of approximately 5,000 cubic feet per minute (CFM) to a maximum of approximately 18,000 CFM.

The service kitchen for the Craneway Pavilion is provided with an exhaust hood for the automatic dishwasher, which is connected to an upblast-type centrifugal ventilator mounted on the roof of a small tower that projects up from the roof over the Main Building. This fan was manufactured by Emerson. The actual airflow rating of this fan is unknown, but it has a maximum airflow rating of approximately 1,200 CFM.

Makeup air is ducted into the kitchen and restrooms, and is believed to be provided by a centrifugal outside air supply fan mounted on the same roof as the exhaust fan.

The restrooms are provided with exhaust fans that discharge through the roof.

Age: Except as noted, the HVAC equipment is generally original with some component replacement as needed and is believed to be approximately 22 years old.

Maintenance: The previous tenant was reportedly responsible for maintaining the HVAC systems; however, no information was provided regarding their practices, and the quality of their maintenance program is unknown.

CRANEWAY PAVILION
Richmond, California
17 DRAFT
629
Condition: The HVAC systems generally appear to be in good condition. The unit heaters in the Craneway Pavilion appear to be in good condition, but are believed to be approximately 20 years old and are expected to reach the end of their Expected Useful Life (EUL) during the term, and should be replaced at that time. Similarly, the four general exhaust fans appear to be in good condition, but they are expected to need replacement as they reach the end of their EULs.

The kitchen HVAC equipment is in fair condition. The cover of the kitchen exhaust ventilator has been partially removed and is partially held on by one clip and a piece of concrete, and should be properly reattached. This equipment is located on a small tower that rises above the main roof line of the Main Building. It is recommended to replace this equipment early in the term due to age and condition. The rooftop centrifugal supply fan has no air filtration, and a replacement of this fan is recommended to include air filters.

Recommendations: Replace ten unit heaters due to age.

Replace four rooftop general exhaust fans due to age.

Replace the kitchen HVAC on the roof. This should include the replacement of an unfiltered outside air fan with a filtered supply air system and exhaust ventilator.

6.2 PLUMBING
Water Service: The property is provided with a 6" domestic water service with a main utility meter located in a pit in the yard near the northwest area of the Main Building and an above-ground backflow preventer adjacent to Harbour Way South. A separate 2" above-ground backflow preventer was observed at the northeast corner of the adjacent commercial restaurant, adjacent to the Craneway Pavilion, and likely services the restaurant. No landscape irrigation water is provided nor required for the Craneway Pavilion portion of the site.

Two small, point-of-use water filtration systems are provided for the service kitchen.

Domestic Water
Piping:

Where observed, domestic water piping is generally copper tubing.

Water Heating: Domestic hot water for the restrooms is provided by an electric domestic water heater (DWH) with a 38-gallon integral storage tank and 3,500-watt heating elements. Hot water for the service kitchen is provided by an electric DWH with an integral storage tank of unknown capacity. Too much debris was stored in the room to safely access the unit's nameplate; however, it appears to have a tank capacity of approximately 50 to 80 gallons.

CRANEWAY PAVILION
Richmond, California
18 DRAFT
630
Plumbing Waste
and Vent Lines:

Where observed, waste and vent lines are generally cast-iron pipes. At select locations, specifically at a ground cleanout on the west side of the Main Building just north of the Craneway Pavilion, pipes observed are polyvinyl chloride (PVC).

Natural Gas
Service:

The property is provided with five separate natural gas services: one at the Main Building's west side, three at the Main Building's east side, and one at the Visitor's Center. Which service feeds the unit heaters in the Craneway Pavilion is not known with certainty, but Marx Okubo believes that the southeastern-most service feeds the restaurant and Craneway Pavilion. This gas service may also feed other HVAC equipment in the Main Building. An automatic seismic shut-off valve was noted.

Age: The main supply and waste lines are believed to have been installed during the major building renovation completed in 2004. The water heater serving the restrooms is approximately 19 years old, and the other DWH is assumed to be about the same age.

Condition: Plumbing systems generally appeared to be in good condition. Both domestic water heaters should be replaced early in the term.

It was reported via complaint by a sublessee of the space to the City that at least one backup, apparently caused by one or more restrooms, was experienced in a kitchen. The complaint did not specify whether the space affected was the service kitchen for the Craneway Pavilion or the restaurant's kitchen. No evidence of this backup was noted during our initial site visit.

At the request of the City of Richmond, Marx Okubo performed an additional investigation to determine which kitchen may have been affected and to assess the underlying cause. On March 20, 2026, Marx Okubo performed a second site visit with a subcontractor and video-scoped portions of the sewer lines accessible through cleanouts (only two sections were successfully videoed due to a lack of cleanouts). In summary, it appears that the restaurant's kitchen experienced a backup caused by a lack of maintenance on the grease trap serving the restaurant.

It is believed that no incidents affected the Craneway Pavilion restrooms and service kitchen. Refer to the Additional Sewer System Investigation Exhibit for more details.

Recommendations: Replace both domestic water heaters.

Perform deferred maintenance, including emptying the restaurant's grease trap, and hydrojet clean all sewer and grease waste lines for the restaurant's kitchen.

Hydrojet cleaning of the sewer lines serving the Craneway Pavilion restrooms and service kitchen should also be performed. Any hydrojet cleaning should be coordinated with the ownership of the Main Building due to the shared utilities.

Additional consideration should be provided for the installation of additional cleanouts for the service kitchen and the east side of the Men's Restroom serving the Craneway Pavilion.

CRANEWAY PAVILION
Richmond, California
19 DRAFT
631

6.3 ELECTRICAL
Electrical Service: Three-phase, four-wire electrical service is provided to the site from three pad-mounted, utility-owned transformers located on the east side of the Main Building. Each transformer feeds an exterior termination cabinet, which in turn serves multiple main switchboards within the Main Building. One 120/208-volt and two 277/480-volt services are provided.

One of the 277/480-volt termination cabinets feeds an exterior, 2,500-amp main switchboard that feeds the Craneway Pavilion, the restaurant in the Main Building, and the Visitor's Center.

On-Site Renewable
Electrical Systems:

No renewable energy-generating systems are located directly on the Craneway Pavilion roof. An extensive photovoltaic (PV) system is provided on the Main Building, which serves multiple services within the Main Building. It is believed that none of the energy produced by the PV systems offsets energy use by the Craneway Pavilion.

Electrical
Distribution:

Electrical service is distributed to the Craneway Pavilion by four recessed wall-mounted, 120/208-volt distribution panels, all located in a utility room/office located on the north side of the Craneway Pavilion, with rated capacities of 125 to 225 amps, and main breakers of 100 and 200 amps, respectively. These primarily feed the lights, the kitchen, the HVAC systems, and general receptacles. Panels manufactured by Eaton and Siemens were noted. Two audio/video-specific, 400-amp distribution panels serve the theater lighting and sound systems. One panel is mounted on the west beam crane operator's station, along with A/V equipment, and the other is mounted on the south wall.

Electrical Vehicle
(EV) Charging:

Since there is no parking on the site area apportioned to the Craneway Pavilion, EV charging is not available. EV chargers are provided in several locations in the east parking lot of the Main Building.

Emergency Power: No emergency power is provided.

Lighting System: Lighting in the main open area is provided by high-bay hanging pendant fixtures using LED lamps. Lighting in the restrooms and kitchen is provided by surface-mounted fixtures using linear T8 fluorescent lamps.

Maintenance: Maintenance was reportedly provided by the previous tenant, whose program is unknown. There were no records or other indications that any infrared (IR) thermal scans have been performed.

Condition: The electrical systems generally appear to be in good condition with no significant capital costs anticipated during the term. Marx Okubo recommends performing IR thermal scans of the electrical panels when under load as deferred maintenance. Once the initial service is performed, annual IR scans should be incorporated into the building's operations and maintenance budget.

CRANEWAY PAVILION
Richmond, California
20 DRAFT
632
An old electrical safety switch enclosure that has been abandoned was noted to have a broken cover. When opened, the door almost fell off, which is a safety hazard. If this electrical panel is not deemed to be historic, it should be removed as a potential safety hazard. If it is historical and needs to remain, the door should be repaired and locked to prevent it from being opened by guests attending events.

Recommendations: Perform infrared thermal scans of all electrical panels. They may need to be artificially loaded to obtain meaningful results.

Remove the abandoned electrical safety switch enclosure, or repair and lock the cover door.

CRANEWAY PAVILION
Richmond, California
21 DRAFT
633

7.0 FIRE PROTECTION/LIFE SAFETY

7.1 FIRE ALARM SYSTEM
Description: The Craneway Pavilion is protected by the Main Building's fire alarm system, which is monitored by a Silent Knight 5820XL addressable fire alarm panel. The fire alarm system monitors the fire suppression system for waterflow and valve tamper, smoke and heat detection, and manual pull stations. Fire alarm notification coverage includes horn appliances and strobe visual appliances located throughout the building.

Maintenance and
Inspections:

Updated maintenance and inspection records were unavailable to the City of Richmond since maintenance is the responsibility of the Main Building owner.

Condition: The existing fire alarm panel serving the Main Building has reached the end of its useful life. Although it remains operable, the manufacturer no longer supports the equipment, and there is limited parts availability.

Recommendations: Install a separate fire alarm system serving only the Craneway Pavilion.

Request that the owner of the Main Building provide maintenance records of the fire alarm system, and provide copies of future maintenance service testing and inspection reports, since it is a shared system. A cost-sharing agreement with the Main Building owner may need to be pursued if one does not already exist.

7.2 FIRE SUPPRESSION SYSTEM
Description: The Craneway Pavilion is fully equipped with an automatic sprinkler system served from two sprinkler risers: the west riser is located on the west side of the Craneway Pavilion, and the east riser is located in the restaurant to the northeast of the Craneway Pavilion. The east riser protects the restaurant in addition to protecting the east side of the Craneway Pavilion. The risers are supplied by a site water loop that supports the rest of the sprinkler systems and fire hydrants that protect the Main Building and the entire site. The portion of the loop extends above ground inside the Craneway Pavilion on the north side.

Window sprinklers were observed on both the Craneway Pavilion side and the Main Building side of the windows on the second floor.

Maintenance and
Inspections:

Updated maintenance records were unavailable to the City of Richmond since maintenance is the responsibility of the Main Building owner. Stickers observed on the fire sprinkler risers serving the Craneway Pavilion indicated that the system had its last annual inspection in March 2025, conducted by Bay Alarm, and its last five-year inspection in July 2025, conducted by Cen-Cal Fire Systems, Inc.

CRANEWAY PAVILION
Richmond, California
22 DRAFT
634
Condition: The fire suppression system generally appeared to be in good condition. It should be noted that the fire suppression water supply is supplied by the Main Building's private fire mains.

Recommendations: Request that the Main Building owner provide maintenance records of the fire alarm system, and provide copies of future maintenance service testing and inspection reports, since it is a shared system. A cost-sharing agreement with the Main Building owner may need to be pursued if one does not already exist.

7.3 MANUAL FIRE EXTINGUISHING EQUIPMENT
Description: Manual wall-mounted fire extinguishers were noted throughout the property.

Inspection tags observed show last inspection occurred in March 2025.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

7.4 FIRE HYDRANTS
Description: Approximately ten private fire hydrants are located on the entire site and are connected to the property's private fire protection water main loop. None of these fire hydrants is located within the portion of the site serving the Craneway Pavilion.

Condition: The private hydrants are understood to be the responsibility of the Main Building.

Recommendations: Not applicable.

7.5 MEANS OF EGRESS
Description: Egress for the Craneway Pavilion is via entry doors on the east, west, and south sides of the building that discharge to the pier.

Condition: No significant issues were noted or reported.

Recommendations: Not applicable.

7.6 EMERGENCY LIGHTING AND EXIT SIGNAGE
Description: Emergency lighting is provided by battery pack fixtures located along the south wall of the building. Exit signs were observed throughout the building and appear to be located at the required locations to direct occupants to the closest means of egress. Exit signs were observed to be illuminated by the standard building electricity with battery backup.

CRANEWAY PAVILION
Richmond, California
23 DRAFT
635
Maintenance and
Inspections:

No maintenance inspection documentation on required annual testing was provided.

Condition: Equipment generally appeared to be in poor condition. The devices were observed to be at the end of their useful life, and multiple signs were not properly illuminating.

Recommendations: Replace exit signs and emergency lights throughout the Craneway Pavilion.

CRANEWAY PAVILION
Richmond, California
24 DRAFT
636

8.0 BUILDING EQUIPMENT

8.1 VERTICAL TRANSPORTATION
Although the Main Building is provided with elevators, none serve the Craneway Pavilion.

Two large beam cranes in the space, for which this portion of the building is named, no longer appear to be functional. These appear to have been partially dismantled to prevent accidental usage and appear to have been retained because of their historic nature.

8.2 SECURITY SYSTEMS
Description: Security systems serving the Craneway Pavilion appear to be limited to an automatic burglar alarm manufactured by Bosch with four separate alarm stations. No information on the alarm system monitoring company has been provided.

One video camera was noted in the Craneway Pavilion near the A/V equipment access to the west beam crane. It is unknown whether this is part of a video surveillance system or is an internet camera that is connected to the A/V system.

Condition: The alarm system generally appears to be in good condition, although trouble alarms were noted on the user interface at each station.

Recommendations: The City should contact the security alarm monitoring service to have the trouble alarms investigated. This is presumed to be part of the service of a security monitoring company.

8.3 COMMUNICATION SYSTEMS
Description: Telecommunications services for the Craneway Pavilion are provided from a Minimum Point of Entry (MPOE) located in the Main Building.

Condition: The system appears to be in good condition.

Recommendations: Not applicable.

CRANEWAY PAVILION
Richmond, California
25 DRAFT
637

9.0 SUSTAINABILITY
Description: Marx Okubo performed a Baseline sustainability review of the subject project. Through property management and maintenance interviews, as well as our observations through our site walk, we were able to complete our Baseline Sustainability Related Findings checklist, which we have included as an exhibit to this report.

Mechanical, electrical, and plumbing systems for the Craneway Pavilion are limited to gas-fired unit heaters and exhaust fans, lighting, plumbing fixtures, and two small, localized electric resistance domestic water heaters.

Sustainability measures for the Craneway Pavilion include the installation of light fixtures in the main open area using LED lamps and dual-flush toilets.

Condition: There do not appear to be any electricity, natural gas, or water utility meters for the Craneway Pavilion, and no sub-meters were observed. Usage of the Craneway Pavilion appears to be limited to special events, and many standard sustainability measures likely have longer financial paybacks than would be expected for a building with regular usage.

Recommendations: The following list of potential sustainability measures should be considered for implementation for this building. Further analyses of these items are recommended to be performed through an Energy Audit to determine the economic benefits of these enhancements. The Energy Audit would be essential in determining whether to upgrade the roof insulation when the roof is replaced.

Install submeters to measure the usage of electricity, natural gas, and domestic water of the Craneway Pavilion.

Improve the building insulation levels on the roofs.

Add insulation to the walls.

Implement a "Green" cleaning policy for maintenance and housekeeping.

CRANEWAY PAVILION
Richmond, California
26 DRAFT
638

10.0 REGULATORY REVIEW

10.1 CODE CLASSIFICATION
Occupancy Use: Per the construction documents provided, the property is likely Type-F.

Construction Type: Per the construction documents provided, the property is Type I construction.

10.2 CERTIFICATES OF OCCUPANCY/BUILDING PERMITS
Marx Okubo filed a Public Records Request with the City of Richmond Community Development Department (https://cityofrichmondca.nextrequest.com/) on January 8, 2026 for the Certificate of Occupancy; however, a copy was not received at the time of the issuance of this report.

10.3 GOVERNMENT AGENCY REVIEW
Building
Department:

Marx Okubo filed a Public Records Request with the City of Richmond Community Development Department
(https://cityofrichmondca.nextrequest.com/) on January 8, 2026 for information regarding potential outstanding building code violations. Per Jamie Jenkins, Senior Permit Tech, there are no outstanding violations on record.

Fire Department: Marx Okubo filed a Public Records Request with the City of Richmond Fire Department (https://cityofrichmondca.nextrequest.com/) on January 8, 2026 for information regarding potential outstanding fire code violations and recent inspections. Per Jamie Jenkins, Senior Permit Tech, there are no outstanding violations on record.

Planning
Department:

Marx Okubo filed a Public Records Request with the City of Richmond Community Development Department
(https://cityofrichmondca.nextrequest.com/) on January 8, 2026 for information regarding potential outstanding zoning code violations and current zoning information. Per Jamie Jenkins, Senior Permit Tech, there are no outstanding violations on record. The property is zoned Light Industrial (IL).

10.4 ZONING
Per the City of Richmond Community Development Department, the property is zoned Light Industrial (IL).

CRANEWAY PAVILION
Richmond, California
27 DRAFT
639

10.5 FLOOD ZONE
According to FZDS Flood Plain Determination Report Map Panel No. 06013C0236 G, dated September 30, 2015, the project is located in X, areas of minimal flooding. Areas determined to be outside the 500-year flood plain.

CRANEWAY PAVILION
Richmond, California
28 DRAFT
640

11.0 ACCESSIBILITY

11.1 AMERICANS WITH DISABILITIES ACT (ADA), TITLE II
Since the subject project was last renovated and reoccupied in 2008, which occurred after January 26, 1993, it is required to comply with the 1991 ADA Standards. Marx Okubo conducted a general review of the property for compliance with the criteria in the 2010 ADA Standards for Accessible Design. Our review exceeds the visual-only review scope in the ASTM E2018-24. It should be noted that this is a limited review based on a sampling of conditions, and there may be non-compliance items that have not been identified.

Refer to the separate Accessibility report prepared by Marx Okubo, included as an exhibit to this report.

CRANEWAY PAVILION
Richmond, California
29 DRAFT
641

12.0 EXHIBITS

CRANEWAY PAVILION
Richmond, California
30 DRAFT
642

VICINITY MAP
DRAFT
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FLOOD PLAIN DETERMINATION
REPORT
DRAFT
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MARX OKUBO & ASSOCIATES - IRVINE : Insurance Report
DataVerify Flood Services
Determination Report DATE: 01/15/26
Account Number: INS 97156131

MARX OKUBO &

ASSOCIATES - IRVINE
Owner Name: RDH BUILDING SCIENCE INC
Certified Street Address: 1414 HARBOUR WY S, RICHMOND, CA 94804 Requester: Phone#: Fax#:

Policy Number: 260107113357666
Community Name: RICHMOND, CITY OF
Community Status: Regular Program Type: Participating
Det ID: 357983418 Map Panel #: 06013C0236 G Community #: 060035 Panel Date: 09/30/15 Entry Date: 03/01/79 Det Date: 01/07/26 Flood Zone: X BFE: (Vertical Datum: ) LOMA/LOMR DATE:

Areas of minimal flooding. Areas determined to be outside 500 year flood plain.

This flood determination is provided to the lender pursuant to the flood disaster protection act and for no other purpose. It does not create any private cause of action on behalf of the Policy Holder against DataVerify Flood Services.

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Determination Id : 357983418
Certified Address : 1414 HARBOUR WY S,
RICHMOND, CA 94804
Flood Zone : X
Base Flood Elevat : N/A
FEMA Map Panel Number : 06013C0236 G
FEMA Map Panel Eff. Date : 09/30/15
Coast CBRA Date :

LOMA LOMR Date :

Distance To 100/500 :

Flood Zone
626.0 ft to VE
DISCLAIMER: THIS MAP IMAGE IS PROVIDED AS A VISUAL AID WITHOUT ANY WARRANTIES OR GUARANTEES; IT DOES NOT

CREATE ANY PRIVATE CAUSE OF ACTION ON BEHALF OF THE

BORROWERS OR INSURED PROPERTY OWNERS AGAINST THE
FLOOD DETERMINATION PROVIDER. DISTANCE TO 100/500 YEAR

FLOOD AREA IS AN APPROXIMATION CALCULATED FROM GEOCODING TECHNOLOGY AND IS NON-GUARANTEED.

Includes copyrighted material of DigitalGlobe, Inc. 2026, a Maxar company DRAFT
647
DRAFT
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DOCUMENTS UTILIZED
DRAFT
650

CRANEWAY PAVILION
Richmond, California

1 DOCUMENTS UTILIZED

• Ford Point Leasing Brochure, prepared by Madison Capital and Cushman & Wakefield, date unknown.
• Electrical construction drawings, titled Ford Assembly Building, revision "Permit," prepared by Morrow-Meadows Corp., dated October 1, 2008.
• Electrical construction drawings, titled Ford Assembly Building, revision "Record Drawings," prepared by Morrow-Meadows Corp., dated November 7, 2008. • Architectural construction drawings, titled Ford Assembly Building, revision "N. Parking & SP Area Revised," dated March 12, 2008.
• Architectural construction drawings, titled Ford Assembly Building, "Building Department Building Shell Revisions," dated March 15, 2007.

DRAFT
651

ACCESSIBILITY REPORT
DRAFT
652

MARX OKUBO ASSOCIATE S, INC . 101 Montgomery Street, Suite 300 • San Francisco, CA 94104 • 415.957.9240

ACCESSIBILITY REVIEW

CRANEWAY PAVILION

1414 Harbour Way South
Richmond, CA 94804

Prepared for:

RDH BUILDING SCIENCE, INC.
1901 Harrison Street, Suite 1210
Oakland, CA 94612
Attention: Tammy Siliznoff, MS, P.E., LEED AP
[email protected]

Marx Okubo Job No. 25-5427

Inspected by a CASp
Bassamat Bahnasy, CASp #1190

February 3, 2026
DRAFT
653

CRANEWAY PAVILION

DETAILED ACCESSIBILITY REVIEW REPORT
Richmond, California

DRAFT i

TABLE OF CONTENTS

SECTION PAGE

1. DETAILED ACCESSIBILITY REVIEW ....................................................................................... 1 A. PROJECT INFORMATION ......................................................................................... 1 B. SITE OBSERVATION ................................................................................................. 1 C. APPLICABLE CODES AND REGULATIONS ................................................................. 1

2. METHODOLOGY .................................................................................................................. 3

3. EXHIBITS .............................................................................................................................. 4 A. DETAILED ACCESSIBILITY REVIEW - ISSUES LIST
B. SPREADSHEET OF FINDINGS AND ASSOCIATED COST
C. SITE PLAN

DISTRIBUTION
Tammy Siliznoff, RDH Building Science, Inc. (Electronic copy) Kurt Weninger, RDH Building Science, Inc. (Electronic copy) Kiren Leeds, RDH Building Science, Inc. (Electronic copy) Matthew Bowman, RDH Building Science, Inc. (Electronic copy)

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CRANEWAY PAVILION

DETAILED ACCESSIBILITY REVIEW REPORT
Richmond, California

DRAFT 1

1. DETAILED ACCESSIBILITY REVIEW
A. PROJECT INFORMATION
The subject area under review comprises a portion of a 518,000-square-foot building, featuring a single-story main hall with associated restrooms, kitchen, dining bar, and storage rooms. Based on the information provided, this area does not have a dedicated parking facility and relies on public on-street parking.

Marx Okubo was provided with limited improvement drawings and a list of permit applications for the property. Based on the information provided, the property is a registered historic site, originally constructed in the 1930s as an industrial building and fully renovated in 2008. The assessed area is owned by the City of Richmond and has historically functioned as a public event hall. Most recently, the property was leased for use as a pickleball sports venue and has since been returned to municipal control. The future use of the property has not yet been determined.

B. SITE OBSERVATION
The site visit took place on January 8, 2026, during which time the project site, main hall, restrooms, kitchen, signage, and entry doors were reviewed for the purposes of determining compliance with accessibility requirements. The project observation team was led by Bassamat Bahnasy, CASp, ADAC, LEED AP, Senior Associate of Marx Okubo.

Marx Okubo's staff was accompanied by Michelle Heredia of Orton Development during this review.

C. APPLICABLE CODES AND REGULATIONS
This review is limited to the following codes and standards:

• Title II of the Americans with Disabilities Act (ADA) - 1991 and 2010 ADA Standards for Accessible Design.
• Chapter 11 of the 2007 Edition of the California Building Code (CBC). • Chapter 11B of the 2025 Edition of the CBC for future renovation.

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655

CRANEWAY PAVILION

DETAILED ACCESSIBILITY REVIEW REPORT
Richmond, California

DRAFT 2
Marx Okubo understands that the property was constructed for first occupancy prior to January 26, 1993, and is owned and operated by the City of Richmond; therefore, it falls under Title II of the ADA. Based on the permits provided, the building underwent renovations in 2008. Therefore, the 1991 ADA Standards for Accessible Design were applicable to the renovated area, along with the 2007 CBC, which was in effect at the time of the renovation.

The project was reviewed against the current building code and the 2010 ADA Standards. The building code would become applicable only in the event of future alterations, while the 2010 ADA Standards would apply only in the event of future alterations or to elements not compliant with, or not addressed by, the 1991 ADA Standards.

DRAFT
656

CRANEWAY PAVILION

DETAILED ACCESSIBILITY REVIEW REPORT
Richmond, California

DRAFT 3

2. METHODOLOGY
Under Title II of the ADA, state and local governments must ensure that people with disabilities can access their programs, services, and activities. Therefore, this review was limited to areas where current programs, services, and activities are provided. The review included the main hall and its associated spaces, including restrooms, the dining bar, and exterior access routes serving the reviewed area.

Facilities or buildings located outside the boundaries shown on the attached site plan were outside our scope of review. Refer to the attached site plan for the project boundary and the limits of the reviewed area. In addition, exterior parking and associated routes, maintenance areas, spaces subject to Title I of the ADA, and the commercial kitchen were excluded from this review.

Areas subject to Title I (Employment) of the ADA, including employee work areas such as the commercial kitchen, as well as storage, maintenance, and other property management spaces, are excluded from the scope of this review.

Marx Okubo physically measured a representative sample of floor and ground surfaces, changes in level, turning spaces, clear floor and ground spaces, knee and toe clearances, protruding objects, reach ranges, and operable parts as a part of accessible routes. Standard 2' digital levels, digital measuring devices, and standard tape measures were utilized, and Marx Okubo's accuracy is governed by the limitations of these devices.

Marx Okubo documents non-compliant issues, only, which are typically noted in one location.

Documentation of elements within compliance is outside of the scope of this review. Our findings are attached as an exhibit to this report. The numbering system used to identify non- compliant conditions is determined by the software used to generate this report. Missing or non-sequential numbers do not represent closed or missing issues.

Reviews are limited to spatial configurations and will not include an evaluation of the function of components. The following items are outside the scope of these services: alarms, strobes, lighting levels, telephone TTY operations and magnetic levels, audio decibel levels, accuracy of Braille wording, blocking within walls, slip resistance, and other items that cannot be determined visually. For example, the existence and mounting height of audio/visual alarms was reviewed, but not the features, functionality or characteristics of the strobe or horn.

Where conflicts or discrepancies occur between the requirements of the ADA and code, Marx Okubo based recommendations on the more stringent requirement in order to ensure a wider range of accessible accommodation.

DRAFT
657

CRANEWAY PAVILION

DETAILED ACCESSIBILITY REVIEW REPORT
Richmond, California

DRAFT 4

3. EXHIBITS
A. DETAILED ACCESSIBILITY REVIEW - ISSUES LIST
B. SPREADSHEET OF FINDINGS AND ASSOCIATED COST
C. SITE PLAN
DRAFT
658

EXHIBIT A
DRAFT
659
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
Site Observation - 01/08/2026
Contents
A1.3......................................................................................................................................................................................... 2 • #16: Lockers - Reach Range .............................................................................................................................................. 3 • #2: Restroom - Directional Signage ................................................................................................................................. 6 • #7: Main Entrance - Door .................................................................................................................................................. 9 • #9: Floor Mats - Secure Attachment .............................................................................................................................. 13 • #14: Circulation Path - Vertical Clearance ..................................................................................................................... 15 • #17: Exit Signage.............................................................................................................................................................. 18 • #22: Fire Extinguisher - Reach Range and Protruding Object.................................................................................... 20 • #50: AED - Protruding Object.......................................................................................................................................... 23 • #4: South Deck - Interior Accessible Route................................................................................................................... 26 • #5: South Deck - Exterior Accessible Route .................................................................................................................. 29 • #6: South Deck - Slope and Change of Level ................................................................................................................ 32 • #12: Site Arrival Point - Accessible Route ...................................................................................................................... 35 • #56: Accessible Entrance................................................................................................................................................. 39 A3.1....................................................................................................................................................................................... 42 • #28: Identification Sign - Location ................................................................................................................................. 43 • #29: Door - Opening Force.............................................................................................................................................. 45 • #30: Door - Pull Side Maneuvering Clearance .............................................................................................................. 47 • #31: Door Lock - Reach Range........................................................................................................................................ 50 • #33: Water Closet - Location........................................................................................................................................... 52 • #34: Sanitary Napkin Disposal - Location...................................................................................................................... 55 • #35: Toilet Compartment Door - Self Closing............................................................................................................... 57 • #36: Paper Towel Dispenser - Height ............................................................................................................................ 59 • #37: Lavatory - Pipe Insulation....................................................................................................................................... 61 • #38: Urinal - Clear Floor Space ....................................................................................................................................... 63 • #39: Ambulatory Compartment ..................................................................................................................................... 65 • #41: Toilet Paper Dispenser - Location.......................................................................................................................... 68 • #42: Ground Surface - Slip Resistance........................................................................................................................... 70 • #58: Bathroom Signage - Geometric Sign..................................................................................................................... 72 • #60: Light Switch - Height ............................................................................................................................................... 74 FS-1 & 2 ................................................................................................................................................................................ 76 • #24: Dining Surface - Height & Depth ........................................................................................................................... 77 Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 1 of 79 DRAFT
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Craneway Pavilion Site Observation - 01/08/2026
A1.3 (13 issues)
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Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#16: Lockers - Reach Range
Status Open
Type
ID #16
Pin 1
Location General
Location details Main Hall and Restrooms
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description An accessible locker is not provided as
the bottom shelf measured 7" above the
floor.

Codes and Regulations At least 5%, but no fewer than one of the lockers must be within reach range at each location. CBC 11B-225
Unobstructed reach range must be 15" minimum above the floor. CBC 11B-308.2.1 Recommendation Provide one shelf within accessible reach in the lower section of one locker at each location.

Priority Priority 4 - Other
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (5)
20260108_105507_2_photo
Added as Reference
Added on Jan 19, 2026, 8:55 PM PST
Added by Bassamat Bahnasy
20260108_125559_1_photo
Added as Reference
Added on Jan 19, 2026, 8:55 PM PST
Added by Bassamat Bahnasy
20260108_105522_3_photo
Added as Reference
Added on Jan 19, 2026, 8:55 PM PST
Added by Bassamat Bahnasy
20260108_105439_1_photo
Added as Reference
Added on Jan 19, 2026, 8:55 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 4 of 79 DRAFT
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Craneway Pavilion Site Observation - 01/08/2026
Figure 11B-308.2.1 Unobstructed Forward Reach
Added as Reference
Taken on Apr 24, 2020, 10:30 AM PDT
Added on Jan 26, 2026, 8:52 PM PST
Added by Bassamat Bahnasy
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664
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#2: Restroom - Directional Signage
Status Open
Type
ID #2
Pin 2
Location Main Hall
Location details East of Building
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The east-side restroom is inaccessible,
and no directional signage to accessible
restrooms is provided.

Codes and Regulations Directional signs indicating the location of the nearest accessible restroom must be provided at inaccessible restrooms. Signs shall include the International Symbol of Accessibility. CBC 11B-216.8
Recommendation Provide directional signage.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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665
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_094213_1_photo (1)
Added as Reference
Added on Jan 26, 2026, 7:53 PM PST
Added by Bassamat Bahnasy
20260108_094421_6_photo (1)
Added as Reference
Added on Jan 26, 2026, 7:54 PM PST
Added by Bassamat Bahnasy
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666
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Directional Signage
Added as Reference
Added on Jan 26, 2026, 8:00 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 8 of 79 DRAFT
667
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#7: Main Entrance - Door
Status Open
Type
ID #7
Pin 3
Location Main Hall
Location details West Entrance
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The imbedded metal plate at the main
entry is obstructing an accessible route
through the door. Element along the
plate exceed 1/2". In addition, the slope
is greater than 2% within the door
maneuvering clearance.

Codes and Regulations At least one accessible entrance must be provided. CBC 11B-202.4 Recommendation Modify door threshold and door maneuvering clearance.

Priority Priority 1 - Entrances
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (10)
20260108_101652_1_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_101927_5_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_102317_4_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_102742_6_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 10 of 79 DRAFT
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20260108_102213_2_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_101708_2_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_101915_4_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
20260108_102719_3_photo
Added as Reference
Added on Jan 19, 2026, 7:45 PM PST
Added by Bassamat Bahnasy
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Craneway Pavilion Site Observation - 01/08/2026
Figure 11B-303.2 Vertical Change in Level
Added as Reference
Taken on Apr 24, 2020, 10:22 AM PDT
Added on Feb 3, 2026, 8:36 AM PST
Added by Bassamat Bahnasy
Figure 11B-303.3 Beveled Change in Level (1)
Added as Reference
Taken on Apr 24, 2020, 10:22 AM PDT
Added on Feb 3, 2026, 8:36 AM PST
Added by Bassamat Bahnasy
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671
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#9: Floor Mats - Secure Attachment
Status Open
Type
ID #9
Pin 4
Location Main Hall
Location details Main Entrance - West Side
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description Floor mats are not adhered to the
ground surface.

Codes and Regulations All carpets must be securely attached. CBC 11B- 302.2 Recommendation Securely attach the floor mats to the floor surface.

Priority Priority 1 - Entrances
Accessibility > Accessibility
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672
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_102355_1_photo
Added as Reference
Added on Jan 19, 2026, 1:40 PM PST
Added by Bassamat Bahnasy
20260108_102428_2_photo
Added as Reference
Added on Jan 19, 2026, 1:40 PM PST
Added by Bassamat Bahnasy
Carpet
Added as Reference
Taken on May 16, 2024, 4:35 PM PDT
Added on Jan 19, 2026, 1:43 PM PST
Added by Bassamat Bahnasy
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673
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#14: Circulation Path - Vertical Clearance
Status Open
Type
ID #14
Pin 5
Location Main Hall
Location details West to Women's Restroom
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description Vertical clearance to the area adjacent to
the restrooms measured less than 80"
due to the location of the structural
beam and mechanical elements.

Codes and Regulations Circulation spaces shall have 80" minimum clear head room. Guardrails or other barriers shall be provided where the vertical clearance is less than 80" high. The leading edge of such guardrail or barrier shall be located 27" maximum above the finish floor or ground. ADA 4.4.2
Recommendation Provide cane detection below the protrusion.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (6)
20260108_104958_2_photo
Added as Reference
Added on Jan 19, 2026, 1:52 PM PST
Added by Bassamat Bahnasy
20260108_104932_1_photo
Added as Reference
Added on Jan 19, 2026, 1:52 PM PST
Added by Bassamat Bahnasy
307.4 Vertical Clearance
Added as Reference
Taken on Apr 16, 2020, 5:06 PM PDT
Added on Jan 19, 2026, 1:53 PM PST
Added by Bassamat Bahnasy
20260108_105149_3_photo
Added as Reference
Added on Jan 28, 2026, 1:30 PM PST
Added by Bassamat Bahnasy
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Craneway Pavilion Site Observation - 01/08/2026
20260108_105124_2_photo
Added as Reference
Added on Jan 28, 2026, 1:30 PM PST
Added by Bassamat Bahnasy
20260108_105306_1_photo
Added as Reference
Added on Jan 28, 2026, 1:32 PM PST
Added by Bassamat Bahnasy
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676
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#17: Exit Signage
Status Open
Type
ID #17
Pin 6
Location Main Hall
Location details All Exits
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description Exit signage is not provided at the
building exits.

Codes and Regulations Tactile exit signage must be provided at exit discharge. CBC 11B-216.4.1 Recommendation Provide tactile signage at exit doors.

Priority Priority 4 - Other
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (4)
20260108_105718_3_photo
Added as Reference
Added on Jan 19, 2026, 2:27 PM PST
Added by Bassamat Bahnasy
20260108_105623_1_photo
Added as Reference
Added on Jan 19, 2026, 2:27 PM PST
Added by Bassamat Bahnasy
20260108_105652_2_photo
Added as Reference
Added on Jan 19, 2026, 2:27 PM PST
Added by Bassamat Bahnasy
Tactile Exit Sign
Added as Reference
Added on Feb 3, 2026, 8:53 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 19 of 79 DRAFT
678
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#22: Fire Extinguisher - Reach Range and Protruding
Object
Status Open
Type
ID #22
Pin 7
Location Main Hall
Location details General
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The fire extinguisher is located
approximately 58" above the finish floor
surface and is protruding up to 6" into
the accessible route.

Codes and Regulations Operable parts on elements required to be accessible must be located within reach ranges between 15" and 48" above the finish floor surface. Objects with leading edges more than 27" and not more than 80" above the finish floor or ground cannot protrude more than 4" maximum horizontally into the circulation path. CBC 11B-307.2 Recommendation Relocate the fire extinguisher
Priority Priority 4 - Other
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (8)
20260108_111633_6_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
20260108_111626_5_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
20260108_111515_2_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
20260108_111521_3_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
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20260108_111541_4_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
20260108_111500_1_photo
Added as Reference
Added on Jan 19, 2026, 3:57 PM PST
Added by Bassamat Bahnasy
Forward Reach
Added as Reference
Added on Jan 19, 2026, 4:02 PM PST
Added by Bassamat Bahnasy
307.2 Limits of Protruding Objects
Added as Reference
Taken on Apr 16, 2020, 5:05 PM PDT
Added on Jan 19, 2026, 3:59 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 22 of 79 DRAFT
681
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#50: AED - Protruding Object
Status Open
Type
ID #50
Pin 8
Location Main Hall
Location details Adjacent to Kitchen
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The AED protrudes greater than 4" into
the circulation path and the height of the
handle exceed 48".

Codes and Regulations Objects with leading edges more than 27" above the finish floor or ground cannot protrude more than 4" maximum horizontally into the circulation path. The handle shall be located 48" maximum from the finished floor. CBC 11B-307.2 Recommendation Relocate the AED.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (4)
20260108_122744_2_photo
Added as Reference
Added on Jan 19, 2026, 9:26 PM PST
Added by Bassamat Bahnasy
20260108_122903_1_photo
Added as Reference
Added on Jan 19, 2026, 9:26 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 24 of 79 DRAFT
683
Craneway Pavilion Site Observation - 01/08/2026
20260108_122724_1_photo
Added as Reference
Added on Jan 19, 2026, 9:26 PM PST
Added by Bassamat Bahnasy
307.2 Limits of Protruding Objects
Added as Reference
Taken on Apr 16, 2020, 5:05 PM PDT
Added on Jan 19, 2026, 3:59 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 25 of 79 DRAFT
684
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#4: South Deck - Interior Accessible Route
Status Open
Type
ID #4
Pin 9
Location Site
Location details South Deck
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description All exterior doors to the rear deck are
inaccessible due to changes in level
exceeding 1/4", force exceeding 5
pounds, maneuvering clearance slope
exceeding 2%, and elements within the
bottom 10" of the door. The deck is
required to be accessible if it is open to
the public.

Codes and Regulations At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2 Recommendation Provide either an accessible door or an accessible route to the rear deck if the deck is open to the public. Refer to issue No. 5.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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685
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (8)
20260108_095934_6_photo
Added as Reference
Added on Jan 19, 2026, 10:36 PM PST
Added by Bassamat Bahnasy
20260108_095549_4_photo
Added as Reference
Added on Jan 19, 2026, 10:36 PM PST
Added by Bassamat Bahnasy
20260108_095454_2_photo
Added as Reference
Added on Jan 19, 2026, 10:37 PM PST
Added by Bassamat Bahnasy
20260108_095424_1_photo
Added as Reference
Added on Jan 19, 2026, 10:37 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 27 of 79 DRAFT
686
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20260108_100246_9_photo
Added as Reference
Added on Jan 19, 2026, 10:38 PM PST
Added by Bassamat Bahnasy
20260108_100413_11_photo
Added as Reference
Added on Jan 19, 2026, 10:38 PM PST
Added by Bassamat Bahnasy
20260108_100539_13_photo (1)
Added as Reference
Added on Jan 19, 2026, 10:39 PM PST
Added by Bassamat Bahnasy
20260108_100113_8_photo
Added as Reference
Added on Jan 19, 2026, 10:39 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 28 of 79 DRAFT
687
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#5: South Deck - Exterior Accessible Route
Status Open
Type
ID #5
Pin 10
Location Site
Location details West of Building
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description An accessible route to the south deck is
not provided due to level changes
exceeding 1/4" along the west side of the
site, and inaccessible doors serving the
rear deck. Refer to Issue No. 4.

The deck is required to be accessible if
open to the public.

Codes and Regulations At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2 Recommendation To be determined based on future use of the space.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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688
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (5)
20260108_100932_1_photo
Added as Reference
Added on Jan 19, 2026, 8:31 PM PST
Added by Bassamat Bahnasy
20260108_101020_3_photo
Added as Reference
Added on Jan 19, 2026, 8:31 PM PST
Added by Bassamat Bahnasy
20260108_101027_4_photo
Added as Reference
Added on Jan 19, 2026, 8:31 PM PST
Added by Bassamat Bahnasy
20260108_100942_2_photo
Added as Reference
Added on Jan 19, 2026, 8:31 PM PST
Added by Bassamat Bahnasy
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689
Craneway Pavilion Site Observation - 01/08/2026
303.2 Vertical Change in Level
Added as Reference
Taken on Apr 16, 2020, 3:07 PM PDT
Added on Jan 19, 2026, 1:31 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 31 of 79 DRAFT
690
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#6: South Deck - Slope and Change of Level
Status Open
Type
ID #6
Pin 11
Location Site
Location details South Deck
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The South Deck is inaccessible due to
level changes exceeding 1/4", a cross
slope of 5.5%, and tracks that create
abrupt changes in level. The deck is
required to be accessible if it is open to
the public.

Codes and Regulations At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2 Recommendation Provide an accessible route from an existing rear door if rear deck is open to the public. Refer to issue No. 4
Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (4)
20260108_101547_1_photo.jpg
Added as Attachment
Added on Jan 8, 2026, 10:35 AM PST
Added by Bassamat Bahnasy
20260108_101600_3_photo.jpg
Added as Attachment
Added on Jan 8, 2026, 10:35 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 33 of 79 DRAFT
692
Craneway Pavilion Site Observation - 01/08/2026
20260108_101423_1_photo.jpg
Added as Attachment
Added on Jan 8, 2026, 10:35 AM PST
Added by Bassamat Bahnasy
20260108_101442_2_photo.jpg
Added as Attachment
Added on Jan 8, 2026, 10:14 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 34 of 79 DRAFT
693
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#12: Site Arrival Point - Accessible Route
Status Open
Type
ID #12
Pin 12
Location Site
Location details West of Building
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description The walkway from the accessible parking
and public transit to the main entrance
has changes in level exceeding 1/4"
vertical.

Codes and Regulations At least one accessible route from the site access point to an accessible entrance must be provided. ADA 4.1.7 (3)(a). Changes in level at the accessible route must not exceed 1/4" vertical. ADA 4.5.2
Recommendation Resurface the asphalt.

Priority Priority 1 - Entrances
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 35 of 79 DRAFT
694
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (9)
20260108_103914_1_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_103945_4_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_103937_3_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_103926_2_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 36 of 79 DRAFT
695
Craneway Pavilion Site Observation - 01/08/2026
20260108_104031_5_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_104306_1_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_104208_6_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
20260108_104217_7_photo
Added as Reference
Added on Jan 19, 2026, 1:29 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 37 of 79 DRAFT
696
Craneway Pavilion Site Observation - 01/08/2026
303.2 Vertical Change in Level
Added as Reference
Taken on Apr 16, 2020, 3:07 PM PDT
Added on Jan 19, 2026, 1:31 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 38 of 79 DRAFT
697
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#56: Accessible Entrance
Status Open
Type
ID #56
Pin 13
Location Site
Location details Exterior Doors
Placement A1.3 (PARTIAL SITE/FIRST FLOOR PLAN

FWAY CONCEPT TI)
Description No accessible entrance is provided.

Codes and Regulations At least one accessible entrance must be provided. Directional signs indicating the location of the nearest accessible entrance must be provided at inaccessible entrances. CBC 11B-216.6
Recommendation Provide directional signage.

Priority Priority 1 - Entrances
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 39 of 79 DRAFT
698
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (6)
20260108_094753_3_photo
Added as Reference
Added on Jan 19, 2026, 6:49 PM PST
Added by Bassamat Bahnasy
20260108_095836_3_photo
Added as Reference
Added on Jan 19, 2026, 6:50 PM PST
Added by Bassamat Bahnasy
20260108_104837_2_photo
Added as Reference
Added on Jan 19, 2026, 8:05 PM PST
Added by Bassamat Bahnasy
20260108_104829_1_photo
Added as Reference
Added on Jan 19, 2026, 8:05 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 40 of 79 DRAFT
699
Craneway Pavilion Site Observation - 01/08/2026
20260108_094819_5_photo
Added as Reference
Added on Jan 19, 2026, 8:06 PM PST
Added by Bassamat Bahnasy
Directional Signage
Added as Reference
Added on Jan 26, 2026, 8:00 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 41 of 79 DRAFT
700
Craneway Pavilion Site Observation - 01/08/2026
A3.1 (15 issues)
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 42 of 79 DRAFT
701
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#28: Identification Sign - Location
Status Open
Type
ID #28
Pin 15
Location Restrooms
Location details Men's and Women's Multi-User
Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The restroom identification sign is
mounted at the door.

Codes and Regulations Where permanent identification is provided for rooms and spaces, signs shall be installed on the wall adjacent to the latch side of the door. Where there is no wall space to the latch side of the door, signs shall be placed on the nearest adjacent wall.

CBC 11B-703.2
Recommendation Relocate the identification sign to the adjacent wall.

Priority Priority 4 - Other
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 43 of 79 DRAFT
702
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (4)
20260108_113443_1_photo
Added as Reference
Added on Jan 16, 2026, 12:33 PM PST
Added by Bassamat Bahnasy
20260108_113451_2_photo
Added as Reference
Added on Jan 16, 2026, 12:33 PM PST
Added by Bassamat Bahnasy
703.4.1 Height of Tactile Characters
Added as Reference
Added on Jan 16, 2026, 12:44 PM PST
Added by Bassamat Bahnasy
Figure 11B-703.4.2 Figure 11B-703.4.2
Added as Reference
Taken on Apr 24, 2020, 12:09 PM PDT
Added on Jan 28, 2026, 1:24 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 44 of 79 DRAFT
703
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#29: Door - Opening Force
Status Open
Type
ID #29
Pin 16
Location Restrooms
Location details Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The door opening force measured 18
pounds. The high opening force appear
to be a result of historic swelling of the
door or misalugnment.

Codes and Regulations Interior doors must have an opening force not exceeding 5 pounds. CBC 11B-404.2.9 Recommendation Adjust door.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 45 of 79 DRAFT
704
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (1)
20260108_113603_1_photo.jpg
Added as Attachment
Added on Jan 8, 2026, 11:36 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 46 of 79 DRAFT
705
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#30: Door - Pull Side Maneuvering Clearance
Status Open
Type
ID #30
Pin 17
Location Restrooms
Location details Women's Restroom
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The trash is located within the door
maneuvering clearance on the pull side
of the door.

Codes and Regulations A clearance extending 18" minimum beyond the latch side of the door. ADA 4.13.6 Recommendation Relocate the trash can.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 47 of 79 DRAFT
706
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_113719_1_photo
Added as Reference
Added on Jan 20, 2026, 12:07 AM PST
Added by Bassamat Bahnasy
Door Maneuvering Clearance
Added as Reference
Taken on May 26, 2025, 9:09 PM PDT
Added on Jan 20, 2026, 12:08 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 48 of 79 DRAFT
707
Craneway Pavilion Site Observation - 01/08/2026
404.2.4.1 (a) Maneuvering Clearances at Manual
Swinging Doors and Gates
Added as Reference
Taken on Apr 20, 2020, 8:36 AM PDT
Added on Jan 20, 2026, 12:09 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 49 of 79 DRAFT
708
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#31: Door Lock - Reach Range
Status Open
Type
ID #31
Pin 18
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The door lock is located at 57" above the
finish floor.

Codes and Regulations Operable parts of door locks shall be 34" minimum and 44" maximum above the finish floor or ground. CBC 11B-404.2.7
Recommendation Relocate the door lock.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 50 of 79 DRAFT
709
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_114015_3_photo
Added as Reference
Added on Jan 20, 2026, 12:03 AM PST
Added by Bassamat Bahnasy
20260108_114003_1_photo
Added as Reference
Added on Jan 20, 2026, 12:03 AM PST
Added by Bassamat Bahnasy
Forward Reach
Added as Reference
Added on Jan 20, 2026, 12:04 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 51 of 79 DRAFT
710
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#33: Water Closet - Location
Status Open
Type
ID #33
Pin 19
Location Restrooms
Location details Men's and Women's Restroom
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The centerline of the water closet at the
accessible stall measured 18-1/2" from
the side wall.

Codes and Regulations The centerline of the water closet must be located 17" minimum and 18" maximum from the side wall. CBC 11B-604.2
Recommendation Relocate the water closet.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 52 of 79 DRAFT
711
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (5)
20260108_114338_3_photo
Added as Reference
Added on Jan 19, 2026, 11:23 PM PST
Added by Bassamat Bahnasy
20260108_114316_1_photo
Added as Reference
Added on Jan 19, 2026, 11:23 PM PST
Added by Bassamat Bahnasy
20260108_115924_1_photo
Added as Reference
Added on Jan 19, 2026, 11:31 PM PST
Added by Bassamat Bahnasy
20260108_115931_2_photo
Added as Reference
Added on Jan 19, 2026, 11:31 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 53 of 79 DRAFT
712
Craneway Pavilion Site Observation - 01/08/2026
Water Closet Center Line
Added as Reference
Taken on May 9, 2025, 12:09 PM PDT
Added on Jan 26, 2026, 11:31 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 54 of 79 DRAFT
713
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#34: Sanitary Napkin Disposal - Location
Status Open
Type
ID #34
Pin 20
Location Restrooms
Location details Men's and Women's Accessible
Compartments
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The sanitary napkin disposal unit is
located between the rear wall and the
toilet paper dispenser.

Codes and Regulations Sanitary napkin disposal units shall be wall mounted and located on the sidewall between the rear wall of the toilet and the toilet paper dispenser, adjacent to the toilet paper dispenser. The disposal unit shall be located below the grab bar with the opening of the disposal unit 19" above the finish floor. CBC 11B-604.7.2 Recommendation Relocate the disposal.

Priority Future Alteration
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 55 of 79 DRAFT
714
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (2)
20260108_114551_1_photo
Added as Reference
Added on Jan 26, 2026, 11:51 PM PST
Added by Bassamat Bahnasy
Figure 11B-604.7.2 Disposal Unit Location
Added as Reference
Taken on Apr 24, 2020, 11:34 AM PDT
Added on Jan 26, 2026, 11:57 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 56 of 79 DRAFT
715
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#35: Toilet Compartment Door - Self Closing
Status Open
Type
ID #35
Pin 21
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The doors to the accessible
compartments are not self-closing.

Codes and Regulations Doors to the accessible compartment must be self-closing. CBC 11B-604.8.1.2 Recommendation Adjust doors so that the gravity hinges closes properly.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 57 of 79 DRAFT
716
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (2)
20260108_114819_1_photo
Added as Reference
Added on Jan 19, 2026, 11:43 PM PST
Added by Bassamat Bahnasy
20260108_114848_2_photo
Added as Reference
Added on Jan 19, 2026, 11:43 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 58 of 79 DRAFT
717
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#36: Paper Towel Dispenser - Height
Status Open
Type
ID #36
Pin 22
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The operable part of the paper towel
dispenser measured up to 55" above the
floor.

Codes and Regulations At least one type of each accessory must have the operable part located 40" maximum above the floor. CBC 11B-603.5
Recommendation Relocate the dispenser.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 59 of 79 DRAFT
718
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_115003_2_photo
Added as Reference
Added on Jan 27, 2026, 12:33 AM PST
Added by Bassamat Bahnasy
20260108_114957_1_photo
Added as Reference
Added on Jan 27, 2026, 12:33 AM PST
Added by Bassamat Bahnasy
20260108_120803_3_photo
Added as Reference
Added on Jan 27, 2026, 12:48 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 60 of 79 DRAFT
719
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#37: Lavatory - Pipe Insulation
Status Open
Type
ID #37
Pin 23
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The lavatory connectors, supply, and
drain lines under the lavatory are not
insulated or otherwise covered to protect
against scrapes and burns.

Codes and Regulations A minimum of 10% of the sinks in each restroom shall be accessible. Water supply and drain pipes serving the accessible sinks must be insulated or otherwise covered to protect users from contact. There may be no sharp or abrasive surfaces under sinks.

CBC 11B-606.5
Recommendation Provide insulation at lavatory pipes.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 61 of 79 DRAFT
720
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (2)
20260108_120650_1_photo
Added as Reference
Added on Jan 19, 2026, 11:50 PM PST
Added by Bassamat Bahnasy
20260108_115144_1_photo
Added as Reference
Added on Jan 19, 2026, 11:50 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 62 of 79 DRAFT
721
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#38: Urinal - Clear Floor Space
Status Open
Type
ID #38
Pin 24
Location Restrooms
Location details Men's Restroom
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The distance between the accessible
urinal partitions measured 29-1/2".

Codes and Regulations A clear floor space 30" x 48" must be provided in front of the accessible urinal. CBC 11B-605.3
Recommendation Relocate the partition at one urinal.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 63 of 79 DRAFT
722
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (4)
20260108_115557_5_photo
Added as Reference
Added on Jan 12, 2026, 5:42 PM PST
Added by Bassamat Bahnasy
20260108_115552_4_photo
Added as Reference
Added on Jan 12, 2026, 5:42 PM PST
Added by Bassamat Bahnasy
20260108_115432_1_photo
Added as Reference
Added on Jan 12, 2026, 5:42 PM PST
Added by Bassamat Bahnasy
UrinalClearFloorSpace
Added as Reference
Added on Jan 28, 2026, 1:03 PM PST
Added by Sarah Strauch
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 64 of 79 DRAFT
723
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#39: Ambulatory Compartment
Status Open
Type
ID #39
Pin 25
Location Restrooms
Location details Men's Restroom
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description An ambulatory stall is not provided.

Codes and Regulations In a multi-accommodation toilet facility where the combination of urinals and water closets totals six or more fixtures, 5% of the combination of toilet compartments and urinals, but no fewer than one ambulatory toilet compartment must be provided. CBC 11B-213.3.1
Recommendation Convert an existing stall to be an ambulatory compartment.

Priority State/Local Code Requirement
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 65 of 79 DRAFT
724
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (5)
20260108_115700_1_photo
Added as Reference
Added on Jan 20, 2026, 10:11 AM PST
Added by Bassamat Bahnasy
20260108_115712_4_photo
Added as Reference
Added on Jan 20, 2026, 10:11 AM PST
Added by Bassamat Bahnasy
20260108_115705_2_photo
Added as Reference
Added on Jan 20, 2026, 10:11 AM PST
Added by Bassamat Bahnasy
20260108_115705_3_photo
Added as Reference
Added on Jan 20, 2026, 10:11 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 66 of 79 DRAFT
725
Craneway Pavilion Site Observation - 01/08/2026
Toilet Room - Ambulatory Stall
Added as Reference
Added on Feb 3, 2026, 8:21 AM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 67 of 79 DRAFT
726
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#41: Toilet Paper Dispenser - Location
Status Open
Type
ID #41
Pin 26
Location Restrooms
Location details Men's Restroom
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The toilet paper dispenser centerline
measures 5" from the front edge of the
water closet.

Codes and Regulations Toilet paper dispensers must be 7" minimum to 9" maximum in front of the water closet measured to the centerline of the dispenser. CBC 11B- 604.7 Recommendation Relocate the toilet paper dispenser.

Priority Future Alteration
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 68 of 79 DRAFT
727
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_120133_2_photo
Added as Reference
Added on Jan 19, 2026, 11:33 PM PST
Added by Bassamat Bahnasy
20260108_120141_3_photo
Added as Reference
Added on Jan 19, 2026, 11:33 PM PST
Added by Bassamat Bahnasy
Figure 11B-604.7.1 Dispenser Outlet Location
Added as Reference
Taken on Apr 24, 2020, 11:34 AM PDT
Added on Jan 26, 2026, 11:47 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 69 of 79 DRAFT
728
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#42: Ground Surface - Slip Resistance
Status Open
Type
ID #42
Pin 27
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description Floor is not slip resistant.

Codes and Regulations Ground and floor surfaces along accessible routes and in accessible rooms and spaces including floors, shall be stable, firm, and slip-resistant. CBC 11B-302 Recommendation Install a slip-resistant coating over existing flooring.

Priority Priority 3 - Restrooms
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 70 of 79 DRAFT
729
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (3)
20260108_115712_4_photo
Added as Reference
Added on Jan 28, 2026, 1:18 PM PST
Added by Bassamat Bahnasy
20260108_120650_1_photo (2)
Added as Reference
Added on Jan 28, 2026, 1:18 PM PST
Added by Bassamat Bahnasy
20260108_115700_1_photo (1)
Added as Reference
Added on Jan 28, 2026, 1:18 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 71 of 79 DRAFT
730
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#58: Bathroom Signage - Geometric Sign
Status Open
Type
ID #58
Pin 28
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description A geometric sign is not provided at the
restroom door.

Codes and Regulations Geometric symbols must be provided at entrances to toilet and bathing rooms. CBC 11B-216.8.1.

Geometric symbols shall be mounted at 58" minimum and 60" maximum above the finish floor measured from the centerline of the symbol. CBC 11B-703.2.6 Recommendation Provide a geometric sign at the restroom door.

Priority State/Local Code Requirement
Accessibility > Accessibility
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 72 of 79 DRAFT
731
Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (2)
20260108_113443_1_photo
Added as Reference
Added on Jan 26, 2026, 7:10 PM PST
Added by Bassamat Bahnasy
20260108_113451_2_photo
Added as Reference
Added on Jan 26, 2026, 7:10 PM PST
Added by Bassamat Bahnasy
Created by Bassamat Bahnasy with Autodesk® Construction Cloud™ on Feb 3, 2026 at 9:16 AM PST Page 73 of 79 DRAFT
732
Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#60: Light Switch - Height
Status Open
Type
ID #60
Pin 29
Location Restrooms
Location details Men's and Women's Restrooms
Placement A3.1 (CRANEWAY TOILET ROOM Pl ANS)
Description The height of the light switch measured
52" above the floor.

Codes and Regulations The high reach for operable parts on accessible elements must not exceed 48" above the floor. CBC 11B-205
Recommendation Install an automatic light sensor at existing switch.

Priority Future Alteration
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (2)
Forward Reach
Added as Reference
Added on Jan 27, 2026, 2:26 PM PST
Added by Bassamat Bahnasy
20260108_113719_1_photo (1)
Added as Reference
Added on Jan 27, 2026, 2:26 PM PST
Added by Bassamat Bahnasy
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Craneway Pavilion Site Observation - 01/08/2026
FS-1 & 2 (1 issue)
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Craneway Pavilion Site Observation - 01/08/2026
Issue detail
#24: Dining Surface - Height & Depth
Status Open
Type
ID #24
Pin 14
Location Main Hall
Location details Service Bar
Placement FS-1 & 2 (CATERING AND BAR AREA)
Description An accessible dining surface is not
provided at the bar.

Codes and Regulations Where food or drink is served at counters over 34" high, a minimum 60" long portion of the counter must be 34" high maximum and provided with knee and toe clearance with a minimum height of 27" and 19" deep minimum. CBC 11B-902.2 Recommendation Lower a portion of the service bar and extend the counter to 19” deep.

Priority Priority 2 - Goods and Services
Accessibility > Accessibility
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Craneway Pavilion Site Observation - 01/08/2026
References and Attachments
Photos (5)
20260108_112348_3_photo
Added as Reference
Added on Jan 26, 2026, 10:47 PM PST
Added by Bassamat Bahnasy
20260108_112308_1_photo
Added as Reference
Added on Jan 26, 2026, 10:47 PM PST
Added by Bassamat Bahnasy
20260108_112353_4_photo
Added as Reference
Added on Jan 26, 2026, 10:47 PM PST
Added by Bassamat Bahnasy
20260108_112216_3_photo
Added as Reference
Added on Feb 3, 2026, 9:05 AM PST
Added by Bassamat Bahnasy
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Craneway Pavilion Site Observation - 01/08/2026
Clear Floor Space at Dining Surface
Added as Reference
Added on Jan 26, 2026, 10:53 PM PST
Added by Bassamat Bahnasy
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EXHIBIT B
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739

CRANEWAY PAVILION
Richmond, California
ID Title Location Location Details Description Codes and Regulations Recommendation Priority QTY Unit Unit Cost Opinion of Cost Cost Notes #2 Restroom - Directional Signage Main Hall East of Building The east-side restroom is inaccessible, and no directional signage to accessible restrooms is provided.

Directional signs indicating the location of the nearest accessible restroom must be provided at inaccessible restrooms. Signs shall include the International Symbol of Accessibility. CBC 11B-216.8 Provide directional signage.

Priority 2 - Goods and
Services 1 Each $350 $350
#4 South Deck - Interior Accessible
Route Site South Deck
All exterior doors to the rear deck are inaccessible due to changes in level exceeding 1/4", force exceeding 5 pounds, maneuvering clearance slope exceeding 2%, and elements within the bottom 10" of the door. The deck is required to be accessible if it is open to the public.

At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2
Provide either an accessible door or an accessible route to the rear deck if the deck is open to the public. Refer to Issue No. 5.

Priority 2 - Goods and
Services 1 Each TBD TBD
Cost to be determined
based on the future use of
this space.
#5 South Deck - Exterior Accessible
Route Site West of Building
An accessible route to the south deck is not provided due to level changes exceeding 1/4" along the west side of the site, and inaccessible doors serving the rear deck. Refer to Issue No. 4. The deck is required to be accessible if open to the public.

At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2
To be determined based on future use of the space.

Priority 2 - Goods and
Services 1 Allow TBD TBD
Cost to be determined
based on the future use of
this space.
#6 South Deck - Slope and Change of
Level Site South Deck
The South Deck is inaccessible due to level changes exceeding 1/4", a cross slope of 5.5%, and tracks that create abrupt changes in level. The deck is required to be accessible if it is open to the public.

At least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility. CBC 11B-206.2.2
Provide an accessible route from an existing rear door if rear deck is open to the public. Refer to Issue No. 4. Priority 2 - Goods and Services 1 Each $2,000 $2,000
Cost assumes making one
of the rear doors
accessible.
#7 Main Entrance - Door Main Hall West Entrance
The imbedded metal plate at the main entry is obstructing an accessible route through the door. Element along the plate exceed 1/2". In addition, there are slope greater than 2% in the door maneuvering clearance.

At least one accessible entrance must be provided. CBC 11B- 202.4
Modify door threshold and asphalt pavement within the door maneuvering clearance.

Priority 1 - Entrances 1 Allow $35,000 $35,000
#9 Floor Mats - Secure Attachment Main Hall Main Entrance - West Side
Floor mats are not adhered to the ground surface. All carpets must be securely attached. CBC 11B- 302.2 Securely attach the floor mats to the floor surface.

Priority 1 - Entrances 1 Allow Maint. Maint.

Cost assumes high-strength
double-sided tape installed
by property maintenance
staff.
#12 Site Arrival Point - Accessible
Route Site West of Building
The walkway from the accessible parking and public transit to the main entrance has changes in level exceeding 1/4" vertical.

At least one accessible route from the site access point to an accessible entrance must be provided. ADA 4.1.7 (3)(a). Changes in level at the accessible route must not exceed 1/4" vertical.

ADA 4.5.2
Resurface the asphalt.

Priority 1 - Entrances 1 Allow $15,000 $15,000
Cost assumes resurfacing a
48" wide walkway to the
exiting main entrance.
#14 Circulation Path - Vertical
Clearance Main Hall West to Women's
Restroom
Vertical clearance to the area adjacent to the restrooms measured less than 80" due to the location of the structural beam and MEP elements.

Circulation spaces shall have 80" minimum clear head room.

Guardrails or other barriers shall be provided where the vertical clearance is less than 80" high. The leading edge of such guardrail or barrier shall be located 27" maximum above the finish floor or ground. ADA 4.4.2
Provide cane detection below the protrusion.

Priority 2 - Goods and
Services 1 Allow $3,500 $3,500
#16 Lockers - Reach Range General Main Hall and
Restrooms
An accessible locker is not provided as the bottom shelf measured 7" above the floor.

At least 5%, but no fewer than one of the lockers must be within reach range at each location. CBC 11B-225
Unobstructed reach range must be 15" minimum above the
floor. CBC 11B-308.2.1
Provide one shelf within accessible reach in one locker at each location of the lower lockers.

Priority 4 - Other 3 Each Maint. Maint.
#17 Exit Signage Main Hall All Exits
Exit signage is not provided at the building exits. Exit signage must be provided at exit discharge. CBC 11B-216.4.1 Provide signage at exit doors.

Priority 4 - Other 6 Each $350 $2,100
#22 Fire Extinguisher - Reach Range
and Protruding Object Main Hall General
The fire extinguisher is located approximately 58" above the finish floor surface and is protruding up to 6" into the accessible route.

Operable parts on elements required to be accessible must be located within reach ranges between 15" and 48" above the finish floor surface. Objects with leading edges more than 27" and not more than 80" above the finish floor or ground cannot protrude more than 4" maximum horizontally into the
circulation path. CBC 11B-307.2
Relocate the fire extinguisher.

Priority 4 - Other 6 Each Maint. Maint.
#24 Dining Surface - Height & Depth Main Hall Service Bar An accessible dining surface is not provided at the bar. Where food or drink is served at counters over 34" high, a minimum 60" long portion of the counter must be 34" high maximum and provided with knee and toe clearance having a minimum height of 27" and 19" deep minimum. CBC 11B-902.2 Lower a portion of the service bar and extend the counter to 19" deep.

Priority 2 - Goods and
Services 1 Allow $10,000 $10,000
#28 Identification Sign - Location Restrooms Men's and Women's Multi-User Restrooms
The restroom identification sign is mounted at the door. Where permanent identification is provided for rooms and spaces, signs shall be installed on the wall adjacent to the latch side of the door. Where there is no wall space to the latch side of the door, signs shall be placed on the nearest adjacent wall. CBC 11B-703.2
Relocate the identification sign to the adjacent wall.

Priority 4 - Other 2 Each $350 $700
#29 Door - Opening Force Restrooms Women's Restrooms
The door opening force measured 18 pounds. The high opening force appears to be a result of historic swelling of the door or misalignment.

Interior doors must have an opening force not exceeding 5 pounds. CBC 11B-404.2.9
Adjust door.

Priority 2 - Goods and
Services 1 Each Maint. Maint.

Prepared by Marx Okubo Associates, Inc. 1 February 3, 2026 DRAFT
740

CRANEWAY PAVILION
Richmond, California
ID Title Location Location Details Description Codes and Regulations Recommendation Priority QTY Unit Unit Cost Opinion of Cost Cost Notes #30 Door - Pull Side Maneuvering
Clearance Restrooms Women's Restroom
The trash is located within the door maneuvering clearance on the pull side of the door.

A clearance extending 18" minimum beyond the latch side of the door. ADA 4.13.6
Relocate the trash can.

Priority 3 - Restrooms 1 Each Maint. Maint.
#31 Door Lock - Reach Range Restrooms Men's and Women's Restrooms
The door lock is located at 57" above the finish floor. Operable parts of door locks shall be 34" minimum and 44" maximum above the finish floor or ground. CBC 11B-404.2.7 Relocate the door lock.

Priority 3 - Restrooms 2 Each Maint. Maint.
#33 Water Closet - Location Restrooms Men's and Women's Restroom
The centerline of the water closet at the accessible stall measured 18-1/2" from the side wall.

The centerline of the water closet must be located 17" minimum and 18" maximum from the side wall. CBC 11B-604.2
Relocate the water closet.

Priority 3 - Restrooms 2 Each $1,800 $3,600
#34 Sanitary Napkin Disposal -
Location Restrooms
Men's and Women's
Accessible
Compartments
The sanitary napkin disposal is located between the rear wall and the toilet paper dispenser.

Sanitary napkin disposal units shall be wall mounted and located on the sidewall between the rear wall of the toilet and the toilet paper dispenser, adjacent to the toilet paper dispenser. The disposal unit shall be located below the grab bar with the opening of the disposal unit 19" above the finish floor. CBC 11B- 604.7.2
Relocate the disposal.

Future Alteration 2 Each Maint. Maint.
#35 Toilet Compartment Door - Self
Closing Restrooms Men's and Women's
Restrooms
The doors to the accessible compartments are not self-closing. Doors to the accessible compartment must be self-closing. CBC 11B-604.8.1.2
Adjust doors so that the gravity hinge closes properly.

Priority 3 - Restrooms 2 Each Maint. Maint.
#36 Paper Towel Dispenser - Height Restrooms Men's and Women's Restrooms
The operable part of the paper towel dispenser measured up to 56" above the floor.

At least one type of each accessory must have the operable part located 40" maximum above the floor. CBC 11B-603.5
Relocate the dispenser.

Priority 3 - Restrooms 2 Each Maint. Maint.
#37 Lavatory - Pipe Insulation Restrooms Men's and Women's Restrooms
The lavatory connectors, supply, and drain lines under the lavatory are not insulated or otherwise covered to protect against scrapes and burns.

Water supply and drain pipes under at least one sink per restroom must be insulated or otherwise covered to protect against contact. There may be no sharp or abrasive surfaces under sinks. CBC 11B-606.5
Provide insulation at lavatory pipes.

Priority 3 - Restrooms 2 Each $500 $1,000
Cost assumes new ADA
pipe wrap kits and flex
foam tape.
#38 Urinal - Clear Floor Space Restrooms Men's Restroom The distance between the accessible urinal partitions measured 29-1/2".

A clear floor space 30" x 48" must be provided in front of the accessible urinal. CBC 11B-605.3
Relocate the partition at one urinal.

Priority 3 - Restrooms 1 Each Maint. Maint.
#39 Ambulatory Compartment Restrooms Men's Restroom
An ambulatory stall is not provided. In a multi-accommodation toilet facility where the combination of urinals and water closets totals six or more fixtures, 5% of the combination of toilet compartments and urinals, but no fewer than one ambulatory toilet compartment must be provided. CBC 11B-213.3.1
Convert an existing stall to be an ambulatory compartment.

State/Local Code
Requirement 1 Allow $8,500 $8,500
#41 Toilet Paper Dispenser - Location Restrooms Men's Restroom The toilet paper dispenser centerline measures 5" from the front edge of the water closet.

Toilet paper dispensers must be 7" minimum to 9" maximum in front of the water closet measured to the centerline of the dispenser. CBC 11B- 604.7
Relocate the toilet paper dispenser.

Future Alteration 1 Each Maint. Maint.
#42 Ground Surface - Slip Resistance Restrooms Men's and Women's Restrooms
Floor is not slip-resistant. Ground and floor surfaces along accessible routes and in accessible rooms and spaces including floors, shall be stable, firm, and slip-resistant. CBC 11B-302
Install a slip-resistant coating over existing flooring.

Priority 3 - Restrooms 1 Allow $16,000 $16,000
#50 AED - Protruding Object Main Hall Adjacent to Kitchen The AED protrudes greater than 4" into the circulation path, and the height of the handle exceeds 48".

Objects with leading edges more than 27" above the finish floor or ground cannot protrude more than 4" maximum horizontally into the circulation path. The handle shall be located 48" maximum from the finished floor. CBC 11B-307.2
Relocate the AED.

Priority 3 - Restrooms 1 Each Maint. Maint.

Cost assumes lowering the
existing AED so that the
base of the box is at 27"
maximum above the
finished floor.
#56 Accessible Entrance Site Exterior Doors
No accessible entrance is provided. At least one accessible entrance must be provided. Directional signs indicating the location of the nearest accessible entrance must be provided at inaccessible entrances. CBC 11B-216.6 Provide directional signage.

Priority 1 - Entrances 7 Each $350 $2,450
Cost assumes all exterior
double and sliding doors
are counted as entrances.
#58 Bathroom Signage - Geometric
Sign Restrooms Men's and Women's
Restrooms
A geometric sign is not provided at the restroom door. Geometric symbols must be provided at entrances to toilet and bathing rooms. CBC 11B-216.8.1.

Geometric symbols shall be mounted at 58" minimum and 60" maximum above the finish floor measured from the centerline of the symbol. CBC 11B-703.2.6
Provide a geometric sign at the restroom door.

State/Local Code
Requirement 2 Each $350 $700
#60 Light Switch - Height Restrooms Men's and Women's
Restrooms
The height of the light switches measured 52" above the floor. The high reach for operable parts on accessible elements must not exceed 48" above the floor. CBC 11B-205
Install an automatic light sensor at existing switch.

Future Alteration 2 Each Maint. Maint.

Prepared by Marx Okubo Associates, Inc. 2 February 3, 2026 DRAFT
741

EXHIBIT C
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742
Area Reviewed
DRAFT
743

ADDITIONAL SEWER SYSTEM

INVESTIGATION
DRAFT
744

April 1, 2026

Tammy Siliznoff, MS, P.E., LEED AP
Principal, Specialist
RDH Building Sciences Inc.
1901 Harrison Street, Suite 1210
Oakland, California 94612
[email protected]

RE: Craneway Pavilion – Addendum 1
Additional Sewer System Investigation - DRAFT
Marx Okubo Job No. 25-5427 (internal project number 00001176)

Dear Tammy Siliznoff:

Background Information:

On February 3, 2026, Marx Okubo conducted a Facility Condition Assessment (FCA) of the Craneway Pavilion at 1414 Harbour Way South, in Richmond, California. The Craneway Pavilion is the southernmost portion of a much larger building, called Ford Point, herein referred to as the Main Building. Marx Okubo’s original scope of work for the FCA included an assessment of building interiors, site improvements (excluding the pier), mechanical, electrical and plumbing (MEP) systems, and fire protection and life safety (FP/LS) systems.

After the FCA report was presented to the City of Richmond (City), the City forwarded a pervious complaint regarding a reported sewer backup affecting one of the kitchens. No visible signs of water damage from backups were noted in the service kitchen area. Neither the affected kitchen nor the date of the incident was identified, and no additional clarifying details were provided to Marx Okubo. The documentation available to Marx Okubo as part of the original FCA did not include any information on the plumbing systems serving the restrooms and service kitchen for the Craneway Pavilion. The City requested additional services to try to determine the physical condition of sewer lines serving the Craneway Pavilion and to gather information on as-built conditions.

Marx Okubo was informed on the date of the first site visit for the FCA that the restaurant adjacent to the Craneway Pavilion was not included in the scope of work. Marx Okubo did not include the restaurant in the scope of work for this additional investigation either; however, after discussing the issue with the Main Building’s on-site engineer, who happened to be present during this additional investigation, and who has a long history with this overall property, we expanded our scope to include an examination of some of the sewer and grease waste lines, and the grease trap serving the restaurant.

DRAFT
745
Brad Wolf
Craneway Pavilion, Addendum 1

SEWER LINE VIDEOSCOPING REPORT - DRAFT
Marx Okubo Project No.: 25-5427
April 1, 2026