FMP Assessments — Signal Hill City Council, June 24, 2025 (part 2 of 2)

Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property management, Bureau Veritas’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

Bureau Veritas’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system or component replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined as Immediate Needs.

For the purposes of ‘bucketizing’ the System Expenditure Forecasts in this report, the Replacement Reserves have been subdivided and grouped as follows: Short Term (years 1-3), Near Term (years 4-5), Medium Term (years 6-10), and Long Term (years 11-20).

Key Findings
In an effort to highlight the most significant cost items and not be overwhelmed by the Replacement Reserves report in its totality, a subsection of Key Findings is included within the Executive Summary section of this report. Key Findings typically include repairs or replacements of deficient items within the first five-year window, as well as the most significant high-dollar line items that fall anywhere within the ten-year term. Note that while there is some subjectivity associated with identifying the Key Findings, the Immediate Needs are always included as a subset.

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9. C e rt if ic at io n
Signal Hill, FCA Master Planning (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Gundry Pump Station, 3315 Gundry Avenue, Signal Hill, CA 90755, the “Property”. It is our understanding that the primary interest of the Client is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under the Purpose and Scope section of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas may have been observed (see Section 1 for specific details). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared for and is exclusively for the use and benefit of the Client identified on the cover page of this report. The purpose for which this report shall be used shall be limited to the use as stated in the contract between the client and Bureau Veritas.

Any reuse or distribution without such consent shall be at the client's or recipient's sole risk, without liability to Bureau Veritas.

Prepared by: Ishaq Ameen,
Project Manager
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
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10. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan
Appendix C: Pre-Survey Questionnaire
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

P h ot o gr ap h ic R ec o rd
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Photographic Overview
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1 - GUNDRY PUMP STATION FRONT ELEVATION 2 - GUNDRY PUMP STATION LEFT ELEVATION 3 - GUNDRY PUMP STATION RIGHT ELEVATION 4 - GUNDRY PUMP STATION REAR ELEVATION 5 - SAND BASIN FRONT ELEVATION 6 - SAND BASIN LEFT ELEVATION GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Photographic Overview
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7 - SAND BASIN RIGHT ELEVATION 8 - RESERVOIR RESTROOMS FRONT ELEVATION 9 – RESERVOIR RESTROOMS LEFT ELEVATION 10 – RESERVOIR RESTROOM RIGHT ELEVATION 11 - RESERVOIR RESTROOMS REAR ELEVATION 12 - GUNDRY PUMP STATION ROOF OVERVIEW GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Photographic Overview
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13 - SAND BASIN ROOF OVERVIEW 14 - RESERVOIR RESTROOMS ROOF OVERVIEW 15 - GUNDRY PUMP STATION MOTORS AND PUMP 16 - GUNDRY PUMP STATION WORK AREA 17 - GUNDRY PUMP STATION AMMONIA ROOM 18 - GUNDRY PUMP STATION AIR COMPRESSOR GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Photographic Overview
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19 - GUNDRY PUMP STATION ELECTRICAL 20 - GUNDRY PUMP MOTOR CONTROL CENTER 21 - SAND BASIN CHLORINE PUMP ROOM 22 - GUNDRY PUMP STATION GENERATOR 23 - GUNDRY PUMP STATION STORAGE TANK 24 - RESERVOIR PARK PLAY STRUCTURE GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Photographic Overview
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25 - RESERVOIR PARK LANDSCAPING 26 - RESERVOIR PARK WALKWAY 27 - RESERVOIR PARK SITE 28 - RESERVOIR PARK SITE
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Appendix B:

S it e P la n
Site Plan
Project Number Project Name
165418.23R000-010.354 Gundry Pump Station
Source On-Site Date
Google January 26, 2024
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Appendix C:

Pre-Su rv ey Que s t i on na i re
BV Facility Condition Assessment: Pre - Survey Questionnaire Building / Facility Name: Gundry Pump Station
Name of person completing form:

Title / Association with property:

Length of time associated w/ property:

Date Completed:

Phone Number:

Method of Completion: INCOMPLETE: client/POC unwilling or unable to complete GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 www.us.bureauveritas.com | p 800.733.0660
Appendix D:

Ac c es s ib il it y R e v i ew a nd P hot os
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
Reservoir Park Restrooms: Accessibility Issues
Parking NA
Exterior Accessible Route NA
Building Entrances
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes NA
Playgrounds & Swimming
Pools
Other NA
Hospitality NA
None*
*be cognizant that if the “None” box is checked that does not guarantee full compliance; this study is limited in nature Facility History & Interview
Question Yes No Unk Comments
Has an accessibility study been previously
performed? If so, when?
Have any ADA improvements been made to
the property since original construction?
Describe.

Has building management reported any
accessibility-based complaints or litigation?
1 2
3 Property Name:

BV Project Number:

Gundry Pump Station - Reservoir Park Restrooms
165418.23R000-010.354
Reservoir Park Restrooms: Photographic Overview

ACCESSIBLE ENTRANCE MAIN ENTRANCE

ACCESSIBLE INTERIOR PATH DOOR HARDWARE

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES Reservoir Park Restrooms: Photographic Overview

ACCESSIBLE ROUTE TO PLAYGROUND OVERVIEW OF PLAYGROUND
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Appendix E:

C om po n ent C on d it i on R e po rt

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Appendix F:

R e p lac em e nt R e s e rv es

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 Appendix G:

E q ui pm e nt I nv e nt ory L is t

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.bvna.com | p 800.733.0660 Well 7
6476 Orange Avenue
Long Beach, CA 90805
prepared for
FCA and Master Plan Study
2175 Cherry Avenue
Signal Hill, CA 90755
Thomas Bekele
PREPARED BY:

Bureau Veritas
6021 University Boulevard, Suite 200
Ellicott City, MD 21043
800.733.0660
www.bvna.com
BV CONTACT:

Michael Chaney
Program Manager
800.733.0660 x7297980
[email protected]
BV PROJECT #:
165418.23R000-011.354
DATE OF REPORT:

October 1, 2024
ON SITE DATE:

January 22, 2024
WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354
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TABLE OF CONTENTS

1. Executive Summary................................................................................................ 1 Property Overview and Assessment Details ............................................................. 1 Significant/Systemic Findings and Deficiencies ........................................................ 2 Facility Condition Index (FCI).................................................................................... 3 Immediate Needs ..................................................................................................... 5 Key Findings............................................................................................................. 6 Plan Types................................................................................................................ 7

2. Building Systems & Site Elements........................................................................ 8

3. ADA Accessibility ................................................................................................. 12

4. Purpose and Scope .............................................................................................. 13

5. Opinions of Probable Costs................................................................................. 15 Methodology........................................................................................................... 15 Definitions............................................................................................................... 16

6. Certification .......................................................................................................... 17

7. Appendices ........................................................................................................... 18 WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354
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1. Executive Summary
Property Overview and Assessment Details
General Information
Property Type Well House Building
Number of Buildings 1
Main Address Well 7, 6476 Orange Avenue, Long Beach, CA 90805 Site Developed 1983
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 22, 2024
Management Point of Contact Public Works
Thomas Bekele, Public Works Director
(562) 989-7355
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Joseph Malboeuf
Reviewed By Michael Chaney
Program Manager
800.733.0660 x7297980
[email protected]
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
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Significant/Systemic Findings and Deficiencies
Historical Summary
The subject property was constructed in 1982 as part of the water utility system for The City of Signal Hill.

Architectural
The CMU and wood framed structure sits on a concrete slab. The concrete block wall is exposed on the interior and exterior of the single-story building. The main roof appears to be a TPO flat roof. Additional pitched roof areas are clad with clay tile. The building has a single room which houses the water equipment. The interior concrete floor is unfinished, and the ceiling is exposed to the wood above.

Water damage to the roof sheathing warrants the replacement of the TPO flat roof and roof sheathing.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building space is not conditioned with the exception of an exhaust fan. Electrical service is provided via underground utility lines to a main 2000-amp switchboard. The flow control system makes use of a city well. No fire suppression system is provided.

Site
The entire site is paved concrete with a concrete block screen wall and metal gates. There is no landscaping.

Recommended Additional Studies
No additional studies recommended at this time.

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Facility Condition Index (FCI)
One of the major goals of the FCA is to calculate the Facility Condition Index (FCI), which provides a theoretical objective indication of a facility’s overall condition. The FCI is defined as the ratio of the cost of current needs divided by the current replacement value (CRV) of the facility. The chart below presents the industry standard ranges and cut-off points.

FCI Ranges and Description
0 – 5% In new or well-maintained condition, with little visual evidence of wear or deficiencies. 5 – 10% Subjected to wear but is still in a serviceable and functioning condition. 10 – 30% Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. 30% and above Has reached the end of its useful or serviceable life. Renewal is now necessary.

The deficiencies and lifecycle needs identified in this assessment provide the basis for a portfolio-wide capital improvement funding strategy. In addition to the current FCI, extended FCI’s have been developed to provide owners the intelligence needed to plan and budget for the “keep-up costs” for their facilities. As such the 3- year, 5-year, and 10-year FCI’s are calculated by dividing the anticipated needs of those respective time periods by current replacement value. As a final point, the FCI’s ultimately provide more value when used to relatively compare facilities across a portfolio instead of being over-analyzed and scrutinized as stand-alone mathematical values. The table below presents the current, 3-year, 5-year, and 10-year FCI’s for this facility:

FCI Analysis
Replacement Value Total SF Cost/SF
$451,100 694 $650
Est Reserve Cost FCI
Current $25,300 5.6 %
3-Year $250,300 55.5 %
5-Year $255,100 56.5 %
10-Year $594,800 131.8 %
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NEEDS OVER TIME: The vertical blue bars in the graphic below represent the year-by-year needs identified for the facility. The orange line forecasts what would happen to the FCI (left Y axis) over time, assuming zero capital expenditures over the next ten years. The dollar amounts allocated for each year are associated with the values along the right Y axis.

Needs by Year with Unaddressed FCI Over Time
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Immediate Needs
Location UF Code Description Condition Plan Type Cost
Well 7 B1022 Roof Sheathing, Plywood, Replace Poor Performance/Int egrity
$100
Well 7 C2057 Ceiling Finishes, any flat surface, Prep
& Paint
Poor Performance/Int
egrity
$2,900
Well 7 B3015 Roofing, Single-Ply Membrane,
TPO/PVC, Replace
Poor Performance/Int
egrity
$22,300
TOTAL (3 items) $25,300
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Key Findings
Roof Sheathing in Poor condition.

Plywood
Well 7
Roof
Uniformat Code: B1020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $100
Water intrusion observed at roof sheathing. Replace sheathing and patch roof. - AssetCALC ID: 7338286 Roofing in Poor condition.

Single-Ply Membrane, TPO/PVC
Well 7
Roof
Uniformat Code: B3010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $22,300
Water penetrations and damage to roof sheathing observed, this roof should be replaced as part of the project to replace the roof sheathing. - AssetCALC ID: 7338273
Ceiling Finishes in Poor condition.
any flat surface
Well 7
Uniformat Code: C2050
Recommendation: Prep & Paint in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $2,900
The ceilings need to be painted as part of roof repair project. - AssetCALC ID: 8312025 WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354
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Plan Types
Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance and highest on the list below.

Plan Type Descriptions & Distribution
Safety  An observed or reported unsafe condition that if left unaddressed could result in injury; a system or component that presents potential liability risk.

Performance/Integrity  Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses risk to overall system stability.

Accessibility  Does not meet ADA, UFAS, and/or other accessibility requirements.

Environmental  Improvements to air or water quality, including removal of hazardous materials from the building or site.

Retrofit/Adaptation  Components, systems, or spaces recommended for upgrades in in order to meet current standards, facility usage, or client/occupant needs.

Aged But Functional  Any component or system that has aged past its industry-average expected useful life (EUL) but is not currently deficient or problematic.

Lifecycle/Renewal  Any component or system that is neither deficient nor aged past EUL but for which future replacement or repair is anticipated and budgeted.

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2. Building Systems & Site Elements
Building Systems Summary
Address 6476 Orange Avenue, Long Beach, CA 90805
GPS Coordinates 33.872389, -118.1769151
Constructed/Renovated 1983
Building Area 694 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with wood roof deck supported by wood joists and concrete strip footing foundation system
Fair
Facade Primary Wall Finish: Concrete block
Windows: None
Fair
Roof Primary: Flat construction with single-ply TPO/PVC membrane Secondary: Hip construction with clay/concrete tiles
Poor
Interiors Walls: Unfinished
Floors: Unfinished concrete
Ceilings: Unfinished/exposed
-
Elevators None -
Plumbing None -
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Building Systems Summary
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: Linear fluorescent
Exterior Building-Mounted Lighting: LED
Fair
Fire Alarm Smoke detectors only Fair
Equipment/Special Municipal water flow control equipment Fair Accessibility Using guidance provided by the 2010 ADA Section 203.5 Machinery Spaces, this building is considered to be nonoccupiable, as this facility is used for maintenance and operation of water distribution equipment and systems.

Additional Studies No additional studies are currently recommended for the building.

Areas Observed The interior spaces were observed to gain a clear understanding of the facility’s overall condition. Other areas accessed and assessed included the exterior equipment and assets directly serving the buildings, and the exterior walls of the facility
Key Spaces Not
Observed
Areas of note that were either inaccessible or not observed for other reasons are listed here:

Roof; lack of ladder or other means of access
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Site Information
Site Area 0.016 acres
Parking Spaces There are no parking spaces.

System Description Condition
Site Pavement The entire site is paved with concrete Fair Site Development CMU screen wall fencing Fair
Landscaping &
Topography
None -
Utilities On-site well
Local utility-provided electric and natural gas
Fair
Site Lighting Pole-mounted: None
Building-mounted: LED
Fair
Ancillary Structures None Fair
Site Accessibility Using guidance provided by the 2010 ADA Section 203.5 Machinery Spaces, this building is considered to be nonoccupiable, as this facility is used for maintenance and operation of water distribution equipment and systems.

Site Additional Studies No additional studies are currently recommended for the exterior site areas.

Site Areas Observed The exterior areas within the property boundaries were observed to gain a clear understanding of the site’s overall condition.

Site Key Spaces Not
Observed
All key areas of the exterior site were accessible and
observed.

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The table below shows the anticipated costs by trade or building system over the next 20 years.

Well 7: System Expenditure Forecast
System Immediate Short Term
(1-2 yr)
Near Term
(3-5 yr)
Med Term
(6-10 yr)
Long Term
(11-20 yr)
TOTAL
Structure $140 $0 $0 $0 $0 $140
Facade $0 $0 $4,196 $40,082 $0 $44,278
Roofing $22,304 $17,229 $0 $16,325 $40,283 $96,141
Interiors $2,860 $0 $0 $3,843 $5,165 $11,868
Plumbing $0 $0 $4,021 $60,852 $6,733 $71,606
HVAC $0 $0 $4,196 $0 $0 $4,196
Fire Protection $0 $0 $278 $0 $373 $651
Electrical $0 $0 $196,504 $0 $0 $196,504
Fire Alarm &
Electronic Systems
$0 $0 $370 $0 $498 $868
Sitework $0 $0 $2,972 $218,575 $0 $221,547
TOTALS $25,300 $17,300 $212,600 $339,700 $53,100 $648,100 WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354
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3. ADA Accessibility
Generally, Title II of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “public facilities” on the basis of disability. Regardless of their age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

A public entity (i.e. city governments) shall operate each service, program, or activity so that the service, program, or activity, when viewed in its entirety, is readily accessible to and usable by individuals with disabilities.

However, this does not:

1. Necessarily require a public entity to make each of its existing facilities accessible to and usable by individuals with disabilities;

2. Require a public entity to take any action that would threaten or destroy the historic significance of an historic property; or

3. Require a public entity to take any action that it can demonstrate would result in a fundamental alteration in the nature of a service, program, or activity or in undue financial and administrative burdens. In those circumstances where personnel of the public entity believe that the proposed action would fundamentally alter the service, program, or activity or would result in undue financial and administrative burdens, a public entity has the burden of proving that compliance with 35.150(a) of this part would result in such alteration or burdens. The decision that compliance would result in such alteration or burdens must be made by the head of a public entity or his or her designee after considering all resources available for use in the funding and operation of the service, program, or activity, and must be accompanied by a written statement of the reasons for reaching that conclusion. If an action would result in such an alteration or such burdens, a public entity shall take any other action that would not result in such an alteration or such burdens but would nevertheless ensure that individuals with disabilities receive the benefits or services provided by the public entity.

Removal of barriers to accessibility should be addressed from a liability standpoint in order to comply with federal law, but the barriers may or may not be building code violations. The Americans with Disabilities Act Accessibility Guidelines are part of the ADA federal civil rights law pertaining to the disabled and are not a construction code. State and local jurisdictions have adopted the ADA Guidelines or have adopted other standards for accessibility as part of their construction codes.

During the FCA, Bureau Veritas did not perform a limited high-level accessibility review of the facility nonspecific to any local regulations or codes. Using guidance provided by the 2010 ADA Section 203.5 Machinery Spaces, this building is considered to be non-occupiable, as this facility is used for maintenance and operation of water distribution equipment and systems.

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4. Purpose and Scope
Purpose
Bureau Veritas was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives.

The physical condition of building systems and related components are typically defined as being in one of five condition ratings. For the purposes of this report, the following definitions are used:

Condition Ratings
Excellent New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

Failed Component or system has ceased functioning or performing as intended.

Replacement, repair, or other significant corrective action is recommended or required.

Not Applicable Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present.

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Scope
The standard scope of the Facility Condition Assessment includes the following:
 Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.
 Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.
 Provide a high-level categorical general statement regarding the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.
 Obtain background and historical information about the facility from a building engineer, property manager, maintenance staff, or other knowledgeable source. The preferred methodology is to have the client representative or building occupant complete a Pre-Survey Questionnaire (PSQ) in advance of the site visit.

Common alternatives include a verbal interview just prior to or during the walk-through portion of the assessment.
 Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.
 Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report, which highlights key findings and includes a Facility Condition Index as a basis for comparing the relative conditions of the buildings within the portfolio.

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5. Opinions of Probable Costs
Cost estimates are embedded throughout this report, including the very detailed Replacement Reserves report in the appendix. The cost estimates are predominantly based on construction rehabilitation costs developed by the RSMeans data from Gordian. While the RSMeans data from Gordian is the primary reference source for the Bureau Veritas cost library, secondary and supporting sources include but are not limited to other industry experts work, such as Marshall & Swift and CBRE Whitestone. For improved accuracy, additional research integrated with Bureau Veritas’s historical experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions also come into play when deemed necessary.

Invoice or bid documents provided either by the owner or facility construction resources may be reviewed early in the process or for specific projects as warranted.

Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing or bundling of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, use of subcontractors, and whether competitive pricing is solicited, etc. Certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

Methodology
Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, Bureau Veritas opines as to when a system or component will most probably necessitate replacement. 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, whether explicitly or implicitly stated. Projections of Remaining Useful Life (RUL) are based primarily on age and condition with the presumption of continued use and maintenance of the Property similar to the observed and reported past use and maintenance practices, in conjunction with the professional judgment of Bureau Veritas’s assessors. Significant changes in occupants and/or usage may affect the service life of some systems or components.

Where quantities could not be or were not derived from an actual construction document take-off or facility walk-through, and/or where systemic costs are more applicable or provide more intrinsic value, budgetary square foot and gross square foot costs are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

To account for differences in prices between locations, the base costs are modified by geographical location factors to adjust for to market conditions, transportation costs, or other local contributors. When requested by the client, the costs may be further adjusted by several additional factors including; labor rates (prevailing minimum wage), general contractor fees for profit and overhead, and insurance. If desired, costs for design and permits, and a contingency factor, may also be included in the calculations.

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Definitions
Immediate Needs
Immediate Needs are line items that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) failed or imminent failure of mission critical building systems or components, or (3) conditions that, if not addressed, 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.

For database and reporting purposes the line items with RUL=0, and commonly associated with Safety or Performance/Integrity Plan Types, are considered Immediate Needs.

Replacement Reserves
Cost line items traditionally called Replacement Reserves (equivalently referred to as Lifecycle/Renewals) are for recurring probable renewals or expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period.

Replacement Reserves generally exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property.

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6. Certification
FCA and Master Plan Study (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Well 7, 6476 Orange Avenue, Long Beach, CA 90805, the “Property”. It is our understanding that the primary interest of the Client is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

Any reuse or distribution without such consent shall be at the client's or recipient's sole risk, without liability to Bureau Veritas.

Prepared by: Joseph Malboeuf
Project Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
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7. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plan(s)
Appendix C: Pre-Survey Questionnaire(s)
Appendix D: Component Condition Report
Appendix E: Replacement Reserves
Appendix F: Equipment Inventory List
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Appendix A:

Photographic Record
011.354 - WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354 Photographic Overview
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1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - REAR ELEVATION 4 - RIGHT ELEVATION
5 - STRUCTURAL PHOTO 6 - INTERIOR
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Appendix B:

Site and Floor Plan (s )
Site Plan
Project Number Project Name
165418.23R000-012.354
Well 10
Signal Hill
Source On-Site Date
Google January 24, 2024
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Appendix C:

Pre -Survey Questionnaire (s )

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Appendix D:

Com ponent C ondi ti on Report
Component Condition Report | Well 7
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Structure
B1020 Roof Poor Roof Sheathing, Plywood 22 SF 0
Facade
B2010 Fair Exterior Walls, Concrete Block (CMU) 960 SF 9 B2050 Building Exterior Fair Exterior Door, Steel, Standard 4 3 Roofing
B3010 Roof Fair Roofing, Clay/Concrete Tile 460 SF 9
B3010 Roof Poor Roofing, Single-Ply Membrane, TPO/PVC 820 SF 0 B3080 Building exterior Fair Soffit, Wood 700 SF 2
Interiors
C2050 Poor Ceiling Finishes, any flat surface, Prep & Paint 894 SF 0 Plumbing
D2010 Mechanical room Fair Piping & Valves, Motorized Flow Control Valve, Domestic Water, 12 IN 1 10 D2010 Site Fair Emergency Plumbing Fixtures, Eye Wash & Shower Station 1 3 D2010 Mechanical room Fair Storage Tank, Domestic Water 1 19 HVAC
D3060 Building exterior Fair Exhaust Fan, Roof or Wall-Mounted, 16" Damper 1 3 Fire Protection
D4030 Mechanical room Fair Fire Extinguisher, Type ABC, up to 20 LB 1 5 Electrical
D5020 Building exterior Fair Primary Transformer, Dry, Property-Owned 1 3 D5020 Mechanical room Fair Switchboard, 120/208 V 1 3
D5040 Mechanical room Fair Interior Lighting System, Full Upgrade, Low Density & Standard Fixtures 694 SF 5 D5040 Building exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 2 5 Fire Alarm & Electronic Systems
D7050 Fair Fire Alarm Devices, Smoke Detector 1 5
Pedestrian Plazas & Walkways
G2020 Site Fair Parking Lots, Pavement, Concrete 6,300 SF 9 Sitework
G2060 Site Fair Fences & Gates, Vehicle Gate, Manual 1 3 G2060 Site Fair Fences & Gates, Screen Walls, Concrete Masonry Unit (CMU) 2,400 SF 9 7338286
7365605
7321533
7321526
7338273
7338274
8312025
7336911
7321523
7321532
7336910
7338272
7321517
7321528
7321536
7338275
7342012
7338287
7321537
7321514
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Appendix E:

R epl acem ent R eserves
Replacement Reserves Report
Well 7
10/2/2024
Location 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 Total Escalated Estimate Well 7 $25,306 $0 $17,229 $207,706 $0 $4,836 $0 $0 $0 $274,984 $64,697 $0 $0 $0 $0 $872 $0 $0 $0 $6,733 $45,450 $647,814 Grand Total $25,306 $0 $17,229 $207,706 $0 $4,836 $0 $0 $0 $274,984 $64,697 $0 $0 $0 $0 $872 $0 $0 $0 $6,733 $45,450 $647,814 Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate B1020 7338286 Roof Sheathing, Plywood, Replace 50 50 0 22 SF $6.40 $141 $141 $141 B2010 7365605 Exterior Walls, Concrete Block (CMU), Replace 50 41 9 960 SF $32.00 $30,720 $30,720 $30,720 B2050 7321533 Exterior Door, Steel, Standard, Replace 40 37 3 4 EA $960.00 $3,840 $3,840 $3,840 B3010 7321526 Roofing, Clay/Concrete Tile, Replace 50 41 9 460 SF $27.20 $12,512 $12,512 $12,512 B3010 7338273 Roofing, Single-Ply Membrane, TPO/PVC, Replace 20 20 0 820 SF $27.20 $22,304 $22,304 $22,304 $44,608 B3080 7338274 Soffit, Wood, Replace 20 18 2 700 SF $23.20 $16,240 $16,240 $16,240 C2050 8312025 Ceiling Finishes, any flat surface, Prep & Paint 10 10 0 894 SF $3.20 $2,861 $2,861 $2,861 $2,861 $8,582 D2010 7321532 Storage Tank, Domestic Water, Replace 30 11 19 1 EA $3,840.00 $3,840 $3,840 $3,840 D2010 7336911 Piping & Valves, Motorized Flow Control Valve, Domestic Water, 12 IN, Replace 15 5 10 1 EA $45,280.00 $45,280 $45,280 $45,280 D2010 7321523 Emergency Plumbing Fixtures, Eye Wash & Shower Station, Replace 20 17 3 1 EA $3,680.00 $3,680 $3,680 $3,680 D3060 7336910 Exhaust Fan, Roof or Wall-Mounted, 16" Damper, Replace 20 17 3 1 EA $3,840.00 $3,840 $3,840 $3,840 D4030 7338272 Fire Extinguisher, Type ABC, up to 20 LB, Replace 10 5 5 1 EA $240.00 $240 $240 $240 $480 D5020 7321517 Primary Transformer, Dry, Property-Owned, Replace 30 27 3 1 EA $112,000.00 $112,000 $112,000 $112,000 D5020 7321528 Switchboard, 120/208 V, Replace 40 37 3 1 EA $64,000.00 $64,000 $64,000 $64,000 D5040 7321536 Interior Lighting System, Full Upgrade, Low Density & Standard Fixtures, Replace 20 15 5 694 SF $3.36 $2,332 $2,332 $2,332 D5040 7338275 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 15 5 2 EA $640.00 $1,280 $1,280 $1,280 D7050 7342012 Fire Alarm Devices, Smoke Detector, Replace 10 5 5 1 EA $320.00 $320 $320 $320 $640 G2020 7338287 Parking Lots, Pavement, Concrete, Replace 50 41 9 6300 SF $14.40 $90,720 $90,720 $90,720 G2060 7321537 Fences & Gates, Vehicle Gate, Manual, Replace 25 22 3 1 EA $2,720.00 $2,720 $2,720 $2,720 G2060 7321514 Fences & Gates, Screen Walls, Concrete Masonry Unit (CMU), Replace 50 41 9 2400 SF $32.00 $76,800 $76,800 $76,800 Totals, Unescalated $25,306 $0 $16,240 $190,080 $0 $4,172 $0 $0 $0 $210,752 $48,141 $0 $0 $0 $0 $560 $0 $0 $0 $3,840 $25,165 $524,255 Totals, Escalated (3.0% inflation, compounded annually) $25,306 $0 $17,229 $207,706 $0 $4,836 $0 $0 $0 $274,984 $64,697 $0 $0 $0 $0 $872 $0 $0 $0 $6,733 $45,450 $647,814 WELL 7 BUREAU VERITAS PROJECT: 165418.23R000-011.354
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Appendix F:

E qui pm ent Inventory Li s t
1 1
1 1
1 D20 Plumbing
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7321532 D2010 Storage Tank Domestic Water 20 GAL Well 7 Mechanical room Flexcon Industries 120-PC66 12005445 2013 D30 HVAC
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336910 D3060 Exhaust Fan Roof or Wall-Mounted,
16" Damper 1000 CFM Well 7 Building exterior No dataplate No dataplate No dataplate 1983 D40 Fire Protection
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7338272 D4030 Fire Extinguisher Type ABC, up to 20 LB Well 7 Mechanical room D50 Electrical
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7321517 D5020 Primary Transformer Dry, Property-Owned 500 KVA Well 7 Building exterior No dataplate No dataplate No dataplate 1983 2 7321528 D5020 Switchboard 120/208 V 400 AMP Well 7 Mechanical room Cutler-Hammer MP2DS 5LF8775876-A 1983

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Well 10
6065 Cherry Avenue
Long Beach, CA 90805
prepared for
City of Signal Hill
2175 Cherry Avenue
Signal Hill, CA 90755
Margarita Beltran
PREPARED BY:

Bureau Veritas
6021 University Boulevard, Suite 200
Ellicott City, MD 21043
800.733.0660
www.us.bureauveritas.com
BV CONTACT:

Michael Chaney
Program Manager
800.733.0660 x7297980
[email protected]
BV PROJECT #:
165418.23R000-012.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 22, 2024
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TABLE OF CONTENTS

1. Executive Summary ................................................................................................. 1 Property Overview and Assessment Details .............................................................. 1 Significant/Systemic Findings and Deficiencies ......................................................... 2 Facility Condition Index (FCI) ..................................................................................... 3 Immediate Needs ....................................................................................................... 5 Plan Types ................................................................................................................. 7

2. Building Systems and Site Elements ..................................................................... 8

3. ADA Accessibility .................................................................................................. 12

4. Purpose and Scope ............................................................................................... 13

5. Opinions of Probable Costs .................................................................................. 15 Methodology ............................................................................................................ 15 Definitions ................................................................................................................ 16

6. Certification ............................................................................................................ 17

7. Appendices ............................................................................................................ 18 WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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1 . Ex ec ut iv e S u mm a ry
Property Overview and Assessment Details
General Information
Property Type Well House Building
Number of Buildings 1
Main Address 6065 Cherry Avenue, Long Beach, CA 90805
Site Developed 1985
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 22, 2024
Management Point of Contact Thomas Bekele,
Public Works Director
Phone: (562) 989-7355
E-mail: [email protected]
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Joseph Malboeuf
Reviewed By Michael Chaney
Program Manager
E-mail: [email protected]
Phone: 800.733.0660 x7297980
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
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Significant/Systemic Findings and Deficiencies
Historical Summary
The subject property was constructed in 1985 as part of the water utility for The City of Signal Hill.

Architectural
The CMU and wood framed structure sits on a concrete slab. The concrete block is exposed on the interior and exterior of the single-story building. The main roof appears to be a TPO flat roof. Additional pitched roof areas are clad with clay tile. The building has a single room which houses the water equipment. The interior concrete floor is unfinished, and the ceiling is exposed to the wood structure above.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building is an unconditioned space. A new exhaust fan was installed in 2021. Electrical service is provided via underground utility lines to a main 2000-amp switchboard. The flow control system makes use of a city well.

No fire suppression system is provided.

Site
The entire site is paved concrete. There is no landscaping.

Recommended Additional Studies
No additional studies recommended at this time.

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Facility Condition Index (FCI)
One of the major goals of the FCA is to calculate the Facility Condition Index (FCI), which provides a theoretical objective indication of a facility’s overall condition. The FCI is defined as the ratio of the cost of current needs divided by the current replacement value (CRV) of the facility. In this report, each building is considered as a separate facility. The chart below presents the industry standard ranges and cut-off points.

FCI Ranges and Description
0 – 5% In new or well-maintained condition, with little or no visual evidence of wear or deficiencies. 5 – 10% Subjected to wear but is still in a serviceable and functioning condition. 10 – 30% Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. 30% and above Has reached the end of its useful or serviceable life. Renewal is now necessary.

FCI Analysis
Replacement Value Total SF Cost/SF
$471,250 725 $650
Est Reserve Cost FCI
Current $2,400 0.5 %
3-Year $171,400 36.4 %
5-Year $177,300 37.6 %
10-Year $177,700 37.7 %
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NEEDS OVER TIME: The vertical blue bars in the graphic below represent the year-by-year needs identified for the facility. The orange line forecasts what would happen to the FCI (left Y axis) over time, assuming zero capital expenditures over the next ten years. The dollar amounts allocated for each year are associated with the values along the right Y axis.

Needs by Year with Unaddressed FCI Over Time
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Immediate Needs
Location UF Description Cond Plan Type Cost
Well 10 D7051 Fire Alarm Devices, Smoke Detector,
Install
Failed Safety $300
Well 10 B3065 Roof Hatch, Metal, Replace Failed Performance/Integrity $2,100 TOTAL (2 items) $2,400
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Key Findings
Fire Alarm Devices in Failed
condition.

Smoke Detector
Well 10
Mechanical room
Uniformat Code: D7050
Recommendation: Install in 2024
Plan Type: Safety
Cost Estimate: $300
Smoke detector missing. - AssetCALC ID: 7342013
Roof Hatch in Failed condition.

Metal
Well 10
Roof
Uniformat Code: B3060
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $2,100
Water leaks reported with observed holes in hatch door. - AssetCALC ID: 7340994 Soffit in Poor condition.

Wood
Well 10
Building exterior
Uniformat Code: B3080
Recommendation: Replace in 2026
Plan Type:

Performance/Integrity
Cost Estimate: $19,000
Visible degradation of wood material - AssetCALC ID: 7341000 WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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Plan Types
Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance and highest on the list below.

Plan Type Descriptions
Safety 
An observed or reported unsafe condition that if left unaddressed could result in injury; a system or component that presents potential liability risk.

Performance/Integrity 
Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses risk to overall system stability.

Accessibility  Does not meet ADA, UFAS, and/or other accessibility requirements.

Environmental 
Improvements to air or water quality, including removal of hazardous materials from the building or site.

Retrofit/Adaptation 
Components, systems, or spaces recommended for upgrades in in order to meet current standards, facility usage, or client/occupant needs.

Aged But Functional 
Any component or system that has aged past its industry-average expected useful life (EUL) but is not currently deficient or problematic.

Lifecycle/Renewal 
Any component or system that is neither deficient nor aged past EUL but for which future replacement or repair is anticipated and budgeted.

Plan Type Distribution (by Cost)
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2 . B u ild i ng S y s t em s an d S it e E le me nt s
Building Systems Summary
Address 6065 Cherry Avenue, Long Beach, CA 90805
Constructed/Renovated 1985
Building Area 725 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with wood roof deck supported by wood joists and concrete strip footing foundation system
Fair
Facade Primary Wall Finish: Concrete block
Windows: None
Fair
Roof Primary: Flat construction with single-ply TPO/PVC membrane Secondary: Hip construction with clay/concrete tiles
Fair
Interiors Walls: Unfinished
Floors: Unfinished concrete
Ceilings: Unfinished/exposed
-
Elevators None -
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Building Systems Summary
Plumbing Water system piping and components, backflow preventer and eye wash/shower station
Fair
HVAC Wall mounted exhaust fan Good
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard, panel with copper wiring
Interior Lighting: Fluorescent
Emergency Power: Diesel generator with automatic transfer switch
Fair
Fire Alarm Smoke detectors only Missing
Equipment/Special None Fair
Accessibility Using guidance provided by the 2010 ADA Section 203.5 Machinery Spaces, this building is considered to be nonoccupiable, as this facility is used for maintenance and operation of water distribution equipment and systems.

Additional Studies No additional studies are currently recommended for the building.

Key Spaces Not
Observed
Areas of note that were either inaccessible or not observed for other reasons are listed here:

Roof; lack of ladder or other means of access
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Site Information
Site Area 0.050 acres
Parking Spaces There are no parking spaces..

System Description Condition
Site Pavement Concrete pavement Fair
Site Development Concrete block fencing with metal gates Fair Landscaping &
Topography
None -
Utilities On-site water well and system components
Local utility-provided electric and natural gas
Fair
Site Lighting Pole-mounted: None
Building-mounted: LED
Fair
Ancillary Structures None -
Site Accessibility Using guidance provided by the 2010 ADA Section 203.5 Machinery Spaces, this building is considered to be nonoccupiable, as this facility is used for maintenance and operation of water distribution equipment and systems.

Site Additional Studies No additional studies are currently recommended for the exterior site areas.

Site Areas Observed The exterior areas within the property boundaries were observed to gain a clear understanding of the site’s overall condition.

Site Key Spaces Not
Observed
All key areas of the exterior site were accessible and
observed.

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The table below shows the anticipated costs by trade or building system over the next 20 years.

Well 10: System Expenditure Forecast
System Immediate Short Term
(1-2 yr)
Near Term
(3-5 yr)
Med Term
(6-10 yr)
Long Term
(11-20 yr)
TOTAL
Facade $0 $0 $4,196 $0 $38,980 $43,176
Roofing $2,080 $20,182 $12,780 $0 $15,436 $50,478
Plumbing $0 $0 $55,946 $0 $77,086 $133,032
HVAC $0 $0 $0 $0 $6,346 $6,346
Fire Protection $0 $0 $278 $0 $373 $651
Electrical $0 $0 $72,757 $0 $111,071 $183,828
Fire Alarm &
Electronic Systems
$256 $0 $0 $344 $462 $1,062
Sitework $0 $0 $8,824 $0 $155,587 $164,411
TOTALS $2,400 $20,200 $154,800 $400 $405,400 $583,200
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3 . A DA A c c es s ib i lit y
Generally, Title II of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “public facilities” on the basis of disability. Regardless of their age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

However, this does not:

1. Necessarily require a public entity to make each of its existing facilities accessible to and usable by individuals with disabilities;

2. Require a public entity to take any action that would threaten or destroy the historic significance of an historic property; or

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4 . P u rp os e an d S c op e
Purpose
Bureau Veritas was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

The physical condition of building systems and related components are typically defined as being in one of five condition ratings. For the purposes of this report, the following definitions are used:

Failed Component or system has ceased functioning or performing as intended.

Replacement, repair, or other significant corrective action is recommended or required.

Not Applicable Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present.

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Scope
The standard scope of the Facility Condition Assessment includes the following:
 Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.
 Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.
 Provide a high-level categorical general statement regarding the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.
 Obtain background and historical information about the facility from a building engineer, property manager, maintenance staff, or other knowledgeable source. The preferred methodology is to have the client representative or building occupant complete a Pre-Survey Questionnaire (PSQ) in advance of the site visit.

WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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5 . O p in io ns o f P ro b ab le C os t s
Cost estimates are attached throughout this report, with the Replacement Reserves in the appendix.

These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means, CBRE Whitestone, and Marshall & Swift, Bureau Veritas’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.

WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
16 www.us.bureauveritas.com | p 800.733.0660
Definitions
Immediate Needs
Immediate Needs are line items that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) failed or imminent failure of mission critical building systems or components, or (3) conditions that, if not addressed, 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.

For database and reporting purposes the line items with RUL=0, and commonly associated with Safety or Performance/Integrity Plan Types, are considered Immediate Needs.

WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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6 . Ce rt if ic at io n
Signal Hill, FCA Master Planning (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Well 10, 6065 Cherry Avenue, Long Beach, CA 90805, the “Property”. It is our understanding that the primary interest of the Client is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

This report, or any of the information contained therein, is not for the use or benefit of, nor may it be relied upon by any other person or entity, for any purpose without the advance written consent of Bureau Veritas. Any reuse or distribution without such consent shall be at the client's or recipient's sole risk, without liability to Bureau Veritas.

Prepared by: Joseph Malboeuf,
Project Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
18 www.us.bureauveritas.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan
Appendix C: Pre-Survey Questionnaire
Appendix D: Component Condition Report
Appendix E: Replacement Reserves
Appendix F: Equipment Inventory List
WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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Appendix A:

P h ot o gr a p h ic R ec o rd
WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - REAR ELEVATION 4 - RIGHT ELEVATION
5 - NEW PLUMBING ASSET 6 - INTERIOR
WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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Appendix B:

S it e P la n
Site Plan
Project Number Project Name
165418.23R000-012.354
Well 10
Signal Hill
Source On-Site Date
Google January 24, 2024
WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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Appendix C:

P r e - Su rv ey Q ue s t i o n na i re

WELL 10 BUREAU VERITAS PROJECT: 165418.23R000-012.354
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Appendix D:

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Signal Hill City CouncilJune 24, 2025

Signal Hill City Council
June 24, 2025