Salinas City Council
January 10, 2023

November 5, 2021

FACILITY CONDITION ASSESSMENT
Property Identification:
100 Howard Street
100 Howard Street
Salinas, California 93901
AEI Project No. 448476
Prepared For:

City of Salinas
200 Lincoln Avenue
Salinas, California 93901
Prepared By:

AEI Consultants
2500 Camino Diablo, Suite 100
Walnut Creek, CA 94597-3940
(925) 746-6000
AEI Main Contact: Elizabeth French
DRAFT
November 5, 2021
Mr. Andy Myrick
City of Salinas
200 Lincoln Avenue
Salinas, California 93901
Subject: FACILITY CONDITION ASSESSMENT
100 Howard Street
100 Howard Street, Salinas, California 93901
AEI Project No. 448476
Dear Mr. Myrick :

AEI Consultants is pleased to provide the results of the Facility Condition Assessment (FCA) report of the above referenced address (the “subject property”). This assessment was authorized and performed in accordance with the scope of services outlined in AEI's contract, the scope and limitations of ASTM E2018-15 "Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process" and the requirements of the lender.

We appreciate the opportunity to provide services to you. If you have any questions concerning this report, or if we can assist you in any other matter, please contact Elizabeth French at (925) 746-6044 , or email at [email protected].

Sincerely,
Elizabeth French
Elizabeth French
AEI Consultants
DRAFT
Project Summary
Construction
System Good Fair Poor Action Immediate Short Term
Over
Term
Years
1-12

3.1.1 Topography,
Storm Water
Drainage, and
Retaining Walls
X None

3.1.2 Site Access,
Parking,
Pavement
X Refurbish $4,505 $25,653

3.1.3 Sidewalks,
Curbing, Site
Steps, and
Ramps
X X Refurbish $5,887

3.1.4 Landscaping,
Fencing, Signage,
Site Lighting
X X Replace $5,984

3.1.5 Utilities X None

3.2.1 Foundations X None

3.2.2 Framing X None

3.2.3 Cladding X X Refurbish $2,000 $62,000

3.2.4 Roof
Systems
X X Replace $70,200 $132,936

3.2.5 Appurtenances
X Replace $2,000

3.2.6 Doors and
Windows
X None

3.2.7 Common
Area Finishes
X X Refurbish $2,000 $116,000

3.2.8 Common
Area Amenities
X Refurbish $50,000

3.3.1 Plumbing
Systems and
Domestic Hot
Water
X X Replace $10,255

3.3.2 Heating,
Cooling, and
Ventilation
X Replace $1,500 $32,156

3.3.3 Electrical
Systems
X Refurbish $213,600
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Construction
System Good Fair Poor Action Immediate Short Term
Over
Term
Years
1-12

3.3.4 Fire
Protection and
Life Safety
Systems
X Inspections $12,000

3.3.4.2 Security X None

3.4.2 Down Units NA None

3.4.3 Tenant Unit
Finishes
X Replace $1,200

3.4.4 Tenant
Kitchens and
Bathrooms
X None

4.2 Microbial
Growth
X None

5.1 Accessibility
Survey
X X Repair $70
Totals $9,957 $79,405 $749,946
Summary Today's Dollars $/SF
Immediate Repairs $9,957 $0.36
Summary Today's Dollars $/SF
Short Term Repairs $79,405 $2.89
Today's Dollars $/SF $/SF/Year
Replacement Reserves, today's dollars $749,946.00 $27.27 $2.27 Replacement Reserves, w/12, 3.0% escalation $868,342.96 $31.58 $2.63 Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Immediate and Short Term Costs Table
100 Howard Street
100 Howard Street
Salinas, California 93901
November 5, 2021
Item Quantity Unit Unit Cost Replacement Percent Immediate Total Short Term Total

3.1.2 Site Access, Parking, Pavement
Asphalt Pavement, Partial Full Depth Replacement 1,700 SF $2.65 100% $0 $4,505

3.1.3 Sidewalks, Curbing, Site Steps, and Ramps
Handrails - Install 100 LF $58.87 100% $5,887

3.2.3 Cladding
Concrete, Exterior Wall - Repair 1 Allow $2,000.00 100% $2,000

3.2.4 Roof Systems
TPO Roof, Replace - West Roof 2,300 SF $8.00 100% $0 $18,400 TPO Roof, Replace - North Roof 5,100 SF $8.00 100% $0 $40,800 Coping Sealant - Replace 1 Allow $3,000.00 100% $0 $3,000 Roof Hatch - Install 2 EA $4,000.00 100% $0 $8,000

3.2.5 Appurtenances
Cover - Install 1 Allow $2,000.00 100% $2,000

3.2.7 Common Area Finishes
Asbestos Testing 1 Allow $2,000.00 100% $0 $2,000

3.3.2 Heating, Cooling, and Ventilation
HVAC Technician 1 Allow $1,500.00 100% $0 $1,500

3.4.3 Tenant Unit Finishes
Wood Plank Flooring - Repair 1 Allow $1,200.00 100% $0 $1,200

5.1 Accessibility Survey
Public restroom, Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces 2 EA $35.00 100% $70 Total Repair Cost $9,957.00 $79,405.00
Project No. 448476
November 5, 2021

For Capital Planning Purposes Only
DRAFT
Capital Reserves Schedule
100 Howard Street
100 Howard Street
Salinas, California 93901
November 5, 2021
Item EUL EFF
AGE
RUL Quantity Unit Unit
Cost
Cycle
Replace
Replace
Percent
Year
0 Year
1 Year
2 Year
3 Year
4 Year
5 Year
6 Year
7 Year
8 Year
9 Year
10 Year
11 Year
12 Total
Cost

3.1.2 SITE ACCESS, PARKING, PAVEMENT
Asphalt Pavement, Overlay and Restripe 20 19 1 6,800 SF $2.61 $17,748 100% $17,748 $17,748 Asphalt Pavement, Partial Full Depth Replacement 20 20 0 1,700 SF $2.65 $4,505 0% $4,505 $4,505 Asphalt Pavement, Seal coat, Restripe, and Crack seal 5 4 1 8,500 SF $0.31 $2,635 300% $2,635 $2,635 $2,635 $7,905

3.1.3 SIDEWALKS, CURBING, SITE STEPS, AND RAMPS
Handrails - Install 40 40 0 100 LF $58.87 $5,887 0% $5,887 $5,887

3.1.4 LANDSCAPING, FENCING, SIGNAGE, SITE LIGHTING
Building Mounted Lighting - Replace 15 12 3 5 EA $836.77 $4,184 100% $4,184 $4,184 Lighting, Linear Flourescent Fixture, LED - Replace 30 26 4 3 EA $600.00 $1,800 100% $1,800 $1,800

3.2.3 CLADDING
Exterior walls. Prep and Paint (Spray, per SF) 10 10 0 15,000 SF $1.90 $28,500 200% $28,500 $28,500 $57,000 Concrete, Exterior Wall - Repair 0 0 0 1 Allow $2,000.00 $2,000 0% $2,000 $2,000 Window and Door Surround Sealant - Replace 25 24 1 1 Allow $5,000.00 $5,000 100% $5,000 $5,000

3.2.4 ROOF SYSTEMS
TPO Roof Replace - East Roof 20 9 11 2,000 SF $8.00 $16,000 100% $16,000 $16,000 TPO Roof, Replace - West Roof 20 19 1 2,300 SF $8.00 $18,400 0% $18,400 $18,400 TPO Roof, Replace - North Roof 20 19 1 5,100 SF $8.00 $40,800 0% $40,800 $40,800 TPO Roof, Replace - Arched Roof 20 15 5 12,800 SF $8.00 $102,400 100% $102,400 $102,400 Coping Sealant - Replace 20 20 0 1 Allow $3,000.00 $3,000 0% $3,000 $3,000 Roof Hatch - Install 30 30 0 2 EA $4,000.00 $8,000 0% $8,000 $8,000 Skylights. Replace 30 25 5 2 EA $7,268.00 $14,536 100% $7,268 $7,268 $14,536

3.2.5 APPURTENANCES
Cover - Install 0 0 0 1 Allow $2,000.00 $2,000 0% $2,000 $2,000

3.2.7 COMMON AREA FINISHES
Asbestos Testing 0 0 0 1 Allow $2,000.00 $2,000 0% $2,000 $2,000 Ceiling Tile Removal and Replacement 20 15 5 9,000 SF $9.00 $81,000 100% $81,000 $81,000 Multi-Use Restroom - Renovate 25 24 1 1 Allow $35,000.00 $35,000 100% $35,000 $35,000

3.2.8 COMMON AREA AMENITIES
Kitchen - Refurbish/Remodel 25 25 0 50,000 Allow $1.00 $50,000 100% $50,000 $50,000

3.3.1 PLUMBING SYSTEMS AND DOMESTIC HOT WATER
Submersible Pump, Replace 15 10 5 1 EA $920.00 $920 100% $920 $920 Electric Hot Water Heater, 10 Gal - Replace 10 2 8 2 EA $1,445.00 $2,890 100% $1,445 $1,445 $2,890 Electric Hot Water Heater, 10 Gal - Install 10 10 0 1 EA $1,445.00 $1,445 100% $1,445 $1,445 Galvanized Piping, Replace 60 50 10 1 Allow $5,000.00 $5,000 100% $5,000 $5,000

3.3.2 HEATING, COOLING, AND VENTILATION
Furnace. Replace (Gas-fired, 75 MBH) 20 10 10 1 EA $2,266.00 $2,266 100% $2,266 $2,266 HVAC Technician 0 0 0 1 Allow $1,500.00 $1,500 0% $1,500 $1,500 Gas-Fired Space Heater, Replace 25 18 7 7 EA $4,270.00 $29,890 100% $7,474 $7,472 $7,472 $7,472 $29,890

3.3.3 ELECTRICAL SYSTEMS
Electrical Upgrade 60 50 10 10,000 EA $21.36 $213,600 100% $71,200 $71,200 $71,200 $213,600

3.3.4 FIRE PROTECTION AND LIFE SAFETY SYSTEMS
Fire Alarm Inspection 0 0 0 1 Allow $1,000.00 $1,000 1200% $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $1,000 $12,000

3.4.3 TENANT UNIT FINISHES
Wood Plank Flooring - Repair 0 0 0 1 Allow $1,200.00 $1,200 0% $1,200 $1,200

5.1 ACCESSIBILITY SURVEY
Public restroom, Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces 0 0 0 2 EA $35.00 $70 0% $70 $70
Total (Uninflated) $9,957.00 $169,288.00 $1,000.00 $5,184.00 $10,068.00 $192,588.00 $62,554.00 $9,917.00 $81,117.00 $79,672.00 $79,466.00 $48,135.00 $1,000.00 $749,946.00 Inflation Factor (3.0%) 1.0 1.03 1.061 1.093 1.126 1.159 1.194 1.23 1.267 1.305 1.344 1.384 Total (inflated) $9,957.00 $169,288.00 $1,030.00 $5,499.71 $11,001.58 $216,759.49 $72,517.23 $11,841.42 $99,763.68 $100,926.11 $103,685.11 $64,689.41 $1,384.23 $868,342.96 Evaluation Period: 12
# of SFs: 27,500
Reserve per SF per year (Uninflated) $2.27
Reserve per SF per year (Inflated) $2.63
Project No. 448476
November 5, 2021

For Capital Planning Purposes Only
DRAFT

TABLE OF CONTENTS
LIST OF COMMONLY USED ACRONYMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

1.0 INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

1.1 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

1.2 Scope of Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

1.3 Site Visit Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

1.4 Interviews . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

1.5 Documents Reviewed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

1.6 Work Observed or Planned . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

1.7 Remaining Useful Life . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

1.8 Reliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

2.0 OPINIONS OF COST . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

3.0 SYSTEM OBSERVATIONS AND DESCRIPTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

3.1 Site Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

3.2 Architectural Components . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

3.3 Mechanical, Electrical, and Plumbing Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

3.4 Tenant Units . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

4.0 NATURAL HAZARDS AND ENVIRONMENTAL CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . 61

4.1 Natural Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

4.2 Microbial Growth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

5.0 ACCESSIBILITY EVALUATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

5.1 Accessibility Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

6.0 REPORTING PROCEDURES AND LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72

6.1 Assessment Methodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72

6.2 References Used By The Property Evaluator for Preparation of FCA Report . . . . . . . . . . . . . . . 73

6.3 Members of the Consultant Team . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75

TABLE OF APPENDICES
APPENDIX A: Photo Documentation
APPENDIX B: Location Map, Aerial Photo and Site Plan
APPENDIX C: Pre-Site Visit Questionnaire
APPENDIX D: Record of all Documents Reviewed, Interviews, and Supporting Information APPENDIX E: Property Evaluator Qualifications
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

LIST OF COMMONLY USED ACRONYMS
This report may use various construction abbreviations to describe various site, building or system components. Not all abbreviations may be applicable to all reports. The abbreviations most often utilized are defined below.

AHU Air Handling Unit
BUR Built-up Roof System
BTU British Thermal Unit (a measurement of heat)
EPDM Ethylene Propylene Diene Monomer (rubber membrane roof) FCU Fan Coil Unit
FHA Forced Hot Air
FHW Forced Hot Water
GFI Ground Fault Interrupt (circuit)
GWB Gypsum Wall Board
MDP Main Distribution Panel
PTAC Packaged Through-wall Air Conditioning (Unit)
SF Square Feet
TPO Thermoplastic Polyolefin Roof Membrane
VAV Variable Air Volume Box
ADA The Americans with Disabilities Act
ASTM American Society for Testing and Materials
BOMA Building Owners & Managers Association
BUR Built-up Roof
DWV Drainage, Waste, Ventilation
EIFS Exterior Insulation and Finish System
EMF Electro Magnetic Fields
EMS Energy Management System
EUL Expected Useful Life
FEMA Federal Emergency Management Agency
FFHA Federal Fair Housing Act
FIRMS Flood Insurance Rate Maps
FRT Fire Retardant Treated
FOIA U.S. Freedom of Information Act (5 USC 552 et seq.) and similar state statutes.

FOIL Freedom of Information Letter
FM Factory Mutual
HVAC Heating, Ventilating and Air Conditioning
IAQ Indoor Air Quality
MEP Mechanical, Electrical & Plumbing
NFPA National Fire Protection Association
FCA Facility Condition Assessment
PCR Property Condition Report
PML Probable Maximum Loss
RTU Rooftop Unit
RUL Remaining Useful Life
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

EXECUTIVE SUMMARY
AEI was retained by City of Salinas on September 30, 2021 to conduct a Facility Condition Assessment (FCA) and prepare this report on the 100 Howard Street property located at 100 Howard Street in Salinas, California.

It should be noted that the upper roof of the building was not accessed at the time of the assessment.

A summary of the Property improvements is provided in the following table.

Item Description
Property Type Government
Number of Floors 2
Number of Tenants 1
Number of Buildings 1
Ancillary Buildings Not Applicable
Gross Floor Area 27,500 per Client provided
Net Rentable Floor Area 27,500 per Client provided
Foundation Type Basement
Frame Construction Concrete walls with interior Steel framing Facade Painted Concrete
Roof Type Pitched and Low-Sloped
Site Area 0.89381 acres
Year of Construction 1932
Year of Substantial
Renovation
Not Applicable
Parking Surface Asphalt
Number of Parking Spaces 17
Number of ADA Parking
Spaces
2 Heating Type Individual Ceiling-Hung Gas Heater(s)
Cooling Type None
Hot Water Source Individual small, electric, tank-type water heater(s) Electrical Wiring Type Copper branch wiring
Plumbing Piping Type Galvanized pipe and copper
Elevator Type None
Fire Protection Type Not applicable
Flood Zone X (Shaded)
Seismic Zone 4
Wind Zone I
Visibility From Street Good visibility from street

OVERALL CONDITION OF THE PROPERTY
Based on AEI's observation of the Property and improvements, the Property appears to be in overall fair condition.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
The recommendations in this report are based upon ASTM guidelines and are limited to visual observations. Testing of systems was not performed and no invasive or destructive testing was undertaken.

RECOMMENDATIONS
AEI recommends addressing any observed deficiencies that require immediate action as a result of existing or potentially unsafe (health & safety) conditions, obvious material building code violations, or conditions that have the potential to result in, or contribute to, the failure of a critical element of system failure within one year, or-a significant escalation in repair costs if left uncorrected. Opinions of probable costs for Immediate Repairs are provided in the Immediate and Short Term Costs Table.

Short term costs are those costs which occur within the first or second year concerning serious deficiencies that do not give rise to requiring an immediate repair. Short term costs are items which left unattended will create a code violation or present a significant failure which may serve to impair the overall functioning of the affected system or a related system. An ADA violation or replacing a component part of an assembly (otherwise in good condition) which causes the assembly not to function as designed (e.g.: a water booster pump), are categorized as short term expenses and are included in the Immediate and Short Term Costs Table as a Short Term Cost and the Capital Reserves Schedule in years one or two.

Capital Reserves are for recurring probable expenditures that are not classified as operation or maintenance expenses. The Capital Reserves should be budgeted for in advance on an annual basis. Capital Reserves are reasonably predictable both in terms of frequency and cost. However, Capital Reserves may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within an estimated time period. Opinions of probable costs for Capital Reserves are provided in the Capital Reserves Schedule.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

1.0 INTRODUCTION
AEI Consultants, Inc. (AEI) was retained by City of Salinas ("Client") to perform a Facility Condition Assessment (FCA) of the 100 Howard Street located at 100 Howard Street in Salinas, California (the "Property"). This FCA was performed in accordance with the Proposal between AEI Consultants and City of Salinas, authorized on September 30, 2021.

1.1 PURPOSE
The purpose of this Facility Condition Assessment (FCA) report is to create a baseline standard of observable conditions which occur at the property at the instant time of inspection which may be subjected to time adjusted corrections rendering cost replacement information, that is inflation adjusted, allowing for informed decisions as to replacement, maintenance, upgrade, or abandonment to be feasible. The FCA will assist the client in understanding and assessing the condition of the Property and to make recommendations for capital needs expenditures that may reasonably be generated during the reserve period covered by this report.

All facilities are ultimately an amalgamation of component systems. It is the purpose of this report to deconstruct those systems and examine their component parts in order to determine how any individual part may affect the system and ultimately the entire facility. While AEI recognizes the interdependency of each part certain guidelines must be considered before delving into this analysis; first among these is a cost allowance threshold, which shall be set at $ 3,000.00 for any individual component, below this threshold the cost shall be considered a regular maintenance item; second, any item which is subject to removal without direct impact to a system shall be excluded (e.g.: light bulbs from fixtures); and third, any equipment brought to the site for a temporary usage period (e.g.: a genset, or a mobile classroom), even though these may be integral to the functioning of the facility they were never intended to be incorporated into the operational plan as a fixture.

Assessments and recommendations are based upon a review of readily available public and private documents pertaining to the property as well as an onsite inspection of the site and buildings by experienced architects or engineers. The survey is intended to identify and describe the building and site systems, to assess the overall condition of the systems compared to industry standards, to identify conspicuous deficiencies, and to project a reasonable estimate of the remaining useful life for site and building systems.

No assessment can wholly eliminate the uncertainty regarding the presence of physical deficiencies and performances of the building systems. The ASTM standard recognizes the inherent subjective nature of the assessment regarding such issues as workmanship, quality of care during installation, maintenance of building systems and remaining useful life of the building system. Assessments, analysis and opinions expressed within this report are not representations regarding either the design integrity or the structural soundness of the property or components.

Factors that may affect our recommendations include the ready availability of historical records, the potential change in management and maintenance practices, and the availability of reliable disclosure of property conditions. Deviations or Limitations from the ASTM Guide are discussed in Section 8.2.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

1.2 SCOPE OF WORK
The scope of this assessment is to:
• Develop a general property description.
• Identify major existing components.
• Perform a visual assessment of the physical condition of the components. • Evaluate by a limited visual assessment for the Americans with Disabilities Act (ADA) accessibility.
• Approximate costs for repairs and/or capital reserve items based upon a reserve term provided by the Client.
• Prepare this Facility Condition Assessment (FCA).

Physical condition, as defined by ASTM E2018-15 is the physical state of a property, system, component or piece of equipment. Within the context of the assessment, the consultant may offer opinions of the physical condition of the property, or of systems, components and equipment observed. Such opinions employ the terms: excellent, good, fair and poor. • Excellent condition - brand new or virtually brand new, is operating as specified at the time of installation with no appreciable wear or tear.
• Good condition—in working condition and does not require immediate or short term repairs above an agreed threshold.
• Fair condition—in working condition, but may require immediate or short term repairs above an agreed threshold.
• Poor condition—not in working condition or requires immediate or short term repairs substantially above an agreed threshold.

1.3 SITE VISIT INFORMATION
Date of Site Visit October 20, 2021
Time of Site Visit 11:00 AM
Weather Conditions 60° and Clear
Site Assessor Jason Santiago
Site Escorts Jeff Lamb
Point of Contact Andy Myrick

1.4 INTERVIEWS
During the course of our assessment, the following individuals provided information that was used by our field assessor and reviewer to inform the descriptions and recommendations contained in this report.

Contact Name Contact Title Contact
Phone
Information
Source Provided
Jeff Lamb Salinas Police Activities League,
Director of Operations
831.970.7874 Escort and Interview
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Contact Name Contact Title Contact
Phone
Information
Source Provided
Any Myrick City of Salinas, Senior Economic
Development Manager
831.758.7362 Escort and Interview

1.5 DOCUMENTS REVIEWED
AEI submitted a pre-survey questionnaire (PSQ) to Andy Myrick.

A copy of the completed questionnaire is included in the appendix.

1.6 W ORK OBSERVED OR PLANNED

1.6.1 SUMMARY OF HISTORICAL REPAIRS AND REPLACEMENTS
In 2021, the demolition of the kitchen was completed.

In 2017, minor seismic bracing was completed.

1.6.2 W ORK IN PROGRESS
At the time of our site assessment, no capital projects were in progress.

1.6.3 PLANNED CAPITAL IMPROVEMENTS
Management personnel reports that no capital expenditure projects are currently planned for the the property.

1.7 REMAINING USEFUL LIFE
Based on the general condition of the Property reported above, it is AEI's opinion that the Remaining Useful Life (RUL) of the Property is estimated to be not less than 40 years barring any natural disasters. This opinion is based on its current condition and maintenance status, assuming any recommended Immediate Repairs or Replacement Reserves are completed and appropriate routine maintenance and replacement items are performed on an annual or as-needed basis. AEI can make no comment on the marketability of the Property's useful life.

1.8 RELIANCE
The investigation was conducted on behalf of and for the exclusive use of City of Salinas (Client) solely for use in a facility condition evaluation of the subject property. This report and findings contained herein shall not, in whole or in part, be disseminated or conveyed to any other party, nor used by any other party, in whole or in part without prior written consent of AEI. AEI acknowledges and agrees that the report may be conveyed to and relied upon by the Client, their successors and assigns, rating agencies and bond investors.

Reliance is provided in accordance with AEI's Proposal and Terms and Conditions executed by City of Salinas on September 30, 2021. The limitation of liability defined in the Terms and Conditions is the aggregate limit of AEI's liability to the client and all relying parties.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

2.0 OPINIONS OF COST
Based upon observations during our site visit and information received from our interviews with building management and service personnel, which for the purpose of the FCA was deemed reliable, AEI prepared general-scope, opinions of cost based on appropriate remedies for the deficiencies noted. Such remedies and their associated costs were considered commensurate with the property's position in the market and prudent expenditures. These opinions are for components of systems exhibiting significant deferred maintenance, and existing deficiencies requiring major repairs or replacement. Repairs or improvements that could be classified as (i) cosmetic, (ii) decorative, (iii) part and parcel of a building's renovation program or to re-position the asset in the marketplace, (iv) routine or normal preventative maintenance, or (v) that are the responsibility of the tenants were not included.

Opinions of costs included in this report should be construed as preliminary estimates. Actual costs most probably will vary from the consultant's opinions of probable costs due to a variety of factors including design, quality of materials, contractor selected, market conditions, and competitive solicitation. Based on observations of readily apparent conditions, there may be a number of immediate and capital reserve costs that are recommended over the evaluation period. These needs are identified in the various sections of this report and are summarized in the attached cost tables. Costs for routine or normal preventive maintenance, or a combination thereof, are not included. Where an estimated cost is employed to represent the replacement cost or capital expenditure it is provided as an allowance, and will be noted in the descriptive language.

Immediate repairs are repairs that require immediate action as a result of: material existing or potential unsafe conditions, material building or fire code violations, or conditions that, if left uncorrected, have the potential to result in or contribute to critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

Based on observations of readily apparent conditions, an Immediate Costs Table was developed addressing areas found to require replacement, repairs, or significant maintenance within the one year to help the Client evaluate the property. The Immediate Cost Table provides these cost estimates.

Other items that are not immediate or are not driven by immediate repair needs are listed in the Capital Reserves Schedule . These items were observed by the assessor or based on comments by the current tenant. Capital reserves are for recurring probable expenditures that are not classified as operation or maintenance expenses. The capital reserves should be budgeted for in advance on an annual basis. Capital reserves are reasonably predictable both in terms of frequency and cost. However, capital reserves may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within an estimated time period. Capital reserves exclude systems or components that are estimated to expire after the reserve term or that are not considered material to the structural and mechanical integrity of the subject property. Systems and components that are not deemed to have a material effect on the use are also excluded. Replacement costs were solicited from ownership / Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
property management, AEI's discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the owner's or property management's maintenance staff were also considered.

AEI's reserve methodology involves identification and quantification of those systems or components that may require capital reserves within the evaluation period. The evaluation period is defined as the effective age plus the reserve term. Additional information concerning system's or component's respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a Capital Reserve Schedule could be prepared.

The Capital Reserve Schedule, presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items recommended in the Immediate Costs Estimate.

The Effective Useful Life (EUL) is the average amount of time in years that a system, component or structure is estimated to function when installed new and assuming that routine maintenance is practiced. It is based upon site observations, research, and judgment, along with referencing EUL tables from various industry sources, including, but not limited to, Life Expectancy Guidelines published by Marshall & Swift and United States Department of Housing and Urban Development guidelines. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age.

The Remaining Useful Life (RUL) is a subjective estimate based upon observations, or average estimates of similar items, components, or systems, or a combination thereof, of the number of remaining years that it is estimated to be able to function in accordance with its intended purpose before requiring replacement. Such period of time is affected by the initial quality of the system or component, the quality of the initial installation, the quality and amount of preventive maintenance, climatic conditions, extent of use and other factors.

The RUL estimate is an expression of a professional opinion and is not a guarantee or warranty, expressed or implied. This estimate is based upon the observed physical condition of the property at the time of the visit and is subject to the possible effect of concealed conditions or the occurrence of extraordinary events such as natural disasters or other unforeseen events that may occur subsequent to the date of the site visit. The RUL estimate is made only with regard to the expected physical or structural integrity of the improvements on the Property.

Based upon observations during our site visit and information received from our interviews with building management and service personnel, which for the purpose of the FCA was deemed reliable, AEI prepared general-scope, Opinions of Cost based on appropriate remedies for the deficiencies noted. Such remedies and their associated costs were considered commensurate with the Property's position in the market and prudent expenditures. These opinions are for components of systems exhibiting significant deferred maintenance, and existing deficiencies requiring major repairs or replacement. Repairs or improvements that could be classified as (i) cosmetic, (ii) decorative, (iii) part or parcel of a building's renovation program or to reposition the asset in the marketplace, (iv) routine or normal preventative maintenance, or (v) that are the responsibility of the tenants were not included.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
The observed or reported condition of the reviewed systems, any recommended actions and the associated opinions of probable cost of repair or replacements are presented in the following Sections of this report. A summary of opinions of costs is presented in the Executive Summary.

The opinions of probable costs for Immediate Repairs and Capital Reserves are summarized in the following tables:

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Southwest parking lot entrance
Pavement meeting the building perimeter

3.0 SYSTEM OBSERVATIONS AND DESCRIPTIONS

3.1 SITE COMPONENTS

3.1.1 TOPOGRAPHY , STORM WATER DRAINAGE, AND RETAINING WALLS Item Description Action Condition
Topography Relatively level with no discernible slope R&M Good Retaining Walls Not applicable
Adjoining
Properties
Roughly at similar elevation to the subject property. R&M Good Storm Water
Collection System
Underground municipal drainage system R&M Good
Landscape
Drainage System
Landscaping sloped away from the foundation R&M Good
Pavement Drainage
System
Hardscape directs storm water to adjacent municipal
street
R&M Good
Foundation
Drainage System
Pavement abuts the perimeter of the foundation R&M Good

ASSESSMENT / RECOMMENDATION
No unusual problems or concerns were noted with slope management or storm water drainage systems.

Routine maintenance is expected to be adequate to maintain the drainage and slope management systems in good condition during the projection period covered by this report.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

3.1.2 SITE ACCESS, PARKING, PAVEMENT
Items Description Action Condition
Asphalt Pavement Asphalt pavement is used for the parking areas. RR Poor Concrete Pavement Not applicable
Seal Coating Worn and considered at the end of its useful life RR Poor Striping Painted parking striping faded and worn RR Poor Number of Parking
Spaces
17 R&M Good
Number of ADA
Spaces
2 R&M Good
Site Access Provided by 2 entrances / exits from adjoining municipal streets
R&M Good
Easement or Alley
Way
No Easement or alleyways were observed or reported

ASSESSMENT / RECOMMENDATION
There are two (2) vehicular entrances to the Property parking lots of which one (1) is located on the west side along Lincol Avenue, and one (1) is located on the east side along Salinas Street.

The entrance aprons are constructed with asphalt pavement. No signalization or traffic pattern signage is provided.

The west parking lot asphalt pavement is reaching the end of its effective useful life. Although the asphalt has limited structural cracking or alligatoring, the asphalt is a prime candidate for overlay resurfacing to extend its effective useful life. Asphalt maintenance is typically addressed by applying a 2" overlay surface to the asphalt as it approaches its effective useful life and before structural cracking occurs. An overlay application is not a repair solution but rather is a proactive maintenance recommendation to avoid system failure.

If an overlay is applied, it should be applied before significant stress cracking occurs. Ideally, the wear (top) course of asphalt should be milled 2" or the perimeter of the pavement should be milled to avoid changing surface drainage patterns and to allow the new asphalt surface to integrate into the surrounding surfaces such as curbs and sidewalks. Areas of alligatoring should be cut out and replaced prior to installing the overlay. Mill and overlay of the west parking lot is recommended. An opinion of cost for this work is included in the Tables.

AEI recommends full depth replacement of damaged asphalt at the east parking lot. Conditions in the asphalt pavement showing structural deterioration include alligator cracking. Where alligator cracking is occurring, full depth replacement is recommended. The damaged areas of asphalt, exhibiting alligator cracking or pot hole formation should be saw-cut approximately one-foot beyond the failed area. The sub-base stone should be restored to two condition and new asphalt installed to match the adjoining asphalt. Partial full depth replacement of the east parking lot is recommended. An opinion of cost for this work is included in the Tables.

Seal coating helps to protect the asphalt surface from agents of deterioration for pavements include traffic abrasion, vehicle weight, weathering, sunlight, and ultraviolet light. After the asphalt is seal coated, the parking spaces should be re-striped.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Southwest parking lot entrance
West parking lot cracking
West parking lot egress
Asphalt damage
Wets parking lot finish
East parking area deteriorated asphalt
Crack sealing, seal coating, and re-striping of the asphalt paving are recommended in the short term as well as periodically during the evaluation period. An opinion of cost for this work is included in the Tables.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Cost Summary
Cost Recommendation EUL
EFF
AGE RUL Year Cost
Asphalt Pavement, Overlay and Restripe 20 19 1 1 $17,748 Asphalt Pavement, Partial Full Depth Replacement 20 20 0 Short Term Year 1 $4,505
Asphalt Pavement, Seal coat, Restripe, and Crack
seal
5 4 1 1
6 11
$2,635
$2,635
$2,635
Total $30,158

3.1.3 SIDEWALKS , CURBING, SITE STEPS, AND RAMPS
Item Description Action Condition
Sidewalks Concrete RR Good/Fair
Curbs and Gutter Concrete Curbs R&M Good
Ramps Poured in place concrete R&M Good
Exterior Steps Concrete steps located along pedestrian walkways due to changes in topography
R&M Good
Handrails Steel handrails protect exterior steps and ramps. IM/RR Good/Fair Loading Docks Not Applicable NA Not applicable

ASSESSMENT / RECOMMENDATION
Site pedestrian access was observed to be in good to fair condition with cracking observed to the east of the subject property alone Salinas Street. The access appeared to be generally adequate in terms of location and accessibility. Public sidewalks are maintained by the local city government. No action is considered necessary at this time.

The concrete flatwork, stairs and railings appeared to be generally in good condition. No significant problems or concerns were observed. Only localized areas of minor cracking and/or surface deterioration were observed at the main entrance to the building to the south. Based on the low cost and nature of the repairs, sealing of cracks should be performed as part of routine maintenance.

Handrails were not observed to the exterior stairs on the west elevation of the building. AEI recommends the installation of handrails. An opinion of cost for this work is included in the Tables.

The two (2) ramps at the main entrance to the building on the south elevation only had handrails on one side of the ramp. In addition, the handrails did not extend pass the length of the ramp at the lowest point. AEI recommends the installation of handrails on both sides of the ramps and extending the handrails to the full length of the ramp. An opinion of cost for this work is included in the Tables.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
West exterior steps
South elevation pedestrian ramp
East access ramp
Photographs
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Handrails - Install 40 40 0 Immediate $5,887
Total $5,887

3.1.4 LANDSCAPING , FENCING, SIGNAGE, SITE LIGHTING
Item Description Action Condition
Landscaping Trees, shrubbery, and manicured lawn. R&M Good Irrigation Automatic underground system R&M Good
Perimeter Fencing Wood fencing R&M Fair
Patio Fencing Not applicable
Refuse Area
Fencing
Not applicable
Site/Building
Lighting
Building mounted fixtures with LED bulbs RR Fair
Parking Area
Lighting
Not applicable
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Site trees and landscaping
Timber wall
Item Description Action Condition
Signage Not applicable
Water Features Not applicable

ASSESSMENT / RECOMMENDATION
The landscaping components appeared to be generally in good condition with no significant observed or reported deficiencies. Routine maintenance of the landscaping is expected to be sufficient to maintain the landscaping in good condition over the evaluation period.

Although not tested by AEI, the underground irrigation system appeared and was reported to be in good working order with no unusual problems noted. Replacement of irrigation sprinkler heads, winterizing of the system, and minor repairs can be handled by routine maintenance during the evaluation period covered by this report.

The exterior building mounted lighting fixtures appear to be more that 20 years old and have had the bulbs updated to LED. Based on the age and condition of the fixtures, fixture replacement should be anticipated during the assessment period to provide necessary levels of night lighting for security. An opinion of cost for this work is included in the Tables.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Exterior wall lighting
Landscaped area
Landscaped area
Exterior ceiling lighting
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Building Mounted Lighting - Replace 15 12 3 3 $4,184
Lighting, Linear Flourescent Fixture, LED - Replace 30 26 4 4 $1,800 Total $5,984

3.1.5 U TILITIES
Utility Provider Provider
Water California Water Service
Sanitary Sewer Monterey One Water
Storm Sewer Monterey One Water
Electric Pacific Gas & Electric
Natural Gas Pacific Gas & Electric
Item Description Action Condition
Domestic Water
Supply Lines
AEI observed the site and inquired with management as
to the overall condition and maintenance history of the water supply lines.

R&M Good
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Natural gas meter
Water backflow
Item Description Action Condition
Waste Service Lines AEI observed the site and inquired with management as to the overall condition and maintenance history of the waste water discharge lines.

R&M Good
Lift Stations Not applicable
Waste Water
Treatment System
Not applicable
Water Wells Not applicable
Emergency
Generator
Not applicable
Transformers Utility owned pad mounted transformers
Alternative Energy
Systems
Not applicable

ASSESSMENT / RECOMMENDATION
No unusual problems or concerns were observed or reported. According to Property Contact, the utilities provided are adequate for the Property. According to the ASTM guidelines, visual inspection and comments on municipal,underground services lines are outside of the scope of our property assessment. No repair or reserve funding is recommended.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Electric meter

3.2 A RCHITECTURAL COMPONENTS

3.2.1 FOUNDATIONS
Movement in foundation systems can occur over time and create slight stress cracking in the above grade structure. Minor cracking, if noted, appeared to fall within the scope of acceptable tolerances for buildings of this type unless otherwise noted in the observations and recommendations included below.

Item Description Action Condition
Foundation Type Basement R&M Good
Foundation Walls Concrete stem walls R&M Good
Building Slab Raised wood floor and concrete slab on grade R&M Good Moisture Control Waterproofing of basement walls could not be confirmed R&M Good Uniformity The foundation is considered to be generally uniform, but this could not be confirmed.

R&M Good

ASSESSMENT / RECOMMENDATION
The substructure is considered to be generally adequate and in overall good condition.

AEI made limited observations of the crawl space(s) from the vent openings/basement access.

From our limited viewpoint, no unusual or significant evidence of excessive moisture was observed. Ventilation of the crawl space is provided to allow air flow through exterior vents. Good ventilation helps to decrease moisture near wood framing and helps to deter termite activity, mold, and degradation of insulation.

The foundation system appears to be providing satisfactory support for the above grade structure. No unusual problems or concerns were reported or observed.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Crawlspace beneath the open space area
Basement overview
Basement wall
Crawlspace access from the basement
North storage area concrete foundation
Photographs

3.2.2 FRAMING
Item Description Action Condition
Roof Design Low-slope and dome shaped with no attic space R&M Good Roof Framing Wood rafters R&M Good
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Building structure and lighting
Building structure
Item Description Action Condition
Roof Deck or
Sheathing
Wood planks R&M Good
FRT Plywood FRT plywood was not observed. R&M Good
Wall Structure Concrete walls with interior Steel framing R&M Good Secondary Framing
Members
Arched roof steel structure R&M Good
Mezzanine Located in the north storage area. Used for storage R&M Good Walls and Floors
Plumb, Level and
Stable
No unusual problems were observed or reported. R&M Good Significant Signs of
Deflection,
Movement
No unusual problems were observed or reported. R&M Good

ASSESSMENT / RECOMMENDATION
The building has structural steel columns that supports the arched roof diaphragms. The upper floor consists of bleacher type seating and appears to be of cast in place concrete construction. The lower east and west roofs appear to consist of cast-in-place concrete exterior walls and a wood framed roof structure.

The exterior walls appear to be of concrete construction with a wood framed roof structure. The open space area floor framing appears to be wood construction.

AEI observed tie-rod brackets mounted on the interior of the lower roofs secured to the exterior wall of the open space by bolts and square washers. This work was reportedly done in 2017.

The structural system appears to be providing effective support for the building envelope and interior floors. No unusual problems or concerns were reported or observed pertaining to the superstructure.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Building structure
Lower roof structure
North lower roof structure
Repaired roof decking
Stage structure
Bathroom wood frame
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
East wing support brackets

3.2.3 C LADDING
Item Description Action Condition
Primary Exterior
Wall Finishes and
Cladding
Painted concrete R&M Good/Fair
Trim Finishes Painted concrete R&M Good/Fair
Soffits/Eaves Concealed R&M Good/Fair
Sealants Sealants are used at control joints along column locations as well as at windows and doors.

RR Fair
Painting Last painted approximately more than 15 years ago. RR Fair/Poor

ASSESSMENT / RECOMMENDATION
The glazing system’s sealant is in fair condition. There are significant areas of deteriorated sealant surrounding the windows and doors. Window glazing and door frame sealant replacement is recommended. An opinion of cost for this work is included in the Tables.

The exterior paint was observed to be in fair to poor condition with flaking paint and surface cracking observed throughout the building exterior. The paint appeared to be near the end of its useful life. In addition, concrete surface damage such as spalling ansd sections of exposed rebar were observed.

Management reports that the exterior walls were last painted greater than 15 years ago. The damaged finishes should be repaired. Based on the observed spall damage and paint condition, AEI recommends repair and repainting of the building exterior. An opinion of cost for this work is included in the Tables.

No other unusual problems or concerns were observed or reported with the building exterior veneer systems. Routine maintenance is expected to be adequate to maintain the exterior finishes in good condition during the projection period covered by this report.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Window
Building exterior cladding
Exterior paint condition
Peeling exterior paint
Exterior wall damage
Exterior wall exposed rebar
Photographs
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Exterior walls. Prep and Paint (Spray, per SF) 10 10 0 1 $28,500 Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Cost Recommendation EUL EFF AGE RUL Year Cost
11 $28,500
Concrete, Exterior Wall - Repair 0 0 0 Immediate $2,000 Window and Door Surround Sealant - Replace 25 24 1 1 $5,000 Total $64,000

3.2.4 ROOF S YSTEMS
Roof ID Construction
Type
Approx.

Area
Reported
Age RUL Warranty Action Condition
East Roof Low-Sloped, TPO 2,000 SF 9 Years 11 Not
reported
RR Good/Fair
West Roof Low-Sloped, TPO 2,300 SF >20 Years 1 No RR Fair/Poor North Roof Pitched, TPO 5,100 SF >20 Years 1 No RR Fair/Poor Arched Roof Arched, TPO 12,800
SF
>20 Years 1 No RR Fair/Poor
Roof ID Drainage Flashing Insulation
Parapet
&
Coping
Skylights Action Condition
East Roof Internal Metal Not
Applicable
Metal N/A RR Fair
West Roof Internal Metal Not
Applicable
Metal Metal-
Framed,
Glass
RR Fair
North Roof Internal Metal Not
Applicable
Metal Metal-
Framed,
Glass
RR Fair
Arched Roof Internal Metal Not
Accessible
Not
Accessible
N/A RR Fair

ASSESSMENT / RECOMMENDATION
The report contents are based on our limited site observations. No testing of the roofing materials was conducted. This report does not constitute a full and comprehensive roof survey, and is not to be interpreted to mean that roof leaks are not currently present. AEI recommends retaining a roofing consultant if a comprehensive report on the condition of the system is requested.

Characteristics of TPO roofing:

1. Introduced in
1992

2. 40-50% less expensive than conventional membranes

3. White reflective color can help energy efficiency.

4. TPO membranes reportedly loose 1 to 2 mil per year of thickness.

5. Seam failure may occur due to premature cracking along seams.

6. Seam requires double weld under the lap and at the edge.

7. There have been 3 generations of TPO roofing and the 3rd generation is more durable than the first two.

8. Studies are still out on the long term effectiveness of TPO roofing.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
The ages of the roofs were not provided to AEI. The roof age was estimated by the appearance.

It was not obvious whether how many layers of roofing are below the top layer.

The roofs are generally in overall fair to poor condition. It was reported that active leaks were reported to AEI at roof penetrations for the internal drains. AEI recommends that the the source of the leaks be identified, and that repairs be made to correct the leak and repair interior finishes.

The north and west roofs appear to be approximately 20 years old. Sections of the north and west roofs were observed to have lifted from the roof deck. In addition, small tears were observed at the seams and corners throughout the roofs. Based on the condition and age, replacement of the north and west roofs should be anticipated during the assessment period. An opinion of cost for this work is included in the Tables.

The arch shaped roof was not accessible at the time of the assessment. A roof access hatch was observed at the south section of the roof however, it was unable to be opened. Based on the age, condition and expected useful life, roof hatch replacement should be anticipated during the assessment period. An opinion of cost for this work is included in the Tables.

The roof hatches at the arched and east roofs are wood framed lids that are not attached . AEI recommends installing updated spring assisted roof access hatches at the arched and east roofs.

An opinion of cost for this work is included in the Tables.

The east roof appears to be in good to fair condition. Based on the condition and expected useful life, of TPO membrane, replacement should be anticipated later in the evaluation period. An opinion of cost for this work is included in the Tables.

Stormwater runoff for the roof is primarily directed to interior roof drains connected to internal cast iron leaders that appear to discharge underground, into the municipal storm drain system.

The rigid foam beneath the roof covering is sculpted to direct water towards the drains. The drains appear to be in good to fair condition. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the internal drains in good condition during the projection period covered by this report.

Overflow drainage is provided by sheet metal scuppers, located along the east and west elevations. The scuppers empty to sheet metal leaders which cascade to paved and landscaped areas. The roof slopes slightly inasmuch as the scuppers are for overflow.

The sealant at the parapet wall metal copings were observed to be deteriorated or in fair to poor condition. AEI recommends a budgetary allowance to refinish the coping sealants. A budgetary allowance for this work is included in the Tables.

Metal framed skylights on the west and north roofs appeared in fair condition with what appears to be repair caulking at the glazing perimeter. The age of the skylights was not reported.

Based on the observed condition, unreported age and EUL of skylights, replacement during the evaluation term is recommended. An opinion of cost for this work is included in the Tables.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Roof drain
East roof lid
Parapet wall cap
North roof
Lower east roof
Coping deteriorated sealant
Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Parapet wall
Roof scupper
North roof tear
North roof overview
Missing roof drain dome
North parapet wall
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Roof repair damage
West roof overview
Roof patchwork and low spots
Skylight
Skylight
Unattached sections of the north roof
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Arched Roof overview - Provided by the
tenant
Arched Roof overview -Provided by the tenant
Arched Roof Hatch - Provided by the tenant
Arched roof overview - Provided by the tenant
Upper roof
Upper roof
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
TPO Roof Replace - East Roof 20 9 11 11 $16,000
TPO Roof, Replace - West Roof 20 19 1 Short Term Year 1 $18,400 Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Cost Recommendation EUL EFF AGE RUL Year Cost
TPO Roof, Replace - North Roof 20 19 1 Short Term Year 1 $40,800 TPO Roof, Replace - Arched Roof 20 15 5 5 $102,400
Coping Sealant - Replace 20 20 0 Short Term Year 1 $3,000 Roof Hatch - Install 30 30 0 Short Term Year 1 $8,000
Skylights. Replace 30 25 5 4
5 $7,268
$7,268
Total $203,136

3.2.5 A PPURTENANCES
Item Description Action Condition
Balcony Framing Cast in place concrete R&M Good
Balcony Deck
Material
Cast in place concrete R&M Good
Balcony Railing Metal railings R&M Good
Patio Construction Not applicable
Terraces Not applicable
Fire Escapes Not Applicable
Elevated Walkway Not applicable
Exterior Stairs Not applicable
Building Mounted
Lighting
Wall mounted fixtures RR Fair

ASSESSMENT / RECOMMENDATION
The second floor of the building consist of a balcony seating area at the south end of the building. The balcony is finished with sealed concrete floors and steps with permanently mounted stadium style chairs. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the balcony appurtenances in good condition during the projection period covered by this report.

Voids in the flooring on the ends of the balcony area were observed to be covered with unsecured plywood. The voids were possibly created when a piece of equipment was removed.

AEI recommends permanently covering the voids so the cover cannot be easily removed. An opinion of cost for this work is included in the Tables.

Exterior lighting fixtures are covered in Section 3.1.4 of this report.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Exterior lighting
Second floor overview
Concrete second floor platform
Concrete hole covered with plywood
Photographs
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Cover - Install 0 0 0 Immediate $2,000
Total $2,000

3.2.6 DOORS AND WINDOWS
Item Description Action Condition
Window Type Fixed and operable windows R&M Good
Window Frame Steel R&M Good
Window Panes Single pane R&M Good
Main Doors Metal R&M Good
Service Doors Metal R&M Good
Sliding Glass Doors Not applicable
Overhead Doors Roll-up, commercial grade doors at the north section R&M Good Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Windows
Exterior door

ASSESSMENT / RECOMMENDATION
No unusual problems or concerns were observed or reported with the exterior door and window systems.

The windows throughout the building appear to be original to the buildings construction. The upper windows on the east and west elevations are operated by a hand crank from the interior and allow for the movement of air when opened. Based on the age and relevance to the buildings history, routine maintenance is expected to be adequate to maintain the windows in good condition during the projection period covered by this report.

AEI observed broken window panes on the upper section of the south elevation. The estimated cost to replace the damaged window is relatively insignificant and the work can be performed as part of the property management's routine maintenance program.

The entry doors and service doors to the building were observed to be in good condition. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the service doors in good condition during the projection period covered by this report.

The overhead door appears to be in good condition. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the overhead in good condition during the projection period covered by this report.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Overhead door
Wired glass window
Entry doors
Wired glass window
Damaged window on the south elevation

3.2.7 C OMMON AREA FINISHES
Item Description Action Condition
Common Corridor
Ceilings
Acoustical ceiling tile RR Fair
Common Corridor
Walls
Painted concrete R&M Good
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Item Description Action Condition
Interior Stairs Cast in place concrete R&M Good
Common Corridor
Floor Finish
Wood plank flooring R&M Good
Lobby Finishes Wood plank flooring, painted ceilings and walls R&M Good Leasing Office
Finishes
Not Applicable
Activity Room
Finishes
Wood plank flooring; carpet in conference and computer
rooms with painted ceilings and walls
R&M Good
Common Area
Restroom Finishes
Ceramic tile, painted plaster walls and ceilings RR Good/Fair

ASSESSMENT / RECOMMENDATION
The common areas were found to be in good overall condition. Reportedly, interior finishes, including carpet flooring, are the responsibility of the tenant. No costs are included in the Tables.

It is unknown if the glued ceiling tiles of the open space have been tested for asbestos. Based on the age and condition, AEI recommends testing and possible removal/replacement as needed.

An opinion of costs for testing and possible remediation is included in the costs tables.

The common area restrooms were observed and were noted to generally be in good to fair condition, with the west multi-use restroom reportedly decommissioned and with dated and worn finishes. Otherwise, the restrooms appeared to be generally well maintained and with durable finishes.

Based upon the age, appearance, and EUL, the west multi-use restroom renovation is expected to be necessary during the projection period covered by this report. An opinion of cost for this work is included in the Tables.

For more information concerning accessibility design concerns, please see the Accessibility section of this report.

No other unusual problems or concerns were observed or reported with the common area finishes.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Interior overview
Interior stairs
Conference room overview
Hallway overview
Multi-use restroom, west side
Storage room overview
Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Stage area finishes
North storage area overview
Storage area beneath the stage
Open space overview
East computer room overview
Main building access doors
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Women's restroom overview
Open space overview
Open space flooring
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Asbestos Testing 0 0 0 Short Term Year 1 $2,000
Ceiling Tile Removal and Replacement 20 15 5 5 $81,000
Multi-Use Restroom - Renovate 25 24 1 1 $35,000
Total $118,000

3.2.8 C OMMON AREA AMENITIES
Item Description Action Condition
Fitness Center Not Applicable
Club Room Not Applicable
Sauna Not Applicable
Common Area
Kitchen Cabinets
Demolished RR Fair
Common Area
Appliances
Removed RR Not applicable
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Former commercial kitchen
Flooring finish

ASSESSMENT / RECOMMENDATION
According to the site contact, a commercial kitchen with limited equipment was previously demolished. It is currently unknown if a new commercial kitchen has been budgeted for. An opinion of cost to refurbish floor and wall finishes and include light commercial kitchen equipment in the mid-term is included in the Tables.

Photographs
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Kitchen - Refurbish/Remodel 25 25 0 6 $50,000
Total $50,000

3.3 MECHANICAL , ELECTRICAL, AND PLUMBING SYSTEMS

3.3.1 PLUMBING SYSTEMS AND DOMESTIC HOT WATER
Item Description Action Condition
Hot and Cold Water
Distribution
Galvanized pipe and copper, ABS RR Fair
Polybutylene Water
Piping
No polybutylene piping was observed or reported
Sanitary Waste and
Vent
Cast iron pipe R&M Good
Domestic Water
Circulation Pumps
Not applicable
Domestic Water
Heaters
Individual small, electric, tank-type water heater(s) with approximate 10 & 20-gallon capacity.

RR Good/Fair
Domestic Water
Boilers
Not applicable
Boiler Peripherals Not applicable
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Multi-use restroom
Possible galvanized piping

ASSESSMENT / RECOMMENDATION
Domestic hot water to the restrooms is provided by electric water heaters with approximate 20 gallon capacities located in the storage closet of each restroom. The water heaters appear to be in good condition. Based on the age and expected useful life of tank type water heaters, replacement should be anticipated during the assessment period. An opinion of cost is included in the Tables.

The water heater for the multi-use restroom on the west side of the building was not observed.

AEI recommends a budgetary allowance to the installation of a water heater should the restroom be recommissioned and put back into service. An opinion of cost for this work is included in the Tables.

Galvanized piping was observed in the former kitchen. It is unknown how much galvanized piping is currently left in the building. AEI recommends a budgetary allowance to replace the remaining galvanized piping with copper or PEX. An allowance for this work is included in the Tables.

A sump pump was observed in the basement level on the west side of the building. Based on the age and condition, replacement of the sump pump should be anticipated during the assessment period. An opinion of cost is included in the Tables.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Basement sump pump
Waste piping
Restroom water heater
Restroom ABS plumbing
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Submersible Pump, Replace 15 10 5 5 $920
Electric Hot Water Heater, 10 Gal - Replace 10 2 8 7
8 $1,445
$1,445
Electric Hot Water Heater, 10 Gal - Install 10 10 0 6 $1,445 Galvanized Piping, Replace 60 50 10 10 $5,000
Total $10,255

3.3.2 HEATING , COOLING, AND VENTILATION
The report contents are based on our limited site observations, interviews, and document review.

No testing of the mechanical equipment or systems was conducted.

Item Description Action Condition
Cooling Equipment None
Heating Equipment Individual Ceiling-Hung Gas Heater(s) RR Good Cooling Tower Not applicable
Terminal Units Gas-fired furnace RR Good
Refrigerant Not Applicable
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Item Description Action Condition
Tonnage of Cooling
Equipment
Not Applicable
Distribution System Individual units with no distribution system required R&M Good Controls Individual controls on each unit RR Good
Supplemental
Systems
Not applicable
Corridor and Stair-
tower Ventilation
Ambient, operable windows R&M Good
Toilet Room
Ventilation
Direct vent bathroom fans R&M Good
HVAC Equipment
Equipment
Type Area Served Capacity
(Ton)
Date of
Manufacture Manufacturer Model # Serial #
Gas-Fired Space
Heater
Open Space 40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
Open Space 40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
Open Space 40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
Open Space 40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
Conference
Room
40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
East Computer
Room
40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired Space
Heater
North Storage
Area
40,000
BTUH
Not Accessible Modine Not
Accessible
Not
Accessible
Gas-Fired
Furnace
West Storage
Room
80,000
BTUH
Not Accessible Tempstar Not
Accessible
Not
Accessible
Hydronic Fan
Coil Unit
Open Space Not in use Not in use Not in use Not in use Not in use

ASSESSMENT / RECOMMENDATION
The
buildings original heating system appears to have consisted of a hot water boiler located in the basement connected to hydronic fan coil units throughout the building. The boiler has since been removed and the fan coil units are still present.

Current heating in the building is provided by ceiling hung gas-fired space heaters located in all sections and rooms of the building. Each space heater has a dedicated thermostat and are in good condition. Based on the age, condition and expected useful life, replacement should be anticipated during the assessment period. An opinion of cost for this work is included in the Tables.

Heating in the west storage room is provided by a ceiling hung gas-fired furnace. According to the site contact, it is unknown if the unit is in operating condition. The digital thermostat was observed to have no power and the inlet gas valve was in the "on" position. AEI recommends an HVAC technician to put the unit back into service. An opinion of cost is included in the Tables.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Ceiling hung space heater
Space heater thermostat
Conference room space heater
Ceiling hung gas-fired furnace
Natural cooling and ventilation for the building is provided by operable windows on the upper section of the east and west elevations. Windows are opened and closed by a manual crank located on the east and west interior walls. The crank system is in good and operating condition.

Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the operable windows in good condition during the projection period covered by this report.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Decommissioned hydronic fan coil unit
Operable upper windows
Controls for operable windows
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Furnace. Replace (Gas-fired, 75 MBH) 20 10 10 10 $2,266 HVAC Technician 0 0 0 Short Term Year 1 $1,500
Gas-Fired Space Heater, Replace 25 18 7 6
7 8
9 $7,474
$7,472
$7,472
$7,472
Total $33,656

3.3.3 ELECTRICAL SYSTEMS
Item Description Action Condition
Service Type Underground lines to pad-mounted transformers R&M Good Building Service 200-Amp, 120/240-Volt, single-phase, three-wire, alternating current (AC).

R&M Good
Typical
Tenant Service
Amperage
200 Ampere breaker panel R&M Good
Panel Manufacturer Westinghouse electric panel R&M Good Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Basement screw in fuses
Exposed electrical wiring
Item Description Action Condition
Overload Protection Circuit breaker switches RR Good/Fair Service Wire Copper wiring RR Good/Fair
Branch Wiring Copper wiring RR Good/Fair
Ground Fault Circuit
Interrupter
Observed in restrooms R&M Good

ASSESSMENT / RECOMMENDATION
The electric system to the Property appears to consist of 200-ampere, 120/240 volt, single phase, three wire alternating current (AC).

Ground Fault Circuit Interrupter (GFCI) receptacles were observed in the restrooms and are in good condition. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the GFCI outlets in good condition during the projection period covered by this report.

AEI observed a screw in fuse box in the basement of the building. Though the screw in fuses were present, they were disconnected. Screw-in fuses are acceptable by most standards.

However, they are susceptible to over-ride if the fuse fails and a penny is inserted into the fuse panel receptor. To avoid this, the industry has created "Tamper-proof" fuses that have a separate insert to receive the fuse. The industry commonly recommends installing "Tamper-proof" fuses to help avoid the overloaded circuit concerns. AEI recommends replacing the standard fuses with "Tamper-proof" fuses.

In addition to the screw in fuses, AEI observed knob and tube wiring beneath the stage. Based on the combination of different electrical wiring systems int the building, AEI recommends an electrical upgrade in order to ensure than antiquated systems are removed and replaced. A budgetary allowance for this work is included in the Tables.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Knob and tube wiring
Main electrical panel
Electric meter
Main service disconnect
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Electrical Upgrade 60 50 10 8
9 10
$71,200
$71,200
$71,200
Total $213,600

3.3.4 FIRE PROTECTION AND LIFE SAFETY SYSTEMS

3.3.4.1 FIRE PROTECTION
Item Description Action Condition
Fire Suppression
Systems
Not applicable
Fire Suppression
System Inspection
Date
Not applicable
Other Equipment
and Devices
Strobe light alarms
Illuminated exit signs
R&M Good
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Item Description Action Condition
Battery back up light fixtures
Hard-wired/battery-operated smoke detectors//with
battery back-up
Carbon monoxide detectors
Special Systems Not applicable
Fire Extinguishers Located throughout the interior
Last inspection completed on February 23, 2021
R&M Good
Fire Alarms Central alarm panel with annunciator panel located at the Director of Operations office
R&M Good
Fire Alarm
Inspection Date
March 3, 2021 RR Good
Fire Hydrants Located along adjacent public streets R&M Good Fire Egress Stairs Not applicable

ASSESSMENT / RECOMMENDATION
Fire extinguishers were observed throughout the facility corridors. The fire extinguishers are inspected annually and carry current tags (February 2021).

There is a central life safety monitoring system; the central panel was observed in the Director of Operations office. The hard-wired smoke detectors, pull-stations and audible alarms are tied to the fire alarm panel. Visual strobe lights are located in conjunction with audible alarms.

The fire alarm panel is model MS-9200UDLS and appears to be 3 years old. The fire alarm system has communication abilities; it is monitored by a third party vendor and fire department. When activated they also sound a local alarm.

AEI recommends budget reserve funding for annual fire and fire extinguisher inspections during the evaluation term. An opinion of cost for this work is included in the Tables.

Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the fire alarm system and its components in good condition during the projection period covered by this report.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Fire hydrant
Fire audio visual alarm
Emergency lighting
Fire A/V alarm
Fire extinguisher
Fire alarm panel and communicator
Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Fire alarm annunciator panel and pull station
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Fire Alarm Inspection 0 0 0 1
2 3
4 5
6 7
8 9
10 11
12 $1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
Total $12,000

3.3.4.2 SECURITY
Item Description Action Condition
Buzzer or Intercom Not applicable NA Not applicable
Security Systems Not applicable NA Not applicable
Unit Door Hardware Standard door hardware with deadbolt lock at entries R&M Good

ASSESSMENT / RECOMMENDATION
No unusual problems or concerns were observed or reported with the security systems.

Routine maintenance is expected to be adequate to maintain the security systems in good condition during the projection period covered by this report.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Exterior exterior door
Entry doors
Photographs

3.4 TENANT UNITS

3.4.1 TENANT MIX
The property is occupied by one tenant, 100 Howard Street. All areas of the tenant space were observed.

Tenant Type Quantity
Total Area Per
Unit Type
(square feet)
Open space / Offices 1 27,500 SF
Suites Observed
Suite
Number Tenant Name Status Comments
All Salinas Police Activities
League
Occupied Good condition.

3.4.2 DOWN UNITS
No down units were
reported at the time of the assessment.

3.4.3 TENANT UNIT FINISHES
Item Description Action Condition
Carpet Commercial grade carpet R&M Good
Resilient Flooring
(vinyl)
Not Applicable
Other Wood Plank Flooring R&M Good
Walls Painted Plaster R&M Good
Ceilings Glued Ceiling Tiles, painted plaster R&M Good
Window Coverings Not applicable
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Interior overview
Second floor overview
Conference room overview
Hallway overview

ASSESSMENT / RECOMMENDATION
Interior finishes are the responsibility of the tenant. Replacement costs are not included in the Tables.

Damage to the open space wood plank flooring was observed at the northwest corner. The damage appears to be the outcome of a roof leak where the internal drain piping breaks through the roofing finishes. AEI recommends repairing the damaged wood plank section. An opinion of cost is included in the Tables.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Former commercial kitchen
Storage room overview
East computer room overview
East room finishes
Gymnasium flooring
Cost Summary
Cost Recommendation EUL EFF AGE RUL Year Cost
Wood Plank Flooring - Repair 0 0 0 Short Term Year 1 $1,200 Total $1,200
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Multi-use restroom
Multi-use restroom

3.4.4 TENANT KITCHENS AND BATHROOMS
Item Description Action Condition
Kitchen Sink &
Countertop
Not applicable
Bathroom Sink and
Countertop
Plastic laminated particle board R&M Good
Kitchen Cabinetry Not applicable
Bathroom Cabinetry Not applicable
Bathtub/Shower
and Enclosure
Not applicable
Toilet Tank top toilet with large capacity tank R&M Good Accessories Grab bars R&M Good

ASSESSMENT / RECOMMENDATION
No unusual problems or concerns were observed or reported with the kitchen and bathroom fixtures and accessories.

The men's and women's multi use restrooms at the south end of the building are in good condition with durable finishes. Based on the age, condition, and expected useful life, routine maintenance is expected to be adequate to maintain the restrooms in good condition during the projection period covered by this report.

Photographs
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Multi-use restroom
Men's restroom overview
Women's restroom overview

CABLE OR INTERNET AVAILABILITY
Cable / internet service is available at the Property.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

4.0 NATURAL HAZARDS AND ENVIRONMENTAL CONDITIONS

4.1 N ATURAL HAZARDS

4.1.1 SEISMIC ZONE
AEI reviewed the property location in order to determine the seismic zone in which the property is located. According to the 1997 Uniform Building Code, the property is located in Seismic Zone

4. Seismic Zones are defined as follows:

Seismic Zone 0: an area of very low probability of damaging ground motion.

Seismic Zone 1: an area of low probability of damaging ground motion.

Seismic Zone 2A: an area of low to moderate probability of damaging ground motion.

Seismic Zone 2B: an area of moderate risk of damaging seismic activity.

Seismic Zone 3: an area with a moderate to high probability of damaging ground motion.

Seismic Zone 4: an area with a high probability of damaging ground motion.

ASSESSMENT / RECOMMENDATION
The propensity of natural hazards to adversely affect this property is designated above.

AEI offers SEL (Scenario Estimated Loss) and SUL (Scenario Upper Limit) analysis.

Further Study may be undertaken at the discretion of our client.

4.1.2 W IND ZONE
AEI reviewed the property location in order to determine the wind zone in which the property is located. The Design Wind Speed measuring criteria are consistent with ASCE 7-05. Our judgement is that the property is located in Wind Zone I.

Wind Zones are defined as follows:

Zone I (130 MPH)
Zone II (160 MPH)
Zone III (200 MPH)
Zone IV (250 MPH)
Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Special Wind Zone
Hurricane Susceptible Zone

ASSESSMENT / RECOMMENDATION
The propensity of wind events to adversely affect this property is designated in the discussion above.

Further Study may be undertaken at the discretion of our client.

4.1.3 FLOOD Z ONE
AEI reviewed FEMA flood zone maps to identify the flood zone in which the property is located. According to Panel No. 06053C0216G, dated 004/02/2009, this property is located within Flood Zone X (Shaded).

Flood Zones are described as follows:

Flood Zone A , defined as an area of 100-year flood; base flood elevations and flood hazard factors not determined.

Flood Zone AE, defined as an area of 100-year flood; base flood elevation determined.

Flood Zone B, defined as an area between limits of the 100-year flood and 500-year flood; an area subject to 100-year flooding with average depths less than one foot or where the contributing drainage area is less than one square mile; or an area protected by levees from the base flood.

Flood Zone C, defined as an area of minimal flooding.

Flood Zone D, defined as an area of undetermined, but possible flood hazards.

Flood Zone V , defined as an area of 100-year flood with velocity (wave action); base flood elevations and flood hazard factors not determined.

Flood Zone X (shaded area), defined as an area of 500-year flood; an area of 100- year flood with average depths of less than one foot or with drainage areas less than one square mile; or an area protected by levees from 100-year flood.

Flood Zone X (non-shaded area), defined as an area outside the 500-year flood plain.

This information is provided for reference purposes only. Further Study may be undertaken at the discretion of our client.

4.2 MICROBIAL GROWTH
Microbial growth (e.g., mold or fungus) may occur when excess moisture is present. Porous building materials such as gypsum board, insulation in walls and ceilings, and carpeting retain moisture and become microbial growth sites if moisture sources are not controlled or mitigated.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Potential sources of moisture include rainwater intrusion, groundwater intrusion, condensation on cold surfaces, and water leaks from building systems (e.g., plumbing leaks, HVAC system leaks, overflowing drains, etc.). Inadequate ventilation of clothes dryers and shower stalls may also result in excess moisture conditions. Microbial growth may be clearly visible (e.g., ceramic tile mortar in shower stalls) or may be concealed with no visible evidence of its existence (e.g., inside wall cavities). However, without proper tests, the existence of mold cannot be verified.

Testing for mold is outside the scope of a base-line FCA.

AEI conducted a limited visual survey for the presence of microbial growth at the Property.

Sampling or testing was not included in the scope of work for this survey. The assessment consisted of gaining entry to interior spaces, and visually evaluating the accessible areas.

ASSESSMENT / RECOMMENDATION
Jeff Lamb reported that he / she was / was not aware of suspected mold or microbial growth at the Property and that tenant occupants have not had complaints concerning suspected mold or microbial growth. Jeff Lamb indicated that no formal indoor air quality management plan currently exists at the Property.

AEI identified no documents regarding indoor air quality or microbial concerns.

Jeff Lamb was not aware of any roof leaks aside from the internal drain locations, water leaks or infiltration and associated damage from pipes, fixtures, or HVAC systems at the Property, with the exception of (discuss location and specifics of observed conditions). No flood drain or ground water problems were reported.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT

5.0 ACCESSIBILITY EVALUATION

5.1 A CCESSIBILITY SURVEY
In conformance with ASTM 2018-15, the Standard Guide for Property Condition Assessments, AEI has performed a Visual Accessibility Survey consisting of a limited scope visual survey and has completed an abbreviated accessibility checklist provided herein. The baseline evaluation excludes measurements and is limited to visual assessments. Since the evaluation is limited in scope and is based on representative sampling, non-compliant conditions may exist which will not be identified as a result of the assessment. Some of the information may be obtained from the owner, such as the number of standard and accessible parking spaces, or the number of total and ADA-compliant guestrooms. A detailed study of the conformance of properties with the requirements of ADA is beyond the scope of the ASTM Guide.

Supplemental assessment may be needed to satisfy the risk tolerance and desired level of due diligence of some users. It should be understood by the Client that the limited accessibility screening and related observations described herein do not comprise a full ADA Compliance Survey, and that such a survey, which may reveal specific aspects of the Property that are not in compliance, is beyond the scope of this assessment. The intent of this FCA is to provide a limited screening of the property to identify obvious accessibility issues and possible solutions.

The Americans with Disabilities Act is a civil rights law that was enacted in 1990 to provide persons with disabilities with accommodations and access equal to, or similar to, that available to the general public. Title III of the ADA requires that owners of buildings that are considered to be places of public accommodations remove those architectural barriers and communications barriers that are considered readily-achievable in accordance with the resources available to building ownership to allow use of the facility by the disabled. The obligation to remove barriers, where readily achievable, is an ongoing one. Under ADA, owners and employers with buildings classified as public accommodations were required to take steps to remove physical barriers readily achievable, if possible, by January 26, 1992. The law states that after January 26, 1992, any alteration or renovation work performed on either public accommodations or commercial facilities must comply with ADA. In 2010, the ADAAG was updated and AEI uses that 2010 ADAAG as the reference for our baseline accessibility assessment.

A copy of an Abbreviated Accessibility checklist is provided in this Report. Items or systems identified as non-compliant, based on ADAAG 2010 and the opinion of the assessor, are considered to be readily achievable (i.e. easily accomplishable and able to be carried out without much difficulty or expense) are included in the Immediate Repair Cost Table of this report. Lump sum costs have been assigned to correct these issues. However, items or systems which may be considered to be non-compliant by ADAAG but are not considered to be readily achievable have been excluded from the recommendations of this report.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Assessment of Title III Application
Application Yes/No Definition
Age: Was this property constructed
after July
1992?
No Under Title III of the ADA, all "new
construction" (construction, modification,
or alterations) after the effective date of
the ADA (approx. July 1992) must be
fully compliant with the ADAAG.

Use: Is the property classified as a place of
public accommodation?
Yes A public accommodation is a private
entity that owns, operates, leases, or
leases to a place of public
accommodation. Places of public
accommodation include restaurants,
hotels, theaters, doctor's offices,
pharmacies, retail stores, museums,
libraries, parks, private schools, and day
care centers, and entities that offer
certain examinations and courses related
to educational or occupational
certification.

Use: Is the property classified as a historic
structure?
Yes Properties listed or are eligible for listing
in the National Register of Historic Places
or properties designated as historic
under state or local law should comply
to the "maximum extent feasible" unless
the changes would destroy the historic
significance of a feature of the building.

Use: Is the property classified as a private
club or religious structure?
No Properties classified as such are exempt
from complying with the ADAAG.

Does the property plan a significant
renovation? (If so, 20% of the renovation
budget should be allocated to ADA upgrades)
No Alterations include, but are not limited
to, remodeling, renovation,
rehabilitation, reconstruction, historic
restoration, changes or rearrangement
in structural parts or elements, and
changes or rearrangement in the plan
configuration of walls and full-height
partitions.

Normal maintenance, reroofing, painting
or wallpapering, asbestos removal, or
changes to mechanical and electrical
systems are not alterations unless they
affect the usability of the building or
facility.

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Uniform Abbreviated Screening Checklist for the 2010 Americans with Disabilities Act Building History Yes No N/A Comments

1. Has an ADA survey previously
been
completed on the property?  10 Years ago

2. Have any ADA improvements been made
to the property? 
ADA improvements to the property
include: designated parking, interior and
exterior path of travel, access to goods
and services, accessible restrooms.

3. Does a Transition Plan / Barrier Removal
Plan exist for the property? 

4. Has building ownership or management
received any ADA-related complaints
that have not been resolved?


5. Is any litigation pending related to ADA
issues? 
Parking

1. Are there sufficient accessible parking
spaces with respect to the total number
of reported spaces?

17 total spaces2 designated accessible
spaces

2. Are there sufficient van-accessible
parking spaces available (96" wide/ 60"
aisle for van)?

2 van accessible spaces are provided

3. Are accessible spaces marked with the
International Symbol of Accessibility?
Are there signs reading "Van Accessible"
at van spaces?


4. Is there at least one accessible route
provided within the boundary of the site
from public transportation stops,
accessible parking spaces, passenger
loading zones, if provided, and public
streets and sidewalks?


5. Do curbs on the accessible route have
depressed, ramped curb cuts at drives,
paths, and drop-offs?


6. If required does signage exist directing
you to accessible parking and an
accessible building entrance?

Ramps

1. Do all ramps along accessible path of
travel appear to meet slope
requirements? (1:12 or less)


2. Are ramps that appear longer than 6 ft
complete with railings on both sides? 

3. Does the width between railings appear
to be at least 36 inches? 

4. Is there a level landing for
approximately every 30 ft horizontal
length of ramp, at the top and at the
bottom of ramps and switchbacks?

Project No. 448476
November 5, 2021

For Capital Planning
Purposes Only
DRAFT
Building History Yes No N/A Comments
Entrances/Exits

1. Do all required accessible entrance
doorways appear at least 32 inches wide
and not a revolving door?


2. If the main entrance is inaccessible, are
there alternate accessible entrances? 

3. Is the door hardware easy to operate
(lever/push type hardware, no twisting
required and not higher than
approximately 48 inches above the
floor)?

Paths of Travel

1. Are all paths of travel free of obstruction
and wide enough for a wheelchair
(appear at least 36 inches wide)?


2. Are wheelchair-accessible facilities (toilet
rooms, exits, etc.) identified with
signage?


3. Is there a path of travel that does not
require the use of stairs? 
Elevators

1. Do the call buttons have visual and
audible signals to indicate when a call is
registered and answered when car
arrives?


2. Are there visual and audible signals
inside cars indicating floor change? 

3. Are there standard raised and Braille
marking on both jambs of each hoist
way entrance as well as all cab/call
buttons?


4. Do elevator doors have a reopening
device that will stop and reopen a car
door if an object or a person obstructs
the door?


5. Are elevator controls low enough to be
reached from a wheelchair (appears to
be between 15 and 48 inches)?


6. If a two-way emergency communication
system is provided within the elevator
cab, is it usable without voice
communication?

Toilet Rooms

1. Are common area public restrooms
located on an accessible route? 

2. Are pull handles push/pull or lever type? 

3. Are there audible and visual fire alarm
devices in the toilet rooms? 
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Building History Yes No N/A Comments

4. Are toilet room access doors wheelchair-
accessible (appear to be at least 32
inches wide)?


5. Are public restrooms large enough to
accommodate a wheelchair turnaround
(appear to have 60" turning diameter)?


6. In unisex toilet rooms, are there safety
alarms with pull cords? 

7. Are toilet stall doors wheelchair
accessible (appear to be at least 32"
wide)?


8. Are grab bars provided in toilet stalls? 

9. Are sinks provided with clearance for a
wheelchair to roll under (appear to have
29" clearance)?


10. Are sink handles operable with one hand
without grasping, pinching or twisting? 

11. Are exposed pipes under sink sufficiently
insulated against contact? 
Guest Rooms

1. How many total accessible sleeping
rooms does the property management
report to have? Provide specific number
in comment field. Are there sufficient
reported accessible sleeping rooms with
respect to the total number of reported
guestrooms?


2. How many of the accessible sleeping
rooms per property management have
roll-in showers? Provide specific number
in comment field. Are there sufficient
reported accessible rooms with roll-in
showers with respect to the total
number of reported accessible
guestrooms?


3. How many assistive listening kits and/or
rooms with communication features are
available per property management?
Provide specific number in comment
field. Are there sufficient reported
assistive listening devices with respect to
the total number of rooms?

Pools

1. Are public access pools provided? If the
answer is no, please disregard this
section.


2. How many accessible access points are
provided to each pool/spa? Provide
number in comment field.

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Building History Yes No N/A Comments
Play Area

1. Has the play area been reviewed for
accessibility? All public playgrounds are
subject to ADAAG standards.

Exercise Equipment

1. Does there appear to be adequate clear
floor space around the machines/
equipment (30"• by 48"• minimum)?

This checklist does not cover all of the requirements for ADA compliance; therefore it is not for facilities undergoing new construction, remodels or alterations, for determining what new construction, remodel or alterations should occur in order to provide ADA compliance. In addition, this checklist does not attempt to illustrate all possible barriers/problems or propose all possible barrier removal and modifications solutions. Not all situations are covered above.

This ADA General Observation Checklist is intended as a general screening of the existing subject property and shall not be construed as an “ADA Survey.” Additionally, not all areas of the subject property may have been accessed during the Property Condition Assessment or Evaluation. AEI recommendations are offered and are based upon visual observations of deficiencies that are considered to be readily achievable. Further financial study of the recommendations may be necessary in order to determine if they may constitute an undue financial burden.

Parking Requirements for ADA
Total Number of Parking Spaces
Provided MInimum Accessible Spaces Required
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1000 2% of total parking
spaces
1001 and over 20, plus 1 for each 100 or fraction thereof, over 1000 One of every 6 or fraction of 6 should be van accessible Assessment of ADA Priorities
Priority Concerns Deficiencies
Observed
Readily
achievable and
not a financial
burden?
Recommendation Possible Solution
Parking No
Site Circulation Yes Yes Repair Add handrails
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South elevation pedestrian ramp
Restroom finishes
Priority Concerns Deficiencies
Observed
Readily
achievable and
not a financial
burden?
Recommendation Possible Solution
Access to Goods
and Services
(Interior
Circulation)
No
Common Area
Restrooms
Yes Yes Repair Add insulation
under sink

RECOMMENDATION
Further study may identify opportunities to improve accessibility performance and design. A barrier removal plan is suggested. Based on our limited accessibility screening, the following deficiencies are considered to be reasonably attainable without being an undue financial burden.

Please see discussion related to ramp handrails, Section 3.1.3 above.

Protection of waste piping at common restroom sinks recommended. An opinion of cost for this work is included in the Tables.

Items of non-conformance with the ADA or "barriers" are noted herein without regard as to whether or not they are, by ADA definition, "readily achievable". Corrections of any barriers should be addressed from a liability standpoint and determined by building ownership in consultation with its accountants, attorneys and design/construction professionals..

Photographs
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Women's restroom exposed sink piping
Women's restroom
Cost Summary
Cost Recommendation EUL
EFF
AGE RUL Year Cost
Public restroom, Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces 0 0 0 Immediate $70
Total $70
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6.0 REPORTING PROCEDURES AND LIMITATIONS

6.1 A SSESSMENT METHODOLOGY
The FCA meets the specifications of the client and has included the following:

Preliminary Due Diligence
Prior to the site visit by the Property Evaluator, the pre-survey questionnaire was provided to the managers of the Property with a request that the questionnaire be completed prior to the visit.

Site Reconnaissance
The FCA findings are based on the visual, non-intrusive and non-destructive evaluation of various external and internal site and building systems and components as noted during a site walk-through survey conducted by AEI representatives. The survey included access and observation of representative tenant spaces and common areas.

Interviews and Research
AEI representatives conducted limited research to identify and review available maintenance procedures, available drawings, and other readily available documentation concerning the property. AEI representatives also conducted interviews with available management and maintenance staff. As conditions warranted, contractors for the property were contacted for pertinent information. AEI requested readily available records with public agencies familiar with the property to gather historical property information. A summary of findings have been included in the narrative sections of this report.

Report
The evaluation covered readily apparent conditions at the property. Upon completion of the site reconnaissance, interviews, and research, AEI produced this summary report. This report includes a discussion of topics related to the property condition and outlines the costs to correct the deficiencies noted. AEI formulates and presents Opinion of Costs recommendations in two tables: Immediate Repairs Cost Table and a Capital Reserves Cost Schedule. Photographs of property conditions and related documents are included in the body and the appendices of this report.

Based upon observations during our site visit and information received from our interviews with building management and service personnel, which for the purpose of the FCA was deemed reliable, AEI prepared general-scope, Opinions of Cost based on appropriate remedies for the deficiencies noted. Such remedies and their associated costs were considered commensurate with the Property's position in the market and prudent expenditures. These opinions are for components of systems exhibiting significant deferred maintenance, and existing deficiencies requiring major repairs or replacement. Repairs or improvements that could be classified as (i) cosmetic, (ii) decorative, (iii) part or parcel of a building's renovation program or to reposition the asset in the marketplace, (iv) routine or normal preventative maintenance, or (v) that are the Project No. 448476
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responsibility of the tenants were not included.

It is the intent of the FCA to reflect material physical deficiencies and the corresponding opinion of costs that are (i) commensurate with the complexity of the Property and (ii) not minor or insignificant. Opinion of probable costs that are either individually or in the aggregate less than a threshold amount set by industry standards.

Opinions of costs included in this report should be construed as preliminary budgets. Actual costs most probably will vary from the consultant's opinions of costs due to a variety of factors including design, quality of materials, contractor selected, market conditions, and competitive solicitation. Based on observations of readily apparent conditions, there may be a number of immediate and capital reserve costs that are required over the evaluation period. These needs are identified in the various sections of this report and are summarized in the attached cost tables. Costs for routine or normal preventive maintenance, or a combination thereof, are not included. Where management's budget for the repair or capital replacement appeared reasonable, AEI included the budget in the tables. However, please note that this FCA does not constitute an in-depth budget analysis.

6.2 REFERENCES USED BY THE PROPERTY EVALUATOR FOR PREPARATION OF FCA REPORT The FCA was performed in general accordance with ASTM E2018-15 "Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process" and is subject to the limitations and scope considerations contained within these Standards.

6.2.1 LIMITATIONS
Property Condition Assessments performed by AEI Consultants are based upon, but not limited to, the scope of work outlined by ASTM Standard E2018-15. Our review of the subject property consisted of a visual screening of the site, the structure(s) and the interior spaces. Technical Assessments were made based on the appearance of the improvements at the time of this Assessment. No destructive or invasive testing was included in the scope of this review.

The following are generally excluded from this Assessment for the Property as per ASTM scope of work:
• Subterranean conditions such as soil types and conditions, underground utilities, separate sewage disposal systems, wells, manholes, utility pits; systems that are either considered process-related or peculiar to a specific tenancy or use; or items or systems that are not permanently installed.
• Opinions on matters regarding security of the subject property and protection of its occupants or users from unauthorized access.
• Operating or witnessing the operation of lighting, lawn irrigation, or other systems typically controlled by time clocks or that are normally operated by the building’s operation staff or service companies.
• Evaluating systems or components that require specialized knowledge or equipment, including but not limited to: flue connections, interiors of chimneys, flues or boiler stacks; electromagnetic fields, electrical testing and operating of any electrical devices; examination of elevator and escalator cables, sheaves, controllers, motors, inspection tags; or tenant-owned or maintained equipment.
• Evaluation of process-related equipment or condition of tenant owned/maintained equipment.

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The recommendations and conclusions presented as a result of this Assessment apply strictly to the time the Assessment was performed. Available documentation has been analyzed using currently accepted Assessment techniques and AEI believes that the inferences made are reasonably representative of the property.

No warranty is expressed or implied, except that the services rendered have been performed in accordance with generally accepted Assessment practices applicable at the time and location of the study.

This report should not be construed as technically exhaustive. This report does not warranty or guarantee compliance with any Federal, state or local statute, ordinance or regulation including but not limited to, building codes, safety codes, environmental regulations, health codes or zoning ordinances or compliance with trade/design standards or the standards developed by the insurance industry. Local, state and federal regulations, and codes change significantly over time from when the subject property was developed and the subject building was constructed.

The subject property and subject building may not meet all current regulations, and code requirements put forth on a local, state, or federal level.

AEI Consultants has made reasonable efforts to properly assess the property conditions within the contracted scope of services; however, limitations during the assessment may be encountered.

AEI Consultants' findings and conclusions were based primarily on the visual assessment of the property at the time the site visit. In addition, the assessment value is based upon comparative judgments with similar properties in the property observer's experience. The Client is herewith advised that the conditions observed by AEI are subject to change. AEI's property observations included areas that were readily accessible without opening or dismantling secure areas or components. AEI's conclusions did not include any destructive or invasive testing, laboratory analysis, exploratory probing or engineering evaluations of structural, mechanical, electrical, or other systems with related calculations.

No assessment can wholly eliminate the uncertainty regarding the presence of physical deficiencies and performances of the building system. According to the ASTM guidelines, a property condition assessment is intended to reduce the risk regarding potential building system and component failure. The ASTM standard recognizes the inherent subjective nature of the assessment regarding such issues as workmanship, quality of care during installation, maintenance of building systems and remaining useful of the building system or components.

Assessments, analysis and opinions expressed within this report are not representations regarding either the design integrity or the structural soundness of the project.

No destructive or invasive testing was included in the scope of this Assessment.

Limitations to AEI's standard site assessment protocol were encountered. Access to the property was not made available due to the following circumstances:
• The arched roof was not accessible at the time of the assessment.

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6.2.2 DEVIATIONS FROM THE GUIDE
This FCA includes the following deviations from ASTM E2018-15 "Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process":
• There is no category of Short Term Costs. Short Term Costs are defined as opinions of probable costs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but require repairs or replacements that should be undertaken on a priority basis in addition to routine preventive maintenance. Such opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. Generally, the time frame for such repairs is within one to two years. In this FCA short term costs are included in the Immediate Repairs, Cost Table.
• Opinions of costs for Capital Reserves are provided in The Capital Reserves Cost Schedule. Capital Reserves are for recurring probable expenditures that are not classified as operation or maintenance expenses. The capital reserves should be budgeted for in advance on an annual basis. Capital reserves are reasonably predictable both in terms of frequency and cost. However, capital reserves may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within an estimated time period.
• AEI estimated a Remaining Useful Life (RUL) for the Property. • AEI provided the Seismic Zone, based on 1997 Uniform Building Code, in which the Property is located.
• AEI provided the Flood Zone(s) of the Property, based on the Flood Insurance Rate Maps (FIRM) published by the Federal Emergency Management Agency (FEMA). • AEI provided the Wind Zone, based on FEMA's map titled "Wind Zones in the United States", in which the Property is located.
• AEI provided a limited visual survey for the presence of microbial growth at the Property.

Destructive sampling was not included in the scope of the work for this survey.

6.3 MEMBERS OF THE CONSULTANT TEAM
A resume of the property evaluator and the senior reviewer are included in the appendix of this report.

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Jason Santiago, National Client Manager
Michael Novick, National Client Manager
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APPENDIX A
Photo Documentation
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1. Southwest parking lot entrance

2. Overhead door

3. West parking lot

4. West parking lot egree
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5. Asphalt damage

6. Wets parking lot finish

7. Deteriorated asphalt

8. West exterior steps
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9. South elevation pedestrian ramp

10. East access ramp

11. Property overview

12. Timber wall
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13. Exterior wall lighting

14. Landscaped area

15. Landscaped area

16. Exterior ceiling lighting
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17. Natural gas meter

18. Water backflow

19. Electric meter

20. Gymnasium crawlspace
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21. Basement area

22. Basement window

23. Crawlspace access

24. North storage area overview
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25. Building structure and lighting

26. Building structure

27. Building structure

28. Lower roof structure
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29. North lower roof structure

30. Repaired roof decking

31. Stage structure

32. IMG 5102
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33. East wing support brackets

34. Window

35. Building exterior cladding

36. Exterior paint condition
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37. Peeling exterior paint

38. Exterior wall damage

39. Exterior wall exposed rebar

40. Roof drain
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41. East lower roof lid

42. Parapet wall cap

43. North lower roof

44. Lower east roof
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45. Coping missing sealant

46. Parapet wall

47. Roof scupper

48. North roof tear
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49. North roof overview

50. Missing roof drain dome

51. North parapet wall

52. Roof repair damage
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53. West roof overview

54. Roof patchwork and low spots

55. Skylight

56. Skylight
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57. Unattached sections of the north roof

58. Arched Roof overview - Provided by the tenant

59. Arched Roof overview -Provided by the tenant

60. Arched Roof Hatch - Provided by the tenant
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61. Arched roof overview - Provided by the tenant

62. DJI 0031

63. DJI 0013

64. Exterior lighting
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65. Second floor overview

66. Concrete second floor platform

67. Concrete hole covered with plywood

68. Exterior exterior door
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69. Window

70. Entry doors

71. Window

72. Damaged window on the south elevation
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73. Interior overview

74. Interior stairs

75. Conference room overview

76. Hallway overview
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77. Multi-use restroom

78. Storage room overview

79. Stage area

80. Storage area beneath the stage
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81. Gymnasium overview

82. East computer room overview

83. Main building access doors

84. Women's restroom overview
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85. Gymnasium overview

86. Gymnasium flooring

87. Former commercial kitchen

88. Flooring finish
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89. Plumbing piping

90. Basement sump pump

91. Waste piping

92. IMG 5101
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93. Restroom ABS plumbing

94. Ceiling hung space heater

95. Space heater thermostat

96. Conference room space heater
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97. Ceiling hung gas-fired furnace

98. Decommissioned hydronic fan coil unit

99. Operable upper windows
100. Controls for operable windows
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101. Basement screw in fuses
102. Exposed electrical wiring
103. Knob and tube wiring
104. Main electrical panel
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105. Main service disconnect
106. Fire hydrant
107. Fire audio visual alarm
108. Emergency lighting
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109. Fire A/V alarm
110. Fire extinguisher
111. Fire alarm panel and communicator
112. Fire alarm annunciator panel and pull station
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113. East room finishes
114. Multi-use restroom
115. Multi-use restroom
116. IMG 5095
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117. IMG 5100
118. Women's restroom exposed sink piping
119. Women's restroom
120. South elevation
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121. West elevation
122. ADA Parking
123. Exterior wall finishes
124. Below grade grate
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125. Exterior finishes and windows
126. North elevation
127. South site sidewalk cracking
128. Concrete flatwork
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129. East elevation
130. Public sidewalk
131. Water valves
132. Public sidewalk displacement
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133. East parking area
134. East parking area
135. East stairs
136. East driveway entrance
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137. East ADA parking space
138. Asphalt repair patch
139. Overhead door
140. Building entry area
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141. Cracking concrete flatwork
142. Cracking concrete flatwork
143. Building structure
144. Building structure
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145. Interior lighting
146. Upper roof access ladder
147. Interior lighting
148. Building structure
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149. Tie rods
150. Interior stairs
151. Lower roof support brackets
152. Fire alarm components
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153. Interior doors
154. Interior paint condition
155. Multi-use restroom
156. Office overview
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157. Ceiling mounted smoke alarm
158. Basement stairs
159. Storage room concrete floor finish
160. IMG 4977
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161. Fire extinguisher
162. Knob and tube wiring
163. North lower roof structure
164. Skylight
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165. Service doors and ramp from the north storage
area
166. North storage area space heater
167. Roof drainage
168. East storage room deteriorated paint
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169. Flaking interior paint
170. East lower roof
171. Upper exterior wall finishes
172. East lower roof
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173. East parking lot overview
174. Storage shed roof
175. Partial north elevation
176. East roof access ladder
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177. Mezzanine storage ladder
178. Security alarm system
179. East access door
180. East roof structure
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181. Operable windows
182. Interior lighting
183. Decommissioned hydronic fan coil unit
184. IMG 5093
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185. IMG 5094
186. IMG 5096
187. IMG 5097
188. IMG 5098
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189. IMG 5099
190. IMG 5103
191. Restroom water heater
192. Gymnasium upper roof structure
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193. North exterior wall cracking paint
194. East ramp
195. Deteriorating exterior
196. South ramp handrails
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197. North west wood fencing
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APPENDIX B
Location Map, Aerial Photo and Site Plan
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APPENDIX C
Pre-Site Visit Questionnaire
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GGEENNEERRAALL PPRROOPPEERRTTYY IINNFFOORRMMAATTIIOONN PPRROOPPEERRTTYY NNAAMMEE:: 110000 HHoowwaarrdd SSttrreeeett SSIITTEE AADDDDRREESSSS:: 110000 HHoowwaarrdd SSttrreeeett CCIITTYY SSaalliinnaass SSTTAATTEE CCAA NNuummbbeerr ooff BBuuiillddiinnggss:: 11 DDaattee ooff CCoonnssttrruuccttiioonn:: 11993322 CCuurrrreenntt
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SSiittee AArreeaa iinn AAccrreess:: 00..8899338811
aaccrreess
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BBuuiillddiinngg AArreeaa::
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TToottaall NNuummbbeerr ooff
PPaarrkkiinngg SSppaacceess:: 1177 NNuummbbeerr ooff HHCC PPaarrkkiinngg SSppaacceess:: 22 NNuummbbeerr ooff VVaann HHCC SSppaacceess:: 22

GGEENNEERRAALL PPRROOPPEERRTTYY IINNFFOORRMMAATTIIOONN PPlleeaassee ddeessccrriibbee aallll ppeerrttiinneenntt bbuuiillddiinngg mmaaiinntteennaannccee,, rreennoovvaattiioonn,, sseeiissmmiicc,, aanndd uuppggrraaddee wwoorrkk wwiitthhiinn tthhee llaasstt 1155 yyeeaarrss.. IIff aavvaaiillaabbllee,, pplleeaassee aattttaacchheedd ssuuppppoorrttiinngg ddooccuummeennttaattiioonn,, ii..ee.. wwoorrkk oorrddeerrss,, rreecceeiippttss,, eettcc..::

Kitchen demo in 2021. 4 Years ago: Seismic bracing of the lower roofs, Roof replacement along Salinas Street 2020/2021
PPlleeaassee ddeessccrriibbee aannyy oonnggooiinngg//ccuurrrreenntt mmaajjoorr bbuuiillddiinngg mmaaiinntteennaannccee,, rreennoovvaattiioonn,, sseeiissmmiicc,, aanndd uuppggrraaddee wwoorrkk::

N/A

PPlleeaassee ddeessccrriibbee aannyy ffuuttuurree bbuuiillddiinngg mmaaiinntteennaannccee,, rreennoovvaattiioonn,, sseeiissmmiicc,, aanndd uuppggrraaddee wwoorrkk::

N/A

PPlleeaassee iinnddiiccaattee wwhhiicchh ooff tthhee ffoolllloowwiinngg iitteemmss iiss aa TTeennaanntt oorr LLaannddlloorrdd rreessppoonnssiibbiilliittyy ffoorr RREEPPLLAACCEEMMEENNTT::

TTeennaanntt LLaannddlloorrdd TTeennaanntt LLaannddlloorrdd PPaavviinngg xx HHVVAACC CCoonnddeennssiinngg uunniittss PPaavveemmeenntt SSeeaall--ccooaattiinngg xx WWiinnddooww AACC UUnniittss oorr OOtthheerr PPaavveemmeenntt SSttrriippiinngg xx DDoommeessttiicc WWaatteerr HHeeaatteerrss xx SSiiddeewwaallkkss xx FFiirree SSpprriinnkklleerr iinn TTeennaanntt SSppaaccee EExxtteerriioorr PPaaiinntt xx FFiirree AAllaarrmm iinn TTeennaanntt SSppaaccee xx BBrriicckk PPooiinnttiinngg xx EElleevvaattoorrss// EEssccaallaattoorrss RRooooffiinngg xx TTeennaanntt SSppaaccee FFiinniisshheess xx HHVVAACC RRooooffttoopp UUnniittss TTooiilleett RRoooomm FFiixxttuurreess && FFiinniisshheess xx HHVVAACC AAiirr hhaannddlliinngg//FFaann ccooiill uunniittss xx AADDAA ccoommpplliiaannccee xx

PPlleeaassee lliisstt aallll mmaajjoorr vveennddoorrss sseerrvviicciinngg tthhee PPrrooppeerrttyy ((IIff aaddddiittiioonn pprroovviiddeedd,, pplleeaassee aattttaacchh sseeppaarraattee sshheeeett))::

VVeennddoorr NNaammee PPhhoonnee NNoo.. VVeennddoorr NNaammee PPhhoonnee NNoo..

RRooooffiinngg PPaaiinnttiinngg
EElleevvaattoorr HHVVAACC
FFiirree PPrrootteeccttiioonn PPlluummbbiinngg
EElleeccttrriicciiaann TTrraasshh DDiissppoossaall LLaannddssccaappiinngg SSeeccuurriittyy SSyysstteemm

PPlleeaassee lliisstt aallll uuttiilliittyy pprroovviiddeerrss ffoorr tthhee PPrrooppeerrttyy::

DDoommeessttiicc WWaatteerr CCaalliiffoorrnniiaa WWaatteerr SSeerrvviiccee GGaass// OOiill// OOtthheerr PPaacciiffiicc GGaass && EElleeccttrriicc SSaanniittaarryy SSeewweerr MMoonntteerreeyy OOnnee WWaatteerr EElleeccttrriicciittyy PPaacciiffiicc GGaass && EElleeccttrriicc SSttoorrmm DDrraaiinnaaggee MMoonntteerreeyy OOnnee WWaatteerr SStteeaamm

PPCCAA PPRREE--SSUURRVVEEYY

QQUUEESSTTIIOONNNNAAIIRREE ((RROOII))
DRAFT

QQUUEESSTTIIOONNNNAAIIRREE
Note to Field Observer: Answers should be verified during site interview and field observations.

A yes answer should be followed up thoroughly and documented if issues are present.

YYEESS NNOO UUNNKKNNOOWWNN
AArree yyoouu aawwaarree ooff aannyy vviioollaattiioonnss tthhee pprrooppeerrttyy hhaass bbeeeenn cciitteedd ffoorr?? ((IIff YYeess,, aattttaacchh cciittaattiioonn)) xx IIss aa tteennaanntt mmoonntthhllyy ffeeee cchhaarrggeedd ffoorr ccoommmmoonn aarreeaa mmaaiinntteennaannccee ((CCAAMM))?? xx DDooeess tthhee PPrrooppeerrttyy eexxppeerriieennccee aannyy ssiittee ddrraaiinnaaggee,, ggrroouunndd wwaatteerr oorr ffllooooddiinngg pprroobblleemmss?? xx xx IIss tthhee aammoouunntt ooff oonn--ssiittee ppaarrkkiinngg pprroovviiddeedd iinnaaddeeqquuaattee?? xx IIss tthheerree ddaammaaggeedd oorr nnoonnooppeerraattiioonnaall ssiittee lliigghhttiinngg?? xx AArree tthhee uuttiilliittiieess ((wwaatteerr,, sseewweerr,, ggaass,, eelleeccttrriicc)) iinnaaddeeqquuaattee ttoo mmeeeett nneeeeddss ooff tthhee tteennaannttss?? xx DDooeess tthhee PPrrooppeerrttyy hhaavvee aannyy ssttrruuccttuurraall iissssuuee ssuucchh aass sseettttlleemmeenntt,, ccrraacckkiinngg oorr ddeefflleeccttiioonn?? xx HHaass tthhee PPrrooppeerrttyy eexxppeerriieenncceedd aannyy ffiirree rreellaatteedd oorr sseeiissmmiicc ddaammaaggee?? xx DDooeess tthhee PPrrooppeerrttyy eexxhhiibbiitt aannyy wwaatteerr// mmooiissttuurree iinnffiillttrraattiioonn?? xx DDooeess tthhee PPrrooppeerrttyy hhaavvee aannyy lleeaakkaaggee oorr ffaaiilluurreess aatt tthhee rrooooff,, wwaallllss oorr cceellllaarr?? xx IIss ffiirree rreettaarrddaanntt ppllyywwoooodd ((FFRRTT)) iinnssttaalllleedd aannyywwhheerree iinn tthhee ssttrruuccttuurree((ss))?? xx AArree aannyy ppoorrttiioonnss ooff tthhee ffaaccaaddeess ccoovveerreedd wwiitthh EEIIFFSS ((ssyynntthheettiicc ssttuuccccoo oorr DDrryyvviitt))?? xx AAnnyy pprroobblleemmss rreeggaarrddiinngg ssyynntthheettiicc ssttuuccccoo oorr EEIIFFSS?? xx RRooooff iiss iinnaacccceessssiibbllee wwiitthh nnoo oonn--ssiittee OOSSHHAA aapppprroovveedd llaaddddeerr oorr rrooooff hhaattcchh?? xx AArree tthhee HHVVAACC ssyysstteemmss iinnaaddeeqquuaattee aanndd//oorr nnoonn--ffuunnccttiioonniinngg?? xx AArree tthheerree aannyy pplluummbbiinngg lleeaakkss oorr pprreevvaalleenntt ppaasstt lleeaakkss?? xx AArree tthheerree aannyy wwaatteerr pprreessssuurree iissssuueess aatt aannyy ttiimmee?? xx IIss ggaallvvaanniizzeedd oorr ppoollyybbuuttyylleennee ““ggrraayy”” ppiippiinngg pprreesseenntt aannyywwhheerree iinn tthhee PPrrooppeerrttyy?? xx HHaass aannyy aaccttiivvee oorr hhiissttoorriiccaall lleeaakkss rreellaatteedd ttoo ggaallvvaanniizzeedd oorr ppoollyybbuuttyylleennee ppiippiinngg ooccccuurrrreedd?? xx HHaass rreettrrooffiittttiinngg oorr rreeppllaacceemmeenntt ooff ggaallvvaanniizzeedd oorr ppoollyybbuuttyylleennee ppiippiinngg ttaakkeenn ppllaaccee?? xx AArree tthheerree aannyy eelleeccttrriiccaall pprroobblleemmss oorr iinnaaddeeqquuaattee eelleeccttrriiccaall sseerrvviiccee?? xx EElleeccttrriiccaall aammppeerraaggee ttoo eeaacchh uunniitt iiss lleessss tthhaann 6600--aammppss???? xx IIss aalluummiinnuumm bbrraanncchh wwiirriinngg pprreesseenntt aannyywwhheerree iinn tthhee PPrrooppeerrttyy?? xx IIff aalluummiinnuumm bbrraanncchh wwiirriinngg iiss pprreesseenntt,, hhaass rreettrrooffiittttiinngg bbeeeenn ppeerrffoorrmmeedd?? xx AArree tthheerree aannyy ssccrreeww--iinn ffuusseess pprreesseenntt iinn tthhee PPrrooppeerrttyy?? xx AArree tthheerree kkiittcchheennss aanndd bbaatthhrroooommss tthhaatt aarree nnoott eeqquuiippppeedd wwiitthh GGFFII’’ss//GGFFCCII’’ss?? xx AArree tthheerree aannyy eelleevvaattoorr oorr eessccaallaattoorr sshhuuttddoowwnnss oorr ddeeeemmeedd oouutt ooff sseerrvviiccee?? AArree tthheerree eelleevvaattoorrss pprreesseenntt nnoott rreegguullaarrllyy sseerrvviicceedd uunnddeerr aa ffuullll--sseerrvviiccee mmaaiinntteennaannccee ccoonnttrraacctt?? AArree tthheerree ffiirree sspprriinnkklleerr ssyysstteemmss pprreesseenntt aanndd nnoott rreegguullaarrllyy sseerrvviicceedd aanndd tteesstteedd?? AArree tthheerree ffiirree aallaarrmm aanndd ddeetteeccttiioonn ddeevviicceess nnoott rreegguullaarrllyy sseerrvviicceedd aanndd tteesstteedd?? xx IIss ccoommmmoonn aarreeaa iinntteerriioorr ppaaiinnttiinngg ppeerrffoorrmmeedd aass ppaarrtt ooff rroouuttiinnee mmaaiinntteennaannccee?? xx WWaass aann ““AADDAA SSuurrvveeyy”” eevveerr ccoonndduucctteedd oonn tthhee pprrooppeerrttyy?? ((IIff YYeess,, pplleeaassee aattttaacchh aa ccooppyy)) xx HHaass aannyy AADDAA iimmpprroovveemmeennttss bbeeeenn mmaaddee ttoo tthhee PPrrooppeerrttyy oorr ddooeess aa BBaarrrriieerr RReemmoovvaall PPllaann eexxiisstt ffoorr tthhee PPrrooppeerrttyy?? xx
IIss tthheerree aannyy uunnrreessoollvveedd AADDAA rreellaatteedd ccoommppllaaiinnttss oorr ppeennddiinngg lliittiiggaattiioonn?? xx IIss tthheerree aannyy mmoolldd oorr mmiiccrroobbiiaall ggrroowwtthh aatt tthhee PPrrooppeerrttyy?? xx HHaavvee aannyy tteennaannttss oorr ooccccuuppaannttss ccoommppllaaiinneedd aabboouutt mmoolldd oorr mmiiccrroobbiiaall ggrroowwtthh aatt tthhee PPrrooppeerrttyy?? xx IIss tthheerree aa ccuurrrreenntt ffoorrmmaall iinnddoooorr aaiirr qquuaalliittyy mmaannaaggeemmeenntt ppllaann aatt tthhee PPrrooppeerrttyy?? xx DRAFT

PPlleeaassee iinnddiiccaattee wwhheenn tthhee ffoolllloowwiinngg ssyysstteemmss hhaavvee bbeeeenn llaasstt iinnssppeecctteedd::

FFiirree SSpprriinnkklleerr EElleevvaattoorrss// EEssccaallaattoorrss FFiirree AAllaarrmm FFaaccaaddeess

RREEPPLLAACCEEMMEENNTT// RREEPPAAIIRR HHIISSTTOORRYY
PPlleeaassee lliisstt tthhee aapppprrooxxiimmaattee aaggee ((iinn yyeeaarrss)) ooff tthhee ffoolllloowwiinngg,, aass aapppplliiccaabbllee::
((IInnddiiccaattee ““NNAA”” iiff tteennaanntt--oowwnneedd oorr nnoott aapppplliiccaabbllee;; iinnddiiccaattee ““OORRIIGG””,, iiff ffrroomm oorriiggiinnaall bbuuiillddiinngg ccoonnssttrruuccttiioonn.. IIff aapppplliiccaabbllee,, ggiivvee aann eessttiimmaatteedd rraannggee,, ii..ee.. aapppprrooxx.. 5500%% aarree 33 yyrrss.. iinn aaggee,, 2255%% aarree 1100 yyrrss.. iinn aaggee,, eettcc.. –– pplleeaassee aattttaacchh aaddddiittiioonnaall ppaaggeess ffoorr ccoommmmeennttss// ccllaarriiffiiccaattiioonnss..

PPaavviinngg:: YYrrss.. SSeeaallaanntt//SSttrriippiinngg:: YYrrss.. EExxtteerriioorr LLiigghhttiinngg:: YYrrss..

LLaannddssccaappiinngg:: YYrrss.. IIrrrriiggaattiioonn SSyysstteemm:: YYrrss.. BBuuiillddiinngg SSiiggnnaaggee:: YYrrss..

MMaassoonnrryy PPooiinnttiinngg:: YYrrss.. EExxtteerriioorr PPaaiinntt:: YYrrss.. EEIIFFSS:: YYrrss..

WWiinnddoowwss:: YYrrss.. DDoooorrss:: YYrrss.. BBuuiillddiinngg SSeeaallaannttss:: YYrrss..

RRooooffiinngg:: YYrrss.. OOtthheerr RRooooffiinngg:: YYrrss.. SSkkyylliigghhttss:: YYrrss..

HHVVAACC((____________________)):: YYrrss.. HHVVAACC((__________________)):: YYrrss.. HHVVAACC((____________________)):: YYrrss..

EElleeccttrriicc SSeerrvviiccee:: YYrrss..

EEmmeerrggeennccyy
GGeenneerraattoorr:: YYrrss.. WWaatteerr LLiinnee:: YYrrss..

WWaatteerr PPuummppss:: YYrrss.. WWaatteerr HHeeaatteerrss:: YYrrss.. SSeewweerr LLiinneess YYrrss..

EElleevvaattoorr FFiinniisshheess:: YYrrss.. EElleevvaattoorr CCoonnttrroolllleerr:: YYrrss.. EElleevvaattoorr MMaacchhiinneerryy:: YYrrss..

EEssccaallaattoorrss:: YYrrss.. FFiirree PPuummpp:: YYrrss..

CCeennttrraall FFiirree AAllaarrmm
PPaanneell:: YYrrss..

LLoobbbbyy:: YYrrss.. CCoommmmoonn FFlloooorriinngg:: YYrrss.. CCoommmmoonn RReessttrroooommss:: YYrrss..

DDOOCCUUMMEENNTT RREEVVIIEEWW
PPlleeaassee pprroovviiddee uuss wwiitthh tthhee ffoolllloowwiinngg ddooccuummeennttss pprriioorr ttoo oouurr ssiittee vviissiitt,, iinnddiiccaattiinngg tthhee aavvaaiillaabbiilliittyy ooff eeaacchh.. TThhiiss ddooccuummeennttaattiioonn mmaayy bbee iinncclluuddeedd aass aann eexxhhiibbiitt wwiitthhiinn tthhee PPrrooppeerrttyy CCoonnddiittiioonn AAsssseessssmmeenntt..

AAvvaaiillaabbllee
OOnn--ssiittee
AAvvaaiillaabbllee
AAttttaacchheedd
NNoott
AAvvaaiillaabbllee
SSiittee PPllaann aanndd AALLTTAA SSuurrvveeyy
CCeerrttiiffiiccaattee ooff OOccccuuppaannccyy
CCooppyy ooff OOppeenn BBuuiillddiinngg PPeerrmmiittss oorr CCooddee VViioollaattiioonnss CCooppyy ooff ZZoonniinngg VVaarriiaanncceess oorr EEaasseemmeennttss RReenntt RRoollll ((wwiitthh uunniitt nnuummbbeerr,, tteennaanntt nnaammee,, uunniitt aarreeaa aanndd ooccccuuppaannccyy %%)) RReedduucceedd FFlloooorr PPllaannss
OOrriiggiinnaall ccoonnssttrruuccttiioonn ddooccuummeennttss ((ccoorree aanndd sshheellll)) LLiisstt ooff MMeecchhaanniiccaall EEqquuiippmmeenntt LLiisstt ooff CCaappiittaall eexxppeennddiittuurreess ffoorr llaasstt 55 yyeeaarrss LLiisstt ooff PPllaannnneedd CCaappiittaall eexxppeennddiittuurreess LLooccaall LLaaww ##1111 FFaaççaaddee IInnssppeeccttiioonn RReeppoorrttss ((NNYYCC)) RRooooff ssuurrvveeyy aanndd wwaarrrraannttyy
SSeerrvviiccee rreeppoorrttss aanndd iinnssppeeccttiioonn cceerrttiiffiiccaatteess ffoorr ((eelleevvaattoorr,, eessccaallaattoorr,, HHVVAACC,, eelleeccttrriiccaall ggeenneerraattoorr,, ffiirree aallaarrmm aanndd sspprriinnkklleerr)) AADDAA SSuurrvveeyy oorr BBaarrrriieerr RReemmoovvaall PPllaann PPrreevviioouussllyy pprreeppaarreedd PPrrooppeerrttyy CCoonnddiittiioonn RReeppoorrtt oorr eennggiinneeeerriinngg ssttuuddiieess IInntteerrvviieewweeee // TTiittllee:: JJeeffff LLaammbb // DDiirreeccttoorr ooff OOppeerraattiioonnss –– SSaalliinnaass PPoolliiccee AAccttiivviittiieess LLeeaagguuee DDaattee:: 1100--2200--22002211 Please fax completed questionnaire to: (###) ###-####
DRAFT

APPENDIX D
Record of all Documents Reviewed,
Interviews, and Supporting Information
Project No. 448476
November 5, 2021 For Capital Planning
Purposes Only
DRAFT
N a t io n a l F lo o d H a z a r d L a y e r F I R M e t t e 0 5 0 0 1 , 0 0 01 , 5 0 02 , 0 0 02 5 0
F e e t
Ü

S E E F I S R E P O R T F O R D E T A I L E D L E G E N D A N D I N D E X M A P F O R F I R M P A N E L L A Y O U T

S P E C I A L F L O O D

H A Z A R D A R E A S
W i t h o u t B a s e F l o o d E l e v a t i o n ( B F E ) Z o n e A , V , A 9 9
W i t h B F E o r D e p t hZ o n e A E , A O , A H , V E , A R R e g u l a t o r y F l o o d w a y
0 . 2 % A n n u a l C h a n c e F l o o d H a z a r d , A r e a s o f 1 % a n n u a l c h a n c e f l o o d w i t h a v e r a g e d e p t h l e s s t h a n o n e f o o t o r w i t h d r a i n a g e a r e a s o f l e s s t h a n o n e s q u a r e m i l eZ o n e X F u t u r e C o n d i t i o n s 1 % A n n u a l
C h a n c e F l o o d H a z a r dZ o n e X
A r e a w i t h R e d u c e d F l o o d R i s k d u e t o L e v e e . S e e N o t e s .Z o n e X
A r e a w i t h F l o o d R i s k d u e t o L e v e eZ o n e D N O S C R E E NA r e a o f M i n i m a l F l o o d H a z a r dZ o n e X A r e a o f U n d e t e r m i n e d F l o o d H a z a r dZ o n e D C h a n n e l , C u l v e r t , o r S t o r m S e w e r L e v e e , D i k e , o r F l o o d w a l l
C r o s s S e c t i o n s w i t h 1 % A n n u a l C h a n c e 1 7 . 5W a t e r S u r f a c e E l e v a t i o n
C o a s t a l T r a n s e c t
C o a s t a l T r a n s e c t B a s e l i n e
P r o f i l e B a s e l i n e
H y d r o g r a p h i c F e a t u r e
B a s e F l o o d E l e v a t i o n L i n e ( B F E ) E f f e c t i v e L O M R s
L i m i t o f S t u d y
J u r i s d i c t i o n B o u n d a r y
D i g i t a l D a t a A v a i l a b l e
N o D i g i t a l D a t a A v a i l a b l e
U n m a p p e d
T h i s m a p c o m p l i e s w i t h F E M A 's s t a n d a r d s f o r t h e u s e o f d i g i t a l f l o o d m a p s i f i t i s n o t v o i d a s d e s c r i b e d b e l o w .

T h e b a s e m a p s h o w n c o m p l i e s w i t h F E M A 's b a s e m a p a c c u r a c y s t a n d a r d s
T h e f l o o d h a z a r d i n f o r m a t i o n i s d e r i v e d d i r e c t l y f r o m t h e a u t h o r i t a t i v e N F H L w e b s e r v i c e s p r o v i d e d b y F E M A . T h i s m a p w a s e x p o r t e d o n 1 1 / 3 / 2 0 2 1 a t 1 2 : 4 1 P M a n d d o e s n o t r e f l e c t c h a n g e s o r a m e n d m e n t s s u b s e q u e n t t o t h i s d a t e a n d t i m e . T h e N F H L a n d e f f e c t i v e i n f o r m a t i o n m a y c h a n g e o r b e c o m e s u p e r s e d e d b y n e w d a t a o v e r t i m e .

T h i s m a p i m a g e i s v o i d i f t h e o n e o r m o r e o f t h e f o l l o w i n g m a p e l e m e n t s d o n o t a p p e a r : b a s e m a p i m a g e r y , f l o o d z o n e l a b e l s , l e g e n d , s c a l e b a r , m a p c r e a t i o n d a t e , c o m m u n i t y i d e n t i f i e r s , F I R M p a n e l n u m b e r , a n d F I R M e f f e c t i v e d a t e . M a p i m a g e s f o r u n m a p p e d a n d u n m o d e r n i z e d a r e a s c a n n o t b e u s e d f o r r e g u l a t o r y p u r p o s e s .

L e g e n d

O T H E R A R E A S O F

F L O O D H A Z A R D

O T H E R A R E A S

G E N E R A L

S T R U C T U R E S

O T H E R

F E A T U R E S

M A P P A N E L S
8 B 2 0 . 2
T h e p i n d i s p l a y e d o n t h e m a p i s a n a p p r o x i m a t e p o i n t s e l e c t e d b y t h e u s e r a n d d o e s n o t r e p r e s e n t a n a u t h o r i t a t i v e p r o p e r t y l o c a t i o n . 1 : 6 , 0 0 0
1 2 1 ° 3 9 '4 3 " W 3 6 ° 4 0 '4 3 " N
1 2 1 ° 3 9 '5 " W 3 6 ° 4 0 '1 4 " N
B a s e m a p : U S G S N a t i o n a l M a p : O r t h o i m a g e r y : D a t a r e f r e s h e d O c t o b e r , 2 0 2 0 DRAFT

APPENDIX E
Property Evaluator Qualifications
Project No. 448476
November 5, 2021 For Capital Planning
Purposes Only
DRAFT

Jason Santiago, BPI-MFBA – Energy Services Project Manager

Education:

BS – Mechanical Engineering, Santa Clara University

Training/Licenses/Registrations:

Multifamily Building Analyst - Building Performance Institute (BPI)

Summary of Professional Experience:

Jason Santiago has 5 years’ experience in the capital planning and energy services industry. His project experience includes: Freddie Mac Green Assessments, Fannie Mae HPB Assessments and reports, Phase I Property Condition Assessments (PCA’s), Asset Management using 4tell solutions tablet application, Physical Needs Assessments, Facility Condit ion Assessments, Green Physical Needs Assessments, Capital Planning Asset Management and Reside ntial/Commercial energy audits. His experience includes management of portfolio project s involving numerous projects throughout the US for public and private sector agencies.

Select project experience for Mr. Santiago’s includes:
 Municipal building mechanical equipment inventory compilation for Preventative Maintenance (PM) schedules and property condition assessments
 Public housing authority property condition assessments and energy audits  Municipal building and midrise office building property condition assessments and energy audits  Property Condition Assessments using 4tell Solutions Software for state buildings, correctional facilities, college campuses, school districts and skilled nursing facilities.  Property Condition Assessments using Kykloud software  Residential, commercial and recreational building property condition assessments, facility condition assessments and energy audits
 Multi-family housing Freddie Mac Green Assessments
 Multi-family housing Fannie Mae HPB Assessments and Reports  Property Condition Assessments for skilled nursing facilities  Property remodel site verification

DRAFT

Michael Novick , National Client Manager
Education:

B.A School of Environmental Design and Planning, University of Colorado, Boulder 1983 Training/Licenses/Registrations:

Licensed Architect, State of Colorado
Licensed Architect, State of Pennsylvania
Licensed Architect, State of Texas
Member: American Institute of Architects
Continuing education, 12-24 hours annually and focused in the realms of Health, Safety and Welfare (HSW), Accessibility and construction materials and methods.

Summary of Professional Experience:
2015 to current: National Client Manage r within the Building Sciences and Engineering division, Equity and Capital Planning Services group of AEI Consultants. Principal responsibilities include Property/Facility Condition Assessments and specialized portfolio assignments.

Architectural Pr oject Management, since 1983 , through all phases of the A rchitectural career track culminating as Principal of the firm MN2 Architecture LLC, formed in 2003 and retiring the firm in 2015 . All project types ranging from residential single and multi- family, commercial, retail, institutional, financial, educational and industrial have been included within the experience of design, contract and construction documentation. Additional experience and participation has been obtained in all recognized project delivery methods and Construction Management.

Select Project Experience for Mr. Novick includes:
• Senior Project Manager and Team member, Capital Planning Services for specific projects that include institutional clients such as Evergreen Schools, San Jose, CA and Maryland School For The Blind Baltimore campuses; Commercial portfolios that include MDM/MIMMS shopping centers and malls, Extra Space Storage and NFI warehousing portfolios; Multi - family portfolios that include Livcor as well as others. Many projects and portfolios utilizing MAC based Kykloud software. Proficient in Quire and EDR PARCEL report platforms. • Team member, Capital Planning Services, with focus on iPad, 4tell software platform data driven 168+ building, year + long Facility Condition, Mechanical and Accessibility assessments, University of Alabama main campus, Tuscaloosa. Subject buildings include Academic, Residential and Administrative, range in size from 2,000 – 460,000 GSF and age from 4 to 170 years.
• Multi-family design and construction documentation as Job Captain, Architect and QC Project Manager Denver Colorado, Pittsburg Pennsylvania and Houston Texas regions.

Support of team to successful project design, documentation and completion. • Principal/Project Architect: Institutional, Residential single family, Retail and Commercial project endeavors fully documented – 12 years. Duties included marketing, contract negotiation, design and documentation and Construction Management as well as Principal duties as head of own firm within the Denver and Pittsburgh regions.

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