FMP Assessments — Signal Hill City Council, June 24, 2025 (part 1 of 2)

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.bvna.com | p 800.733.0660 City Hall
2175 Cherry Avenue
Signal Hill, CA 90755
prepared for
FCA and Master Plan Study
2175 Cherry Avenue
Signal Hill, CA90755
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 #:
165418.23R000-001.354
DATE OF REPORT:

October 1, 2024
ON SITE DATE:

January 16, 2024
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660

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 ................................................................................................................. 9

2. Building Systems & Site Elements....................................................................... 10

3. ADA Accessibility .................................................................................................. 14

4. Purpose and Scope ............................................................................................... 16

5. Opinions of Probable Costs.................................................................................. 18 Methodology ............................................................................................................ 18 Definitions ................................................................................................................ 19

6. Certification............................................................................................................ 20

7. Appendices ............................................................................................................ 21 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 1 www.bvna.com | p 800.733.0660
1 . Executive Summary
Property Overview and Assessment Details
General Information
Property Type Administrative Offices
Number of Buildings 1
Main Address City Hall, 2175 Cherry Avenue, Signal Hill, CA 90755 Site Developed 1934
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 16, 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 Ishaq Ameen
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/
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 2 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The City of Signal Hill, California will celebrate 100 years since its founding in 2024. The City Hall building was first constructed in 1934 and has been the home to city service departments and the city council for 90 years.

The building was renovated in 2014 when the heating and cooling systems and the interiors were updated. No other renovations have been required in recent years.

Architectural
The masonry building was built into a hill and has a basement and a partial upper level in addition to the main floor. The flat roofs are finished with modified bitumen membranes that are approximately 13 years old. There is an area of ponding on the west side corner of the main roof. The roof in this area requires re-sloping and the drain should be enlarged. A cost for roof repairs is included in the immediate needs budget. An exterior wood door leading from the second-floor conference room onto the roof is aged and weathered. The door is recommended for replacement. The windows appear to be original single-paned steel units. The wood-framed, fully glazed entry doors are aged and ill-fitting. The doors and windows are budgeted for replacement. The exterior walls are finished with stucco that exhibits weathering and stains. Stucco fog and painting are budgeted in the near term.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building is heated and cooled by a series of rooftop packaged units. There is a single split-system heat pump that serves the offices on the lower level. Most of the packaged units were replaced in 2013-14 and will require lifecycle replacements. The heat pump and ductless split system for the data room are aged and will require lifecycle replacement is the near term. The two RTUs on the upper roof have exceeded their lifespan and were observed to be leaking. These units are budgeted for replacement. Excessive corrosion on the gas lines supplying the packaged units was observed. Corrosion will cause pinhole leaks if left unabated.

Removing the corrosion or replacing the supply lines are required. A budget cost is included.

The electrical systems were updated with the HVAC upgrades in 2013 and in good condition.

Most of the plumbing fixtures were replaced during the 2014 remodel. The restroom fixtures in the private restrooms on the second floor are original and are budgeted for replacement. The plumbing supply and sanitary lines are in fair condition with no systemic issues reported or observed.

The building is protected by a building-wide fire alarm system that was upgraded in 2014. Fire suppression is limited to fire extinguishers.

Site
There is no parking lot for the City Hall, only on-street parking is provided. Walkways and park benches are on the east side building. The sidewalks and site furnishings have been well-maintained. The site has an adequate irrigation system that is in good working order. The irrigation system is budgeted for lifecycle replacement. No other expenditures are anticipated for the near term.

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
$5,053,250 5,945 $850
Est Reserve Cost FCI
Current $121,500 2.4 %
3-Year $380,600 7.5 %
5-Year $629,900 12.5 %
10-Year $856,600 17.0 %
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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
City Hall D7051 Fire Alarm System, Full System
Upgrade, Basic/Zoned, Upgrade/Install
Poor Performance/Int
egrity
$14,300
City Hall D5023 Distribution Panel, 120/240 V,
Residential Style, 100 AMP, Replace
Poor Performance/Int
egrity
$1,800
City Hall D5023 Distribution Panel, 120/240 V,
Residential Style, 100 AMP, Replace
Poor Performance/Int
egrity
$1,800
City Hall D7051 Fire Alarm Panel, Multiplex, Replace Poor Performance/Int egrity
$6,400
City Hall B2021 Window, Steel, 16-25 SF, Replace Poor Performance/Int egrity
$76,200
City Hall D5023 Distribution Panel, 120/240 V,
Residential Style, 100 AMP, Replace
Poor Performance/Int
egrity
$1,800
City Hall D5023 Distribution Panel, 120/240 V,
Residential Style, 100 AMP, Replace
Poor Performance/Int
egrity
$1,800
City Hall D3055 Packaged Unit, RTU, Pad or RoofMounted, ReplacePoor Performance/Int egrity
$17,600
TOTAL (8 items) $121,700
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Key Findings
Window in Poor condition.

Steel, 16-25 SF
City Hall
Building Exterior
Uniformat Code: B2020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $76,200
The exteriors windows are significantly beyond their expected useful life, with observed deteriorated related to age. - AssetCALC ID: 7209726
Piping & Valves in Poor condition.

Flexible (Yellow), Natural Gas
City Hall
Main roof
Uniformat Code: D3010
Recommendation: Replace in 2025
Plan Type:

Performance/Integrity
Cost Estimate: $22,400
Observed excessive corrosion on gas lines of HVAC equipment on roof. Replace gas lines is recommended. - AssetCALC ID: 7209685
Packaged Unit in Poor condition.

RTU, Pad or Roof-Mounted
City Hall
Lower Roof Southeast
Uniformat Code: D3050
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $17,600
This packaged unit serves the courtroom, and no longer meet design standards for space served. - AssetCALC ID: 7209699
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Distribution Panel in Poor
condition.
120/240 V, Residential Style, 100 AMP
City Hall
Closet 11 - Closet With Sliding Doors
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,800
This panelboard is operational but assumed to be beyond its expected useful life. - AssetCALC ID: 8312718 Distribution Panel in Poor
condition.
120/240 V, Residential Style, 100 AMP
City Hall
Closet 11 - Closet With Sliding Doors
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,800
This panelboard is operational but assumed to be beyond its expected useful life. - AssetCALC ID: 8312636 Fire Alarm Panel in Poor condition.

Multiplex
City Hall
Closet 11 - Closet With Sliding Doors
Uniformat Code: D7050
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $6,400
The fire alarm panel has reached the end of its expected useful life and should be replaced soon. - AssetCALC ID: 7209710
Distribution Panel in Poor
condition.
120/240 V, Residential Style, 100 AMP
City Hall
Closet 11 - Closet With Sliding Doors
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,800
This panelboard is operational but assumed to be beyond its expected useful life. In addition, Zinsco electrical equipment have known safety issues in some of their equipment. - AssetCALC ID: 8312715 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 8 www.bvna.com | p 800.733.0660
Distribution Panel in Poor
condition.
120/240 V, Residential Style, 100 AMP
City Hall
Room 31 - Conference Room
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,800
This panelboard is operational but assumed to be beyond its expected useful life. - AssetCALC ID: 8312546 Fire Alarm System in Poor
condition.

Full System Upgrade, Basic/Zoned
City Hall
Throughout building
Uniformat Code: D7050
Recommendation: Upgrade/Install in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $14,300
The fire alarm system appears to have exceeded its expected useful life. - AssetCALC ID: 7209706 Exterior Door in Poor condition.

Wood, Solid-Core
City Hall
Building Exterior
Uniformat Code: B2050
Recommendation: Replace in 2026
Plan Type:

Performance/Integrity
Cost Estimate: $1,100
The door leading from the second-floor conference room onto the roof is weathered. The door requires replacement. - AssetCALC ID: 7209723
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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 2175 Cherry Avenue, Signal Hill, CA 90755
GPS Coordinates 33.7968818, -118.1683511
Constructed/Renovated 1934
Building Area 5,945 SF
Number of Stories 1 above grade with 1 below-grade basement levels (mechanical mezzanines are present but not included in the count)
System Description Condition
Structure Masonry bearing walls with metal roof deck and concrete slab foundation system
Fair
Facade Wall Finish: Stucco
Windows: Steel
Poor
Roof Flat construction with modified bitumen membrane Poor Interiors Walls: Painted gypsum board and wallpaper in conference room Floors: Carpet, VCT, faux wood plank, ceramic tile in restrooms Ceilings: Painted gypsum board and ACT
Fair
Elevators None -
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: Electric water heaters with integral tanks
Fixtures: Toilets, urinals, and sinks in restrooms
Fair
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Building Systems Summary
HVAC Non-Central System: Packaged units and one Furnace with split-system condensing unit
Supplemental components: Ductless split-system

Fair
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED
Emergency Power: None
Fair
Fire Alarm Alarm panel with smoke detectors, heat detectors, alarms, strobes, pull stations, back-up emergency lights, and exit signs Poor
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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, the exterior walls of the facility, and the roofs.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

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Site Information
Site Area 1 acre
Parking Spaces On-street parking with two accessible spaces designated.

System Description Condition
Site Pavement Concrete sidewalks throughout the site. No parking lot. Fair Site Development Building-mounted and property entrance signage Furnished with park benches and trash receptacles

Good
Landscaping &
Topography
Significant landscaping features including lawns, trees, bushes, and planters
Irrigation present
No retaining walls
Severe site slopes throughout
Fair
Utilities Municipal water and sewer
Local utility-provided electric and natural gas
Fair
Site Lighting Building-mounted: LED Good
Ancillary Structures None -
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

City Hall: 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 $76,160 $1,188 $56,100 $11,181 $75,394 $220,023
Roofing $0 $0 $97,646 $0 $0 $97,646
Interiors $0 $0 $125,131 $14,319 $204,547 $343,997
Plumbing $0 $1,867 $138,576 $2,795 $49,476 $192,714
HVAC $17,600 $28,843 $43,677 $102,189 $134,781 $327,090 Fire Protection $0 $0 $0 $2,432 $3,268 $5,700
Electrical $7,040 $0 $6,120 $7,740 $74,913 $95,813
Fire Alarm &
Electronic Systems
$20,668 $0 $0 $0 $62,862 $83,530
Equipment &
Furnishings
$0 $0 $0 $0 $2,819 $2,819
Sitework $0 $0 $9,274 $86,010 $24,917 $120,201
TOTALS $121,700 $31,900 $476,600 $226,700 $633,000 $1,489,700 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 14 www.bvna.com | p 800.733.0660
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 performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
 This survey was visual in nature and actual measurements were not taken to verify compliance  Only a representative sample of areas was observed
 Two overview photos were taken for each subsection regardless of perceived compliance or noncompliance  For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
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The facility was originally constructed in 1934 and substantially renovated in 2014.

No detailed follow-up accessibility study is currently recommended since no major or moderate issues were identified at the subject site. Reference the appendix for specific data, photos, and tables or checklists associated with this limited accessibility survey.

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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.

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.

CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 20 www.bvna.com | p 800.733.0660
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 City Hall, 2175 Cherry 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 Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 21 www.bvna.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plan(s)
Appendix C: Pre-Survey Questionnaire(s)
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix A:

Photographic Record
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - RIGHT ELEVATION 4 - REAR ELEVATION
5 - RIGHT ELEVATION 6 - WINDOWS
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - DRAINAGE ELEMENTS 8 - PRIMARY ROOF OVERVIEW
9 - SECONDARY ROOF 10 - SECONDARY ROOF OVERVIEW
11 - RESTROOM 12 - LOWER LEVEL CONFERENCE ROOM
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
13 - KITCHEN 14 - OFFICE
15 - COUNCIL CHAMBERS 16 - FILE ROOM
17 - CONFERENCE ROOM 18 - WATER HEATER
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
19 - ROOFTOP MECHANICAL EQUIPMENT 20 - MAIN ELECTRICAL ROOM 21 - FIRE ALARM PANEL 22 - SIDEWALK
23 - PARK BENCH 24 - IRRIGATION SYSTEM
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix B:

Site and Floor Plan ( s )
Site Plan
Project Number Project Name
165418.23R000-001.354 City Hall
City of Signal Hill
Source On-Site Date
Google January 16, 2024
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix C:

Pre -Survey Questionnaire ( s )
Building / Facility Name: City Hall
Name of person completing form: Margarita Beltran
Title / Association w/ property: Contracts Manager
Length of time associated w/ property:

Date Completed: 1/15/2024
Phone Number: 563.989.7254
Year(s) constructed
Building size in SF
Major Renovation/Rehabilitation
None
None
None
BV FACILITY CONDITION ASSESSMENT: PRE-SURVEY QUESTIONNAIRE Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

Data Overview
1 2
3 List other significant capital
improvements (focus on recent years;
provide approximate date).
4 List any major capital expenditures
planned/requested for the next few
years. Have they been budgeted?
5 Describe any on-going extremely
problematic, historically chronic, or
immediate facility needs.
6 Response
Accessibility
5,945 SF
Additional Detail
Method of Completion: PRIOR- fully completed by client
Facade
Roof
Interiors
HVAC
Electrical
Site Pavement
2014
NA
2014
A few are older 2014
2014
Approximately 2011
1934
1934
Constructed Renovated
Year
Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates "Not Applicable", Unk indicates "Unknown") Are there any problems with
foundations or structures, like
excessive settlement?
Are there any wall, window,
basement or roof leaks?
Has any part of the facility ever
contained visible suspect mold
growth, or have there been any
indoor air quality complaints?
Are your elevators unreliable, with
frequent service calls?
Are there any plumbing leaks, water
pressure, or clogging/backup issues?
Have there been any leaks or
pressure problems with natural gas,
HVAC piping, or steam service?
Are any areas of the facility
inadequately heated, cooled or
ventilated? Poorly insulated areas?
Is the electrical service outdated,
undersized, or problematic?
Are there any problems or
inadequacies with exterior lighting?
Is site/parking drainage inadequate,
with excessive ponding or other
problems?
Are there any other unresolved
construction defects or significant
issues/hazards at the property that
have not yet been identified above?
ADA: Has an accessibility study been
previously performed? If so, when?
ADA: Have any ADA improvements
been made to the property since
original construction? Describe.

ADA: Has building management
reported any accessibility-based
complaints or litigation?
RTUs on upper roof are leaking.

Question Response Comments
7 8
9 10
11 12
13 14
15 16
17 18
19 20
Signature of Assessor Signature of POC
Yes No Unk NA
Are any areas of the property leased
to outside occupants? 21
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix D:

Accessibility Review and Photos
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
City Hall: Accessibility Issues
Parking
Exterior Accessible Route
Building Entrances
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes
Playgrounds & Swimming
Pools NA
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:

City Hall
165418.23R000-001.354
City Hall: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL

ACCESSIBLE RAMP CURB CUT

ACCESSIBLE ENTRANCE ADDITIONAL ENTRANCE
City Hall: Photographic Overview

ACCESSIBLE INTERIOR RAMP DOOR HARDWARE

TOILET STALL OVERVIEW TOILET STALL OVERVIEW

KITCHEN CABINETS OVEN WITH CONTROLS
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix E:

Component Condition Report
Component Condition Report | City Hall
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Building Exterior Fair Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 8,400 SF 3 B2020 Building Exterior Poor Window, Steel, 16-25 SF 28 0 B2050 Building Exterior Poor Exterior Door, Wood, Solid-Core 1 2 B2050 Building entrance Fair Exterior Door, Wood-Framed & Glazed, Standard Swing 4 10 Roofing
B3010 Roof Fair Roofing, Modified Bitumen 5,585 SF 3
Interiors
C1030 Throughout building Fair Interior Door, Wood, Solid-Core 20 3 C1030 Throughout building Good Interior Door, Wood, Solid-Core 20 30 C1070 Throughout building Good Suspended Ceilings, Acoustical Tile (ACT) 2,973 SF 20 C1090 Restrooms Good Toilet Partitions, Plastic/Laminate 4 15 C2010 Restrooms Fair Wall Finishes, Ceramic Tile 480 SF 25 C2010 Throughout building Fair Wall Finishes, any surface, Prep & Paint 12,990 SF 5 C2010 Conference room Fair Wall Finishes, Wallpaper 480 SF 10 C2030 Throughout building Good Flooring, Luxury Vinyl Tile (LVT) 300 SF 12 C2030 Throughout building Fair Flooring, Carpet, Commercial Tile 5,351 SF 5 C2030 Restrooms Fair Flooring, Ceramic Tile 200 SF 20
C2050 Throughout building Good Ceiling Finishes, any flat surface, Prep & Paint 2,973 SF 8 Plumbing
D2010 Exterior - Northwest Corner of Building Fair Backflow Preventer, Domestic Water 1 15 D2010 Second floor restroom Fair Urinal, Standard 1 2
D2010 Restrooms Fair Toilet, Commercial Water Closet 7 15 D2010 Restrooms Good Urinal, Waterless 2 30
D2010 Room 26 - Janitor's Closet Fair Water Heater, Electric, Mini Electric Water Heater 1 5 D2010 Third Floor Lobby Fair Drinking Fountain, Wall-Mounted, Single-Level 1 3 D2010 Second floor restroom Fair Sink/Lavatory, Wall-Hung, Vitreous China 1 3 D2010 Utility closet Good Sink/Lavatory, Service Sink, Wall-Hung 1 25 D2010 Throughout building Fair Sink/Lavatory, Vanity Top, Stainless Steel 3 15 D2010 Utility closets Good Water Heater, Electric, Residential 2 10 D2010 Restrooms Fair Sink/Lavatory, Vanity Top, Solid Surface or Vitreous China 6 3 D2010 Throughout building Fair Plumbing System, Supply & Sanitary, Medium Density (excludes fixtures) 5,945 SF 5 7209718
7209726
7209723
7215457
7209692
7209691
7209725
7209693
7209701
7209721
7209715
7209717
7209704
7209712
7209716
7209698
7209719
7209729
7209690
7209703
8312434
7209684
7209724
7209708
7209722
7209709
7209720
7209707
Component Condition Report | City Hall
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID HVAC
D3010 Main roof Poor Piping & Valves, Flexible (Yellow), Natural Gas 100 LF 1 D3030 Exterior - East Side of Building Fair Split System, Condensing Unit/Heat Pump, 2 TON 1 2 D3030 Lower Roof West Fair Split System Ductless, Single Zone [CH 9] 1 4 D3030 Closet Outside of Room 46 Fair Split System, Fan Coil Unit, DX, 2 to 2.5 TON 1 3 D3050 Mechanical Yard Fair Packaged Unit, RTU, Pad or Roof-Mounted [CH 1] 1 10 D3050 Upper Roof Fair Packaged Unit, RTU, Pad or Roof-Mounted, 3 TON [CH 7] 1 3 D3050 Upper Roof Fair Packaged Unit, RTU, Pad or Roof-Mounted, 3.5 TON [CH 8] 1 3 D3050 Throughout building Good HVAC System, Ductwork, Medium Density 5,945 SF 20 D3050 Lower Roof West Fair Packaged Unit, RTU, Pad or Roof-Mounted [CH 4] 1 9 D3050 Lower Roof East Fair Packaged Unit, RTU, Pad or Roof-Mounted [CH 5] 1 9 D3050 Lower Roof Southeast Poor Packaged Unit, RTU, Pad or Roof-Mounted [CH 6] 1 0 D3060 Lower Roof West Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper 1 9 Fire Protection
D4030 Throughout building Good Fire Extinguisher, Type ABC, up to 20 LB 8 8 Electrical
D5020 Room 31 - Conference Room Poor Distribution Panel, 120/240 V, Residential Style, 100 AMP [PNL A] 1 0 D5020 Closet 11 - Closet With Sliding Doors Poor Distribution Panel, 120/240 V, Residential Style, 100 AMP [MAIN C] 1 0 D5020 Closet 11 - Closet With Sliding Doors Poor Distribution Panel, 120/240 V, Residential Style, 100 AMP [PNL B] 1 0 D5020 Closet 11 - Closet With Sliding Doors Poor Distribution Panel, 120/240 V, Residential Style, 100 AMP [PNL D] 1 0 D5020 Room 31 - Conference Room Closet Good Switchboard, 120/208 V 1 29 D5040 Throughout building Fair Emergency & Exit Lighting, Exit Sign, LED 15 5 D5040 Throughout building Good Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 5,945 SF 15 D5040 Building exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 6 10 Fire Alarm & Electronic Systems
D7030 Server room Good Security/Surveillance System, Full System Upgrade, Average Density 5,945 SF 12 D7050 Throughout building Poor Fire Alarm System, Full System Upgrade, Basic/Zoned, Upgrade/Install 5,945 SF 0 D7050 Closet 11 - Closet With Sliding Doors Poor Fire Alarm Panel, Multiplex 1 0 Equipment & Furnishings
E1060 Kitchen Good Residential Appliances, Refrigerator, 14 to 18 CF 2 13 Sitework
G2060 Site Good Park Bench, Metal Powder-Coated 6 15
G2080 Site Fair Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 40,000 SF 10 7209685
7209705
7209696
7209751
7209687
7209728
7209711
7209714
7209700
7209732
7209699
7209688
7209686
8312546
8312715
8312636
8312718
7209689
7209713
7209694
7209731
7209730
7209706
7209710
7209695
7209697
7209702
Component Condition Report | City Hall
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID G2080 Mechanical Yard Fair Irrigation System, Control Panel15 8312437
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix F:

Replacement Reserves
Replacement Reserves Report
City Hall
10/1/2024
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 City Hall $121,468 $23,072 $8,827 $227,179 $10,985 $238,368 $0 $0 $14,484 $48,433 $163,756 $0 $32,256 $78,215 $0 $282,725 $0 $8,991 $30,905 $17,114 $182,787 $1,489,566 Grand Total $121,468 $23,072 $8,827 $227,179 $10,985 $238,368 $0 $0 $14,484 $48,433 $163,756 $0 $32,256 $78,215 $0 $282,725 $0 $8,991 $30,905 $17,114 $182,787 $1,489,566 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 B2010 7209718 Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 10 7 3 8400 SF $6.11 $51,341 $51,341 $51,341 $102,682 B2020 7209726 Window, Steel, 16-25 SF, Replace 30 30 0 28 EA $2,720.00 $76,160 $76,160 $76,160 B2050 7209723 Exterior Door, Wood, Solid-Core, Replace 25 23 2 1 EA $1,120.00 $1,120 $1,120 $1,120 B2050 7215457 Exterior Door, Wood-Framed & Glazed, Standard Swing, Replace 30 20 10 4 EA $2,080.00 $8,320 $8,320 $8,320 B3010 7209692 Roofing, Modified Bitumen, Replace 20 17 3 5585 SF $16.00 $89,360 $89,360 $89,360 C1030 7209691 Interior Door, Wood, Solid-Core, Replace 40 37 3 20 EA $1,120.00 $22,400 $22,400 $22,400 C1070 7209693 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 5 20 2973 SF $5.60 $16,649 $16,649 $16,649 C1090 7209701 Toilet Partitions, Plastic/Laminate, Replace 20 5 15 4 EA $1,200.00 $4,800 $4,800 $4,800 C2010 7209717 Wall Finishes, Wallpaper, Replace 15 5 10 480 SF $3.52 $1,690 $1,690 $1,690 C2010 7209715 Wall Finishes, any surface, Prep & Paint 10 5 5 12990 SF $2.40 $31,176 $31,176 $31,176 $62,352 C2030 7209716 Flooring, Ceramic Tile, Replace 40 20 20 200 SF $28.80 $5,760 $5,760 $5,760 C2030 7209704 Flooring, Luxury Vinyl Tile (LVT), Replace 15 3 12 300 SF $12.00 $3,600 $3,600 $3,600 C2030 7209712 Flooring, Carpet, Commercial Tile, Replace 10 5 5 5351 SF $10.40 $55,650 $55,650 $55,650 $111,301 C2050 7209698 Ceiling Finishes, any flat surface, Prep & Paint 10 2 8 2973 SF $3.20 $9,514 $9,514 $9,514 $19,027 D2010 8312434 Water Heater, Electric, Mini Electric Water Heater, Replace 15 10 5 1 EA $880.00 $880 $880 $880 $1,760 D2010 7209709 Water Heater, Electric, Residential, Replace 15 5 10 2 EA $1,040.00 $2,080 $2,080 $2,080 D2010 7209707 Plumbing System, Supply & Sanitary, Medium Density (excludes fixtures), Replace 40 35 5 5945 SF $17.60 $104,632 $104,632 $104,632 D2010 7209719 Backflow Preventer, Domestic Water, Replace 30 15 15 1 EA $8,320.00 $8,320 $8,320 $8,320 D2010 7209729 Urinal, Standard, Replace 30 28 2 1 EA $1,760.00 $1,760 $1,760 $1,760 D2010 7209724 Sink/Lavatory, Wall-Hung, Vitreous China, Replace 30 27 3 1 EA $2,400.00 $2,400 $2,400 $2,400 D2010 7209720 Sink/Lavatory, Vanity Top, Solid Surface or Vitreous China, Replace 30 27 3 6 EA $1,760.00 $10,560 $10,560 $10,560 D2010 7209684 Drinking Fountain, Wall-Mounted, Single-Level, Replace 15 12 3 1 EA $1,920.00 $1,920 $1,920 $1,920 $3,840 D2010 7209690 Toilet, Commercial Water Closet, Replace 30 15 15 7 EA $2,080.00 $14,560 $14,560 $14,560 D2010 7209722 Sink/Lavatory, Vanity Top, Stainless Steel, Replace 30 15 15 3 EA $1,920.00 $5,760 $5,760 $5,760 D3010 7209685 Piping & Valves, Flexible (Yellow), Natural Gas, Replace 40 39 1 100 LF $224.00 $22,400 $22,400 $22,400 D3030 7209705 Split System, Condensing Unit/Heat Pump, 2 TON, Replace 15 13 2 1 EA $5,440.00 $5,440 $5,440 $5,440 $10,880 D3030 7209751 Split System, Fan Coil Unit, DX, 2 to 2.5 TON, Replace 15 12 3 1 EA $4,800.00 $4,800 $4,800 $4,800 $9,600 D3030 7209696 Split System Ductless, Single Zone, Replace 15 11 4 1 EA $9,760.00 $9,760 $9,760 $9,760 $19,520 D3050 7209699 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 27 0 1 EA $17,600.00 $17,600 $17,600 $17,600 $35,200 D3050 7209711 Packaged Unit, RTU, Pad or Roof-Mounted, 3.5 TON, Replace 20 17 3 1 EA $13,120.00 $13,120 $13,120 $13,120 D3050 7209728 Packaged Unit, RTU, Pad or Roof-Mounted, 3 TON, Replace 20 17 3 1 EA $12,000.00 $12,000 $12,000 $12,000 D3050 7209700 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 11 9 1 EA $17,600.00 $17,600 $17,600 $17,600 D3050 7209732 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 11 9 1 EA $17,600.00 $17,600 $17,600 $17,600 D3050 7209687 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 10 10 1 EA $40,000.00 $40,000 $40,000 $40,000 D3050 7209714 HVAC System, Ductwork, Medium Density, Replace 30 10 20 5945 SF $6.40 $38,048 $38,048 $38,048 D3060 7209688 Exhaust Fan, Roof or Wall-Mounted, 10" Damper, Replace 20 11 9 1 EA $1,920.00 $1,920 $1,920 $1,920 D4030 7209686 Fire Extinguisher, Type ABC, up to 20 LB, Replace 10 2 8 8 EA $240.00 $1,920 $1,920 $1,920 $3,840 D5020 8312715 Distribution Panel, 120/240 V, Residential Style, 100 AMP, Replace 30 30 0 1 EA $1,760.00 $1,760 $1,760 $1,760 D5020 8312636 Distribution Panel, 120/240 V, Residential Style, 100 AMP, Replace 30 30 0 1 EA $1,760.00 $1,760 $1,760 $1,760 D5020 8312546 Distribution Panel, 120/240 V, Residential Style, 100 AMP, Replace 30 30 0 1 EA $1,760.00 $1,760 $1,760 $1,760 D5020 8312718 Distribution Panel, 120/240 V, Residential Style, 100 AMP, Replace 30 30 0 1 EA $1,760.00 $1,760 $1,760 $1,760 D5040 7209713 Emergency & Exit Lighting, Exit Sign, LED, Replace 10 5 5 15 EA $352.00 $5,280 $5,280 $5,280 $10,560 D5040 7209731 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 10 10 6 EA $960.00 $5,760 $5,760 $5,760 D5040 7209694 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 5 15 5945 SF $7.20 $42,804 $42,804 $42,804 Replacement Reserves Report
City Hall
10/1/2024
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 D7030 7209730 Security/Surveillance System, Full System Upgrade, Average Density, Replace 15 3 12 5945 SF $3.20 $19,024 $19,024 $19,024 D7050 7209706 Fire Alarm System, Full System Upgrade, Basic/Zoned, Upgrade/Install 20 20 0 5945 SF $2.40 $14,268 $14,268 $14,268 $28,536 D7050 7209710 Fire Alarm Panel, Multiplex, Replace 15 15 0 1 EA $6,400.00 $6,400 $6,400 $6,400 $12,800 E1060 7209695 Residential Appliances, Refrigerator, 14 to 18 CF, Replace 15 2 13 2 EA $960.00 $1,920 $1,920 $1,920 G2060 7209697 Park Bench, Metal Powder-Coated, Replace 20 5 15 6 EA $1,120.00 $6,720 $6,720 $6,720 G2080 8312437 Irrigation System, Control Panel, Replace 15 10 5 1 EA $8,000.00 $8,000 $8,000 $8,000 $16,000 G2080 7209702 Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 20 10 10 40000 SF $1.60 $64,000 $64,000 $64,000 Totals, Unescalated $121,468 $22,400 $8,320 $207,901 $9,760 $205,618 $0 $0 $11,434 $37,120 $121,850 $0 $22,624 $53,261 $0 $181,470 $0 $5,440 $18,154 $9,760 $101,205 $1,137,784 Totals, Escalated (3.0% inflation, compounded annually) $121,468 $23,072 $8,827 $227,179 $10,985 $238,368 $0 $0 $14,484 $48,433 $163,756 $0 $32,256 $78,215 $0 $282,725 $0 $8,991 $30,905 $17,114 $182,787 $1,489,566 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix G:

Equipment Inventory List
1 2
1 1
1 1
1 1
1 1
1 1
1 8
1 1
1 1
1 15
1 D20 Plumbing
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 8312434 D2010 Water Heater Electric, Mini Electric
Water Heater 2.5 GAL City Hall Room 26 - Janitor'sCloset SHC 2.5 229728-1215-01461 2012 2 7209709 D2010 Water Heater Electric, Residential 20 GAL City Hall Utility closets Inaccessible Inaccessible Inaccessible 3 7209719 D2010 Backflow Preventer Domestic Water 3 IN City Hall Exterior - Northwest Corner of Building
D30 HVAC
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7209751 D3030 Split System Fan Coil Unit, DX, 2 to

2.5 TON City Hall Closet Outside of Room46 Lennox CB-19-26-1P Not Found 1990 2 7209705 D3030 Split System Condensing Unit/Heat
Pump, 2 TON 2 TON City Hall Exterior - East Side ofBuilding Lennox HP20-261-1P 5190L04649 1990 3 7209696 D3030 Split System Ductless
[CH 9] Single Zone 3 TON City Hall Lower Roof West Carrier No dataplate No dataplate 2013 4 7209687 D3050 Packaged Unit [CH 1] RTU, Pad or RoofMounted 12 TON City Hall Mechanical Yard Carrier 50TCQD12A2A5-0A0A0 3614P90890 2014 5 7209700 D3050 Packaged Unit [CH 4] RTU, Pad or RoofMounted 5 TON City Hall Lower Roof West Carrier 48VLNA6009030-- 0613C33811 2013 6 7209732 D3050 Packaged Unit [CH 5] RTU, Pad or RoofMounted 5 TON City Hall Lower Roof East Carrier 48VLNA6009030-- 0313C31791 2013 7 7209699 D3050 Packaged Unit [CH 6] RTU, Pad or RoofMounted 5 TON City Hall Lower Roof Southeast Carrier Illegible Illegible 1997 8 7209728 D3050 Packaged Unit [CH 7] RTU, Pad or RoofMounted, 3 TON 3 TON City Hall Upper Roof Carrier 48SS-036060331-- 2998010708 1998 9 7209711 D3050 Packaged Unit [CH 8] RTU, Pad or RoofMounted, 3.5 TON 3.5 TON City Hall Upper Roof Carrier 48GXN042090301-- 4403631079 2003 10 7209688 D3060 Exhaust Fan Roof or Wall-Mounted,
10" Damper 150 CFM City Hall Lower Roof West Greenheck GRSX12-QD D40 Fire Protection
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7209686 D4030 Fire Extinguisher Type ABC, up to 20 LB City Hall Throughout building D50 Electrical
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7209689 D5020 Switchboard 120/208 V 600 AMP City Hall Room 31 - Conference Room Closet

INDUSTRIAL

ENGINEERING &

EQUIPMENT CO
2013
2 8312715 D5020 Distribution Panel [MAIN
C]
120/240 V, Residential
Style, 100 AMP 100 AMP (est) City Hall Closet 11 - Closet WithSliding Doors Zinsco Not Found Not Found 3 8312546 D5020 Distribution Panel [PNL
A]
120/240 V, Residential
Style, 100 AMP 100 AMP (est) City Hall Room 31 - ConferenceRoom Square D Not Found Not Found 4 8312636 D5020 Distribution Panel [PNL
B]
120/240 V, Residential
Style, 100 AMP 100 AMP (est) City Hall Closet 11 - Closet WithSliding Doors Square D Not Found Not Found 5 8312718 D5020 Distribution Panel [PNL
D]
120/240 V, Residential
Style, 100 AMP 100 AMP (est) City Hall Closet 11 - Closet WithSliding Doors Square D Not Found Not Found 6 7209713 D5040 Emergency & Exit
Lighting Exit Sign, LED City Hall Throughout building
D70 Electronic Safety & Security
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7209710 D7050 Fire Alarm Panel Multiplex City Hall Closet 11 - Closet With Sliding Doors Bosch D7412Gv2
2 E10 Equipment
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7209695 E1060 Residential Refrigerator, 14 to 18 CF City Hall Kitchen

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Signal Hill Library
1800 East Hill Street
Signal Hill, CA 90755
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 #:
165418.23R000-002.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 15, 2024
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660

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 ................................................................................................................. 8

2. Building Systems & Site Elements ....................................................................... 10

3. ADA Accessibility .................................................................................................. 14

4. Purpose and Scope ............................................................................................... 16

5. Opinions of Probable Costs .................................................................................. 18 Methodology ............................................................................................................ 18 Definitions ................................................................................................................ 19

6. Certification ............................................................................................................ 20

7. Appendices ............................................................................................................ 21 SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Executive Summary
Property Overview and Assessment Details
General Information
Property Type Library
Number of Buildings 1
Main Address 1800 East Hill Street, Signal Hill, CA 90755 Site Developed 2018
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 15, 2024
Management Point of Contact Thomas Bekele, Public Works Director (562) 989-7355 - phone
[email protected] - email
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Ishaq Ameen
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980 p
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 2 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Signal Hill Public Library is a state-of-the-art, 14,000-square-foot facility that opened in August 2019.

Amenities include a large community room for library and other events, a children’s area, a learning center, private study rooms, a teen gathering space, a history room, outdoor courtyard, and Signal Point Terrace. The building has not required renovations since it was constructed.

Architectural
The masonry building was constructed on a concrete foundation with a metal roof deck. The roof finish is the original single TPO/PVC membrane. Most of the roof is in fair condition and will require typical life cycle replacement. The roof in the mechanical area requires re-sloping to avoid water ponding issue. The costs associated with roof repairs are included in the immediate budget report. The exterior walls are a combination of banded glazing, EIFS and painted concrete. The windows appear to be aluminum. An architectural study is recommended for the exterior windows at front of the building since water leakage occurs when it rains. A cost for repairs is included in the immediate budget report.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building is heated and cooled by series of heat pump units. One of the units is disconnected and is not operational. The replacement for this unit is included in the immediate budget. If the failure is associated with warranted parts the owner should not be liable for replacement. Excessive condensation build up was observed under all of the heat pumps, which may affect the reliability of the equipment. Condensation drainage is recommended and the cost for repairs is included in the immediate needs budget.

The plumbing and electrical infrastructure and equipment are original and in good condition, with the requirement for a typical lifecycle renewal.

Fire suppression is limited to the terrace area and the building is protected by a building wide fire alarm system. The fire protection systems are in good condition with no short-term expenditures anticipated.

Site
The asphalt parking lot asphalt is in good repair and will require only life cycle sealing and striping. The walkways, landscaping, and site furnishing are well maintained and will require typical lifecycle replacement.

No other expenditures are anticipated for the near term.

Recommended Additional Studies
See the Systems Summary tables in the latter sections of this report for recommended additional studies associated with leaking windows.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 3 www.us.bureauveritas.com | p 800.733.0660
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 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
$12,057,600 18,840 $640
Est Reserve Cost FCI
Current $78,000 0.6 %
3-Year $109,200 0.9 %
5-Year $468,500 3.9 %
10-Year $1,368,800 11.4 %

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 4 www.us.bureauveritas.com | p 800.733.0660
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
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 5 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
Signal Hill Library P2032 Architectural Study, Building Envelope, Façade, Evaluate/Report
NA Retrofit/Adaptation $11,200
Signal Hill Library B2018 Caulking, Window Edge/Trim, per 12 SF Window (or 14 LF), Replace
Poor Performance/Integrity $1,600
Signal Hill Library B3015 Roofing, any type, Repairs per ManDay, Repair Poor Performance/Integrity $3,500 Signal Hill Library D3055 HVAC System, any type, Repairs per Man-Day, Repair
Poor Performance/Integrity $4,000
Signal Hill Library D3037 Heat Pump, Var Refrig Vol (VRV), Replace
Failed Performance/Integrity $70,400
TOTAL (5 items) $90,700

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 6 www.us.bureauveritas.com | p 800.733.0660
Key Findings
Roofing in Poor condition.
any type, Repairs per Man-Day
Signal Hill Library
Secondary Roof
Uniformat Code: B3010
Recommendation: Repair in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $3,500
Water ponding observed. Adjust slope for proper drainage. - AssetCALC ID: 7218564 Heat Pump in Failed condition.

Var Refrig Vol (VRV)
Signal Hill Library
Secondary Roof
Uniformat Code: D3030
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $70,400
Not functional. - AssetCALC ID: 7218616
HVAC System in Poor condition.
any type, Repairs per Man-Day
Signal Hill Library
Rooftop Mechanical Equipment
Uniformat Code: D3050
Recommendation: Repair in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $4,000
Excessive condensation buildup under VRV units was observed. Adding condensate drains is recommended. - AssetCALC ID: 7322754
Caulking in Poor condition.

Window Edge/Trim, per 12 SF Window (or 14
LF)
Signal Hill Library
Offices
Uniformat Code: B2010
Recommendation: Replace in 2025
Plan Type:

Performance/Integrity
Cost Estimate: $1,600
Water leakage at windows during rain season. Window repairs are required. - AssetCALC ID: 7218586 SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 7 www.us.bureauveritas.com | p 800.733.0660
Recommended Follow-up Study:

Building Envelope, Façade
Signal Hill Library
Offices
Uniformat Code: P2030
Recommendation: Evaluate/Report in 2025
Plan Type:

Retrofit/Adaptation
Cost Estimate: $11,200
Water leakage at windows during rain season. Building envelope study to determine cost and remediation of window leaks is recommended. - AssetCALC ID: 7229182
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 8 www.us.bureauveritas.com | p 800.733.0660
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.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 9 www.us.bureauveritas.com | p 800.733.0660
Plan Type Distribution (by Cost)
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 10 www.us.bureauveritas.com | p 800.733.0660

2. Building Systems & Site Elements
Building Systems Summary
Address 1800 East Hill Street, Signal Hill, CA 90755
Constructed/Renovated 2018
Building Area 18,840 SF
Number of Stories 1 above grade (mechanical mezzanines are present but not included in the count)
System Description Condition
Structure Masonry bearing walls with metal roof deck concrete foundation slab. Terrace area supported by concrete columns and steel beams.

Good
Facade Primary Wall Finish : Banded Glazing
Secondary Wall Finish: EIFS and painted Concrete
Windows: Aluminum
Good
Roof Primary: Flat construction with single-ply TPO/PVC membrane Secondary: Pitched construction with metal finish
Good
Interiors Walls: Painted gypsum board
Floors: Carpet, VCT, faux wood plank LVT, ceramic tile in restrooms, plywood in the mechanical room.

Ceilings: Painted gypsum board, ACT, and wood paneling, Unfinished/exposed at Terrace
Good
Elevators None -
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 11 www.us.bureauveritas.com | p 800.733.0660
Building Systems Summary
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: Electric water heaters with integral tank
Fixtures: Toilets, urinals, and sinks in restrooms
Good
HVAC Non-Central System: Split-system heat pumps (VRV)
Supplemental components: Ductless split-systems
Good
Fire Suppression Wet-pipe sprinkler system limited to terrace only and fire extinguishers
Good
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED
Emergency Power: None
Good
Fire Alarm Alarm panel with smoke detectors, heat detectors, alarms, strobes, pull stations, back-up emergency lights, and exit signs Good
Equipment/Special Commercial kitchen equipment Fair
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies Some of the windows are leaking when it rains, causing damage to the building exterior finishes. A professional architect must be retained to analyze the existing condition, provide recommendations and, if necessary estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budgetary cost allowance to add flashing and weep holes is also included.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 12 www.us.bureauveritas.com | p 800.733.0660
Site Information
Site Area 1.5 acres
Parking Spaces 53 total spaces all in open lots; 1 of which are accessible.

System Description Condition
Site Pavement Asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, ramps, and stairs Good
Site Development Building-mounted and property entrance signage; CMU wall dumpster enclosures
Limited furnishings: trash receptacles
Good
Landscaping &
Topography
Significant landscaping features including trees, bushes, and planters
Irrigation present
No retaining walls
Moderate site slopes along east, north and south
Good
Utilities Municipal water and sewer
Local utility-provided electric
Good
Site Lighting Pole-mounted: LED
Building-mounted: LED
Pedestrian walkway and landscape accent lighting
Good
Ancillary Structures None -
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 13 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Signal Hill Library: 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 $1,615 $101,782 $0 $139,690 $243,087
Roofing $3,520 $0 $0 $0 $693,250 $696,770
Interiors $0 $0 $237,283 $78,129 $413,157 $728,569
Plumbing $0 $0 $0 $3,131 $114,100 $117,231
HVAC $74,400 $0 $0 $426,086 $455,608 $956,094
Fire Protection $0 $0 $2,701 $0 $8,581 $11,282
Electrical $0 $0 $3,961 $50,100 $664,570 $718,631
Fire Alarm &
Electronic Systems
$0 $0 $0 $267,300 $0 $267,300
Equipment &
Furnishings
$0 $0 $0 $54,568 $0 $54,568
Sitework $0 $0 $31,665 $20,977 $330,478 $383,120
Follow-up Studies $0 $11,536 $0 $0 $0 $11,536
TOTALS $78,000 $13,200 $377,400 $900,300 $2,819,500 $4,188,400 SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 14 www.us.bureauveritas.com | p 800.733.0660

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).

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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
 This survey was visual in nature and actual measurements were not taken to verify compliance  Only a representative sample of areas was observed
 Two overview photos were taken for each subsection regardless of perceived compliance or noncompliance  Itemized costs for individual non-compliant items are included in the dataset  For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 15 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site YOC No No
Signal Hill Library 2018 No No

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 16 www.us.bureauveritas.com | p 800.733.0660

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.

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.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 17 www.us.bureauveritas.com | p 800.733.0660
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.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 18 www.us.bureauveritas.com | p 800.733.0660

5. Opinions of Probable Costs
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.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 19 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.

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 20 www.us.bureauveritas.com | p 800.733.0660

6. Certification
Signal Hill, FCA Master Planning (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Signal Hill Library, 1800 East Hill Street, 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.

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 Assessor
Reviewed by:

Michael Chaney,
Technical Report Reviewer for
Program Manager
800.733.0660 x7297980
[email protected]
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 21 www.us.bureauveritas.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan
Appendix C: Pre-Survey Questionnaires
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

Photographic Record
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 Photographic Overview
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1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - RIGHT ELEVATION 4 - REAR ELEVATION
5 - FACADE OVERVIEW 6 - PRIMARY ROOF SOLAR OVERVIEW
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 Photographic Overview
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7 - PRIMARY ROOF OVERVIEW 8 - CONFERENCE ROOM
9 - HISTORY ROOM 10 - CIRCULATION DESK
11 - CHILDRENS AREA 12 - KITCHEN
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 Photographic Overview
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13 - READING AREA 14 - REFERENCE DESK
15 - WATER HEATER 16 - MAIN MECHANICAL ROOM
17 - ROOFTOP MECHANICAL EQUIPMENT 18 - FIRE SUPPRESSION SYSTEM SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 Photographic Overview
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19 - MAIN ELECTRICAL ROOM 20 - INTERIOR LIGHTING SYSTEM 21 - FIRE ALARM PANEL 22 - PARKING LOTS
23 - SITE LIGHT POLE 24 - OUTDOOR READING AREA
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660
Appendix B:

Site Plan
Site Plan
Project Number Project Name
165418.23R000-002.354 Signal Hill Library
The City of Signal Hill
Source On-Site Date
Google January 17, 2024
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660
Appendix C:

Pre-Survey Questionnaires

SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660
Appendix D:

Accessibility Review and Photos
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
Signal Hill Library: Accessibility Issues
Parking
Exterior Accessible Route
Building Entrances
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes
Playgrounds & Swimming
Pools NA
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:

Signal Hill Library
165418.23R000-002.354
Signal Hill Library: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL

ACCESSIBLE PATH CURB CUT

MAIN ENTRANCE ADDITIONAL ENTRANCE
Signal Hill Library: Photographic Overview

ACCESSIBLE INTERIOR PATH DOOR HARDWARE

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES

SINK CLEARANCE OVEN WITH CONTROLS
SIGNAL HILL LIBRARY BUREAU VERITAS PROJECT: 165418.23R000-002.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

Component Condition Report

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Appendix F:

Replacement Reserves

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Appendix G:

Equipment Inventory List

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FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.bvna.com | p 800.733.0660 Youth Center
1780 East Hill Street
Signal Hill, CA 90755
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 #:
165418.23R000-003.354
DATE OF REPORT:

October 2, 2024
ON SITE DATE:

March 5, 2024
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660

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................................................................................................................ 9

2. Building Systems & Site Elements...................................................................... 10

3. ADA Accessibility ................................................................................................. 14

4. Purpose and Scope .............................................................................................. 16

5. Opinions of Probable Costs................................................................................. 18 Methodology........................................................................................................... 18 Definitions............................................................................................................... 19

6. Certification .......................................................................................................... 20

7. Appendices ........................................................................................................... 21 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 1 www.bvna.com | p 800.733.0660

1. Executive Summary
Property Overview and Assessment Details
General Information
Property Type Community Center
Number of Buildings 1
Main Address Youth Center, 1780 East Hill Street, Signal Hill, CA 90755 Site Developed 1951
Renovated 2000
Outside Occupants / Leased
Spaces
None
Date(s) of Visit March 5, 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 Nezar Tibi
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/
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 2 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Youth Center building was originally constructed in 1951, with some renovations around 2000. The center is to transform children's lives one family at a time through collaborative social, educational, and recreational programs.

Architectural
The exterior walls are wood-framed structure with a flat modified bitumen roof. The windows are steel-framed windows. The exterior doors are wood glazed entry doors and steel. The interior finishes vary with age. For all architectural finishes, typical lifecycle replacements are expected.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The heating and cooling is provided by package units (RTU) and a split system unit. The HVAC system is reaching the end of their lifecycle and will need replacement soon. The electrical system is in poor condition, with most equipment beyond their expected useful lives. Lighting is T-8 lighting with some LED bulbs throughout. The building is not protected by a fire suppression system. A fire alarm system is present at the building. For the remaining MEPF systems, typical lifecycle replacements are expected.

Site
In general, the site has been well maintained. Most of the site contains moderate landscaping, which is served by in-ground irrigation systems. The concrete and pavers sidewalks are in fair condition. Parking is provided by the adjacent public library's parking lot.

Recommended Additional Studies
No additional studies recommended at this time.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 3 www.bvna.com | p 800.733.0660
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 Analysis
Replacement Value Total SF Cost/SF
$9,234,400 10,864 $850
Est Reserve Cost FCI
Current $1,908,400 20.7 %
3-Year $1,962,700 21.3 %
5-Year $2,222,400 24.1 %
10-Year $2,642,300 28.6 %
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 4 www.bvna.com | p 800.733.0660
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
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 5 www.bvna.com | p 800.733.0660
Immediate Needs
Location UF Code Description Condition Plan Type Cost
Youth Center D3033 Evaporative Cooler, 0.75 to 1 HP,
Replace
Poor Performance/Int
egrity
$8,300
Youth Center D3055 HVAC System, Ductwork, Medium
Density, Replace
Poor Performance/Int
egrity
$69,500
Youth Center B2011 Exterior Walls, Stucco, Replace Poor Performance/Int egrity
$528,000
Youth Center D3055 Make-Up Air Unit, MUA or MAU,
Replace
Poor Performance/Int
egrity
$56,000
Youth Center C2035 Flooring, Vinyl Tile (VCT), Replace Poor Performance/Int egrity
$14,400
Youth Center D5023 Distribution Panel, 120/208 V, Replace Poor Performance/Int egrity
$9,600
Youth Center D5023 Distribution Panel, 120/208 V, Replace Poor Performance/Int egrity
$9,600
Youth Center C2035 Flooring, Vinyl Tile (VCT), Residential In-House Installation, Replace
Poor Performance/Int
egrity
$7,600
Youth Center B2012 Exterior Walls, Concrete, Excavate and Reseal
Poor Performance/Int
egrity
$1,020,800
Youth Center C2037 Flooring, Carpet, Commercial Standard, Replace
Poor Performance/Int
egrity
$1,800
Youth Center B3015 Roofing, Modified Bitumen, Replace Poor Performance/Int egrity
$173,800
Youth Center D3063 Exhaust Fan, Centrifugal, 36"Damper, Replace
Poor Performance/Int
egrity
$9,000
TOTAL (12 items) $1,908,400
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 6 www.bvna.com | p 800.733.0660
Key Findings
Exterior Walls in Poor condition.

Stucco
Youth Center
Building Exterior
Uniformat Code: B2010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $528,000
The foam detailing is damaged and difficult to repair. - AssetCALC ID: 7418316 Roofing in Poor condition.

Modified Bitumen
Youth Center
Roof
Uniformat Code: B3010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $173,800
The roof is leaking at multiple locations throughout the building. - AssetCALC ID: 7418346 Exterior Walls in Poor condition.

Concrete
Youth Center
Basement Exterior Walls
Uniformat Code: B2010
Recommendation: Excavate and reseal in
2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,020,800
Water penetration issues are ongoing for the basement exterior walls. The scope for this work includes excavation around exterior walls, drainage improvements and re-sealing of exterior walls. - AssetCALC ID:
8310977
Exhaust Fan in Poor condition.

Centrifugal, 36"Damper
Youth Center
Roof
Uniformat Code: D3060
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $9,000
The unit is corroded and not fully operational. - AssetCALC ID: 7418326 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 7 www.bvna.com | p 800.733.0660
Flooring in Poor condition.

Carpet, Commercial Standard
Youth Center
Police office-basement
Uniformat Code: C2030
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,800
This carpet is severely stained. - AssetCALC ID: 7418302 Flooring in Poor condition.

Vinyl Tile (VCT), Residential In-House
Installation
Youth Center
Upstairs office
Uniformat Code: C2030
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,600
The flooring has missing and deteriorated tiles. - AssetCALC ID: 7418340 Distribution Panel in Poor
condition.
120/208 V
Youth Center
Electrical room
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $9,600
This panel is likely original construction and beyond its expected useful life. - AssetCALC ID: 7418298 Distribution Panel in Poor
condition.
120/208 V
Youth Center
Electrical room
Uniformat Code: D5020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $9,600
This panel is likely original construction and many years beyond its expected useful life. Zinsco electrical equipment is no longer manufactured and has a history of safety issues (https://www.usinspect.com/blog/whatzinsco-panel-and-why-should-i-care/). - AssetCALC ID: 7418333 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 8 www.bvna.com | p 800.733.0660
Flooring in Poor condition.

Vinyl Tile (VCT)
Youth Center
Throughout building
Uniformat Code: C2030
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $14,400
The flooring has cracks and popping as it's walked on. - AssetCALC ID: 7418337 Make-Up Air Unit in Poor condition.

MUA or MAU
Youth Center
Roof
Uniformat Code: D3050
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $56,000
The unit is moderately corroded and not fully operational. - AssetCALC ID: 7418311 HVAC System in Poor condition.

Ductwork, Medium Density
Youth Center
Throughout building
Uniformat Code: D3050
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $69,500
The ductwork is leaking at multiple locations throughout the facility, with condensation likely being the issue. - AssetCALC ID: 7418354
Evaporative Cooler in Poor
condition.

0.75 to 1 HP
Youth Center
Roof
Uniformat Code: D3030
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $8,300
The unit is not fully operational with multiple reported break downs. - AssetCALC ID: 7418301 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 9 www.bvna.com | p 800.733.0660
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.

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.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 10 www.bvna.com | p 800.733.0660

2. Building Systems & Site Elements
Building Systems Summary
Address 1780 East Hill Street, Signal Hill, CA 90755
GPS Coordinates 33.7968167, -118.1696163
Constructed/Renovated 1951 Renovated 2000
Building Area 10,864 SF
Number of Stories 2 above grade with 1 below-grade basement levels System Description Condition
Structure Conventional wood frame structure over concrete slab foundation.

Good
Facade Primary Wall Finish: Stucco
Windows: Steel
Fair
Roof Primary: Flat construction with modified bituminous finish. Fair Interiors Walls: Painted gypsum board, Wallpaper, Fiberglass paneling, ceramic tile and unfinished
Floors: Carpet, VCT, epoxy, ceramic tile, quarry tile, plywood strip and unfinished concrete.

Ceilings: Painted gypsum board, ACT, Fiberglass paneling and Unfinished
Fair
Elevators None -
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 11 www.bvna.com | p 800.733.0660
Building Systems Summary
Plumbing Distribution: Copper supply and PVC waste & venting Hot Water: Gas water heaters
Fixtures: Toilets, urinal, and sinks in all restrooms
Fair
HVAC Non-Central System: Packaged units
Supplemental components: Evaporative cooler, Split-system heat pumps and furnace, Make-up air units and exhaust fans.

Poor
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main panels with copper wiring Interior Lighting: LED and linear fluorescent
Emergency Power: None
Poor
Fire Alarm Alarm panel with smoke detectors, alarms, strobes, pull stations, and exit signs
Fair
Equipment/Special Commercial kitchen equipment Fair
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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 building, the exterior walls of the facility, and the roof.

Key Spaces Not
Observed
Areas of note that were either inaccessible or not observed for other reasons are listed here: Furnace closet; locked with no key available
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 12 www.bvna.com | p 800.733.0660
Site Information
Site Area 0.5 acres
Parking Spaces There is no dedicated parking for this facility.

System Description Condition
Site Pavement Concrete sidewalks, curbs, and stairs Fair Site Development Building-mounted signage; metal tube fencing Fair Landscaping &
Topography
Limited landscaping features including lawns, trees, bushes, and planters
Irrigation present
No retaining walls
Low to moderate site slopes throughout
Fair
Utilities Municipal water and sewer
Local utility-provided electric and natural gas
Good
Site Lighting Pole-mounted: None
Building-mounted: LED and incandescent
Fair
Ancillary Structures None -
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 13 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Youth Center: 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 $1,548,800 $0 $0 $26,056 $12,546 $1,587,402
Roofing $173,824 $0 $4,822 $0 $313,945 $492,591
Interiors $23,800 $0 $99,213 $37,402 $305,836 $466,251
Plumbing $0 $0 $105,325 $2,951 $76,629 $184,905
HVAC $142,809 $0 $54,196 $58,943 $124,454 $380,402
Electrical $19,200 $0 $50,377 $120,741 $0 $190,318
Fire Alarm &
Electronic Systems
$0 $0 $0 $99,597 $0 $99,597
Equipment &
Furnishings
$0 $0 $0 $47,133 $19,162 $66,295
Sitework $0 $0 $0 $27,091 $42,042 $69,133
TOTALS $1,908,500 $0 $314,000 $420,000 $894,700 $3,537,200 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 14 www.bvna.com | p 800.733.0660

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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
 This survey was visual in nature and actual measurements were not taken to verify compliance  Only a representative sample of areas was observed
 Two overview photos were taken for each subsection regardless of perceived compliance or noncompliance  For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 15 www.bvna.com | p 800.733.0660
The facility was originally constructed in 1951 and moderately renovated in 2020 with some accessibility improvements appear to have been implemented at that time.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 16 www.bvna.com | p 800.733.0660

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.

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.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 17 www.bvna.com | p 800.733.0660
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.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 18 www.bvna.com | p 800.733.0660

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.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 19 www.bvna.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.

YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 20 www.bvna.com | p 800.733.0660

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 Youth Center, 1780 East Hill Street, 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.

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: Nezar Tibi
Project Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 21 www.bvna.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plan(s)
Appendix C: Pre-Survey Questionnaire(s)
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix A:

Photographic Record
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - REAR ELEVATION 4 - RIGHT ELEVATION
5 - EXTERIOR DOORS 6 - INTERIOR STAIR
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - ROOFING 8 - SKYLIGHT
9 - LOBBY 10 - OFFICES
11 - BALL ROOM 12 - SHOOTING RANGE-BASEMENT
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
13 - SINK, FAUCET HANDLES AND ACCESSORIES 14 - TOILET STALL OVERVIEW 15 - PACKAGED UNIT 16 - PACKAGED UNIT
17 - SPLIT SYSTEM 18 - EXHAUST FAN
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 Photographic Overview
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19 - WATER HEATER 20 - DISTRIBUTION PANEL
21 - FIRE ALARM PANEL 22 - FOODSERVICE EQUIPMENT
23 - FENCES 24 - SIDEWALK PAVER
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix B:

Site and Floor Plan (s )
Site Plan
Project Number Project Name
165418.23R000-003.354
Youth Center
City of Signal Hill
Source On-Site Date
Google March 5, 2024
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix C:

Pre -Survey Questionnaire (s )
BV Facility Condition Assessment: Pre - Survey Questionnaire Building / Facility Name: Youth Center
Name of person completing form:

Title / Association with property:

Length of time associated w/ property:

Date Completed: March 11, 2024
Phone Number:

Method of Completion: INCOMPLETE: client/POC unwilling or unable to complete Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

Data Overview Response
1 Year/s constructed / renovated
2 Building size in SF
3 Major Renovation/Rehabilitation
Year Additional Detail
Façade
Roof
Interiors
HVAC
Electrical
Site Pavement
Accessibility
Question Response
4 List other significant capital
improvements (focus on recent
years; provide approximate date).
5 List any major capital expenditures
planned/requested for the next few
years. Have they been budgeted?
6 Describe any on-going extremely
problematic, historically chronic, or
immediate facility needs.

Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) Question Response Comments
Yes No Unk NA
7 Are there any problems with
foundations or structures, like
excessive settlement?
8 Are there any wall, window,
basement or roof leaks?
9 Has any part of the facility ever
contained visible suspect mold
growth, or have there been any
indoor air quality or mold related
complaints from occupants?
10 Are your elevators unreliable, with
frequent service calls?
11 Are there any plumbing leaks,
water pressure, or clogging/backup problems?
12 Have there been any leaks or
pressure problems with natural
gas, HVAC supply/return lines, or
steam service?
13 Are any areas of the facility
inadequately heated, cooled or
ventilated? Poorly insulated
areas?
14 Is the electrical service outdated,
undersized, or problematic?
15 Are there any problems or
inadequacies with exterior lighting?
16 Is site/parking drainage
inadequate, with excessive
ponding or other problems?
17 Are there any other unresolved
construction defects or significant
issues/hazards at the property that
have not yet been identified
above?
18 ADA: Has an accessibility study
been previously performed? If so,
when?
19 ADA: Have any ADA
improvements been made to the
property since original
construction? Describe.
20 ADA: Has building management
reported any accessibility-based
complaints or litigation?
21 Are any areas of the property
leased to outside occupants?
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix D:

Accessibility Review and Photos
Visual Checklist - 2010 ADA Standards for Accessible Design Abbreviated Accessibility Checklist
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 165418.23R000-003.354
Property Name:

BV Project Number:

Youth Center
Exterior Accessible Route
Abbreviated Accessibility Checklist
ACCESSIBLE PATH 2ND PATHWAY
Question Yes No NA Comments
Is an accessible route present from public
transportation stops and municipal sidewalks
on or immediately adjacent to the property ?
1 Does a minimum of one accessible route
appear to connect all public areas on the
exterior, such as parking and other outdoor
amenities, to accessible building entrances ?
2 Are curb ramps present at transitions through
raised curbs on all accessible routes? 3
Do curb ramps appear to have compliant
slopes for all components ? 4
Do ramp runs on an accessible route appear
to have compliant slopes ? 5
Do ramp runs on an accessible route appear
to have a compliant rise and width ? 6
Do ramps on an accessible route appear to
have compliant end and intermediate
landings ?
7 Do ramps and stairs on an accessible route
appear to have compliant handrails? 8
For stairways that are open underneath, are
permanent barriers present that prevent or
discourage access?
9 Building Entrances
Abbreviated Accessibility Checklist

MAIN ENTRANCE ADDITIONAL ENTRANCE
Question Yes No NA Comments
Do a sufficient number of accessible
entrances appear to be provided ? 1
If the main entrance is not accessible, is an
alternate accessible entrance provided? 2
Is signage provided indicating the location of
alternate accessible entrances ? 3
Do doors at accessible entrances appear to
have compliant maneuvering clearance area
on each side ?
4 Do doors at accessible entrances appear to
have compliant hardware ? 5
Do doors at accessible entrances appear to
have a compliant clear opening width ? 6
Do pairs of accessible entrance doors in
series appear to have the minimum clear
space between them ?
7 Do thresholds at accessible entrances appear
to have a compliant height ? 8
Interior Accessible Route
Abbreviated Accessibility Checklist

ACCESSIBLE INTERIOR PATH DOOR HARDWARE
Question Yes No NA Comments
Does an accessible route appear to connect
all public areas inside the building ? 1
Do accessible routes appear free of
obstructions and/or protruding objects ? 2
Do ramps on accessible routes appear to
have compliant slopes ? 3
Do ramp runs on an accessible route appear
to have a compliant rise and width ? 4
Do ramps on accessible routes appear to
have compliant end and intermediate
landings ?
5 Do ramps on accessible routes appear to
have compliant handrails ? 6
Are accessible areas of refuge and the
accessible means of egress to those areas
identified with accessible signage ?
7 Do public transaction areas have an
accessible, lowered service counter section ? 8
Do public telephones appear mounted with an
accessible height and location ? 9
Do doors at interior accessible routes appear
to have compliant maneuvering clearance
area on each side ?
10 Do doors at interior accessible routes appear
to have compliant hardware ? 11
Do non-fire hinged, sliding, or folding doors on
interior accessible routes appear to have
compliant opening force ?
12 Do doors on interior accessible routes appear
to have a compliant clear opening width ? 13
Public Restrooms
Abbreviated Accessibility Checklist

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES Question Yes No NA Comments
Do publicly accessible toilet rooms appear to
have a minimum compliant floor area ? 1
Does the lavatory appear to be mounted at a
compliant height and with compliant knee
area ?
2 Does the lavatory faucet have compliant
handles ? 3
Is the plumbing piping under lavatories
configured to protect against contact ? 4
Are grab bars provided at compliant locations
around the toilet ? 5
Do toilet stall doors appear to provide the
minimum compliant clear width ? 6
Do toilet stalls appear to provide the minimum
compliant clear floor area ? 7
Where more than one urinal is present in a
multi-user restroom, does minimum one urinal
appear to be mounted at a compliant height
and with compliant approach width ?
8 Do accessories and mirrors appear to be
mounted at a compliant height ? 9
Kitchens/Kitchenettes
Abbreviated Accessibility Checklist

BREAKROOM PATH OF TRAVEL BREAKROOM OVERVIEW
Question Yes No NA Comments
Do kitchens/kitchenettes appear to have a
minimum compliant path of travel or area of
maneuverability ?
1 Are the appliances centered for a parallel or
forward approach with adequate clear floor
space ?
2 Is there an accessible countertop/preparation
space of proper width and height ? 3
Is there an accessible sink space of proper
width and height ? 4
Does the sink faucet have compliant
handles ? 5
Is the plumbing piping under the sink
configured to protect against contact ? 6
Are the cooktop/range controls front-mounted
(or in a location that does not require reaching
across the burners) ?
7 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix E:

Component Condition Report
Component Condition Report | Youth Center
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Building Exterior Poor Exterior Walls, Stucco 16,500 SF 0 B2010 Basement Exterior Walls Poor Exterior Walls, Concrete, Excavate and Reseal 5,500 SF 0 B2020 Building Exterior Fair Window, Steel, up to 15 SF 5 12 B2050 Building Exterior Fair Exterior Door, Steel, Standard 7 10 B2050 Building Exterior Fair Exterior Door, Wood, Solid-Core Decorative High-End w/ Glazing 4 8 Roofing
B3010 Roof Poor Roofing, Modified Bitumen 10,864 SF 0
B3060 Roof Fair Roof Skylight, per unit, up to 20 SF 2 5 Interiors
C1030 Throughout building Fair Interior Door, Wood, Hollow-Core Residential 28 12 C1030 Throughout building Fair Door Hardware, Office, per Door 39 13 C1070 Throughout building Fair Suspended Ceilings, Acoustical Tile (ACT) 4,500 SF 13 C1070 Police office-basement Fair Suspended Ceilings, Fiberglass Paneling 220 SF 13 C1090 Restrooms Fair Toilet Partitions, Plastic/Laminate 8 12 C2010 Throughout building Fair Wall Finishes, Wallpaper 4,700 SF 7 C2010 Restrooms Fair Wall Finishes, Ceramic Tile 450 SF 22 C2010 Police office-basement Fair Wall Finishes, Fiberglass Paneling 500 SF 22 C2010 Throughout building Fair Wall Finishes, any surface, Prep & Paint 9,500 SF 5 C2030 Staircase Fair Flooring, Plywood 70 SF 8
C2030 Commercial kitchen Fair Flooring, Quarry Tile 300 SF 25 C2030 Office Good Flooring, Carpet, Commercial Tile 1,100 SF 7 C2030 Restrooms Fair Flooring, Ceramic Tile 500 SF 22
C2030 Throughout building Poor Flooring, Vinyl Tile (VCT) 1,800 SF 0 C2030 Shooting range Fair Flooring, any surface, w/ Epoxy Coating, Prep & Paint 220 SF 5 C2030 Upstairs office Poor Flooring, Vinyl Tile (VCT), Residential In-House Installation 1,900 SF 0 C2030 Police office-basement Poor Flooring, Carpet, Commercial Standard 150 SF 0 C2030 Throughout building Fair Flooring, Carpet, Commercial Standard 3,600 SF 5 C2050 Throughout building Fair Ceiling Finishes, any flat surface, Prep & Paint 4,800 SF 5 Plumbing
D2010 Lobby Fair Drinking Fountain, Wall-Mounted, Bi-Level 1 7 D2010 Restrooms Fair Sink/Lavatory, Wall-Hung, Vitreous China 8 14 7418316
8310977
7418307
7418303
7418329
7418346
7418334
7418283
7418328
7418345
7418352
7418350
7418338
7418291
7418320
7418309
7418322
7418288
7418318
7418297
7418337
7418341
7418340
7418302
7418289
7418310
7418295
7418353
Component Condition Report | Youth Center
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID D2010 Throughout building Fair Plumbing System, Supply & Sanitary, Low Density (excludes fixtures) 10,864 SF 5 D2010 Classrooms Fair Drinking Fountain, Wall-Mounted, Single-Level 1 4 D2010 Restrooms Fair Toilet, Commercial Water Closet 8 14 D2010 Utility closet Fair Water Heater, Gas, Residential 1 5 D2010 Commercial kitchen Fair Sink/Lavatory, Vanity Top, Stainless Steel 2 15 D2010 Restrooms Fair Urinal, Waterless 3 14
D2010 Utility closet Good Water Heater, Gas, Residential 1 12 D2010 Custodian closet Fair Sink/Lavatory, Service Sink, Floor 1 15 HVAC
D3020 Upstairs office Fair Furnace, Electric 1 7
D3030 Roof Poor Evaporative Cooler, 0.75 to 1 HP 1 0
D3030 Roof Fair Split System, Condensing Unit/Heat Pump 1 3 D3050 Throughout building Poor HVAC System, Ductwork, Medium Density 10,864 SF 0 D3050 Roof Poor Make-Up Air Unit, MUA or MAU 1 0
D3050 Site Fair Packaged Unit, RTU, Pad or Roof-Mounted 1 10 D3050 Roof Fair Packaged Unit, RTU, Pad or Roof-Mounted 1 3 D3060 Roof Fair Exhaust Fan, Centrifugal, 28" Damper 1 3 D3060 Building exterior Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper 1 3 D3060 Roof Fair Exhaust Fan, Centrifugal, 42" Damper 1 3 D3060 Building exterior Fair Exhaust Fan, Roof or Wall-Mounted, 16" Damper 1 7 D3060 Roof Poor Exhaust Fan, Centrifugal, 36"Damper 1 0 Electrical
D5020 Electrical room Poor Distribution Panel, 120/208 V 1 0 D5020 Electrical room Poor Distribution Panel, 120/208 V 1 0 D5030 Throughout building Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 10,864 SF 5 D5040 Building exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 12 6 D5040 Building exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 5 10 D5040 Throughout building Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 10,864 SF 10 Fire Alarm & Electronic Systems
D7050 Throughout building Fair Fire Alarm System, Full System Upgrade, Standard Addressable, Upgrade/Install 10,864 SF 10 D7050 Upstairs office Fair Fire Alarm Panel, Fully Addressable 1 7 Equipment & Furnishings
E1030 Commercial kitchen Fair Foodservice Equipment, Refrigerator, 2-Door Reach-In 1 9 7418342
7418296
7418336
7418306
7418315
7418287
7418304
7418344
7418321
7418301
7418324
7418354
7418311
7418285
7418331
7418349
7418290
7418300
7418313
7418326
7418333
7418298
7418332
7418305
7418312
7418314
7418319
7418330
7418335
Component Condition Report | Youth Center
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID E1030 Commercial kitchen Fair Foodservice Equipment, Range/Oven, 6-Burner w/ Griddle 1 7 E1030 Commercial kitchen Good Foodservice Equipment, Freezer, 2-Door Reach-In 1 10 E1030 Commercial kitchen Fair Foodservice Equipment, Exhaust Hood, 3 to 6 LF 1 7 E2010 Commercial kitchen Fair Casework, Cabinetry, Hardwood Standard 28 LF 12 E2010 Commercial kitchen Fair Casework, Countertop, Solid Surface 28 LF 22 Pedestrian Plazas & Walkways
G2030 Main entrance Fair Sidewalk, Brick/Masonry Pavers 350 SF 15 G2030 Sidewalk Fair Sidewalk, Concrete, Large Areas 450 SF 20 Sitework
G2060 Site Fair Fences & Gates, Fence, Metal Tube 4' 40 LF 22 G2060 Site Fair Bike Rack, Fixed 1-5 Bikes 2 10
G2060 Building Exterior Fair Fences & Gates, Fence, Metal Tube 6' 16 LF 14 G2060 Building exterior Fair Signage, Property, Building-Mounted Individual Letters, Replace/Install 46 10 G2060 Building exterior Fair Signage, Exterior/Site, Guide & Directional Wall-Mounted, Replace/Install 5 10 G2080 Landscaping Fair Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 3,500 SF 10 7418299
7418351
7418343
7418284
7418339
7418292
7418308
7418317
7418347
7418325
7418294
7418323
7418286
YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix F:

Replacement Reserves
Replacement Reserves Report
Youth Center
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 Youth Center $1,908,434 $0 $0 $54,199 $2,161 $257,581 $9,170 $109,390 $17,593 $9,603 $274,170 $0 $73,911 $76,834 $60,116 $217,343 $0 $18,909 $10,351 $3,367 $433,799 $3,536,931 Grand Total $1,908,434 $0 $0 $54,199 $2,161 $257,581 $9,170 $109,390 $17,593 $9,603 $274,170 $0 $73,911 $76,834 $60,116 $217,343 $0 $18,909 $10,351 $3,367 $433,799 $3,536,931 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 B2010 7418316 Exterior Walls, Stucco, Replace 50 50 0 16500 SF $32.00 $528,000 $528,000 $528,000 B2010 8310977 Exterior Walls, Concrete, Excavate and Reseal 0 73 0 5500 SF $185.60 $1,020,800 $1,020,800 $1,020,800 B2020 7418307 Window, Steel, up to 15 SF, Replace 30 18 12 5 EA $1,760.00 $8,800 $8,800 $8,800 B2050 7418329 Exterior Door, Wood, Solid-Core Decorative High-End w/ Glazing, Replace 25 17 8 4 EA $3,360.00 $13,440 $13,440 $13,440 B2050 7418303 Exterior Door, Steel, Standard, Replace 40 30 10 7 EA $960.00 $6,720 $6,720 $6,720 B3010 7418346 Roofing, Modified Bitumen, Replace 20 20 0 10864 SF $16.00 $173,824 $173,824 $173,824 $347,648 B3060 7418334 Roof Skylight, per unit, up to 20 SF, Replace 30 25 5 2 EA $2,080.00 $4,160 $4,160 $4,160 C1030 7418283 Interior Door, Wood, Hollow-Core Residential, Replace 20 8 12 28 EA $640.00 $17,920 $17,920 $17,920 C1030 7418328 Door Hardware, Office, per Door, Replace 30 17 13 39 EA $560.00 $21,840 $21,840 $21,840 C1070 7418345 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 12 13 4500 SF $5.60 $25,200 $25,200 $25,200 C1070 7418352 Suspended Ceilings, Fiberglass Paneling, Replace 25 12 13 220 SF $24.00 $5,280 $5,280 $5,280 C1090 7418350 Toilet Partitions, Plastic/Laminate, Replace 20 8 12 8 EA $1,200.00 $9,600 $9,600 $9,600 C2010 7418338 Wall Finishes, Wallpaper, Replace 15 8 7 4700 SF $3.52 $16,544 $16,544 $16,544 C2010 7418309 Wall Finishes, any surface, Prep & Paint 10 5 5 9500 SF $2.40 $22,800 $22,800 $22,800 $45,600 C2030 7418341 Flooring, any surface, w/ Epoxy Coating, Prep & Paint 10 5 5 220 SF $19.20 $4,224 $4,224 $4,224 $8,448 C2030 7418322 Flooring, Plywood, Replace 30 22 8 70 SF $6.40 $448 $448 $448 C2030 7418340 Flooring, Vinyl Tile (VCT), Residential In-House Installation, Replace 15 15 0 1900 SF $4.00 $7,600 $7,600 $7,600 $15,200 C2030 7418337 Flooring, Vinyl Tile (VCT), Replace 15 15 0 1800 SF $8.00 $14,400 $14,400 $14,400 $28,800 C2030 7418302 Flooring, Carpet, Commercial Standard, Replace 10 10 0 150 SF $12.00 $1,800 $1,800 $1,800 $1,800 $5,400 C2030 7418289 Flooring, Carpet, Commercial Standard, Replace 10 5 5 3600 SF $12.00 $43,200 $43,200 $43,200 $86,400 C2030 7418318 Flooring, Carpet, Commercial Tile, Replace 10 3 7 1100 SF $10.40 $11,440 $11,440 $11,440 $22,880 C2050 7418310 Ceiling Finishes, any flat surface, Prep & Paint 10 5 5 4800 SF $3.20 $15,360 $15,360 $15,360 $30,720 D2010 7418306 Water Heater, Gas, Residential, Replace 15 10 5 1 EA $2,080.00 $2,080 $2,080 $2,080 $4,160 D2010 7418304 Water Heater, Gas, Residential, Replace 15 3 12 1 EA $2,080.00 $2,080 $2,080 $2,080 D2010 7418342 Plumbing System, Supply & Sanitary, Low Density (excludes fixtures), Replace 40 35 5 10864 SF $8.00 $86,912 $86,912 $86,912 D2010 7418296 Drinking Fountain, Wall-Mounted, Single-Level, Replace 15 11 4 1 EA $1,920.00 $1,920 $1,920 $1,920 $3,840 D2010 7418295 Drinking Fountain, Wall-Mounted, Bi-Level, Replace 15 8 7 1 EA $2,400.00 $2,400 $2,400 $2,400 D2010 7418353 Sink/Lavatory, Wall-Hung, Vitreous China, Replace 30 16 14 8 EA $2,400.00 $19,200 $19,200 $19,200 D2010 7418336 Toilet, Commercial Water Closet, Replace 30 16 14 8 EA $2,080.00 $16,640 $16,640 $16,640 D2010 7418287 Urinal, Waterless, Replace 30 16 14 3 EA $960.00 $2,880 $2,880 $2,880 D2010 7418315 Sink/Lavatory, Vanity Top, Stainless Steel, Replace 30 15 15 2 EA $1,920.00 $3,840 $3,840 $3,840 D2010 7418344 Sink/Lavatory, Service Sink, Floor, Replace 35 20 15 1 EA $1,280.00 $1,280 $1,280 $1,280 D3020 7418321 Furnace, Electric, Replace 20 13 7 1 EA $9,120.00 $9,120 $9,120 $9,120 D3030 7418301 Evaporative Cooler, 0.75 to 1 HP, Replace 15 15 0 1 EA $8,320.00 $8,320 $8,320 $8,320 $16,640 D3030 7418324 Split System, Condensing Unit/Heat Pump, Replace 15 12 3 1 EA $6,080.00 $6,080 $6,080 $6,080 $12,160 D3050 7418311 Make-Up Air Unit, MUA or MAU, Replace 20 20 0 1 EA $56,000.00 $56,000 $56,000 $56,000 $112,000 D3050 7418354 HVAC System, Ductwork, Medium Density, Replace 30 30 0 10864 SF $6.40 $69,530 $69,530 $69,530 D3050 7418331 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 17 3 1 EA $17,600.00 $17,600 $17,600 $17,600 D3050 7418285 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 10 10 1 EA $32,000.00 $32,000 $32,000 $32,000 D3060 7418326 Exhaust Fan, Centrifugal, 36"Damper, Replace 25 25 0 1 EA $8,960.00 $8,960 $8,960 $8,960 D3060 7418290 Exhaust Fan, Roof or Wall-Mounted, 10" Damper, Replace 20 17 3 1 EA $1,920.00 $1,920 $1,920 $1,920 D3060 7418300 Exhaust Fan, Centrifugal, 42" Damper, Replace 25 22 3 1 EA $17,600.00 $17,600 $17,600 $17,600 D3060 7418349 Exhaust Fan, Centrifugal, 28" Damper, Replace 25 22 3 1 EA $6,400.00 $6,400 $6,400 $6,400 D3060 7418313 Exhaust Fan, Roof or Wall-Mounted, 16" Damper, Replace 20 13 7 1 EA $3,840.00 $3,840 $3,840 $3,840 Replacement Reserves Report
Youth Center
10/2/2024
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 D5020 7418333 Distribution Panel, 120/208 V, Replace 30 30 0 1 EA $9,600.00 $9,600 $9,600 $9,600 D5020 7418298 Distribution Panel, 120/208 V, Replace 30 30 0 1 EA $9,600.00 $9,600 $9,600 $9,600 D5030 7418332 Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 35 5 10864 SF $4.00 $43,456 $43,456 $43,456 D5040 7418305 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 14 6 12 EA $640.00 $7,680 $7,680 $7,680 D5040 7418314 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 10 10 10864 SF $7.20 $78,221 $78,221 $78,221 D5040 7418312 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 10 10 5 EA $960.00 $4,800 $4,800 $4,800 D7050 7418330 Fire Alarm Panel, Fully Addressable, Replace 15 8 7 1 EA $24,000.00 $24,000 $24,000 $24,000 D7050 7418319 Fire Alarm System, Full System Upgrade, Standard Addressable, Upgrade/Install 20 10 10 10864 SF $4.80 $52,147 $52,147 $52,147 E1030 7418299 Foodservice Equipment, Range/Oven, 6-Burner w/ Griddle, Replace 15 8 7 1 EA $16,320.00 $16,320 $16,320 $16,320 E1030 7418343 Foodservice Equipment, Exhaust Hood, 3 to 6 LF, Replace 15 8 7 1 EA $5,280.00 $5,280 $5,280 $5,280 E1030 7418335 Foodservice Equipment, Refrigerator, 2-Door Reach-In, Replace 15 6 9 1 EA $7,360.00 $7,360 $7,360 $7,360 E1030 7418351 Foodservice Equipment, Freezer, 2-Door Reach-In, Replace 15 5 10 1 EA $8,160.00 $8,160 $8,160 $8,160 E2010 7418284 Casework, Cabinetry, Hardwood Standard, Replace 20 8 12 28 LF $480.00 $13,440 $13,440 $13,440 G2030 7418292 Sidewalk, Brick/Masonry Pavers, Replace 30 15 15 350 SF $52.80 $18,480 $18,480 $18,480 G2030 7418308 Sidewalk, Concrete, Large Areas, Replace 50 30 20 450 SF $14.40 $6,480 $6,480 $6,480 G2060 7418347 Bike Rack, Fixed 1-5 Bikes, Replace 20 10 10 2 EA $960.00 $1,920 $1,920 $1,920 G2060 7418325 Fences & Gates, Fence, Metal Tube 6', Replace 40 26 14 16 LF $64.00 $1,024 $1,024 $1,024 G2060 7418294 Signage, Property, Building-Mounted Individual Letters, Replace/Install 20 10 10 46 EA $240.00 $11,040 $11,040 $11,040 G2060 7418323 Signage, Exterior/Site, Guide & Directional Wall-Mounted, Replace/Install 20 10 10 5 EA $320.00 $1,600 $1,600 $1,600 G2080 7418286 Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 20 10 10 3500 SF $1.60 $5,600 $5,600 $5,600 Totals, Unescalated $1,908,434 $0 $0 $49,600 $1,920 $222,192 $7,680 $88,944 $13,888 $7,360 $204,008 $0 $51,840 $52,320 $39,744 $139,504 $0 $11,440 $6,080 $1,920 $240,184 $3,047,058 Totals, Escalated (3.0% inflation, compounded annually) $1,908,434 $0 $0 $54,199 $2,161 $257,581 $9,170 $109,390 $17,593 $9,603 $274,170 $0 $73,911 $76,834 $60,116 $217,343 $0 $18,909 $10,351 $3,367 $433,799 $3,536,931 YOUTH CENTER BUREAU VERITAS PROJECT: 165418.23R000-003.354 www.bvna.com | p 800.733.0660
Appendix G:

Equipment Inventory List
1 1
1 1
1 1
1 1
1 1
1 1
1 1
1 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 7418306 D2010 Water Heater Gas, Residential 28 GAL Youth Center Utility closet Rheem RHUNM371410918 XG28T06EN30U0 2014 2 7418304 D2010 Water Heater Gas, Residential 40 GAL Youth Center Utility closet Rheem M492126889 XG40T06EN38U1 2021 D30 HVAC
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7418321 D3020 Furnace Electric 25 KW Youth Center Upstairs office Inaccessible Inaccessible Inaccessible 2 7418301 D3030 Evaporative Cooler 0.75 to 1 HP 8000 CFM Youth Center Roof Illegible Illegible Illegible 3 7418324 D3030 Split System Condensing Unit/Heat
Pump 2.5 TON Youth Center Roof Carrier 25H08521A00300 4708E12957 2008 4 7418311 D3050 Make-Up Air Unit MUA or MAU 2000 CFM Youth Center Roof 5 7418285 D3050 Packaged Unit RTU, Pad or RoofMounted 10 TON Youth Center Site Puron 50TQD12A2A5-0A0A0 3614P90886 2014 6 7418331 D3050 Packaged Unit RTU, Pad or RoofMounted 5 TON Youth Center Roof No dataplate No dataplate No dataplate 7 7418349 D3060 Exhaust Fan Centrifugal, 28" Damper 8500 CFM Youth Center Roof No dataplate No dataplate No dataplate 8 7418326 D3060 Exhaust Fan Centrifugal, 36"Damper 15000 CFM Youth Center Roof 9 7418300 D3060 Exhaust Fan Centrifugal, 42" Damper 20000 CFM Youth Center Roof No dataplate No dataplate No dataplate 10 7418290 D3060 Exhaust Fan Roof or Wall-Mounted,
10" Damper 500 CFM Youth Center Building exterior No dataplate No dataplate No dataplate 11 7418313 D3060 Exhaust Fan Roof or Wall-Mounted,
16" Damper 2000 CFM Youth Center Building exterior Illegible Illegible Illegible D50 Electrical
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7418333 D5020 Distribution Panel 120/208 V 400 AMP Youth Center Electrical room Zinsco No dataplate No dataplate 2 7418298 D5020 Distribution Panel 120/208 V 400 AMP Youth Center Electrical room Murray No dataplate No dataplate D70 Electronic Safety & Security
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7418330 D7050 Fire Alarm Panel Fully Addressable Youth Center Upstairs office Bosch D7412GV4 No dataplate E10 Equipment
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7418343 E1030 Foodservice Equipment Exhaust Hood, 3 to 6 LF Youth Center Commercial kitchen No dataplate No dataplate No dataplate 2 7418351 E1030 Foodservice Equipment Freezer, 2-Door Reach-In Youth Center Commercial kitchen True Manufacturing Co T-49F-HC 9528692 2019 3 7418299 E1030 Foodservice Equipment Range/Oven, 6-Burner w/ Griddle Youth Center Commercial kitchen Montague Inaccessible Inaccessible 4 7418335 E1030 Foodservice Equipment Refrigerator, 2-Door Reach-In Youth Center Commercial kitchen True Manufacturing Co T-49-HC 9201764 2018

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Signal Hill Park Restrooms and Storage Areas
2175 Cherry Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-004.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 17, 2024
SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 www.us.bureauveritas.com | p 800.733.0660

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 ................................................................................................................. 6

2. Building Systems and Site Elements..................................................................... 7

3. ADA Accessibility .................................................................................................. 11

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

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

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

7. Appendices ............................................................................................................ 18 SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Ex ec ut iv e S u mm a ry
Property Overview and Assessment Details
General Information
Property Type Public Restroom
Number of Buildings 1
Main Address Signal Hill Park Restrooms and Storage Areas, 2175 Cherry Avenue, Signal Hill, CA 90755
Site Developed 1994
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 17, 2024
Management Point of Contact Public Works,
Thomas Bekele, Public Works Director
(562) 989-7355 phone
email
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Lia Knower
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980 p
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 Signal Hill Park Restrooms and Storage Areas were constructed in 1994 by the City of Signal Hill. The building is used as a restroom for the nearby playground, basketball courts and softball field. The building was renovated in 2014.

Architectural
The masonry building was constructed on a concrete slab. The gabled roof is finished with asphalt shingles.

The roof will require only lifecycle replacement. The building has no windows and the entry doors are heavy metal gates. The interior floors are finished with an epoxy coating and the walls are painted CMU. The ceilings have a spray finish. The interior and exterior finishes will require only lifecycle replacement.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The HVAC systems are limited to roof-mounted exhaust fans that were replaced in about 2014. The plumbing and electrical systems were updated during the 2024 renovation. The plumbing fixtures are in good condition all will require only lifecycle replacement. There are no fire suppression or fire alarm systems in the building.

The MEPF systems are in good overall condition and will require only lifecycle replacement.

Site
Parking is supplied by the Library parking lot and is not included in this assessment. Site furnishings are limited to trash receptacles located within 10 feet of the building. There is a newly installed storage shed at the rear of the property. The shed is in excellent condition and will not require replacement within the reserve term.

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
$1,050,600 1,236 $850
Est Reserve Cost FCI
Current $0 0 %
3-Year $3,500 0.3 %
5-Year $36,200 3.4 %
10-Year $122,100 11.6 %
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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
At the time of the assessment BV did not identify any immediate needs associated with this building and site.

Key Findings
At the time of the assessment BV did not identify any key findings associated with this building and site.

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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 il di ng Sy s t em s an d S it e E le m e nt s
Building Systems Summary
Address 2175 Cherry Avenue, Signal Hill, CA 90755
Constructed/Renovated 1994
Building Area 1,236 SF
Number of Stories 1 above grade with 0 below-grade basement levels System Description Condition
Structure Masonry bearing walls with wood roof deck supported by wood joists and concrete concrete foundation slab
Fair
Facade Primary Wall Finish : Stucco
Secondary: Ceramic tile mosaic
Windows: None
Fair
Roof Gable construction with asphalt shingles Fair
Interiors Walls: Painted CMU
Floors: Sealed, coated
Ceilings: Sprayed finish
Fair
Elevators None -
Plumbing Distribution: Copper supply with cast iron waste & venting Hot Water: None
Fixtures: Toilets, urinals, and sinks in restrooms
Fair
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Building Systems Summary
HVAC Not applicable. -
Fire Suppression Not applicable. -
Electrical Source & Distribution: Main panel with copper wiring Interior Lighting: LED
Emergency Power: None
Fair
Fire Alarm Not applicable. -
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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 building, the exterior walls of the facility, and the roofs.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

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Site Information
Site Area 0 acres
Parking Spaces No parking space designated. Parking supplied by Library Building.

System Description Condition
Site Pavement None Fair
Site Development Furnished with trash receptacles Fair
Landscaping &
Topography
No landscaping features including lawns and bushes
Irrigation present
No retaining walls
Low to moderate site slopes throughout
Fair
Utilities Municipal water and sewer
Local utility-provided electric
Fair
Site Lighting Building-mounted: LED Fair
Ancillary Structures Storage shed Fair
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

Signal Hill Park Restrooms and Storage Areas: 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 $0 $70,914 $89,234 $160,148
Roofing $0 $0 $0 $0 $11,706 $11,706
Interiors $0 $0 $32,667 $0 $65,684 $98,351
Plumbing $0 $0 $0 $2,656 $29,054 $31,710
HVAC $0 $0 $0 $5,160 $0 $5,160
Electrical $0 $0 $3,496 $6,644 $6,862 $17,002
Special Construction
& Demo
$0 $0 $0 $0 $0 $0
Sitework $0 $0 $0 $537 $19,000 $19,537
TOTALS $0 $0 $36,200 $86,000 $221,600 $343,800
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3. A DA Ac c es s ib i li t y
During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
▪ This survey was visual in nature and actual measurements were not taken to verify compliance ▪ Only a representative sample of areas was observed
▪ Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance ▪ Itemized costs for individual non-compliant items are included in the dataset ▪ For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
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The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site YOC No No
Signal Hill Park Restrooms and Storage
Areas 1994 No No
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4. P u rp os e an d Sc 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.

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. 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.

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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.

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6. 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 Signal Hill Park Restrooms and Storage Areas, 2175 Cherry 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.

This report has been prepared on behalf of and exclusively for the use of the Client for the purpose stated within the Purpose and Scope section of this report. The report, or any excerpt thereof, shall not be used by any party other than the Client or for any other purpose than that specifically stated in our agreement or within the Purpose and Scope section of this report without the express written consent of Bureau Veritas.

Any reuse or distribution of this report without such consent shall be at the Client and the recipient’s sole risk, without liability to Bureau Veritas.

Prepared by: Lia Knower,
Project Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 x7297980
[email protected]
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7. 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
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Appendix A:

P h ot o gr ap h ic R ec o rd
SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000-004.354 Photographic Overview
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1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - RIGHT ELEVATION 4 - REAR ELEVATION
5 - STRUCTURAL OVERVIEW 6 - PRIMARY ROOF OVERVIEW
SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000-004.354 Photographic Overview
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7 - ROOFING 8 - BUILDING ENTRANCE
9 - RESTROOM 10 - RESTROOM
11 - WALL FINISHES 12 - DOMESTIC HOT WATER SUPPLY
SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000-004.354 Photographic Overview
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13 - EXHAUST FAN 14 - DISTRIBUTION PANEL
15 - INTERIOR LIGHTING SYSTEM 16 - FENCES AND GATES
17 - IRRIGATION SYSTEM 18 - SITE OVERVIEW
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Appendix B:

S it e P la n
Site Plan
Project Number Project Name
165418.23R000-004.354 Signal Hill Park Restrooms
and Storage Areas
Source On-Site Date
Google January 16, 2024
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Appendix C:

Pre-Su rv ey Que s t i on na i re s
Building / Facility Name: Signal Hill Park Restrooms and Storage Areas Name of person completing form: Margarita Beltran
Title / Association w/ property: Contract Manager
Length of time associated w/ property:

Date Completed: January 15, 2024
Phone Number: 562.989.7254
Year(s) constructed
Building size in SF
Major Renovation/Rehabilitation
None
None
None
BV FACILITY CONDITION ASSESSMENT: PRE-SURVEY QUESTIONNAIRE Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

Facade
Roof
Interiors
HVAC
Electrical
Site Pavement NA
Approximately 2014
Approximately 2014
Approximately 2014
Approximately 2014
Approximately 2014
1994
Constructed Renovated
Year
Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates "Not Applicable", Unk indicates "Unknown") Are there any problems with
foundations or structures, like
excessive settlement?
Are there any wall, window,
basement or roof leaks?
Has any part of the facility ever
contained visible suspect mold
growth, or have there been any
indoor air quality complaints?
Are your elevators unreliable, with
frequent service calls?
Are there any plumbing leaks, water
pressure, or clogging/backup issues?
Have there been any leaks or
pressure problems with natural gas,
HVAC piping, or steam service?
Are any areas of the facility
inadequately heated, cooled or
ventilated? Poorly insulated areas?
Is the electrical service outdated,
undersized, or problematic?
Are there any problems or
inadequacies with exterior lighting?
Is site/parking drainage inadequate,
with excessive ponding or other
problems?
Are there any other unresolved
construction defects or significant
issues/hazards at the property that
have not yet been identified above?
ADA: Has an accessibility study been
previously performed? If so, when?
ADA: Have any ADA improvements
been made to the property since
original construction? Describe.

ADA: Has building management
reported any accessibility-based
complaints or litigation?
Question Response Comments
7 8
9 10
11 12
13 14
15 16
17 18
19 20
Signature of Assessor Signature of POC
Yes No Unk NA
Are any areas of the property leased
to outside occupants? 21
SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 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
Signal Hill Park Restrooms and Storage Areas: Accessibility Issues Parking NA
Exterior Accessible Route
Building Entrances
Interior Accessible Route Door handle
Elevators NA
Public Restrooms
Kitchens/Kitchenettes NA
Playgrounds & Swimming
Pools NA
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:

Signal Hill Park Restrooms and Storage Areas
165418.23R000-004.354
Signal Hill Park Restrooms and Storage Areas: Photographic Overview

ACCESSIBLE PATH ACCESSIBLE PATH

ACCESSIBLE ENTRANCE SIGNAGE

ACCESSIBLE INTERIOR PATH DOOR HARDWARE
Signal Hill Park Restrooms and Storage Areas: Photographic Overview

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

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

SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 www.us.bureauveritas.com | p 800.733.0660
Appendix F:

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

SIGNAL HILL PARK RESTROOMS AND STORAGE AREAS BUREAU VERITAS PROJECT: 165418.23R000 -004.354 www.us.bureauveritas.com | p 800.733.0660
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 City Yard
2175 East 28th Street
Signal Hill, CA 90755
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 #:
165418.23R000-005.354
DATE OF REPORT:

October 1, 2024
ON SITE DATE:

January 22, 2024
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 www.bvna.com | p 800.733.0660

TABLE OF CONTENTS

1. Executive Summary................................................................................................ 1 Campus Overview and Assessment Details.............................................................. 1 Facility Condition Index (FCI).................................................................................... 2 Immediate Needs ..................................................................................................... 3 Plan Types................................................................................................................ 4

2. Building Maintenance and Fleet Division ............................................................. 5 Significant/Systemic Findings and Deficiencies ........................................................ 8

3. City Yard Offices................................................................................................... 13 Significant/Systemic Findings and Deficiencies ...................................................... 16

4. Material Storage Bins........................................................................................... 22 Significant/Systemic Findings and Deficiencies ...................................................... 25

5. Shade Structure A ................................................................................................ 28 Significant/Systemic Findings and Deficiencies ...................................................... 31

6. Water and Streets Shop ....................................................................................... 35 Significant/Systemic Findings and Deficiencies ...................................................... 38

7. Well 9 Nano-Filtration Treatment Plant ............................................................... 41 Significant/Systemic Findings and Deficiencies ...................................................... 44

8. Well 9 Training ...................................................................................................... 47 Significant/Systemic Findings and Deficiencies ...................................................... 50

9. Site......................................................................................................................... 53 Significant/Systemic Findings and Deficiencies ...................................................... 55

10.ADA Accessibility ................................................................................................. 56

11. Purpose and Scope .............................................................................................. 58

12.Opinions of Probable Costs................................................................................. 60 Methodology........................................................................................................... 60 Definitions............................................................................................................... 61

13.Certification .......................................................................................................... 62

14.Appendices ........................................................................................................... 63 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 1 www.bvna.com | p 800.733.0660

1. Executive Summary
Campus Overview and Assessment Details
General Information
Property Type Municipal Public Works Facilities
Number of Buildings 7
Main Address 2175 East 28th Street, Signal Hill, CA 90755 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 Ishaq Ameen
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/
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 2 www.bvna.com | p 800.733.0660
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.

Facility Cost/SF Total SF Replacement
Value
Current 3-Year 5-Year 10-Year
Building Maintenance
& Fleet Division
$525 5,024 $2,637,600 2.2% 15.5% 17.5% 17.8%
City Yard Offices $850 4,299 $3,654,150 4.4% 12.4% 16.6% 17.7% Material Storage Bins $325 1,253 $407,225 9.4% 14.0% 14.4% 14.4% Shade Structure A $325 10,576 $3,437,200 1.4% 9.8% 14.1% 18.2% Water & Streets Shop $525 9,845 $5,168,625 0% 8.8% 10.8% 17.8% Well 9 Nano-Filtration
Treatment Plant
$650 4,189 $2,722,850 0% 1.0% 1.0% 4.7%
Well 9 Training $525 1,424 $747,600 0% 2.9% 2.9% 10.0%
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 3 www.bvna.com | p 800.733.0660
Immediate Needs
Facility/Building Total Items Total Cost
City Yard / Building Maintenance & Fleet Division 6 $57,400 City Yard / City Yard Offices 7 $159,800
City Yard / Material Storage Bins 1 $38,200
City Yard / Shade Structure A 2 $49,300
TOTAL 16 $304,700
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 4 www.bvna.com | p 800.733.0660
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.

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.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 5 www.bvna.com | p 800.733.0660

2. Building Maintenance and Fleet Division
Building Maintenance & Fleet Division: Building Systems Summary Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 5,024 SF
Number of Stories 1 above grade
System Description Condition
Structure Concrete block walls with metal roof deck supported by openweb steel joists and concrete slab foundationFair Facade Wall Finish: Metal siding Fair
Roof Flat construction with metal finish Fair
Interiors Walls: Painted plywood
Floors: Concrete
Ceilings: Unfinished/exposed
Fair
Elevators None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 6 www.bvna.com | p 800.733.0660
Building Maintenance & Fleet Division: Building Systems Summary Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: Electric residential water heater
Fixtures: Sinks
Poor
HVAC Supplemental components: Suspended unit heaters Poor Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main panel with copper wiring Interior Lighting: LED
Emergency Power: Diesel generator available on site
Fair
Fire Alarm Alarm panel with smoke detectors and exit signs Fair Equipment/Special None -
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 operations.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 7 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Building Maintenance & Fleet Division: 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 $41,600 $0 $0 $41,600
Roofing $0 $0 $127,800 $0 $0 $127,800
Interiors $0 $0 $15,600 $0 $17,700 $33,300
Plumbing $19,800 $0 $52,700 $0 $40,700 $113,300
HVAC $37,600 $0 $0 $0 $80,800 $118,400
Fire Protection $0 $0 $2,800 $0 $3,700 $6,500
Electrical $0 $3,400 $156,100 $0 $0 $159,500
Fire Alarm & Electronic
Systems
$0 $0 $4,300 $0 $0 $4,300
TOTALS $57,400 $3,400 $400,900 $0 $142,900 $604,700
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 8 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The warehouse has been constructed by The City for the municipal building maintenance and fleet department. From its inception, this warehouse has been an integral part of The City's yard services, serving as a vital hub for the vehicle maintenance and ensuring smooth functioning of various municipal departments.

This facility contributes to the seamless operation of essential services.

Architectural
The warehouse building was built on concrete slab with metal roof and siding finish with multiple overhead door openings. Overall architectural assets are in fair condition and would not need any immediate repairs.

Typical life cycle renewal repairs are recommended.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The electric water heater is nonfunctional and replacement cost has been added immediate budget.

The unit heaters are old and in poor condition, rendered non-functional due to a lack of gas supply in the building. Therefore, a utility study is recommended to thoroughly assess the issues and determine the cost associated with repairs. Heaters are recommended to be replaced in near future. Small window AC units serving office space were in fair condition and do not need any immediate replacement.

The electrical systems, though aged, appear to be in fair condition.

Fire suppression is limited to fire extinguishers and a building wide fire alarm system is available.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 9 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 10 www.bvna.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
City Yard / Building
Maintenance & Fleet Division
D2010 Ceiling Finishes, exposed irregular
elements, Prep & Paint
Poor Performance/Integrity $19,800
City Yard / Building
Maintenance & Fleet Division
D3020 Unit Heater, Natural Gas, Replace Poor Performance/Integrity $7,500 City Yard / Building
Maintenance & Fleet Division
D3020 Unit Heater, Natural Gas, Replace Poor Performance/Integrity $7,500 City Yard / Building
Maintenance & Fleet Division
D3020 Unit Heater, Natural Gas, Replace Poor Performance/Integrity $7,500 City Yard / Building
Maintenance & Fleet Division
D3020 Unit Heater, Natural Gas, Replace Poor Performance/Integrity $7,500 City Yard / Building
Maintenance & Fleet Division
D3020 Unit Heater, Natural Gas, Replace Poor Performance/Integrity $7,500 TOTAL (6 items) $57,400
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 11 www.bvna.com | p 800.733.0660
Key Findings
Water Heater in Failed condition.

Electric, Commercial (12 kW)
Building Maintenance & Fleet Division City Yard
Fleet Shop Building Northeast
Uniformat Code: D2010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $19,800
$$$$
Nonfunctional. - AssetCALC ID: 7336573
Unit Heater in Poor condition.

Natural Gas
Building Maintenance & Fleet Division City Yard
Throughout Building
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,500
$$$$
This unit heater is not functioning because gas lines are shut off. - AssetCALC ID: 7336658 Unit Heater in Poor condition.

Natural Gas
Building Maintenance & Fleet Division City Yard
Throughout Building
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,500
$$$$
This unit heater is not functioning because gas lines are shut off. - AssetCALC ID: 7336644 Unit Heater in Poor condition.

Natural Gas
Building Maintenance & Fleet Division City Yard
Throughout Building
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,500
$$$$
This unit heater is not functioning because gas lines are shut off. - AssetCALC ID: 7336656 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 12 www.bvna.com | p 800.733.0660
Unit Heater in Poor condition.

Natural Gas
Building Maintenance & Fleet Division City Yard
Throughout Building
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,500
$$$$
This unit heater is not functioning because gas lines are shut off. - AssetCALC ID: 7336687 Unit Heater in Poor condition.

Natural Gas
Building Maintenance & Fleet Division City Yard
Throughout Building
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $7,500
$$$$
This unit heater is not functioning because gas lines are shut off. - AssetCALC ID: 7336670 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 13 www.bvna.com | p 800.733.0660

3. City Yard Offices
City Yard Offices: Building Systems Summary
Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 4,299 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with metal roof deck and concrete slab foundation system
Fair
Facade Wall Finish: Stucco, Brick, and CMU
Windows: Aluminum
Fair
Roof Flat construction with single-ply membrane with stone ballast Poor Interiors Walls: Painted gypsum board, unfinished CMU, ceramic tile in restrooms
Floors: Carpet in offices, ceramic tile in restrooms, and coated concrete throughout
Ceilings: Painted gypsum board and ACT and Unfinished at common walkways
Fair
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 14 www.bvna.com | p 800.733.0660
City Yard Offices: Building Systems Summary
Elevators None -
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: Gas tankless water heater
Fixtures: Toilets, urinals, and sinks in restrooms
Fair
HVAC Non-Central System: Packaged unit and one furnace with splitsystem condensing unit Supplemental components: Ductless split-system
Poor
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED
Emergency Power: Diesel generator with automatic transfer switch
Fair
Fire Alarm Alarm panel with smoke detectors and exit signs Fair Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies Exterior windows are leaking causing damage to the building exterior and heavy water ponding due to improper slopes observed on the roof. A professional architect should be retained to analyze the existing condition, provide
recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budgetary cost allowance to provide flashing and positive slope away from the building is also included.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 15 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

City Yard Offices: 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 $5,376 $0 $16,434 $0 $0 $21,810
Roofing $134,217 $0 $0 $0 $0 $134,217
Interiors $2,240 $43,569 $106,216 $27,093 $120,867 $299,985 Plumbing $0 $6,109 $149,430 $2,361 $23,777 $181,677
HVAC $6,720 $18,671 $38,464 $0 $21,956 $85,811
Fire Protection $0 $0 $2,701 $0 $3,630 $6,331
Electrical $0 $0 $39,870 $0 $2,067 $41,937
Fire Alarm &
Electronic Systems
$0 $0 $0 $8,601 $0 $8,601
Equipment &
Furnishings
$0 $0 $12,065 $2,026 $18,797 $32,888
Follow-up Studies $11,200 $0 $0 $0 $0 $11,200
TOTALS $159,800 $68,400 $365,200 $40,100 $191,100 $824,500 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 16 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Public Works Department - City Yard Offices building was constructed in 1985 by The City of Signal Hill.

The Public Works Department provides reliable, well-maintained public facilities and essential services for residents and the business community. The building has not been substantially renovated since its original construction.

Architectural
The masonry building is a one-story building consisting of a concrete slab foundation. The flat roofs are built with single-ply membrane with stone ballast. There is an area of ponding on the south side of the roof. The roof in this area requires re-sloping and the drain should be enlarged. The cost for roof repairs is included in the immediate needs budget. The windows appear to be aluminum and an architectural study is recommended for the exterior windows of the building since water leakage during rainy season is observed. The cost for repairs is included in the immediate budget report. A slight sway or deflection in suspended ceiling was observed in the men’s restrooms. Replacement of damaged acoustic ceiling tiles, suspended ceiling hanger wire, and struts is recommended. A cost for ceiling repairs is included in the immediate needs budget.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building is heated and cooled by a rooftop packaged unit. There is a single split-system heat pump that serves the men's restroom area. The packaged unit was replaced in 1999 and will require lifecycle replacement in the near term. A failed non-functional furnace unit placed on the roof needs replacement and costs for replacement are included in the immediate needs budget.

The electrical systems, though aged, appear to be in fair condition.

The restroom fixtures appear to be in fair condition. One multi-user sink which was retrofitted since its original construction doesn't provide hot water. This is budgeted for replacement in the near term. The plumbing supply and sanitary lines are in fair condition with no systemic issues reported or observed.

The building is protected by a building-wide fire alarm system. Fire suppression is limited to fire extinguishers.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 17 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 18 www.bvna.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
City Yard / City Yard Offices C1071 Suspended Ceilings, Acoustical Tile (ACT), Replace
Poor Retrofit/Adaptation $2,200
City Yard / City Yard Offices D3021 Furnace, Gas, Replace Failed Performance/Integrity $6,700 City Yard / City Yard Offices B2018 Flashing, Window Edge/Trim, per 24 SF Window (or 20 LF), Replace
Failed Performance/Integrity $5,400
City Yard / City Yard Offices B3015 Roofing, Built-Up, Replace Poor Performance/Integrity $96,300 City Yard / City Yard Offices B3061 Roof Skylight, per unit, up to 20 SF, Replace
Poor Performance/Integrity $29,100
City Yard / City Yard Offices B3015 Roofing, any type, Repairs per ManDay, RepairFailed Performance/Integrity $8,800 City Yard / City Yard Offices P2032 Architectural Study, Building Envelope, Façade, Roof, Evaluate/Report
NA Performance/Integrity $11,200
TOTAL (7 items) $159,800
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 19 www.bvna.com | p 800.733.0660
Key Findings
Roofing in Failed condition.
any type, Repairs per Man-Day
City Yard Offices
Roof
Uniformat Code: B3010
Recommendation: Repair in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $8,800
Water ponding was observed at the drain slope side of the roof, and water leakage is an issue as drainage slope needs to be fixed. This repair effort can be conducted prior to replacing the roof and skylights if funding for the larger effort may not be immediately available. If the funds to replace the roof and skylights are available soon, I would wait for the major project to address this situation. - AssetCALC ID: 7336586 Roofing in Poor condition.

Built-Up
City Yard Offices
Roof
Uniformat Code: B3010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $96,300
This roof covering is well beyond its expected useful life and should be renewed soon. Water ponding was observed at the drain slope side of the roof, and water leakage is an issue as drainage slope needs to be fixed. The skylights are also beyond their expected useful life and should be renewed as part of this project. - AssetCALC ID: 7336637
Furnace in Failed condition.

Gas
City Yard Offices
Roof
Uniformat Code: D3020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $6,700
This unit is not operational. - AssetCALC ID: 7336597
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 20 www.bvna.com | p 800.733.0660
Sink/Lavatory in Poor condition.

Multi-user Sink, Floor
City Yard Offices
City Yard Offices - Restrooms
Uniformat Code: D2010
Recommendation: Replace in 2026
Plan Type:

Performance/Integrity
Cost Estimate: $2,600
This is a retrofitted original sink, with hot water not working. - AssetCALC ID: 7336667 Recommended Follow-up Study:

Building Envelope, Façade, Roof
City Yard Offices
City Yard Offices - Exterior Windows and Roof
Uniformat Code: P2030
Recommendation: Evaluate/Report in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $11,200
Water leakage at windows and heavy ponding observed on the roof. Building envelope and roof study to determine cost and remediation of window leaks and roof slopes is recommended. - AssetCALC ID: 7338397 Flashing in Failed condition.

Window Edge/Trim, per 24 SF Window (or 20
LF)
City Yard Offices
Exterior
Uniformat Code: B2010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $5,400
Window leakages observed. Provide flashing and positive slope away from the building. - AssetCALC ID:
7336633
Roof Skylight in Poor condition.
per unit, up to 20 SF
City Yard Offices
Roof
Uniformat Code: B3060
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $29,100
These skylights are well beyond their expected useful life and should be renewed soon. This work should be included with the recommendation to replace the roof. - AssetCALC ID: 7336659 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 21 www.bvna.com | p 800.733.0660
Suspended Ceilings in Poor
condition.

Acoustical Tile (ACT)
City Yard Offices
Men's Restroom
Uniformat Code: C1070
Recommendation: Replace in 2024
Plan Type:

Retrofit/Adaptation
Cost Estimate: $2,200
A slight sway or deflection in suspended ceiling was observed at this location. Replace damaged acoustic ceiling tiles, suspended ceiling hanger wire, and struts. - AssetCALC ID: 7336608 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 22 www.bvna.com | p 800.733.0660

4. Material Storage Bins
Material Storage Bins: Building Systems Summary
Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 1,253 SF
Number of Stories 1 above grade
System Description Condition
Structure Concrete block wall with metal roof deck supported by concrete slab
Fair
Facade Wall Finish: CMU
Windows: None
Fair
Roof Flat construction with metal finish Fair
Interiors Walls: Unfinished
Floors: unfinished concrete
Ceilings: Unfinished/exposed
Fair
Elevators None -
Plumbing None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 23 www.bvna.com | p 800.733.0660
Material Storage Bins: Building Systems Summary
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Fed from Building Maintenance & Fleet Division building with copper wiring
Fair
Fire Alarm None -
Equipment/Special None -
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 operations.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 24 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Material Storage Bins: 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 $38,200 $0 $0 $0 $0 $38,200
Roofing $0 $0 $19,000 $0 $0 $19,000
Plumbing $0 $0 $0 $0 $37,400 $37,400
Fire Protection $0 $0 $1,600 $0 $2,200 $3,800
Screen Fencing Around
Building
$0 $0 $0 $0 $3,500 $3,500
TOTALS $38,200 $0 $20,600 $0 $43,000 $101,800
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 25 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
This structure was built for storage of city maintenance equipment.

Architectural
The structure is supported by concrete block walls, all resting on a concrete slab. Notably, the exposed metal roof structure exhibits signs of rust, necessitating immediate repairs, the costs of which are included in the budget for immediate needs.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The electrical systems, though aged, appear to be in fair condition. There are no HVAC units present for this structure.

Fire suppression is limited to fire extinguishers.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 26 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 27 www.bvna.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
City Yard / Material Storage
Bins
B1020 Roof Structure, Flat, Metal Deck Over
Bar Joists, Replace
Poor Performance/Integrity $38,200
TOTAL (1 item) $38,200
Key Findings
Roof Structure in Poor condition.

Flat, Metal Deck Over Bar Joists
Material Storage Bins City Yard Roof Structure
Uniformat Code: B1020
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $38,200
$$$$
The metal structure is moderately corroded. - AssetCALC ID: 7340463 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 28 www.bvna.com | p 800.733.0660

5. Shade Structure A
Shade Structure A: Building Systems Summary
Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 10,576 SF
Number of Stories 1 above grade
System Description Condition
Structure Steel beams and columns with metal roof deck supported by open-web steel joists and concrete slab
Fair
Facade Wall Finish: CMU Fair
Roof Flat construction with metal finish Fair
Interiors Walls: Unfinished
Floors: unfinished concrete
Ceilings: Unfinished/exposed
Fair
Elevators None -
Plumbing None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 29 www.bvna.com | p 800.733.0660
Shade Structure A: Building Systems Summary
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Fed from Water & Streets building with copper wiring
Fair
Fire Alarm None -
Equipment/Special None -
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 operations.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 30 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Shade Structure A: 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 $6,912 $0 $56,173 $9,289 $87,975 $160,349
Roofing $0 $12,425 $227,195 $0 $0 $239,620
Interiors $42,304 $0 $0 $56,853 $76,405 $175,562
Fire Protection $0 $0 $2,098 $0 $2,819 $4,917
Electrical $0 $0 $134,501 $0 $0 $134,501
TOTALS $49,300 $12,500 $420,000 $66,200 $167,200 $715,000 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 31 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The canopy shade structure was built for city maintenance vehicle and equipment storage.

Architectural
The canopy shade structure is supported by steel beams and columns with 8" concrete block walls at the back, all resting on a concrete slab. Notably, the exposed metal structure exhibits signs of rust, necessitating immediate repairs, the costs of which are included in the budget for immediate needs. The wash rack structure is due for a roof replacement in the near future and exterior wall painting for wash rack walls is recommended.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The electrical systems, though aged, appear to be in fair condition. There are no HVAC units present for this structure.

Fire suppression is limited to fire extinguishers.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 32 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 33 www.bvna.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
City Yard / Shade Structure A C2057 Ceiling Finishes, exposed irregular elements, Prep & Paint
Poor Performance/Integrity $42,300
City Yard / Shade Structure A B2011 Exterior Walls, any painted surface, Prep & Paint
Poor Performance/Integrity $6,900
TOTAL (2 items) $49,200
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 34 www.bvna.com | p 800.733.0660
Key Findings
Exterior Walls in Poor condition.
any painted surface
Shade Structure A
Wash Bay
Uniformat Code: B2010
Recommendation: Prep & Paint in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $6,900
The paint finish is faded away due to use of pressure washers at wash rack. - AssetCALC ID: 7340676 Roofing in Poor condition.

Metal
Shade Structure A
Wash Bay Only
Uniformat Code: B3010
Recommendation: Replace in 2025
Plan Type:

Performance/Integrity
Cost Estimate: $12,100
A new roof covering is needed for the wash rack area. - AssetCALC ID: 7336612 Ceiling Finishes in Poor condition.

Exposed irregular elements
Shade Structure A
Throughout
Uniformat Code: C2050
Recommendation: Prep & Paint in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $42,300
The metal structure is moderately corroded at multiple locations. - AssetCALC ID: 7340460 CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 35 www.bvna.com | p 800.733.0660

6. Water and Streets Shop
Water & Streets Shop: Building Systems Summary
Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 9,845 SF
Number of Stories 1 above grade (mechanical mezzanines are present but not included in the count)
System Description Condition
Structure Concrete block walls with metal roof deck supported by openweb steel joists and concrete slab foundationFair Facade Wall Finish: Metal siding Fair
Roof Flat construction with metal finish Fair
Interiors Walls: Painted plywood
Floors: Concrete
Ceilings: Unfinished/exposed
Fair
Elevators None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 36 www.bvna.com | p 800.733.0660
Water & Streets Shop: Building Systems Summary
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: None
Fixtures: Sinks
Fair
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main panel with copper wiring Interior Lighting: LED
Emergency Power: Diesel generator available on site
Fair
Fire Alarm Alarm panel with smoke detectors and exit signs Fair Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 37 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Water & Streets Shop: 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 $94,936 $359,782 $0 $454,718
Roofing $0 $0 $288,654 $0 $0 $288,654
Interiors $0 $25,066 $3,895 $0 $33,687 $62,648
Plumbing $0 $0 $7,227 $0 $4,903 $12,130
Fire Protection $0 $0 $4,451 $0 $5,982 $10,433
Electrical $0 $0 $122,811 $0 $0 $122,811
Fire Alarm &
Electronic Systems
$0 $0 $7,203 $0 $11,222 $18,425
TOTALS $0 $25,100 $530,000 $359,800 $55,800 $969,900
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 38 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The warehouse was constructed for the streets, water, and parks department shops. From its inception, this warehouse has been an integral part of the city's yard services, serving as a vital hub for the maintenance and storage of equipment and materials crucial for the smooth functioning of various municipal departments. This facility contributes to the seamless operation of essential services.

Architectural
This building was built on concrete slab with metal roof and siding finishes with multiple overhead door openings. Overall architectural assets are in fair condition and would not need any immediate repairs. Typical life cycle renewal repairs are recommended.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The electrical systems, though aged, appear to be in fair condition. No HVAC units were observed for this structure.

Fire suppression is limited to fire extinguishers and a building wide fire alarm system is available.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 39 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 40 www.bvna.com | p 800.733.0660
Immediate Needs
At the time of the assessment, BV did not identify any immediate needs associated with this building.

Key Findings
There are no key findings to report.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 41 www.bvna.com | p 800.733.0660

7. Well 9 Nano -Filtration Treatment Plant
Well 9 Nano-Filtration Treatment Plant: Building Systems Summary Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 2017
Building Area 4,189 SF
Number of Stories 1 above grade
System Description Condition
Structure Steel beams & columns with metal roof deck supported by open-web steel joists and concrete slab
Good
Facade Wall Finish: Metal Good
Roof Primary: Flat construction with metal finish Good
Interiors Floors: Unfinished concrete
Ceilings: Unfinished/exposed
Good
Elevators None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 42 www.bvna.com | p 800.733.0660
Well 9 Nano-Filtration Treatment Plant: Building Systems Summary Plumbing Distribution: Copper supply
Hot Water: None
Fixtures: None
Good
HVAC None -
Fire Suppression Fire extinguishers only Good
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED
Emergency Power: Diesel generator with automatic transfer switch
Good
Fire Alarm None -
Equipment/Special Distribution pumps Good
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
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 43 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Well 9 Nano-Filtration Treatment Plant: 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 $8,339 $0 $11,207 $19,546
Roofing $0 $0 $0 $0 $0 $0
Interiors $0 $0 $18,309 $0 $24,606 $42,915
Plumbing $0 $0 $0 $100,935 $0 $100,935
Fire Protection $0 $0 $1,573 $0 $2,114 $3,687
Electrical $0 $0 $0 $0 $44,290 $44,290
TOTALS $0 $0 $28,300 $101,000 $82,300 $211,400
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 44 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Well 9 Nano-Filtration Treatment Plant structure was built in 2017 to provide a more reliable source of portable water that could serve the southern portion of the city. This consists of water treatment system equipment.

Architectural
The structure is supported by steel beams and columns, all resting on a concrete slab and mat foundation. The canopy has an exposed ceiling with metal roofing. Overall, the architectural assets for this structure are relatively new and would only require typical lifecycle renewals.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The electrical main distribution panel, motor control boards, and complete electrical system are in good condition. There are no HVAC units present for this structure.

Distribution pumps are in fair condition and lifecycle renewal recommendations are made.

Fire suppression is limited to fire extinguishers.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 45 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 46 www.bvna.com | p 800.733.0660
Immediate Needs
At the time of the assessment, BV did not identify any immediate needs associated with this building.

Key Findings
There are no key findings to report.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 47 www.bvna.com | p 800.733.0660

8. Well 9 Training
Well 9 Training: Building Systems Summary
Address 2175 East 28th Street, Signal Hill, CA 90755
Constructed/Renovated 2017
Building Area 1,424 SF
Number of Stories 1 above grade
System Description Condition
Structure Prefabricated metal building over concrete slab foundation Good Facade Wall Finish: Metal siding
Windows: Aluminum
Good
Roof Flat construction with metal finish Good
Interiors Walls: Painted gypsum board
Floors: Sealed concrete
Ceilings: Suspended ceiling ACT
Fair
Elevators None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 48 www.bvna.com | p 800.733.0660
Well 9 Training: Building Systems Summary
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: None
Fixtures: Toilets, urinals, and sinks in restroom
Good
HVAC Split-system heat pumps Fair
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED
Emergency Power: Diesel generator with automatic transfer switch on site
Good
Fire Alarm Smoke detectors with exit signs only Fair
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 49 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Well 9 Training: 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 $9,231 $0 $12,406 $21,637
Interiors $0 $0 $9,334 $0 $22,639 $31,973
Plumbing $0 $0 $0 $0 $0 $0
HVAC $0 $0 $0 $52,931 $0 $52,931
Fire Protection $0 $0 $1,573 $0 $2,114 $3,687
Electrical $0 $0 $1,573 $0 $17,169 $18,742
Equipment &
Furnishings
$0 $0 $0 $0 $11,132 $11,132
TOTALS $0 $0 $21,800 $53,000 $65,500 $140,200
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 50 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Well 9 Training building was constructed in 2017 along with the construction of the Well 9 Nano-Filtration Treatment Plant. This building serves as operations and training room for the treatment plant.

Architectural
The building was constructed in 2017 on a thick concrete slab foundation supporting a prefabricated metal building structure with hollow metal doors and an aluminum window. Overall, the architectural assets of the building are fairly new and in good condition. Typical lifecycle renewal repairs are recommended.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building is heated and cooled by split system condensing units and heat pumps. All units are in good condition and would require typical lifecycle renewals as necessary.

The main distribution panel for the treatment plant is located in this building's electrical room along with motor control breakers. all in good condition.

The restroom fixtures are in fair condition and typical lifecycle renewal repairs are recommended.

The building is equipped with smoke detectors. Fire suppression is limited to fire extinguishers.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 51 www.bvna.com | p 800.733.0660
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
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 52 www.bvna.com | p 800.733.0660
Immediate Needs
At the time of the assessment, BV did not identify any immediate needs associated with this building.

Key Findings
There are no key findings to report.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 53 www.bvna.com | p 800.733.0660

9. Site
Site: Site Information
Site Area 3.4 acres
Parking Spaces 44 total spaces all in open lots; 1 of which is accessible.

System Description Condition
Site Pavement Asphalt parking lots with limited areas of concrete pavement and adjacent concrete sidewalks, curbs, ramps, and stairs.

Fair
Site Development Building-mounted signage; Chain link and CMU wall fencing Furnished with trash receptacles and site lighting
Fair
Landscaping &
Topography
Limited landscaping features including trees, bushes, and planters
Irrigation present
CMU retaining walls
Low to moderate site slopes throughout
Fair
Utilities Municipal water and sewer
Local utility-provided electric and natural gas
Fair
Site Lighting Pole-mounted: LED
Building-mounted: LED
Fair
Ancillary Structures None -
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 54 www.bvna.com | p 800.733.0660
Site: Site Information
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 55 www.bvna.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Site: 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
Electrical $0 $0 $0 $0 $234,300 $234,300
Site Pavement $0 $0 $0 $0 $0 $31,973
Site Development $0 $0 $0 $0 $0 $0
Site Utilities $0 $0 $0 $0 $0 $52,931
TOTALS $0 $0 $21,800 $53,000 $65,500 $140,200
Significant/Systemic Findings and Deficiencies
Site Summary
The parking lots and other site pavements appear to be in fair condition, necessitating life cycle renewal. The site gate, fencing, and furnishings are well-maintained. No additional expenditures are anticipated in the near term.

Immediate Needs
At the time of the assessment, BV did not identify any immediate needs associated with this site.

Key Findings
There are no key findings to report.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 56 www.bvna.com | p 800.733.0660

10. 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).

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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
 This survey was visual in nature and actual measurements were not taken to verify compliance  Only a representative sample of areas was observed
 Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance  For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 57 www.bvna.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and each significant building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
City Yard Offices 1985 No Yes
Well 9 Training 2017 No No

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 58 www.bvna.com | p 800.733.0660

11. 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.

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.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 59 www.bvna.com | p 800.733.0660
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.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 60 www.bvna.com | p 800.733.0660

12. 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.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 61 www.bvna.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.

CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 62 www.bvna.com | p 800.733.0660

13. Certification
FCA and Master Plan Study (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of City Yard, 2175 East 28th Street, 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.

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 Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 63 www.bvna.com | p 800.733.0660

14. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plan(s)
Appendix C: Pre-Survey Questionnaire(s)
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix A:

Photographic Record
005.354 - CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 – CITY YARD OFFICES FRONT ELEVATION 2 - CITY YARD OFFICES LEFT ELEVATION 3 - CITY YARD OFFICES RIGHT ELEVATION 4 - CITY YARD OFFICES REAR ELEVATION 5 - SHADE STRUCTURE A STORAGE 6 -WATER & STREETS SHOP EXTERIOR 005.354 - CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - WATER & STREETS SHOP REAR 8 - MATERIAL STORAGE BINS 9 - BLDG MAINT & FLEET DIVISION EXTERIOR 10 - BLDG MAINT & FLEET DIVISION REAR 11 - WELL 9 TRAINING FRONT 12 - WELL 9 NANO-FILTRATION TREATMENT PLANT 005.354 - CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
13 – CITY YARD OFFICES OVERVIEW 14 - CITY YARD OFFICES ROOF SOUTH END 15 - CITY YARD OFFICES - OFFICE 16 - CITY YARD OFFICES MENS LOCKER ROOM 17 - WATER & STREETS SHOP - STORAGE 18 - BLDG MAINT & FLEET DIVISION - INTERIOR 005.354 - CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
19 - WELL 9 TRAINING INTERIOR 20 - CITY YARD OFFICES - ROOFTOP MECH 21 - WELL 9 TRAINING EXT MECHANICAL & ELEC 22 - WELL 9 TRAINING ELECTRICAL ROOM 23 - CITY YARD OFFICES ELECTRICAL PANEL 24 - SITE EMERGENCY TRANSFORMER 005.354 - CITY YARD BUREAU VERITAS PROJECT: 165418.23R000-005.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
25 - SITE MAIN PARKING AREA 26 - SITE SECONDARY PARKING AREA CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix B:

Site and Floor Plan (s )
Site Plan
Project Number Project Name
165418.23R000-005.354 City Yard
The City of Signal Hill
Source On-Site Date
Google January 23, 2024
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix C:

Pre -Survey Questionnaire (s )
BV Facility Condition Assessment: Pre - Survey Questionnaire Building / Facility Name: City Yard
Name of person completing form:

Title / Association with property:

Length of time associated w/ property:

Date Completed:

Phone Number:

Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) Question Response Comments
Yes No Unk NA
7 Are there any problems with
foundations or structures, like
excessive settlement?
8 Are there any wall, window,
basement or roof leaks?
9 Has any part of the facility ever
contained visible suspect mold
growth, or have there been any
indoor air quality or mold related
complaints from occupants?
10 Are your elevators unreliable, with
frequent service calls?
11 Are there any plumbing leaks,
water pressure, or clogging/backup problems?
12 Have there been any leaks or
pressure problems with natural
gas, HVAC supply/return lines, or
steam service?
13 Are any areas of the facility
inadequately heated, cooled or
ventilated? Poorly insulated
areas?
14 Is the electrical service outdated,
undersized, or problematic?
15 Are there any problems or
inadequacies with exterior lighting?
16 Is site/parking drainage
inadequate, with excessive
ponding or other problems?
17 Are there any other unresolved
construction defects or significant
issues/hazards at the property that
have not yet been identified
above?
18 ADA: Has an accessibility study
been previously performed? If so,
when?
19 ADA: Have any ADA
improvements been made to the
property since original
construction? Describe.
20 ADA: Has building management
reported any accessibility-based
complaints or litigation?
21 Are any areas of the property
leased to outside occupants?
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix D:

Accessibility Review and Photos
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
City Yard: Accessibility Issues
Parking Main Parking
Signage missing
Exterior Accessible Route Ramp landing has
cracks
Building Entrances Door non compliant
Interior Accessible Route Door hardware non
compliant
Elevators NA
Public Restrooms Sink width non
compliant
Kitchens/Kitchenettes Sink clearance non
compliant
Playgrounds & Swimming
Pools NA
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:

City Yard Offices
165418.23R000-005.354
City Yard: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL

ACCESSIBLE RAMP ACCESSIBLE PATH

MAIN ENTRANCE MAIN ENTRANCE
City Yard: Photographic Overview

ACCESSIBLE INTERIOR PATH DOOR HARDWARE

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES

SINK CLEARANCE OVEN WITH CONTROLS
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
Well 9 Training: Accessibility Issues
Parking
Exterior Accessible Route
Building Entrances X
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes
Playgrounds & Swimming
Pools NA
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:

Well 9 Training
165418.23R000-005.354
No accessible
parking
X
X
X
X
Well 9 Training: Photographic Overview

ACCESSIBLE PATH TO ENTRANCE INTERIOR ACCESSIBLE PATH

ACCESSIBLE UNISEX TOILET ACCESSIBLE BATHROOM LAVATORY

ACCESSIBLE ACCESS UNDER BASE CABINET COMPLIANT SINK HANDLES CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix E:

Component Condition Report
Component Condition Report | City Yard / Material Storage Bins UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Structure
B1020 Roof Structure Poor Roof Structure, Flat, Metal Deck Over Bar Joists 853 SF 0 Roofing
B3010 Roof Fair Roofing, Metal 835 SF 3
Plumbing
D2060 Compressor Room Fair Air Compressor, Tank-Style 1 13 Fire Protection
D4030 Storage Throughout Fair Fire Extinguisher, Wet Chemical/CO2 3 4 Sitework
G2060 Exterior Fair Fences & Gates, Fence, Chain Link 8' 50 LF 19 Component Condition Report | City Yard / City Yard Offices UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Exterior Failed Flashing, Window Edge/Trim, per 24 SF Window (or 20 LF) 8 0 B2020 Exterior Fair Window, Aluminum Double-Glazed, 16-25 SF 8 3 B2050 Exterior Fair Exterior Door, Steel, Standard 3 3
Roofing
B3010 Roof Poor Roofing, Built-Up 4,299 SF 0
B3010 Roof Failed Roofing, any type, Repairs per Man-Day, Repair 5 0 B3060 Roof Poor Roof Skylight, per unit, up to 20 SF 14 0 Interiors
C1030 Throughout Fair Interior Door, Steel, Standard 21 10 C1070 Throughout Fair Suspended Ceilings, Acoustical Tile (ACT) 3,499 SF 3 C1070 Men's Restroom Poor Suspended Ceilings, Acoustical Tile (ACT) 400 SF 0 C2010 Throughout Fair Wall Finishes, Ceramic Tile 1,200 SF 5 C2010 Throughout Fair Wall Finishes, any surface, Prep & Paint 6,450 SF 3 C2030 Throughout Fair Flooring, Vinyl Tile (VCT) 1,100 SF 5 C2030 Throughout Good Flooring, Carpet, Commercial Standard 1,060 SF 5 C2030 Throughout Fair Flooring, any surface, w/ Coating, Prep & Paint 2,139 SF 2 C2050 Building e - City Yard Offices - Throughout Fair Ceiling Finishes, any flat surface, Prep & Paint 800 SF 4 Plumbing 7340463
7371814
7336640
7340466
7340464
7336633
7336606
7336593
7336637
7336586
7336659
7336661
7336680
7336608
7336617
7336619
7336598
7336639
7336666
7336645
Component Condition Report | City Yard / City Yard Offices UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID D2010 Restrooms Fair Toilet, Commercial Water Closet 4 3 D2010 Building e - City Yard Offices - Restrooms Poor Sink/Lavatory, Multi user Sink, Floor 1 2 D2010 Utility Closet Fair Sink/Lavatory, Service Sink, Floor 1 3 D2010 Restrooms Fair Urinal, Standard 2 15
D2010 Restrooms Fair Shower, Valve & Showerhead 6 3
D2010 Restrooms Fair Sink/Lavatory, Wall-Hung, Vitreous China 3 20 D2010 Corridor Fair Drinking Fountain, Wall-Mounted, Single-Level 1 7 D2010 Throughout Fair Plumbing System, Supply & Sanitary, Medium Density (includes fixtures) 4,299 SF 3 D2010 Restrooms Fair Shower, Fiberglass 6 5
D2010 Exterior Fair Water Heater, Gas, Tankless 1 2
HVAC
D3020 Roof Failed Furnace, Gas 1 0
D3030 Roof Fair Split System Ductless, Single Zone 1 4
D3050 Roof Fair Packaged Unit, RTU, Pad or Roof-Mounted 1 2 D3050 Throughout Fair HVAC System, Ductwork, Medium Density 4,299 SF 3 D3060 Roof Fair Exhaust Fan, Roof or Wall-Mounted, 10" Damper 1 3 Fire Protection
D4030 Throughout Fair Fire Extinguisher, Wet Chemical/CO2 5 4 Electrical
D5020 Exterior Good Secondary Transformer, Dry, Stepdown 1 22 D5020 Electrical Hallway Fair Distribution Panel, 120/208 V 1 3 D5040 Throughout Fair Emergency & Exit Lighting, Exit Sign, LED 4 3 D5040 Throughout Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 4,299 SF 4 Fire Alarm & Electronic Systems
D7050 Cafeteria Fair Fire Alarm Panel, Multiplex 1 10
Equipment & Furnishings
E1030 Exterior Fair Foodservice Equipment, Icemaker, Freestanding 1 4 E1060 Cafeteria Fair Residential Appliances, Cooktop, Countertop 1 8 Sitework
G4050 Building e - City Yard Offices - Exterior Fair Exterior Site Lighting, Wall Pack, any type w/ LED, 50 to 105 W 8 5 Follow-up Studies
P2030 Building e - City Yard Offices - Exterior Windows and Roof NA Architectural Study, Building Envelope, Façade, Roof, Evaluate/Report 1 0 7336652
7336667
7336689
7336683
7336672
7336650
7336579
7336602
7336671
7336690
7336597
7336607
7336583
7336605
7336674
7336622
7336616
7336599
7336627
7336685
7336632
7336669
7336655
7336590
7338397
Component Condition Report | City Yard / Shade Structure A UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Wash Bay Poor Exterior Walls, any painted surface, Prep & Paint 1,440 SF 0 B2010 All Walls Except Wash Rack Fair Exterior Walls, any painted surface, Prep & Paint 10,095 SF 5 Roofing
B3010 Wash Bay Only Poor Roofing, Metal 580 SF 1
B3010 Roof Except Wash Bay Fair Roofing, Metal 9,996 SF 3 Interiors
C2050 Throughout Poor Ceiling Finishes, exposed irregular elements, Prep & Paint 10,576 SF 0 Fire Protection
D4030 Throughout Fair Fire Extinguisher, Wet Chemical/CO2 4 3 Electrical
D5030 Throughout Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 10,576 SF 3 D5040 Throughout Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 10,576 SF 5 D5040 Storage Warehouse Exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement, 250 W 3 5 Utilities
G3060 Storage Warehouse Fair Storage Tank, Site Fuel, Above-Ground, Replace/Install 1 9 Component Condition Report | City Yard / Water & Streets Shop UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Exterior Fair Exterior Walls, Metal/Insulated Sandwich Panels 8,560 SF 6 B2050 Exterior Fair Exterior Door, Steel, Standard 3 3
B2050 Exterior Fair Overhead/Dock Door, Aluminum, 20'x14' (280 SF) 7 3 Roofing
B3010 Roof Fair Roofing, Metal 12,000 SF 3
B3060 Roof Fair Roof Skylight, per unit, up to 20 SF 7 3 Interiors
C1030 Throughout Fair Interior Door, Wood, Solid-Core 3 5 C2030 Throughout Fair Flooring, any surface, w/ Paint or Sealant, Prep & Paint 9,845 SF 2 Plumbing
D2010 Interior Fair Drinking Fountain, Floor-Mounted, Interior Basic 2 3 D2010 Parks Department Fair Sink/Lavatory, Drop-In Style, Vitreous China 2 5 Fire Protection 7340676
7370152
7336612
7369981
7340460
7340679
7369982
7336643
7340462
7336654
7369271
7336653
7336624
7369273
7336686
7340274
7340167
7340276
7340360
Component Condition Report | City Yard / Water & Streets Shop UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID D4030 Throughout Fair Fire Extinguisher, Wet Chemical/CO2 8 5 Electrical
D5020 Exterior Good Secondary Transformer, Dry, Stepdown [XFRMR MAINT] 1 22 D5030 Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 9,845 SF 3 D5040 Exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 4 4 D5040 Throughout Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 9,845 SF 4 Fire Alarm & Electronic Systems
D7050 Under Mezzanine Stairwell Fair Fire Alarm Panel, Multiplex 1 4 Component Condition Report | City Yard / Well 9 Nano-Filtration Treatment Plant UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Exterior Fair Exterior Walls, any painted surface, Prep & Paint 1,590 SF 3 Roofing
B3010 Roof Good Roofing, Metal 4,189 SF 33
Interiors
C2050 Throughout Fair Ceiling Finishes, exposed irregular elements, Prep & Paint 4,189 SF 3 Plumbing
D2010 Interior Good Storage Tank, Domestic Water, 1001 to 2500 GAL 1 23 D2010 Interior Fair Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN 1 8 D2010 Interior Fair Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN 1 8 D2010 Interior Fair Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN 1 8 Fire Protection
D4030 Throughout Fair Fire Extinguisher, Wet Chemical/CO2 3 3 Electrical
D5020 Interior Good Secondary Transformer, Dry, Stepdown 1 23 D5040 Throughout Good Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 4,189 SF 13 D5040 Exterior Good Exterior Fixture w/ Lamp, any type, w/ LED Replacement 8 13 Component Condition Report | City Yard / Well 9 Training UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Exterior Fair Exterior Walls, any painted surface, Prep & Paint 1,760 SF 3 B2020 Exterior Good Window, Aluminum Double-Glazed, 16-25 SF 1 23 7336600
7336636
7369384
7336618
7336620
7336574
7336613
7336679
7336638
7341002
7341006
7341003
7341005
7336587
7336578
7336663
7336584
7336621
7336610
Component Condition Report | City Yard / Well 9 Training UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID B2050 Exterior Good Exterior Door, Steel, Standard 5 33 Interiors
C1070 Throughout Good Suspended Ceilings, Acoustical Tile (ACT) 1,059 SF 18 C2010 Throughout Fair Wall Finishes, any surface, Prep & Paint 2,136 SF 3 C2030 Throughout Fair Flooring, any surface, w/ Paint or Sealant, Prep & Paint 1,424 SF 3 Plumbing
D2010 Restroom Good Toilet, Commercial Water Closet 1 23 D2010 Restroom Good Sink/Lavatory, Wall-Hung, Vitreous China 1 23 D2010 Training Room Good Sink/Lavatory, Vanity Top, Stainless Steel 1 23 D2010 Throughout Good Plumbing System, Supply & Sanitary, Medium Density (excludes fixtures) 1,424 SF 33 HVAC
D3030 Exterior Fair Split System, Condensing Unit/Heat Pump [ACCU 2] 1 7 D3030 Exterior Fair Split System, Condensing Unit/Heat Pump 1 7 D3030 Electrical Room Fair Split System, Fan Coil Unit, DX 1 7 D3030 Training Room Fair Split System, Fan Coil Unit, DX 1 7 D3050 Throughout Good HVAC System, Ductwork, Medium Density 1,424 SF 23 Fire Protection
D4030 Throughout Fair Fire Extinguisher, Wet Chemical/CO2 3 3 Electrical
D5020 Electrical Room Good Motor Control Center, w/ Main Breaker 1 23 D5020 Electrical Room Good Switchboard, 277/480 V [Main] 1 33 D5040 Throughout Good Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 1,424 SF 13 D5040 Exterior Good Exterior Fixture w/ Lamp, any type, w/ LED Replacement 8 13 D5040 Throughout Fair Emergency & Exit Lighting, Exit Sign/Emergency Combo, LED 3 3 Equipment & Furnishings
E1030 Training Room Excellent Foodservice Equipment, Refrigerator, 2-Door Reach-In 1 14 Component Condition Report | City Yard / Building Maintenance & Fleet Division UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2050 Exterior Fair Overhead/Dock Door, Aluminum, 12'x12' (144 SF) 5 3 B2050 Exterior Fair Exterior Door, Steel, Standard 3 3
Roofing 7336688
7336577
7336603
7336609
7336623
7336576
7336651
7340682
7336626
7336604
7336614
7336677
7342237
7336664
7336649
7336634
7336642
7336631
7336580
7336646
7336668
7336572
Component Condition Report | City Yard / Building Maintenance & Fleet Division UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID B3010 Roof Fair Roofing, Metal 5,024 SF 3
B3060 Roof Fair Roof Skylight, per unit, up to 20 SF 6 3 Interiors
C1030 Throughout Building Fair Interior Door, Wood, Solid-Core 2 3 C2030 Throughout Building Fair Flooring, any surface, w/ Paint or Sealant, Prep & Paint 5,024 SF 3 Plumbing
D2010 Building Office Room Spaces Fair Drinking Fountain, Floor-Mounted, Interior Basic 2 3 D2010 Fleet Shop Building North East Fair Sink/Lavatory, Service Sink, Laundry 1 3 D2010 Fleet Shop Building North East Failed Water Heater, Electric, Commercial ( 12 kW) 1 0 D2010 Throughout Fair Plumbing System, Supply & Sanitary, Low Density (excludes fixtures) 5,024 SF 3 D2010 Building Office Room Spaces Fair Sink/Lavatory, Vanity Top, Solid Surface or Vitreous China 2 5 HVAC
D3010 Fleet Shop Building North West Fair Storage Tank, Fuel, Interior 1 13 D3020 Throughout Building Poor Unit Heater, Natural Gas 1 0 D3020 Throughout Building Poor Unit Heater, Natural Gas 1 0 D3020 Throughout Building Poor Unit Heater, Natural Gas 1 0 D3020 Throughout Building Poor Unit Heater, Natural Gas 1 0 D3020 Throughout Building Poor Unit Heater, Natural Gas 1 0 Fire Protection
D4030 Throughout Building Fair Fire Extinguisher, Wet Chemical/CO2 5 5 Electrical
D5020 Throughout Fair Electrical System, Full System Renovation/Upgrade, Low Density/Complexity 5,024 SF 3 D5020 Building Maintenance South East Fair Distribution Panel, 120/208 V, 200 AMP [Panel B] 1 2 D5040 Throughout Building Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 5,024 SF 5 D5040 Exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 4 4 Fire Alarm & Electronic Systems
D7050 Throughout Building Fair Fire Alarm Panel, Multiplex 1 7 Component Condition Report | City Yard / Site
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Electrical
D5010 Site - Well 9 Nano-Filtration Treatment Plant Good Generator, Diesel 1 18 D5020 Site - Well 9 Nano-Filtration Treatment Plant Good Switchboard, 277/480 V [METER SECTION MAIN SWITCHBOARD] 1 32 7366774
7336660
7336647
7340273
7336581
7336601
7336573
7347145
7336684
7336675
7336670
7336687
7336656
7336644
7336658
7336615
7347144
7347049
7336589
7336681
7336575
7336625
7336673
Component Condition Report | City Yard / Site
UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Pedestrian Plazas & Walkways
G2020 Site Throughout Fair Parking Lots, Pavement, Asphalt, Seal & Stripe 18,500 SF 2 G2020 Site - 28th Street Entrance Good Vehicular Access Devices, Operator, Large Gate 1 10 G2020 Site Throughout Fair Parking Lots, Pavement, Asphalt, Mill & Overlay 18,500 SF 10 Sitework
G2060 Site Throughout Good Fences & Gates, Fence, Chain Link 8' 665 LF 25 G2060 Site Throughout Fair Trash Receptacle, Medium-Duty Metal or Precast 8 10 G2060 Site Throughout Fair Retaining Wall, Concrete Masonry Unit (CMU) 4,650 SF 15 G2080 City Yard Offices Fair Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 4,299 SF 5 G4050 Site Throughout Good Site Light Pole, 30' Height, w/o Base or Fixtures, Replace/Install 10 15 7336629
7336594
7336630
7336611
7336592
7342260
7336571
7336635
CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix F:

Replacement Reserves
Replacement Reserves Report
10/1/2024
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 City Yard / Building Maintenance & Fleet Division $57,440 $0 $3,395 $347,889 $4,322 $48,797 $0 $7,871 $0 $0 $0 $0 $0 $30,630 $0 $3,739 $0 $0 $4,903 $0 $103,743 $612,730 City Yard / City Yard Offices $159,754 $0 $68,353 $223,585 $58,788 $94,690 $0 $2,361 $2,027 $0 $35,694 $0 $58,554 $24,801 $7,502 $25,301 $0 $5,289 $0 $28,617 $41,035 $836,352 City Yard / Material Storage Bins $38,214 $0 $0 $18,978 $1,621 $0 $0 $0 $0 $0 $0 $0 $0 $37,359 $2,178 $0 $0 $0 $0 $3,507 $0 $101,858 City Yard / Shade Structure A $49,216 $12,426 $0 $275,521 $0 $147,788 $0 $0 $0 $73,067 $66,142 $0 $0 $2,820 $0 $75,493 $0 $0 $0 $0 $88,890 $791,362 City Yard / Site $0 $0 $14,131 $0 $0 $7,974 $0 $16,382 $0 $0 $171,484 $0 $18,991 $0 $0 $770,259 $0 $22,016 $234,255 $0 $0 $1,255,492 City Yard / Water & Streets Shop $0 $0 $25,067 $429,770 $91,306 $12,427 $359,782 $0 $0 $0 $0 $0 $33,688 $0 $0 $5,983 $0 $0 $4,903 $11,222 $0 $974,148 City Yard / Well 9 Nano-Filtration Treatment Plant $0 $0 $0 $28,223 $0 $0 $0 $0 $100,936 $0 $0 $0 $0 $93,500 $0 $0 $0 $0 $0 $0 $0 $222,659 City Yard / Well 9 Training $0 $0 $0 $21,715 $0 $0 $0 $52,934 $0 $0 $0 $0 $0 $55,518 $11,133 $0 $0 $0 $10,096 $0 $0 $151,395 Grand Total $304,624 $12,426 $110,946 $1,345,681 $156,037 $311,676 $359,782 $79,548 $102,963 $73,067 $273,320 $0 $111,233 $244,627 $20,813 $880,775 $0 $27,305 $254,157 $43,347 $233,667 $4,945,995 City Yard / Building Maintenance & Fleet Division
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 B2050 7336572 Exterior Door, Steel, Standard, Replace 40 37 3 3 EA $960.00 $2,880 $2,880 $2,880 B2050 7336668 Overhead/Dock Door, Aluminum, 12'x12' (144 SF), Replace 30 27 3 5 EA $7,040.00 $35,200 $35,200 $35,200 B3010 7366774 Roofing, Metal, Replace 40 37 3 5024 SF $20.80 $104,499 $104,499 $104,499 B3060 7336660 Roof Skylight, per unit, up to 20 SF, Replace 30 27 3 6 EA $2,080.00 $12,480 $12,480 $12,480 C1030 7336647 Interior Door, Wood, Solid-Core, Replace 40 37 3 2 EA $1,120.00 $2,240 $2,240 $2,240 C2030 7340273 Flooring, any surface, w/ Paint or Sealant, Prep & Paint 10 7 3 5024 SF $2.40 $12,058 $12,058 $12,058 $24,115 D2010 7336573 Water Heater, Electric, Commercial ( 12 kW), Replace 20 20 0 1 EA $19,840.00 $19,840 $19,840 $19,840 $39,680 D2010 7347145 Plumbing System, Supply & Sanitary, Low Density (excludes fixtures), Replace 40 37 3 5024 SF $8.00 $40,192 $40,192 $40,192 D2010 7336581 Drinking Fountain, Floor-Mounted, Interior Basic, Replace 15 12 3 2 EA $1,440.00 $2,880 $2,880 $2,880 $5,760 D2010 7336601 Sink/Lavatory, Service Sink, Laundry, Replace 30 27 3 1 EA $1,440.00 $1,440 $1,440 $1,440 D2010 7336684 Sink/Lavatory, Vanity Top, Solid Surface or Vitreous China, Replace 30 25 5 2 EA $1,760.00 $3,520 $3,520 $3,520 D3010 7336675 Storage Tank, Fuel, Interior, Replace 25 12 13 1 EA $8,800.00 $8,800 $8,800 $8,800 D3020 7336658 Unit Heater, Natural Gas, Replace 20 20 0 1 EA $7,520.00 $7,520 $7,520 $7,520 $15,040 D3020 7336656 Unit Heater, Natural Gas, Replace 20 20 0 1 EA $7,520.00 $7,520 $7,520 $7,520 $15,040 D3020 7336644 Unit Heater, Natural Gas, Replace 20 20 0 1 EA $7,520.00 $7,520 $7,520 $7,520 $15,040 D3020 7336670 Unit Heater, Natural Gas, Replace 20 20 0 1 EA $7,520.00 $7,520 $7,520 $7,520 $15,040 D3020 7336687 Unit Heater, Natural Gas, Replace 20 20 0 1 EA $7,520.00 $7,520 $7,520 $7,520 $15,040 D4030 7336615 Fire Extinguisher, Wet Chemical/CO2, Replace 10 5 5 5 EA $480.00 $2,400 $2,400 $2,400 $4,800 D5020 7347049 Distribution Panel, 120/208 V, 200 AMP, Replace 30 28 2 1 EA $3,200.00 $3,200 $3,200 $3,200 D5020 7347144 Electrical System, Full System Renovation/Upgrade, Low Density/Complexity, Replace 40 37 3 5024 SF $20.80 $104,499 $104,499 $104,499 D5040 7336681 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 16 4 4 EA $960.00 $3,840 $3,840 $3,840 D5040 7336589 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 15 5 5024 SF $7.20 $36,173 $36,173 $36,173 D7050 7336575 Fire Alarm Panel, Multiplex, Replace 15 8 7 1 EA $6,400.00 $6,400 $6,400 $6,400 Totals, Unescalated $57,440 $0 $3,200 $318,368 $3,840 $42,093 $0 $6,400 $0 $0 $0 $0 $0 $20,858 $0 $2,400 $0 $0 $2,880 $0 $57,440 $514,918 Totals, Escalated (3.0% inflation, compounded annually) $57,440 $0 $3,395 $347,889 $4,322 $48,797 $0 $7,871 $0 $0 $0 $0 $0 $30,630 $0 $3,739 $0 $0 $4,903 $0 $103,743 $612,730 City Yard / City Yard Offices
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 B2010 7336633 Flashing, Window Edge/Trim, per 24 SF Window (or 20 LF), Replace 0 0 0 8 EA $672.00 $5,376 $5,376 $5,376 B2020 7336606 Window, Aluminum Double-Glazed, 16-25 SF, Replace 30 27 3 8 EA $1,520.00 $12,160 $12,160 $12,160 B2050 7336593 Exterior Door, Steel, Standard, Replace 40 37 3 3 EA $960.00 $2,880 $2,880 $2,880 B3010 7336637 Roofing, Built-Up, Replace 25 39 0 4299 SF $22.40 $96,298 $96,298 $96,298 B3010 7336586 Roofing, any type, Repairs per Man-Day, Repair 0 0 0 5 EA $1,760.00 $8,800 $8,800 $8,800 B3060 7336659 Roof Skylight, per unit, up to 20 SF, Replace 30 39 0 14 EA $2,080.00 $29,120 $29,120 $29,120 C1030 7336661 Interior Door, Steel, Standard, Replace 40 30 10 21 EA $960.00 $20,160 $20,160 $20,160 C1070 7336608 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 25 0 400 SF $5.60 $2,240 $2,240 $2,240 Replacement Reserves Report
10/1/2024
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 C1070 7336680 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 22 3 3499 SF $5.60 $19,594 $19,594 $19,594 C2010 7336617 Wall Finishes, Ceramic Tile, Replace 40 35 5 1200 SF $28.80 $34,560 $34,560 $34,560 C2010 7336619 Wall Finishes, any surface, Prep & Paint 10 7 3 6450 SF $2.40 $15,480 $15,480 $15,480 $30,960 C2030 7336666 Flooring, any surface, w/ Coating, Prep & Paint 10 8 2 2139 SF $19.20 $41,069 $41,069 $41,069 $82,138 C2030 7336598 Flooring, Vinyl Tile (VCT), Replace 15 10 5 1100 SF $8.00 $8,800 $8,800 $8,800 $17,600 C2030 7336639 Flooring, Carpet, Commercial Standard, Replace 10 5 5 1060 SF $12.00 $12,720 $12,720 $12,720 $25,440 C2050 7336645 Ceiling Finishes, any flat surface, Prep & Paint 10 6 4 800 SF $3.20 $2,560 $2,560 $2,560 $5,120 D2010 7336690 Water Heater, Gas, Tankless, Replace 15 13 2 1 EA $3,200.00 $3,200 $3,200 $3,200 $6,400 D2010 7336602 Plumbing System, Supply & Sanitary, Medium Density (includes fixtures), Replace 40 37 3 4299 SF $24.00 $103,176 $103,176 $103,176 D2010 7336667 Sink/Lavatory, Multi user Sink, Floor, Replace 35 33 2 1 EA $2,560.00 $2,560 $2,560 $2,560 D2010 7336672 Shower, Valve & Showerhead, Replace 30 27 3 6 EA $1,280.00 $7,680 $7,680 $7,680 D2010 7336652 Toilet, Commercial Water Closet, Replace 30 27 3 4 EA $2,080.00 $8,320 $8,320 $8,320 D2010 7336689 Sink/Lavatory, Service Sink, Floor, Replace 35 32 3 1 EA $1,280.00 $1,280 $1,280 $1,280 D2010 7336671 Shower, Fiberglass, Replace 20 15 5 6 EA $2,560.00 $15,360 $15,360 $15,360 D2010 7336579 Drinking Fountain, Wall-Mounted, Single-Level, Replace 15 8 7 1 EA $1,920.00 $1,920 $1,920 $1,920 D2010 7336683 Urinal, Standard, Replace 30 15 15 2 EA $1,760.00 $3,520 $3,520 $3,520 D2010 7336650 Sink/Lavatory, Wall-Hung, Vitreous China, Replace 30 10 20 3 EA $2,400.00 $7,200 $7,200 $7,200 D3020 7336597 Furnace, Gas, Replace 20 39 0 1 EA $6,720.00 $6,720 $6,720 $6,720 $13,440 D3030 7336607 Split System Ductless, Single Zone, Replace 15 11 4 1 EA $5,600.00 $5,600 $5,600 $5,600 $11,200 D3050 7336583 Packaged Unit, RTU, Pad or Roof-Mounted, Replace 20 18 2 1 EA $17,600.00 $17,600 $17,600 $17,600 D3050 7336605 HVAC System, Ductwork, Medium Density, Replace 30 27 3 4299 SF $6.40 $27,514 $27,514 $27,514 D3060 7336674 Exhaust Fan, Roof or Wall-Mounted, 10" Damper, Replace 20 17 3 1 EA $1,920.00 $1,920 $1,920 $1,920 D4030 7336622 Fire Extinguisher, Wet Chemical/CO2, Replace 10 6 4 5 EA $480.00 $2,400 $2,400 $2,400 $4,800 D5020 7336599 Distribution Panel, 120/208 V, Replace 30 27 3 1 EA $3,200.00 $3,200 $3,200 $3,200 D5040 7336627 Emergency & Exit Lighting, Exit Sign, LED, Replace 10 7 3 4 EA $352.00 $1,408 $1,408 $1,408 $2,816 D5040 7336685 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 16 4 4299 SF $7.20 $30,953 $30,953 $30,953 D7050 7336632 Fire Alarm Panel, Multiplex, Replace 15 5 10 1 EA $6,400.00 $6,400 $6,400 $6,400 E1030 7336669 Foodservice Equipment, Icemaker, Freestanding, Replace 15 11 4 1 EA $10,720.00 $10,720 $10,720 $10,720 $21,440 E1060 7336655 Residential Appliances, Cooktop, Countertop, Replace 15 7 8 1 EA $1,600.00 $1,600 $1,600 $1,600 G4050 7336590 Exterior Site Lighting, Wall Pack, any type w/ LED, 50 to 105 W, Replace 20 15 5 8 EA $1,280.00 $10,240 $10,240 $10,240 P2030 7338397 Architectural Study, Building Envelope, Façade, Roof, Evaluate/Report 0 39 0 1 EA $11,200.00 $11,200 $11,200 $11,200 Totals, Unescalated $159,754 $0 $64,429 $204,612 $52,233 $81,680 $0 $1,920 $1,600 $0 $26,560 $0 $41,069 $16,888 $4,960 $16,240 $0 $3,200 $0 $16,320 $22,720 $714,184 Totals, Escalated (3.0% inflation, compounded annually) $159,754 $0 $68,353 $223,585 $58,788 $94,690 $0 $2,361 $2,027 $0 $35,694 $0 $58,554 $24,801 $7,502 $25,301 $0 $5,289 $0 $28,617 $41,035 $836,352 City Yard / Material Storage Bins
Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate B1020 7340463 Roof Structure, Flat, Metal Deck Over Bar Joists, Replace 75 75 0 853 SF $44.80 $38,214 $38,214 $38,214 B3010 7371814 Roofing, Metal, Replace 40 37 3 835 SF $20.80 $17,368 $17,368 $17,368 D2060 7336640 Air Compressor, Tank-Style, Replace 20 7 13 1 EA $25,440.00 $25,440 $25,440 $25,440 D4030 7340466 Fire Extinguisher, Wet Chemical/CO2, Replace 10 6 4 3 EA $480.00 $1,440 $1,440 $1,440 $2,880 G2060 7340464 Fences & Gates, Fence, Chain Link 8', Replace 40 21 19 50 LF $40.00 $2,000 $2,000 $2,000 Totals, Unescalated $38,214 $0 $0 $17,368 $1,440 $0 $0 $0 $0 $0 $0 $0 $0 $25,440 $1,440 $0 $0 $0 $0 $2,000 $0 $85,902 Totals, Escalated (3.0% inflation, compounded annually) $38,214 $0 $0 $18,978 $1,621 $0 $0 $0 $0 $0 $0 $0 $0 $37,359 $2,178 $0 $0 $0 $0 $3,507 $0 $101,858 City Yard / Shade Structure A
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 B2010 7340676 Exterior Walls, any painted surface, Prep & Paint 10 10 0 1440 SF $4.80 $6,912 $6,912 $6,912 $6,912 $20,736 B2010 7370152 Exterior Walls, any painted surface, Prep & Paint 10 5 5 10095 SF $4.80 $48,456 $48,456 $48,456 $96,912 B3010 7336612 Roofing, Metal, Replace 40 39 1 580 SF $20.80 $12,064 $12,064 $12,064 Replacement Reserves Report
10/1/2024
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 B3010 7369981 Roofing, Metal, Replace 40 37 3 9996 SF $20.80 $207,917 $207,917 $207,917 C2050 7340460 Ceiling Finishes, exposed irregular elements, Prep & Paint 10 39 0 10576 SF $4.00 $42,304 $42,304 $42,304 $42,304 $126,912 D4030 7340679 Fire Extinguisher, Wet Chemical/CO2, Replace 10 7 3 4 EA $480.00 $1,920 $1,920 $1,920 $3,840 D5030 7369982 Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 37 3 10576 SF $4.00 $42,304 $42,304 $42,304 D5040 7336643 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 15 5 10576 SF $7.20 $76,147 $76,147 $76,147 D5040 7340462 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, 250 W, Replace 20 15 5 3 EA $960.00 $2,880 $2,880 $2,880 G3060 7336654 Storage Tank, Site Fuel, Above-Ground, Replace/Install 25 16 9 1 EA $56,000.00 $56,000 $56,000 $56,000 Totals, Unescalated $49,216 $12,064 $0 $252,141 $0 $127,483 $0 $0 $0 $56,000 $49,216 $0 $0 $1,920 $0 $48,456 $0 $0 $0 $0 $49,216 $645,712 Totals, Escalated (3.0% inflation, compounded annually) $49,216 $12,426 $0 $275,521 $0 $147,788 $0 $0 $0 $73,067 $66,142 $0 $0 $2,820 $0 $75,493 $0 $0 $0 $0 $88,890 $791,362 City Yard / Site
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 D5010 7336625 Generator, Diesel, Replace 25 7 18 1 EA $137,600.00 $137,600 $137,600 $137,600 G2020 7336629 Parking Lots, Pavement, Asphalt, Seal & Stripe 5 3 2 18500 SF $0.72 $13,320 $13,320 $13,320 $13,320 $13,320 $53,280 G2020 7336630 Parking Lots, Pavement, Asphalt, Mill & Overlay 25 15 10 18500 SF $5.60 $103,600 $103,600 $103,600 G2020 7336594 Vehicular Access Devices, Operator, Large Gate, Replace 15 5 10 1 EA $15,040.00 $15,040 $15,040 $15,040 G2060 7336592 Trash Receptacle, Medium-Duty Metal or Precast, Replace 20 10 10 8 EA $1,120.00 $8,960 $8,960 $8,960 G2060 7342260 Retaining Wall, Concrete Masonry Unit (CMU), Replace 40 25 15 4650 SF $96.00 $446,400 $446,400 $446,400 G2080 7336571 Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 20 15 5 4299 SF $1.60 $6,878 $6,878 $6,878 G4050 7336635 Site Light Pole, 30' Height, w/o Base or Fixtures, Replace/Install 40 25 15 10 EA $4,800.00 $48,000 $48,000 $48,000 Totals, Unescalated $0 $0 $13,320 $0 $0 $6,878 $0 $13,320 $0 $0 $127,600 $0 $13,320 $0 $0 $494,400 $0 $13,320 $137,600 $0 $0 $819,758 Totals, Escalated (3.0% inflation, compounded annually) $0 $0 $14,131 $0 $0 $7,974 $0 $16,382 $0 $0 $171,484 $0 $18,991 $0 $0 $770,259 $0 $22,016 $234,255 $0 $0 $1,255,492 City Yard / Water & Streets Shop
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 B2010 7369271 Exterior Walls, Metal/Insulated Sandwich Panels, Replace 45 39 6 8560 SF $35.20 $301,312 $301,312 $301,312 B2050 7336653 Exterior Door, Steel, Standard, Replace 40 37 3 3 EA $960.00 $2,880 $2,880 $2,880 B2050 7336624 Overhead/Dock Door, Aluminum, 20'x14' (280 SF), Replace 30 27 3 7 EA $12,000.00 $84,000 $84,000 $84,000 B3010 7369273 Roofing, Metal, Replace 40 37 3 12000 SF $20.80 $249,600 $249,600 $249,600 B3060 7336686 Roof Skylight, per unit, up to 20 SF, Replace 30 27 3 7 EA $2,080.00 $14,560 $14,560 $14,560 C1030 7340274 Interior Door, Wood, Solid-Core, Replace 40 35 5 3 EA $1,120.00 $3,360 $3,360 $3,360 C2030 7340167 Flooring, any surface, w/ Paint or Sealant, Prep & Paint 10 8 2 9845 SF $2.40 $23,628 $23,628 $23,628 $47,256 D2010 7340276 Drinking Fountain, Floor-Mounted, Interior Basic, Replace 15 12 3 2 EA $1,440.00 $2,880 $2,880 $2,880 $5,760 D2010 7340360 Sink/Lavatory, Drop-In Style, Vitreous China, Replace 30 25 5 2 EA $1,760.00 $3,520 $3,520 $3,520 D4030 7336600 Fire Extinguisher, Wet Chemical/CO2, Replace 10 5 5 8 EA $480.00 $3,840 $3,840 $3,840 $7,680 D5030 7369384 Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 37 3 9845 SF $4.00 $39,380 $39,380 $39,380 D5040 7336620 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 16 4 9845 SF $7.20 $70,884 $70,884 $70,884 D5040 7336618 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 16 4 4 EA $960.00 $3,840 $3,840 $3,840 D7050 7336574 Fire Alarm Panel, Multiplex, Replace 15 11 4 1 EA $6,400.00 $6,400 $6,400 $6,400 $12,800 Totals, Unescalated $0 $0 $23,628 $393,300 $81,124 $10,720 $301,312 $0 $0 $0 $0 $0 $23,628 $0 $0 $3,840 $0 $0 $2,880 $6,400 $0 $846,832 Totals, Escalated (3.0% inflation, compounded annually) $0 $0 $25,067 $429,770 $91,306 $12,427 $359,782 $0 $0 $0 $0 $0 $33,688 $0 $0 $5,983 $0 $0 $4,903 $11,222 $0 $974,148 City Yard / Well 9 Nano-Filtration Treatment Plant
Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate B2010 7336613 Exterior Walls, any painted surface, Prep & Paint 10 7 3 1590 SF $4.80 $7,632 $7,632 $7,632 $15,264 C2050 7336638 Ceiling Finishes, exposed irregular elements, Prep & Paint 10 7 3 4189 SF $4.00 $16,756 $16,756 $16,756 $33,512 D2010 7341005 Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN, Replace 15 7 8 1 EA $26,560.00 $26,560 $26,560 $26,560 D2010 7341006 Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN, Replace 15 7 8 1 EA $26,560.00 $26,560 $26,560 $26,560 D2010 7341003 Piping & Valves, Motorized Flow Control Valve, Domestic Water, 10 IN, Replace 15 7 8 1 EA $26,560.00 $26,560 $26,560 $26,560 Replacement Reserves Report
10/1/2024
Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate D4030 7336587 Fire Extinguisher, Wet Chemical/CO2, Replace 10 7 3 3 EA $480.00 $1,440 $1,440 $1,440 $2,880 D5040 7336663 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 7 13 4189 SF $7.20 $30,161 $30,161 $30,161 D5040 7336584 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 7 13 8 EA $960.00 $7,680 $7,680 $7,680 Totals, Unescalated $0 $0 $0 $25,828 $0 $0 $0 $0 $79,680 $0 $0 $0 $0 $63,669 $0 $0 $0 $0 $0 $0 $0 $169,177 Totals, Escalated (3.0% inflation, compounded annually) $0 $0 $0 $28,223 $0 $0 $0 $0 $100,936 $0 $0 $0 $0 $93,500 $0 $0 $0 $0 $0 $0 $0 $222,659 City Yard / Well 9 Training
Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate B2010 7336621 Exterior Walls, any painted surface, Prep & Paint 10 7 3 1760 SF $4.80 $8,448 $8,448 $8,448 $16,896 C1070 7336577 Suspended Ceilings, Acoustical Tile (ACT), Replace 25 7 18 1059 SF $5.60 $5,930 $5,930 $5,930 C2010 7336603 Wall Finishes, any surface, Prep & Paint 10 7 3 2136 SF $2.40 $5,126 $5,126 $5,126 $10,253 C2030 7336609 Flooring, any surface, w/ Paint or Sealant, Prep & Paint 10 7 3 1424 SF $2.40 $3,418 $3,418 $3,418 $6,835 D3030 7336677 Split System, Fan Coil Unit, DX, Replace 15 8 7 1 EA $4,800.00 $4,800 $4,800 $4,800 D3030 7336626 Split System, Condensing Unit/Heat Pump, Replace 15 8 7 1 EA $6,080.00 $6,080 $6,080 $6,080 D3030 7336604 Split System, Condensing Unit/Heat Pump, Replace 15 8 7 1 EA $20,480.00 $20,480 $20,480 $20,480 D3030 7336614 Split System, Fan Coil Unit, DX, Replace 15 8 7 1 EA $11,680.00 $11,680 $11,680 $11,680 D4030 7336664 Fire Extinguisher, Wet Chemical/CO2, Replace 10 7 3 3 EA $480.00 $1,440 $1,440 $1,440 $2,880 D5040 7336580 Emergency & Exit Lighting, Exit Sign/Emergency Combo, LED, Replace 10 7 3 3 EA $480.00 $1,440 $1,440 $1,440 $2,880 D5040 7336642 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 7 13 1424 SF $7.20 $10,253 $10,253 $10,253 D5040 7336631 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 7 13 8 EA $960.00 $7,680 $7,680 $7,680 E1030 7336646 Foodservice Equipment, Refrigerator, 2-Door Reach-In, Replace 15 1 14 1 EA $7,360.00 $7,360 $7,360 $7,360 Totals, Unescalated $0 $0 $0 $19,872 $0 $0 $0 $43,040 $0 $0 $0 $0 $0 $37,805 $7,360 $0 $0 $0 $5,930 $0 $0 $114,007 Totals, Escalated (3.0% inflation, compounded annually) $0 $0 $0 $21,715 $0 $0 $0 $52,934 $0 $0 $0 $0 $0 $55,518 $11,133 $0 $0 $0 $10,096 $0 $0 $151,395 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix G:

Equipment Inventory List
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3 4
D20 Plumbing
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7341002 D2010 Storage Tank Domestic Water, 1001 to
2500 GAL 2000
City Yard / Well 9 NanoFiltration Treatment
Plant
Interior Inaccessible Inaccessible Inaccessible 2017
2 7336573 D2010 Water Heater Electric, Commercial ( 12
kW) 12 GAL
City Yard / Building
Maintenance & Fleet
Division
Fleet Shop Building
North East Bradford White Inaccessible Inaccessible
3 7336690 D2010 Water Heater Gas, Tankless 7.5 GPM City Yard / City Yard Offices Exterior Rinnai R75-LSI (REU-VA2528FFUD(A)-US) 08.08-163889 2008 4 7336640 D2060 Air Compressor Tank-Style 7.5 HP City Yard / Material Storage Bins Compressor Room Champion VR7F-12 D165575 2017 D30 HVAC
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336675 D3010 Storage Tank Fuel, Interior 300 GAL
City Yard / Building
Maintenance & Fleet
Division
Fleet Shop Building
North West
Containment Solutions Inaccessible S-465000 2012
2 7336597 D3020 Furnace Gas 57.75 MBH City Yard / City Yard Offices Roof Reznor HRXE75-5 AIB40A5N29 1985
3 7336670 D3020 Unit Heater Natural Gas 30 MBH
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Reznor Inaccessible Inaccessible 1985 4 7336687 D3020 Unit Heater Natural Gas 30 MBH
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Reznor Inaccessible Inaccessible 1985 5 7336656 D3020 Unit Heater Natural Gas 30 MBH
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Reznor Inaccessible Inaccessible 1985 6 7336644 D3020 Unit Heater Natural Gas 30 MBH
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Reznor Inaccessible Inaccessible 1985 7 7336658 D3020 Unit Heater Natural Gas 30 MBH
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Reznor Inaccessible Inaccessible 1985 8 7336604 D3030 Split System Condensing Unit/Heat
Pump 6 TON City Yard / Well 9Training Exterior Trane TTA073H400AA 16053NWBYA 2017 9 7336614 D3030 Split System Fan Coil Unit, DX 6 TON City Yard / Well 9 Training Electrical Room Trane Inaccessible Inaccessible 2017 10 7336677 D3030 Split System Fan Coil Unit, DX 2.5 TON City Yard / Well 9 Training Training Room Trane Inaccessible Inaccessible 2017 11 7336626 D3030 Split System [ACCU 2] Condensing Unit/Heat Pump 2.5 TON City Yard / Well 9Training Exterior Trane 4TTA3030A4000CA 16252TLJ3F 2017 12 7336607 D3030 Split System Ductless Single Zone 1 TON City Yard / City Yard Offices Roof Mirage 0VXH121A No dataplate
13 7336583 D3050 Packaged Unit RTU, Pad or Roof-Mounted 5 TON City Yard / City Yard Offices Roof Carrier 50TJQ008---501GA 1799G30484 1999
14 7336674 D3060 Exhaust Fan Roof or Wall-Mounted, 10"
Damper 100 CFM City Yard / City YardOffices Roof No dataplate No dataplate No dataplate 1985 D40 Fire Protection
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7340466 D4030 Fire Extinguisher Wet Chemical/CO2 City Yard / Material Storage Bins Storage Throughout
2 7340679 D4030 Fire Extinguisher Wet Chemical/CO2 City Yard / Shade Structure A
Throughout
5 8
5 3
3 1
1 1
1 1
1 1
1 1
4 3
1 1
1 1
1 3 7336622 D4030 Fire Extinguisher Wet Chemical/CO2 City Yard / City Yard Offices Throughout
4 7336600 D4030 Fire Extinguisher Wet Chemical/CO2 City Yard / Water & Streets Shop Throughout
5 7336615 D4030 Fire Extinguisher Wet Chemical/CO2
City Yard / Building
Maintenance & Fleet
Division
Throughout Building
6 7336664 D4030 Fire Extinguisher Wet Chemical/CO2 City Yard / Well 9 Training Throughout 2017
7 7336587 D4030 Fire Extinguisher Wet Chemical/CO2
City Yard / Well 9 NanoFiltration Treatment
Plant
Throughout 2017
D50 Electrical
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336625 D5010 Generator Diesel 200 KW City Yard / Site Site - Well 9 NanoFiltration Treatment
Plant
Kohler Inaccessible Inaccessible 2017
2 7336616 D5020 Secondary Transformer Dry, Stepdown 150 KVA City Yard / City Yard
Offices Exterior Eaton V49DC005 No dataplate 2016
3 7336578 D5020 Secondary Transformer Dry, Stepdown 25 KVA City Yard / Well 9 NanoFiltration Treatment
Plant
Interior Eaton P48G11S25SSCUB DE SERIE 2017
4 7336636 D5020 Secondary Transformer
[XFRMR MAINT] Dry, Stepdown 75 KVA
City Yard / Water &
Streets Shop Exterior Eaton V75DC100 J16F50824 2016
5 7336634 D5020 Switchboard [Main] 277/480 V 1600 AMP City Yard / Well 9 Training Electrical Room Eaton RGH-C No dataplate 2017
6 7336673 D5020
Switchboard [METER

SECTION MAIN
SWITCHBOARD]
277/480 V 1600 AMP City Yard / Site
Site - Well 9 NanoFiltration Treatment
Plant
Eaton LLA0015291 A 03107220 2016
7 7336599 D5020 Distribution Panel 120/208 V 200 AMP City Yard / City Yard Offices Electrical Hallway 8847B-3 1985
8 7347049 D5020 Distribution Panel [Panel
B] 120/208 V, 200 AMP 200
City Yard / Building
Maintenance & Fleet
Division
Building Maintenance
South East General Electric No dataplate No dataplate
9 7336649 D5020 Motor Control Center w/ Main Breaker 1600 AMP City Yard / Well 9 Training Electrical Room Eaton No dataplate No dataplate 2017 10 7336627 D5040 Emergency & Exit
Lighting Exit Sign, LED City Yard / City YardOffices Throughout 11 7336580 D5040 Emergency & Exit
Lighting
Exit Sign/Emergency
Combo, LED
City Yard / Well 9
Training Throughout 2017
D70 Electronic Safety & Security
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336574 D7050 Fire Alarm Panel Multiplex City Yard / Water & Streets Shop
Under Mezzanine
Stairwell Inaccessible Inaccessible Inaccessible
2 7336575 D7050 Fire Alarm Panel Multiplex
City Yard / Building
Maintenance & Fleet
Division
Throughout Building Bosch D7412GV2
3 7336632 D7050 Fire Alarm Panel Multiplex City Yard / City Yard Offices Cafeteria Bosch D7412GV2
E10 Equipment
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336669 E1030 Foodservice Equipment Icemaker, Freestanding 489 LBS City Yard / City Yard Offices Exterior Hoshizaki KM-350MAJ M11780H
2 7336646 E1030 Foodservice Equipment Refrigerator, 2-Door Reach-In
City Yard / Well 9
Training Training Room NA RS28CB7600QL 0BR54BBW400514W 2023 G20 OTHER
11 Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336594 G2020 Vehicular Access Devices Operator, Large Gate City Yard / Site Site - 28th Street Entrance
G30 Liquid & Gas Site Utilities
Index ID UFCode Component Description Attributes Capacity Building Location Detail Manufacturer Model Serial Dataplate Yr Barcode Qty 1 7336654 G3060 Storage Tank Site Fuel, Above-Ground 10000 GAL City Yard / Shade Structure A
Storage Warehouse NA Illegible Illegible 2008

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Police Department
2745 Walnut Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-006.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 23, 2024
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660

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 ................................................................................................................. 6

2. Building Systems and Site Elements..................................................................... 7

3. ADA Accessibility .................................................................................................. 11

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

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

7. Appendices ............................................................................................................ 18 POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Ex ec ut iv e S u mm a ry
Property Overview and Assessment Details
General Information
Property Type Police Station
Number of Buildings 2
Main Address 2745 Walnut Avenue, Signal Hill, CA 90755
Site Developed 2012
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 21, 2024
Management Point of Contact Thomas Bekele,
Public Works Director
Phone: (562) 989-7355
Email: [email protected]
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Ishaq Ameen
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 2 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
This property was constructed in 2012 as the Police Department for The City of Signal Hill. The campus is comprised of a the Police Department building, Property Storage (b), and Shade Structure (a). The Property Storage (b) building contains a limited amount of unconditioned space with an electrical room and storage rooms.

Architectural
The CMU and steel framed structure sits on a concrete slab. The cladding of the single-story building is primarily masonry block with sections of stucco texture. The main roof is a modified bitumen flat roof. Additional pitched roof areas are clad with standing seam metal. The Bureau Veritas onsite representative observed ponding water on the roof that is a sign of clogged internal drains which was shown to the site escort. The building has a lobby, multiple office spaces, locker rooms, a breakroom, and a jail. Interior finishes consist of gypsum walls, limited ACT ceiling, and carpet or ceramic tiles for flooring. Two panels of the ballistic window in the lobby are failing.

Mechanical, Electrical, Plumbing and Fire (MEPF)
Conditioned air for the building is supplied through a system of rooftop package units and ductless split systems, which are all original construction. VAV units are located throughout the building. Heated water is available from three tankless water heater units. Electrical service is provided via underground utility lines to a main 2000-amp switchboard. A wet-type sprinkler riser supplies fire suppression throughout the building and is backed up by a full fire alarm system.

Site
Parking is provided for this property through a public and a controlled access parking lot. Concrete walkways surround the building with landscaping light fixtures providing light where needed. Irrigated grass and trees as well as an art installation can be found on the site.

Recommended Additional Studies
No additional studies recommended at this time.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 3 www.us.bureauveritas.com | p 800.733.0660
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 Analysis
Replacement Value Total SF Cost/SF
$24,327,000 28,620 $850
Est Reserve Cost FCI
Current $14,400 0.1 %
3-Year $1,230,000 5.1 %
5-Year $1,426,900 5.9 %
10-Year $3,578,800 14.7 %
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 4 www.us.bureauveritas.com | p 800.733.0660
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
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 5 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
Police Department C1022 Interior Window, Ballistic Panel, 24SF, Replace
Failed Performance/Integrity $7,800
Police Department G2021 Parking Lots, Pavement, Asphalt, Seal & Stripe
Poor Performance/Integrity $6,600
TOTAL (2 items) $14,400
Key Findings
At the time of the assessment BV did not identify any key findings for this building and site.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 6 www.us.bureauveritas.com | p 800.733.0660
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)
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 7 www.us.bureauveritas.com | p 800.733.0660

2. B u il di ng Sy s t em s an d S it e E le m e nt s
Building Systems Summary
Address 2745 Walnut Avenue, Signal Hill, CA 90755
Constructed/Renovated 2012
Building Area 28,620 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with metal roof deck supported by openweb steel joists and concrete strip footing foundation systemGood Facade Primary Wall Finish :CMU
Secondary Wall Finish: Stucco
Windows: Aluminum
Fair
Roof Primary: Flat construction with modified bituminous finish Secondary: Hip and Shed construction with metal finish
Poor
Interiors Walls: Painted gypsum board, Wallpaper, Ceramic tile, Unfinished
Floors: Carpet, Ceramic tile
Ceilings: Painted gypsum board and ACT
Fair
Elevators None -
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 8 www.us.bureauveritas.com | p 800.733.0660
Building Systems Summary
Plumbing Distribution: Copper supply and PVC waste & venting Hot Water: Gas tankless water heaters
Fixtures: Toilets, urinals, and sinks in all restrooms
Fair
HVAC Non-Central System: Packaged units and ductless split-systems Fair Fire Suppression Wet-pipe sprinkler system and fire extinguishers Good Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: Linear fluorescent, CFL
Exterior Building-Mounted Lighting: CFL
Emergency Power: Diesel generator with automatic transfer switch and UPS
Good
Fire Alarm Alarm panel with smoke detectors, heat detectors, alarms, strobes, pull stations, back-up emergency lights, and exit signs Fair
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

Site Information
Site Area 2.6 acres
Parking Spaces 97 total spaces all in open lots; 4 of which are accessible.

System Description Condition
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 9 www.us.bureauveritas.com | p 800.733.0660
Site Information
Site Pavement Asphalt lots with adjacent concrete sidewalks, curbs, and ramps Fair Site Development Property entrance signage; CMU wall fencing; CMU wall dumpster enclosures[VSJ1]
Limited picnic tables, trash receptacles
Fair
Landscaping &
Topography
Limited landscaping features including lawns, trees, bushes, and planters
Irrigation present
CMU retaining walls
Fair
Utilities Municipal water and sewer
Local utility-provided electric and natural gas
Good
Site Lighting Pole-mounted: LED, metal halide
Pedestrian walkway accent lighting
Fair
Ancillary Structures Shade structure Good
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 10 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Police Department: 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 $30,596 $0 $83,201 $113,797
Roofing $0 $412,307 $0 $132,944 $0 $545,251
Interiors $7,756 $246,043 $230,146 $160,119 $788,427 $1,432,491 Plumbing $0 $0 $13,112 $3,040 $199,112 $215,264
HVAC $0 $0 $37,238 $334,422 $100,308 $471,968
Fire Protection $0 $0 $0 $0 $101,107 $101,107
Electrical $0 $4,107 $189,159 $1,194,998 $614,868 $2,003,132 Fire Alarm &
Electronic Systems
$0 $0 $126,301 $0 $196,773 $323,074
Equipment &
Furnishings
$0 $0 $21,853 $3,546 $30,866 $56,265
Special Construction
& Demo
$0 $0 $0 $0 $0 $0
Sitework $6,624 $0 $101,606 $322,853 $240,114 $671,197
TOTALS $14,400 $662,500 $750,100 $2,152,000 $2,354,800 $5,933,800 POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 11 www.us.bureauveritas.com | p 800.733.0660

3. A DA Ac c es s ib i li t 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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
▪ This survey was visual in nature and actual measurements were not taken to verify compliance ▪ Only a representative sample of areas was observed
▪ Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance ▪ Itemized costs for individual non-compliant items are included in the dataset ▪ For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 12 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site 2012 No No
Police Department 2012 No No
No detailed follow-up accessibility study is currently recommended since no major or moderate issues were identified at the subject site. Reference the appendix for specific data, photos, and tables or checklists associated with this limited accessibility survey.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 13 www.us.bureauveritas.com | p 800.733.0660

4. P u rp os e an d Sc 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.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 14 www.us.bureauveritas.com | p 800.733.0660
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.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 15 www.us.bureauveritas.com | p 800.733.0660

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.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 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.

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 17 www.us.bureauveritas.com | p 800.733.0660

6. 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 Police Department, 2745 Walnut 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.

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]
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 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: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

Ph o t o g r a p h i c R e c o r d
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - REAR ELEVATION 4 - RIGHT ELEVATION
5 - STRUCTURAL PHOTO 6 - EXTERIOR WALLS
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - BUILDING FACADE 8 - ROOF
9 - TYPICAL HALLWAY 10 - BREAK ROOM
11 - TYPICAL HALLWAY 12 - LOBBY
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
13 - DOMESTIC HOT WATER SUPPLY 14 - MAIN ELECTRICAL ROOM 15 - EMERGENCY GENERATOR 16 - SITE LANDSCAPING
17 - SHADE STRUCTURE 18 - FIRE ALARM PANEL
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix B:

Si t e P l a n
Site Plan
Project Number Project Name
165418.23R000-006.354 Police Department
Source On-Site Date
Google January 23, 2024
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix C:

Pr e -Su r v e y Qu e s t i o n n a ir e
Building / Facility Name: Police Department
Name of person completing form: Elias Guerra
Title / Association w/ property: Senior Maintenance Worker Length of time associated w/ property: 5 year
Date Completed: January 23, 2024
Phone Number: 562.477.6754
Year(s) constructed
Building size in SF
Major Renovation/Rehabilitation
BV FACILITY CONDITION ASSESSMENT: PRE-SURVEY QUESTIONNAIRE Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses.

Data Overview
1 2
3 List other significant capital
improvements (focus on recent years;
provide approximate date).
4 List any major capital expenditures
planned/requested for the next few
years. Have they been budgeted?
5 Describe any on-going extremely
problematic, historically chronic, or
immediate facility needs.
6 Response
Accessibility
28,620 SF
Additional Detail
Method of Completion: INTERVIEW - verbally completed during interview Facade
Roof
Interiors
HVAC
Electrical
Site Pavement
2012
Constructed Renovated
Year
Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates "Not Applicable", Unk indicates "Unknown") Are there any problems with
foundations or structures, like
excessive settlement?
Are there any wall, window,
basement or roof leaks?
Has any part of the facility ever
contained visible suspect mold
growth, or have there been any
indoor air quality complaints?
Are your elevators unreliable, with
frequent service calls?
Are there any plumbing leaks, water
pressure, or clogging/backup issues?
Have there been any leaks or
pressure problems with natural gas,
HVAC piping, or steam service?
Are any areas of the facility
inadequately heated, cooled or
ventilated? Poorly insulated areas?
Is the electrical service outdated,
undersized, or problematic?
Are there any problems or
inadequacies with exterior lighting?
Is site/parking drainage inadequate,
with excessive ponding or other
problems?
Are there any other unresolved
construction defects or significant
issues/hazards at the property that
have not yet been identified above?
ADA: Has an accessibility study been
previously performed? If so, when?
ADA: Have any ADA improvements
been made to the property since
original construction? Describe.

ADA: Has building management
reported any accessibility-based
complaints or litigation?
Question Response Comments
7 8
9 10
11 12
13 14
15 16
17 18
19 20
Signature of Assessor Signature of POC
Yes No Unk NA
Are any areas of the property leased
to outside occupants? 21
POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix D:

Ac c e s s i b i l i t y R e v i e w and P h o t o s
Visual Survey - 2010 ADA Standards for Accessible Design Major Issues
(ADA study
recommended)
Moderate Issues
(ADA study
recommended)
Category Minor Issues
Police Department: Accessibility Issues
Parking
Exterior Accessible Route
Building Entrances
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes
Playgrounds & Swimming
Pools NA
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:

Police Department
165418.23R000-006.354
Police Department: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL

ACCESSIBLE PATH TO ENTRANCE ACCESSIBLE PATH TO ENTRANCE

ACCESSIBLE ENTRANCE ADDITIONAL ACCESSIBLE ENTRANCE
Police Department: Photographic Overview

ACCESSIBLE INTERIOR ROUTE ACCESSIBLE INTERIOR ROUTE

ACCESSIBLE TOILET ACCESSIBLE LAVATORY

KITCHEN CABINETS AND ACCESSIBLE SINK OVEN WITH CONTROLS POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

C o m p o n e n t C o n d i t i o n R e p o r t

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix F:

R e p l a c e m e n t R e s e r v e s

POLICE DEPARTMENT BUREAU VERITAS PROJECT: 165418.23R000-006.354 www.us.bureauveritas.com | p 800.733.0660
Appendix G:

Eq u i p m e n t I n v e n t o r y L i s t

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Hilltop Park Restrooms
2351 Dawson Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-007.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 26, 2024
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660

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 ................................................................................................................. 6

2. Building Systems and Site Elements..................................................................... 7

3. ADA Accessibility .................................................................................................. 10

4. Purpose and Scope ............................................................................................... 12

5. Opinions of Probable Costs.................................................................................. 14 Methodology ............................................................................................................ 14 Definitions ................................................................................................................ 15

6. Certification............................................................................................................ 16

7. Appendices ............................................................................................................ 17 HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Ex ec ut iv e S u mm a ry
Property Overview and Assessment Details
General Information
Property Type Public Restroom
Number of Buildings 1
Main Address 2351 Dawson Avenue, Signal Hill, CA 90755
Site Developed 1998
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 26, 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 Ishaq Ameen
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 2 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
Hilltop Park in Signal Hill offers a panoramic view of the City and Los Angeles basin. In 1998, recognizing the need for essential amenities to enhance visitors' experiences, the restroom building at Hilltop Park was constructed. This building provides restrooms and drinking fountains for the park-goers, catering to their comfort and convenience during their visit.

Architectural
The Hilltop Park restroom building was built in 1998 and is structurally supported by concrete slab foundation.

The walls are a blend of natural colored concrete at the base, transitioning to CMU blocks topped with a paint finish. The ceilings are designed to be open, revealing the roof's wooden gable members, beams, posts, and sky. The exterior doors are steel doors. No immediate structural or architectural concerns were observed; however, it is recommended to plan for lifecycle renewal replacements as part of ongoing maintenance and preservation efforts in near future.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building does not have an HVAC system, and electrical infrastructure appears to be minimal with power seemingly supplied from a separate building. No visible electrical panel was observed on-site. Electrical connections are facilitated through an underground conduit linked to an external J-box located on the west side of the building, serving both electrical and phone lines. Exterior features include a single pole light, security system, and phone lines in the storage room. While the electrical system appears to be in fair condition, lifecycle renewal replacement is recommended for future maintenance.

Regarding plumbing, the fixtures remain unchanged since the building's construction, necessitating lifecycle replacements in the near future. Signs of rust are evident on the drinking fountain, prompting immediate replacement which is included in the immediate needs cost. Additionally, reported plumbing issues highlight the need for a comprehensive plumbing system replacement, and a cost for replacement is included in the immediate needs budget.

No fire alarm or fire suppression elements have been installed in this building.

Site
The site was not included in this assessment.

Recommended Additional Studies
No additional studies recommended at this time.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 3 www.us.bureauveritas.com | p 800.733.0660
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 Analysis
Replacement Value Total SF Cost/SF
$153,850 181 $850
Est Reserve Cost FCI
Current $2,400 1.6 %
3-Year $22,300 14.5 %
5-Year $34,900 22.6 %
10-Year $39,500 25.6 %
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 4 www.us.bureauveritas.com | p 800.733.0660
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
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 5 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
Hilltop Park Restrooms D2016 Drinking Fountain, Exterior/Site, Metal Pedestal, Replace
Poor Retrofit/Adaptation $2,400
TOTAL (1 items) $2,400
Key Findings
Plumbing System in Poor
condition.

Supply & Sanitary, High Density (excludes
fixtures)
Hilltop Park Restrooms
Throughout building
Uniformat Code: D2010
Recommendation: Replace in 2025
Plan Type:

Performance/Integrity
Cost Estimate: $4,100
Plumbing leaks, water pressure, and clogging/backup problems were brought up by facility maintenance personnel. - AssetCALC ID: 7348712
Drinking Fountain in Poor
condition.

Exterior/Site, Metal Pedestal
Hilltop Park Restrooms
Site - South West of Building Exterior
Uniformat Code: D2010
Recommendation: Replace in 2024
Plan Type:

Retrofit/Adaptation
Cost Estimate: $2,400
The exterior of the fixture is corroded. - AssetCALC ID: 7348705 HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 6 www.us.bureauveritas.com | p 800.733.0660
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)
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 7 www.us.bureauveritas.com | p 800.733.0660

2. B u il di ng Sy s t em s an d S it e E le m e nt s
Building Systems Summary
Address 2351 Dawson Avenue, Signal Hill, CA 90755
Constructed/Renovated 1998
Building Area 181 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with wood roof deck supported by wood joists and concrete foundation slab
Fair
Facade Wall Finish: CMU and Natural colored concrete stem wall Windows: None
Fair
Roof Primary: Gable construction with wood beams and members Fair Interiors Walls: Painted CMU
Floors: Coated concrete
Ceilings: Exposed Painted wood members
Fair
Elevators None -
Plumbing Distribution: Copper supply and cast iron waste & venting Hot Water: None
Fixtures: Toilets, sinks, and drinking fountain
Fair
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 8 www.us.bureauveritas.com | p 800.733.0660
Building Systems Summary
HVAC None -
Fire Suppression None -
Electrical Source & Distribution: Fed from a separate building with copper wiring
Interior Lighting: None
Emergency Power: None
Fair
Fire Alarm None -
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 9 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Hilltop Park Restrooms: 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 $4,328 $0 $0 $10,173 $14,501
Interiors $0 $1,688 $0 $0 $2,268 $3,956
Plumbing $2,400 $11,473 $9,364 $0 $3,739 $26,976
Electrical $0 $0 $0 $4,629 $0 $4,629
Fire Alarm &
Electronic Systems
$0 $0 $651 $0 $1,015 $1,666
Sitework $0 $2,376 $2,552 $0 $2,244 $7,172
TOTALS $2,400 $19,900 $12,600 $4,700 $19,500 $59,100
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 10 www.us.bureauveritas.com | p 800.733.0660

3. A DA Ac c es s ib i li t 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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
▪ This survey was visual in nature and actual measurements were not taken to verify compliance ▪ Only a representative sample of areas was observed
▪ Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance ▪ Itemized costs for individual non-compliant items are included in the dataset ▪ For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 11 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site 1998 No No
Hilltop Park Restrooms 1998 No No
No detailed follow-up accessibility study is currently recommended since no major or moderate issues were identified at the subject site. Reference the appendix for specific data, photos, and tables or checklists associated with this limited accessibility survey.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 12 www.us.bureauveritas.com | p 800.733.0660

4. P u rp os e an d Sc 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.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 13 www.us.bureauveritas.com | p 800.733.0660
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.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 14 www.us.bureauveritas.com | p 800.733.0660

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.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 15 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.

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 16 www.us.bureauveritas.com | p 800.733.0660

6. 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 Hilltop Park Restrooms, 2351 Dawson 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.

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 Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 17 www.us.bureauveritas.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan
Appendix C: Pre-Survey Questionnaires
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

P h ot o gr ap h ic R ec o rd
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000-007.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - RIGHT ELEVATION 4 - REAR ELEVATION
5 - ROOF OVERVIEW 6 - RESTROOM
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000-007.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - SINK, FAUCET HANDLES AND ACCESSORIES 8 - DRINKING FOUNTAIN 9 - BACKFLOW PREVENTER 10 - ACCESSIBLE PATH
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
Appendix B:

S it e P la n
Site Plan
Project Number Project Name
165418.23R000-007.354 Hilltop Park Restrooms
Source On-Site Date
Google January 26, 2024
HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
Appendix C:

Pre-Su rv ey Que s t i on na i re s

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 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
Hilltop Park Restrooms: Accessibility Issues
Parking
Exterior Accessible Route
Building Entrances Door Signage
Interior Accessible Route
Elevators NA
Public Restrooms
Kitchens/Kitchenettes NA
Playgrounds & Swimming
Pools NA
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:

Hilltop Park Restrooms
165418.23R000-007.354
Hilltop Park Restrooms: Photographic Overview

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL

CURB CUT ACCESSIBLE PATH

MAIN ENTRANCE ADDITIONAL ENTRANCE
Hilltop Park Restrooms: Photographic Overview

ACCESSIBLE INTERIOR PATH DOOR HARDWARE

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

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

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
Appendix F:

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

HILLTOP PARK RESTROOMS BUREAU VERITAS PROJECT: 165418.23R000 -007.354 www.us.bureauveritas.com | p 800.733.0660
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.us.bureauveritas.com | p 800.733.0660 DWP - Community Center
2200 Temple Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-008.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 19, 2024
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660

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 ................................................................................................................. 6

2. Building Systems and Site Elements..................................................................... 7

3. ADA Accessibility .................................................................................................. 11

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

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

7. Appendices ............................................................................................................ 18 DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Ex ec ut iv e S u mm a ry
Property Overview and Assessment Details
General Information
Property Type Community Center
Number of Buildings 1
Main Address 2200 Temple Avenue, Signal Hill, CA 90755
Site Developed 2000
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 19, 2024
Management Point of Contact Thomas Bekele, Public Works Director Phone: (562) 989-7355
Email: [email protected]
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Gerardo Moreno
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 2 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The facility was constructed in 2000. The facility includes a community center for events, a playground area, and sport courts which were renovated in 2023.

Architectural
The community center consists of wood frame on concrete slabs with integral footings. In general the structures appear to be sound, with no significant or structural-related deficiencies observed.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The HVAC equipment is original construction, and includes a split system (condensing and fan coil unit) which is aged but still functional.

The plumbing system is adequate to serve the facility. The domestic hot water heater at the community center was replaced in 2012 and is adequate.

Electrical service equipment and systems are original and still within the lifecycle of the equipment/components. The interior lighting consists of T-8 linear fluorescent and and CFL fixtures and lamps, showing non-function on the linear florescent.

The fire protection comes from 2000 and exceeds its age, but appears to be adequate. The fire protection is comprised of wet protection along with fire extinguishers.

Site
The parking lots and sidewalks have been periodically repaved and sectionally replaced as-needed over the years .The playgrounds and sport courts are generally in good condition.

Recommended Additional Studies
No additional studies recommended at this time.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 3 www.us.bureauveritas.com | p 800.733.0660
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 Analysis
Replacement Value Total SF Cost/SF
$1,578,750 2,526 $850
Est Reserve Cost FCI
Current $0 0 %
3-Year $306,500 19.4 %
5-Year $315,200 20.0 %
10-Year $411,200 26.0 %
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 4 www.us.bureauveritas.com | p 800.733.0660
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
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 5 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
At the time of the assessment BV did not identify any immediate needs associated with this building and site.

Key Findings
At the time of the assessment BV did not identify any key findings associated with this building and site.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 6 www.us.bureauveritas.com | p 800.733.0660
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)
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 7 www.us.bureauveritas.com | p 800.733.0660

2. B u il di ng Sy s t em s an d S it e E le m e nt s
Building Systems Summary
Address 2200 Temple Avenue, Signal Hill, CA 90755
Constructed/Renovated 2000
Building Area 2,526 SF
Number of Stories 1 above grade
System Description Condition
Structure Conventional wood frame structure over concrete slab foundation.

Fair
Facade Wall Finish : Stucco
Windows: Aluminum.

Fair
Roof Gable construction with asphalt shingles. Fair
Interiors Walls: Painted gypsum board, vinyl, and ceramic tile.

Floors: Terrazzo, plastic fiber glass reinforced
Ceilings: Painted gypsum board and ACT.

Fair
Elevators None -
Plumbing Distribution: Copper
Hot Water: Electric water heaters with integral tanks
Fixtures: Toilets, urinal, and sinks in all restrooms
Fair
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 8 www.us.bureauveritas.com | p 800.733.0660
Building Systems Summary
HVAC Non-Central System: Split-system heat pumps. Fair
Fire Suppression Wet-pipe sprinkler system and fire extinguishers. Fair Electrical Source & Distribution: Main panel panel with copper wiring Interior Lighting: Linear fluorescent, and CFL
Emergency Power: None.

Fair
Fire Alarm Alarm panel with smoke detectors, alarms, strobes, pull stations, back-up emergency lights, and exit signs.

Fair
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies The interior lighting is in poor condition. Some sections in the interior its lights are not working. A revision is necessary to determined whether are broken lamps or broken breakers.

Areas Observed Most of 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 building, the exterior walls of the facility, and the roof.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 9 www.us.bureauveritas.com | p 800.733.0660
Site Information
Site Area 3.19 acres
Parking Spaces 26 total spaces all in open lots; 3 of which are accessible.

System Description Condition
Site Pavement Asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, ramps.

Fair
Site Development Playgrounds and sports fields.

Heavily furnished park benches, picnic tables, trash
receptacles.

Good
Landscaping &
Topography
Significant landscaping features including lawns, trees, bushes, and planters.

Irrigation present.

Fair
Utilities Municipal water and sewer
Local utility-provided electric.

Fair
Site Lighting Pole-mounted: LED.

Building-mounted: CFL
Pedestrian walkway and landscape accent lighting
Fair
Ancillary Structures Gazebos. Fair
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 10 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

DWP - Community Center: 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 $0 $7,259 $0 $7,259
Plumbing $0 $2,546 $0 $6,113 $3,966 $12,625
Fire Protection $0 $0 $4,724 $12,609 $0 $17,333
Special Construction
& Demo
$0 $0 $0 $66,866 $0 $66,866
Sitework $0 $0 $307,872 $3,131 $155,437 $466,440
TOTALS $0 $2,600 $312,600 $96,000 $159,500 $570,700
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 11 www.us.bureauveritas.com | p 800.733.0660

3. A DA Ac c es s ib i li t 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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
▪ This survey was visual in nature and actual measurements were not taken to verify compliance ▪ Only a representative sample of areas was observed
▪ Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance ▪ Itemized costs for individual non-compliant items are included in the dataset ▪ For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 12 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site YOC No No
DWP - Community Center 2000 / No No
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4. P u rp os e an d Sc 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.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 14 www.us.bureauveritas.com | p 800.733.0660
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.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 15 www.us.bureauveritas.com | p 800.733.0660

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.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 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.

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 17 www.us.bureauveritas.com | p 800.733.0660

6. 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 DWP - Community Center, 2200 Temple 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.

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: Gerardo Moreno,
Project Assessor
Reviewed by:

Michael Chaney,
Technical Report Reviewer for
Program Manager
800.733.0660 x7297980
[email protected]
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 18 www.us.bureauveritas.com | p 800.733.0660

7. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan
Appendix C: Pre-Survey Questionnaires
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

P h ot o gr ap h ic R ec o rd
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - FRONT ELEVATION 2 - LEFT ELEVATION
3 - REAR ELEVATION 4 - RIGHT ELEVATION
5 - ROOF OVERVIEW 6 - INTERIOR PHOTO
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000-008.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - MAIN CONDENSING UNIT 8 - FIRE RISER AND DOMESTIC HOT WATER 9 - PLAYGROUND 10 - BASKETBALL COURT
11 - GAZEBO AND PICNIC TABLE 12 - PARKING AREA
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix B:

S it e P la n
Site Plan
Project Number Project Name
165418.23R000-008.354 DWP - Community Center
Source On-Site Date
Google Earth Pro Jan 16, 2024
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix C:

Pre-Su rv ey Que s t i on na i re s

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 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 Checklist - 2010 ADA Standards for Accessible Design Abbreviated Accessibility Checklist
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 165418.23R000-008.354
Property Name:

BV Project Number:

DWP - Community Center
Parking
Abbreviated Accessibility Checklist

OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL
Question Yes No NA Comments
Does the required number of standard ADA
designated spaces appear to be provided ? 1
Does the required number of van-accessible
designated spaces appear to be provided ? 2
Are accessible spaces on the shortest
accessible route to an accessible building
entrance ?
3 Does parking signage include the International
Symbol of Accessibility ? 4
Does each accessible space have an adjacent
access aisle ? 5
Do parking spaces and access aisles appear
to be relatively level and without obstruction ? 6
Exterior Accessible Route
Abbreviated Accessibility Checklist
ACCESSIBLE PATH 2ND PATHWAY
Question Yes No NA Comments
Is an accessible route present from public
transportation stops and municipal sidewalks
on or immediately adjacent to the property ?
1 Does a minimum of one accessible route
appear to connect all public areas on the
exterior, such as parking and other outdoor
amenities, to accessible building entrances ?
2 Are curb ramps present at transitions through
raised curbs on all accessible routes? 3
Do curb ramps appear to have compliant
slopes for all components ? 4
Do ramp runs on an accessible route appear
to have compliant slopes ? 5
Do ramp runs on an accessible route appear
to have a compliant rise and width ? 6
Do ramps on an accessible route appear to
have compliant end and intermediate
landings ?
7 Do ramps and stairs on an accessible route
appear to have compliant handrails? 8
For stairways that are open underneath, are
permanent barriers present that prevent or
discourage access?
9 Building Entrances
Abbreviated Accessibility Checklist

ACCESSIBLE ENTRANCE ADDITIONAL ENTRANCE
Question Yes No NA Comments
Do a sufficient number of accessible
entrances appear to be provided ? 1
If the main entrance is not accessible, is an
alternate accessible entrance provided? 2
Is signage provided indicating the location of
alternate accessible entrances ? 3
Do doors at accessible entrances appear to
have compliant maneuvering clearance area
on each side ?
4 Do doors at accessible entrances appear to
have compliant hardware ? 5
Do doors at accessible entrances appear to
have a compliant clear opening width ? 6
Do pairs of accessible entrance doors in
series appear to have the minimum clear
space between them ?
7 Do thresholds at accessible entrances appear
to have a compliant height ? 8
Interior Accessible Route
Abbreviated Accessibility Checklist

SINK CLEARANCE KITCHEN ACCESSORIES
Question Yes No NA Comments
Do kitchens/kitchenettes appear to have a
minimum compliant path of travel or area of
maneuverability ?
1 Are the appliances centered for a parallel or
forward approach with adequate clear floor
space ?
2 Is there an accessible countertop/preparation
space of proper width and height ? 3
Is there an accessible sink space of proper
width and height ? 4
Does the sink faucet have compliant
handles ? 5
Is the plumbing piping under the sink
configured to protect against contact ? 6
Are the cooktop/range controls front-mounted
(or in a location that does not require reaching
across the burners) ?
7 Playgrounds & Swimming Pools
Abbreviated Accessibility Checklist

ACCESSIBLE ROUTE TO PLAYGROUND OVERVIEW OF PLAYGROUND
Question Yes No NA Comments
Is there an accessible route to the play area /
s? 1
Has the play area been reviewed for
accessibility ? 2
Are publicly accessible swimming pools
equipped with an entrance lift ? 3
DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

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

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix F:

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

DWP - COMMUNITY CENTER BUREAU VERITAS PROJECT: 165418.23R000 -008.354 www.us.bureauveritas.com | p 800.733.0660
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 Temple Pump Station
2271 Temple Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-009.354
DATE OF REPORT:

October 1, 2024
ON SITE DATE:

January 16, 2024
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-009.354 www.bvna.com | p 800.733.0660

TABLE OF CONTENTS

2. Pump Station .......................................................................................................... 5 Significant/Systemic Findings and Deficiencies ........................................................ 7

3. Storage Building................................................................................................... 13 Significant/Systemic Findings and Deficiencies ...................................................... 15

4. Site......................................................................................................................... 19 Significant/Systemic Findings and Deficiencies ...................................................... 20

5. ADA Accessibility ................................................................................................. 24

6. Purpose and Scope .............................................................................................. 26

7. Opinions of Probable Costs................................................................................. 28 Methodology........................................................................................................... 28 Definitions............................................................................................................... 29

8. Certification .......................................................................................................... 30

9. Appendices ........................................................................................................... 31 TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Executive Summary
Campus Overview and Assessment Details
General Information
Property Type Pump Station
Number of Buildings 2
Main Address Temple Pump Station, 2271 Temple Avenue, Signal Hill, CA 90755
Site Developed 1996
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 16, 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 Gerardo Moreno
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/
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 2 www.us.bureauveritas.com | p 800.733.0660
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.

Facility Cost/SF Total SF Replacement
Value
Current 3-Year 5-Year 10-Year
Pump Station $625 2,156 $1,347,500 3.3% 49.9% 50.1% 50.3% Storage Building $650 624 $405,600 0.0% 8.5% 8.5% 8.5%
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 3 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Facility/Building Total Items Total Cost
Temple Pump Station / Pump Station 5 $44,300
Temple Pump Station / Storage Building 1 $200
TOTAL 6 $44,500
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 4 www.us.bureauveritas.com | p 800.733.0660
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.

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.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 5 www.us.bureauveritas.com | p 800.733.0660

2. Pump Station
Pump Station: Building Systems Summary
Address 2271 Temple Avenue, Signal Hill, CA 90755
GPS Coordinates 33.7979733, -118.1591472
Constructed/Renovated 1996
Building Area 2,156 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with metal roof deck supported by openweb steel joists and concrete strip/wall footing foundation system.

Good
Facade Primary Wall Finish: Stucco
Secondary Wall Finish: Brick
Windows: Steel (Louvers)
Fair
Roof Primary: Gable construction with clay/concrete tiles Secondary: Flat construction with built-up finish
Poor
Interiors Walls: Unfinished CMU
Floors: Unfinished concrete
Ceilings: Unfinished/exposed
Fair
Elevators None -
Plumbing Distribution: Copper. Fair
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 6 www.us.bureauveritas.com | p 800.733.0660
Pump Station: Building Systems Summary
HVAC Non-Central System: Ventilation system using fans Fair Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main panel with copper wiring.

Interior Lighting: Linear fluorescent
Emergency Power: Diesel generator with automatic transfer switch
Fair
Fire Alarm Smoke detectors only Poor
Equipment/Special Distribution Pumps Fair
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies The built-up is in poor condition with some bumps along the built-up roof present, which is a sign that humidity has affected the layers. A professional engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs or replacement.

Areas Observed Most of 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, the exterior walls of the facility, and the roofs.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 7 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The pump station building was constructed back in 1996. Key renovations for the motorized control valves were completed in 2023.

Architectural.

This building with CMU wall has both built-up and gable roof systems. The flat built-up sections will need attention to fix bumps on the surface.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The existing fans are original construction, with no issues observed at the time of the visit. The electrical installation and equipment are original construction, with the generator performing as designed. For the plumbing system, the motorized control valves were renovated in 2023. The provided fire protection for the facility is very weak given the smoke detectors are broken. Immediate attention is needed to restore this annunciator device.

Recommended Additional Studies
No additional studies recommended at this time.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 8 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Pump Station: 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 $1,280 $22,045 $0 $1,720 $47,312 $72,357
Roofing $8,960 $0 $13,199 $0 $0 $22,159
Interiors $0 $0 $7,538 $0 $15,605 $23,143
Plumbing $0 $0 $0 $0 $102,103 $102,103
HVAC $0 $0 $15,735 $0 $0 $15,735
Fire Protection $0 $0 $1,669 $0 $2,243 $3,912
Electrical $0 $5,092 $493,563 $0 $12,295 $510,950
Fire Alarm &
Electronic Systems
$33,913 $0 $0 $1,290 $55,294 $90,497
Sitework $0 $35,340 $36,399 $0 $0 $71,739
TOTALS $44,300 $62,500 $568,200 $3,100 $234,900 $912,900 TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 9 www.us.bureauveritas.com | p 800.733.0660
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
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 10 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Code Description Condition Plan Type Cost
Temple Pump Station / Pump
Station
D7051 Fire Alarm System, Full System
Upgrade, Simple Addressable,
Install
Poor Performance/Integrity
$9,000
Temple Pump Station / Pump
Station
B3015 Roofing, Built-Up, Replace Poor Performance/Integrity $9,000
Temple Pump Station / Pump
Station
B2051 Exterior Door, Steel, any type,
Refinish
Poor Performance/Integrity
$1,300
Temple Pump Station / Pump
Station
D7051 Fire Alarm Devices, Smoke
Detector, Replace/Install
Failed Performance/Integrity
$1,000
Temple Pump Station / Pump
Station
D7051 Fire Alarm Panel, Fully
Addressable, Replace
Poor Performance/Integrity
$24,000
TOTAL (5 items) $44,300
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 11 www.us.bureauveritas.com | p 800.733.0660
Key Findings
Roofing in Poor condition.

Built-Up
Pump Station
Roof
Uniformat Code: B3010
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $9,000
Bumps/blisters on some sections of the roof. - AssetCALC ID: 7215522 Fire Alarm Devices in Failed
condition.

Smoke Detector
Pump Station
Throughout building
Uniformat Code: D7050
Recommendation: Replace/Install in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,000
Broken smoke detectors - AssetCALC ID: 7215491
Fire Alarm Panel in Poor condition.

Fully Addressable
Pump Station
Uniformat Code: D7050
Recommendation: Replace in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $24,000
The facility does not have a fire alarm system. - AssetCALC ID: 8312083 Exterior Door in Poor condition.

Steel, any type
Pump Station
Building Exterior
Uniformat Code: B2050
Recommendation: Refinish in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $1,300
The finishes are deteriorated and should be renewed soon. - AssetCALC ID: 7349429 TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 12 www.us.bureauveritas.com | p 800.733.0660
Fire Alarm System in Poor
condition.

Full System Upgrade, Simple Addressable
Pump Station
Uniformat Code: D7050
Recommendation: Install in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $9,000
The facility has no fire alarm system. - AssetCALC ID: 8312080 TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 13 www.us.bureauveritas.com | p 800.733.0660

3. Storage Building
Storage Building: Building Systems Summary
Address 2271 Temple Avenue, Signal Hill, CA 90755
GPS Coordinates 33.7979733, -118.1591472
Constructed/Renovated 1996
Building Area 624 SF
Number of Stories 1 above grade
System Description Condition
Structure Conventional wood frame structure over concrete slab foundation
Good
Facade Wall Finish: Stucco
Windows: Steel (Louvers)
Fair
Roof Gable construction with clay/concrete tiles Good
Interiors Walls: Painted gypsum board.

Floors: Unfinished concrete
Ceilings: Painted gypsum board
Fair
Elevators None -
Plumbing Hot Water: Electric water heaters with integral tanks Fixtures: Toilet and lavatory in unisex restrooms
Fair
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 14 www.us.bureauveritas.com | p 800.733.0660
Storage Building: Building Systems Summary
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main panel with copper wiring Interior Lighting: Fluorescent
Emergency Power: None
Fair
Fire Alarm Smoke detectors only Poor
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Areas Observed Most of 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, the exterior walls of the facility, and the roofs.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 15 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The facility was constructed in 1997 as an expansion to the pump building. No apparent renovations have been completed since original construction.

Architectural.

The roof is a clay tile roofing system, with a stucco exterior wall finish. The stucco wall system shows water staining and should be cleaned up and painted soon.

Mechanical, Electrical, Plumbing and Fire (MEPF)
There are no HVAC systems in this facility. Plumbing and electrical infrastructure and components are original construction. Fire protection for the facility is very weak given the smoke detectors are broken. Immediate attention is needed to restore this annunciator device.

Recommended Additional Studies
No additional studies recommended at this time.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 16 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Storage Building: 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 $160 $6,484 $5,594 $215 $14,795 $27,248
Roofing $0 $0 $0 $0 $0 $0
Interiors $0 $0 $3,277 $0 $21,513 $24,790
Plumbing $0 $0 $5,855 $0 $1,498 $7,353
Electrical $0 $1,867 $11,202 $0 $3,558 $16,627
TOTALS $200 $8,400 $26,000 $300 $41,400 $76,300
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 17 www.us.bureauveritas.com | p 800.733.0660
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
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 18 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Code Description Condition Plan Type Cost
Temple Pump Station / Storage
Building
B2051 Exterior Door, Steel, any type,
Refinish
Poor Performance/Integrity $200
TOTAL (1 items) $200
Key Findings
Exterior Walls in Poor condition.

Stucco, Prep & Fog Coat or Paint
Storage Building
Building Exterior
Uniformat Code: B2010
Recommendation: Prep & Fog Coat or Paint in
2026
Plan Type:

Performance/Integrity
Cost Estimate: $6,100
The stucco wall system requires paint renewal soon. - AssetCALC ID: 7215489 Exterior Door in Poor condition.

Steel, any type
Storage Building
Uniformat Code: B2050
Recommendation: Refinish in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $200
The exterior door finish is in poor condition. - AssetCALC ID: 7349431 TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 19 www.us.bureauveritas.com | p 800.733.0660

4. Site
Site: Site Information
Site Area 0.74 acres
Parking Spaces 10 total spaces all in open lots; none of which are accessible.

System Description Condition
Site Pavement Asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, ramps, and stairs.

Fair
Site Development Chain-link and metal tube fencing. Fair Landscaping &
Topography
Significant landscaping features including lawns, trees and bushes
Irrigation present
CMU retaining walls
Low to moderate site slopes throughout.

Fair
Utilities Municipal water and sewer
Local utility-provided electric
Fair
Site Lighting Building-mounted: CFL. Fair
Ancillary Structures None. n/a
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 20 www.us.bureauveritas.com | p 800.733.0660
Site: Site Information
Site Additional Studies No additional studies are currently recommended for the site areas.

Site Areas Observed Most of 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.

Significant/Systemic Findings and Deficiencies
Historical Summary
The facility was constructed in 1997 as an expansion to the pump building. No apparent renovations have been completed since original construction.

Site Summary
Site maintenance appears to be excellent, and site improvements and landscaping are generally in good condition.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 21 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Site: 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
Fuel Storage Tank $0 $0 $11,539 $0 $0 $11,539
Sitework $0 $0 $112,243 $0 $1,487,580 $1,599,823
TOTALS $0 $0 $123,800 $0 $1,487,600 $1,611,400
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 22 www.us.bureauveritas.com | p 800.733.0660
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
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 23 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
There are no immediate needs to report.

Key Findings
There are no key findings to report.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 24 www.us.bureauveritas.com | p 800.733.0660

5. 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).

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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
• This survey was visual in nature and actual measurements were not taken to verify compliance • Only a representative sample of areas was observed
• Two overview photos were taken for each subsection regardless of perceived compliance or noncompliance • For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 25 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
Pump Station 1996 No No
Storage Building 1996 No No
General Site 1996 No No

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 26 www.us.bureauveritas.com | p 800.733.0660

6. 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.

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.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 27 www.us.bureauveritas.com | p 800.733.0660
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.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 28 www.us.bureauveritas.com | p 800.733.0660

7. 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.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 29 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.

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 30 www.us.bureauveritas.com | p 800.733.0660

8. Certification
FCA and Master Plan Study (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Temple Pump Station, 2271 Temple 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.

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: Gerardo Moreno
Project Assessor
Reviewed by:

Michael Chaney,
Program Manager
800.733.0660 ext. 7297980
[email protected]
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 31 www.us.bureauveritas.com | p 800.733.0660

9. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plans
Appendix C: Pre-Survey Questionnaires
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
Appendix G: Equipment Inventory List
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix A:

Photographic Record
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-009.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
1 - SITE OVERALL - FRONT ELEVATION 2 - SITE OVERALL - REAR ELEVATION 3 - PUMP STATION - FRONT ELEVATION 4 - PUMP STATION - LEFT ELEVATION 5 - PUMP STATION - RIGHT ELEVATION 6 - STORAGE BUILDING - FRONT ENTRANCE TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-009.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
7 - STORAGE BUILDING - RIGHT SIDE 8 - PUMP STATION - TYPICAL HALLWAY 9 - PUMP STATION - COMMUNICATION PANEL 10 - PUMP STATION - GENERATOR ROOM 11 - PUMP STATION - MOTOR CONTROL CENTER 12 - PUMP STATION - PUMP ROOM TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-009.354 Photographic Overview
www.us.bureauveritas.com | p 800.733.0660
13 - PUMP STATION – MOTORZD CNTRL VALVES 14 - STORAGE BUILDING - UNISEX BATHROOM 15 - STORAGE BUILDING - GARAGE OVERVIEW 16 - WATER STORAGE TANK 17 - FUEL STORAGE TANK 18 - RETAINING WALL
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix B:

Site and Floor Plans
Site Plan
Project Number Project Name
165418.23R000-009.354 Temple Pump Station
Signal Hill
Source On-Site Date
Google Earth Pro Jan 16, 2024
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix C:

Pre -Survey Questionnaire s

TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix D:

Has building management reported any
accessibility-based complaints or litigation?
1 2
3 165418.23R000-009.354
Property Name:

BV Project Number:
009.354 - Temple Pump Station
Public Restrooms
Abbreviated Accessibility Checklist

TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES Question Yes No NA Comments
Do publicly accessible toilet rooms appear to
have a minimum compliant floor area ? 1
Does the lavatory appear to be mounted at a
compliant height and with compliant knee
area ?
2 Does the lavatory faucet have compliant
handles ? 3
Is the plumbing piping under lavatories
configured to protect against contact ? 4
Are grab bars provided at compliant locations
around the toilet ? 5
Do toilet stall doors appear to provide the
minimum compliant clear width ? 6
Do toilet stalls appear to provide the minimum
compliant clear floor area ? 7
Where more than one urinal is present in a
multi-user restroom, does minimum one urinal
appear to be mounted at a compliant height
and with compliant approach width ?
8 Do accessories and mirrors appear to be
mounted at a compliant height ? 9
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix E:

Component Condition Report
Component Condition Report | Temple Pump Station / Pump Station UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Building Exterior Fair Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 3,400 SF 2 B2010 Building Exterior Fair Exterior Walls, Brick 800 SF 22 B2050 Building Exterior Poor Exterior Door, Steel, any type, Refinish 8 0 B2050 Building Exterior Fair Exterior Door, Steel, Standard 8 12 B2070 Building Exterior Fair Louvers, Aluminum 2 12
Roofing
B3010 Roof Fair Roofing, Clay/Concrete Tile 1,600 SF 22 B3010 Roof Poor Roofing, Built-Up 400 SF 0
B3060 Roof Fair Roof Hatch, Metal 1 3
B3060 Roof Fair Roof Skylight, per SF of glazing 125 SF 3 Interiors
C1030 Throughout building Fair Interior Door, Steel, Standard 4 12 C2050 Throughout building Fair Ceiling Finishes, any flat surface, Prep & Paint 2,156 SF 3 Plumbing
D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 D2010 Pump Room Good Piping & Valves, Motorized Flow Control Valve, Domestic Water 1 14 HVAC
D3060 Ceiling Fair Exhaust Fan, Centrifugal, 24" Damper 3 3 Fire Protection
D4030 Throughout building Fair Fire Extinguisher, Wet Chemical/CO2 3 5 Electrical
D5010 Electrical room Fair Automatic Transfer Switch, ATS 1 3 D5010 Generator Room Fair Generator, Diesel 1 3
D5020 Electrical room Fair Motor Control Center, w/ Main Breaker [MCC-1] 1 3 D5020 Electrical room Fair Secondary Transformer, Dry, Stepdown [TRANSFORMER T-1] 1 3 D5030 Throughout building Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 2,156 SF 12 D5040 Building exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 5 2 7215516
7215517
7349429
7215538
7215499
7215528
7215522
7215549
7215526
7215540
7215544
7215508
7215490
7215505
7215535
7215493
7215503
7215520
7215548
7215521
7215497
7215542
7215510
7215534
7215498
Component Condition Report | Temple Pump Station / Pump Station UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID D5040 Throughout building Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 2,156 SF 3 Fire Alarm & Electronic Systems
D7050 Poor Fire Alarm System, Full System Upgrade, Simple Addressable, Install 2,798 SF 0 D7050 Throughout building Failed Fire Alarm Devices, Smoke Detector, Replace/Install 3 0 D7050 Poor Fire Alarm Panel, Fully Addressable 1 0
Utilities
G3010 Pump Room Fair Pump, Well Water [2C] 1 2
G3010 Pump Room Fair Pump, Well Water [3A] 1 2
G3010 Pump Room Fair Pump, Well Water [2B] 1 2
G3010 Pump Room Fair Pump, Well Water [3FF] 1 3
G3010 Pump Room Fair Pump, Well Water [3B] 1 3
G3010 Pump Room Fair Pump, Well Water [2A] 1 3
Component Condition Report | Temple Pump Station / Storage Building UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID Facade
B2010 Building Exterior Poor Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 1,000 SF 2 B2050 Building Exterior Fair Exterior Door, Steel, Standard 1 12 B2050 Poor Exterior Door, Steel, any type, Refinish 1 0 B2050 Building Exterior Fair Overhead/Dock Door, Steel, 12'x12' (144 SF) 1 3 B2070 Building Exterior Fair Louvers, Aluminum 2 12
Roofing
B3010 Roof Good Roofing, Clay/Concrete Tile 700 SF 22
Interiors
C1030 Throughout building Fair Interior Door, Steel, Standard 2 12 C2010 Restrooms Fair Wall Finishes, any surface, Prep & Paint 300 SF 3 C2010 Unisex Restroom Fair Wall Finishes, Ceramic Tile 200 SF 12 C2010 Throughout building Fair Wall Finishes, any surface, Prep & Paint 950 SF 3 C2030 Unisex Restroom Fair Flooring, Ceramic Tile 150 SF 12 C2050 Ceiling Good Ceiling Finishes, Gypsum Board/Plaster 624 SF 22 Plumbing
D2010 Unisex Restroom Fair Sink/Lavatory, Wall-Hung, Vitreous China 1 3 D2010 Unisex Restroom Fair Water Heater, Electric, Residential 1 3 7215531
8312080
7215491
8312083
7215492
7215525
7215529
7215513
7215501
7215537
7215489
7215518
7349431
7215546
7215502
7215514
7215539
7215543
7215512
7215532
7215536
7215515
7215500
7215496
Component Condition Report | Temple Pump Station / Storage Building UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID D2010 Unisex Restroom Fair Toilet, Commercial Water Closet 1 3 Electrical
D5020 Fair Distribution Panel, 120/240 V, Residential Style 1 2 D5030 Throughout building Fair Electrical System, Wiring & Switches, Average or Low Density/Complexity 624 SF 12 D5040 Throughout building Fair Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures 624 SF 3 D5040 Building Exterior Fair Exterior Fixture w/ Lamp, any type, w/ LED Replacement 6 3 Component Condition Report | Temple Pump Station / Site UF L3 Code Location Condition Asset/Component/Repair Quantity RUL ID HVAC
D3010 Site Fair Storage Tank, Fuel, Interior 1 3
Pedestrian Plazas & Walkways
G2020 Site Fair Parking Lots, Pavement, Asphalt, Mill & Overlay 4,400 SF 3 Sitework
G2060 Site Fair Fences & Gates, Fence, Chain Link 6' 100 LF 12 G2060 Site Fair Fences & Gates, Fence, Metal Tube 6' 500 LF 12 G2060 Site Fair Retaining Wall, Brick/Stone 4,500 SF 12 G2080 Site Fair Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 8,800 SF 3 Utilities
G3010 Site Fair Storage Tank, Site Water, Underground, 10000 GAL 1 3 7215527
7215523
7215511
7215509
7215547
7215530
7215495
7215506
7215504
7215545
7215541
7215519
TEMPLE PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-008.354 www.us.bureauveritas.com | p 800.733.0660
Appendix F:

Replacement Reserves
Replacement Reserves Report
10/1/2024
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 Temple Pump Station / Pump Station $44,154 $0 $62,479 $566,442 $0 $1,669 $0 $0 $0 $0 $3,010 $0 $62,775 $10,132 $102,106 $39,635 $0 $0 $0 $0 $20,217 $912,618 Temple Pump Station / Site $0 $0 $0 $123,784 $0 $0 $0 $0 $0 $0 $0 $0 $1,487,582 $0 $0 $0 $0 $0 $0 $0 $0 $1,611,366 Temple Pump Station / Storage Building $160 $0 $8,351 $25,933 $0 $0 $0 $0 $0 $0 $215 $0 $35,176 $4,406 $0 $0 $0 $0 $1,498 $0 $289 $76,029 Grand Total $44,314 $0 $70,831 $716,159 $0 $1,669 $0 $0 $0 $0 $3,225 $0 $1,585,533 $14,537 $102,106 $39,635 $0 $0 $1,498 $0 $20,506 $2,600,013 Temple Pump Station / Pump Station
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 B2010 7215516 Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 10 8 2 3400 SF $6.11 $20,781 $20,781 $20,781 $41,562 B2050 7349429 Exterior Door, Steel, any type, Refinish 10 28 0 8 EA $160.00 $1,280 $1,280 $1,280 $1,280 $3,840 B2050 7215538 Exterior Door, Steel, Standard, Replace 40 28 12 8 EA $960.00 $7,680 $7,680 $7,680 B2070 7215499 Louvers, Aluminum, Replace 40 28 12 2 EA $1,552.00 $3,104 $3,104 $3,104 B3010 7215522 Roofing, Built-Up, Replace 25 25 0 400 SF $22.40 $8,960 $8,960 $8,960 B3060 7215526 Roof Skylight, per SF of glazing, Replace 30 27 3 125 SF $80.00 $10,000 $10,000 $10,000 B3060 7215549 Roof Hatch, Metal, Replace 30 27 3 1 EA $2,080.00 $2,080 $2,080 $2,080 C1030 7215540 Interior Door, Steel, Standard, Replace 40 28 12 4 EA $960.00 $3,840 $3,840 $3,840 C2050 7215544 Ceiling Finishes, any flat surface, Prep & Paint 10 7 3 2156 SF $3.20 $6,899 $6,899 $6,899 $13,798 D2010 7215508 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $10,528.00 $10,528 $10,528 $10,528 D2010 7215490 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $10,528.00 $10,528 $10,528 $10,528 D2010 7215505 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $14,864.00 $14,864 $14,864 $14,864 D2010 7215535 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $10,528.00 $10,528 $10,528 $10,528 D2010 7215493 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $10,528.00 $10,528 $10,528 $10,528 D2010 7215503 Piping & Valves, Motorized Flow Control Valve, Domestic Water, Replace 15 1 14 1 EA $10,528.00 $10,528 $10,528 $10,528 D3060 7215520 Exhaust Fan, Centrifugal, 24" Damper, Replace 25 22 3 3 EA $4,800.00 $14,400 $14,400 $14,400 D4030 7215548 Fire Extinguisher, Wet Chemical/CO2, Replace 10 5 5 3 EA $480.00 $1,440 $1,440 $1,440 $2,880 D5010 7215497 Generator, Diesel, Replace 25 22 3 1 EA $352,000.00 $352,000 $352,000 $352,000 D5010 7215521 Automatic Transfer Switch, ATS, Replace 25 22 3 1 EA $48,000.00 $48,000 $48,000 $48,000 D5020 7215510 Secondary Transformer, Dry, Stepdown, Replace 30 27 3 1 EA $12,160.00 $12,160 $12,160 $12,160 D5020 7215542 Motor Control Center, w/ Main Breaker, Replace 30 27 3 1 EA $24,000.00 $24,000 $24,000 $24,000 D5030 7215534 Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 28 12 2156 SF $4.00 $8,624 $8,624 $8,624 D5040 7215498 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 18 2 5 EA $960.00 $4,800 $4,800 $4,800 D5040 7215531 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 17 3 2156 SF $7.20 $15,523 $15,523 $15,523 D7050 7215491 Fire Alarm Devices, Smoke Detector, Replace/Install 10 10 0 3 EA $320.00 $960 $960 $960 $960 $2,880 D7050 8312080 Fire Alarm System, Full System Upgrade, Simple Addressable, Install 20 20 0 2798 SF $3.20 $8,954 $8,954 $8,954 $17,907 D7050 8312083 Fire Alarm Panel, Fully Addressable, Replace 15 15 0 1 EA $24,000.00 $24,000 $24,000 $24,000 $48,000 G3010 7215492 Pump, Well Water, Replace 25 23 2 1 EA $11,104.00 $11,104 $11,104 $11,104 G3010 7215529 Pump, Well Water, Replace 25 23 2 1 EA $11,104.00 $11,104 $11,104 $11,104 G3010 7215525 Pump, Well Water, Replace 25 23 2 1 EA $11,104.00 $11,104 $11,104 $11,104 G3010 7215513 Pump, Well Water, Replace 25 22 3 1 EA $11,104.00 $11,104 $11,104 $11,104 G3010 7215501 Pump, Well Water, Replace 25 22 3 1 EA $11,104.00 $11,104 $11,104 $11,104 G3010 7215537 Pump, Well Water, Replace 25 22 3 1 EA $11,104.00 $11,104 $11,104 $11,104 Totals, Unescalated $44,154 $0 $58,893 $518,374 $0 $1,440 $0 $0 $0 $0 $2,240 $0 $44,029 $6,899 $67,504 $25,440 $0 $0 $0 $0 $11,194 $780,166 Totals, Escalated (3.0% inflation, compounded annually) $44,154 $0 $62,479 $566,442 $0 $1,669 $0 $0 $0 $0 $3,010 $0 $62,775 $10,132 $102,106 $39,635 $0 $0 $0 $0 $20,217 $912,618 Temple Pump Station / Site
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 D3010 7215530 Storage Tank, Fuel, Interior, Replace 25 22 3 1 EA $10,560.00 $10,560 $10,560 $10,560 G2020 7215495 Parking Lots, Pavement, Asphalt, Mill & Overlay 25 22 3 4400 SF $5.60 $24,640 $24,640 $24,640 G2060 7215506 Fences & Gates, Fence, Chain Link 6', Replace 40 28 12 100 LF $33.60 $3,360 $3,360 $3,360 Replacement Reserves Report
10/1/2024
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 G2060 7215504 Fences & Gates, Fence, Metal Tube 6', Replace 40 28 12 500 LF $64.00 $32,000 $32,000 $32,000 G2060 7215545 Retaining Wall, Brick/Stone, Replace 40 28 12 4500 SF $224.00 $1,008,000 $1,008,000 $1,008,000 G2080 7215541 Irrigation System, Pop-Up Spray Heads, Commercial, Replace/Install 20 17 3 8800 SF $1.60 $14,080 $14,080 $14,080 G3010 7215519 Storage Tank, Site Water, Underground, 10000 GAL, Replace 30 27 3 1 EA $64,000.00 $64,000 $64,000 $64,000 Totals, Unescalated $0 $0 $0 $113,280 $0 $0 $0 $0 $0 $0 $0 $0 $1,043,360 $0 $0 $0 $0 $0 $0 $0 $0 $1,156,640 Totals, Escalated (3.0% inflation, compounded annually) $0 $0 $0 $123,784 $0 $0 $0 $0 $0 $0 $0 $0 $1,487,582 $0 $0 $0 $0 $0 $0 $0 $0 $1,611,366 Temple Pump Station / Storage Building
Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost *Subtotal2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044Deficiency Repair Estimate B2010 7215489 Exterior Walls, Stucco, Prep & Fog Coat or Paint, Prep & Fog Coat or Paint 10 8 2 1000 SF $6.11 $6,112 $6,112 $6,112 $12,224 B2050 7349431 Exterior Door, Steel, any type, Refinish 10 28 0 1 EA $160.00 $160 $160 $160 $160 $480 B2050 7215518 Exterior Door, Steel, Standard, Replace 40 28 12 1 EA $960.00 $960 $960 $960 B2050 7215546 Overhead/Dock Door, Steel, 12'x12' (144 SF), Replace 30 27 3 1 EA $5,120.00 $5,120 $5,120 $5,120 B2070 7215502 Louvers, Aluminum, Replace 40 28 12 2 EA $1,552.00 $3,104 $3,104 $3,104 C1030 7215539 Interior Door, Steel, Standard, Replace 40 28 12 2 EA $960.00 $1,920 $1,920 $1,920 C2010 7215512 Wall Finishes, Ceramic Tile, Replace 40 28 12 200 SF $28.80 $5,760 $5,760 $5,760 C2010 7215543 Wall Finishes, any surface, Prep & Paint 10 7 3 300 SF $2.40 $720 $720 $720 $1,440 C2010 7215532 Wall Finishes, any surface, Prep & Paint 10 7 3 950 SF $2.40 $2,280 $2,280 $2,280 $4,560 C2030 7215536 Flooring, Ceramic Tile, Replace 40 28 12 150 SF $28.80 $4,320 $4,320 $4,320 D2010 7215496 Water Heater, Electric, Residential, Replace 15 12 3 1 EA $880.00 $880 $880 $880 $1,760 D2010 7215527 Toilet, Commercial Water Closet, Replace 30 27 3 1 EA $2,080.00 $2,080 $2,080 $2,080 D2010 7215500 Sink/Lavatory, Wall-Hung, Vitreous China, Replace 30 27 3 1 EA $2,400.00 $2,400 $2,400 $2,400 D5020 7215523 Distribution Panel, 120/240 V, Residential Style, Replace 30 28 2 1 EA $1,760.00 $1,760 $1,760 $1,760 D5030 7215511 Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 28 12 624 SF $4.00 $2,496 $2,496 $2,496 D5040 7215509 Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 17 3 624 SF $7.20 $4,493 $4,493 $4,493 D5040 7215547 Exterior Fixture w/ Lamp, any type, w/ LED Replacement, Replace 20 17 3 6 EA $960.00 $5,760 $5,760 $5,760 Totals, Unescalated $160 $0 $7,872 $23,733 $0 $0 $0 $0 $0 $0 $160 $0 $24,672 $3,000 $0 $0 $0 $0 $880 $0 $160 $60,637 Totals, Escalated (3.0% inflation, compounded annually) $160 $0 $8,351 $25,933 $0 $0 $0 $0 $0 $0 $215 $0 $35,176 $4,406 $0 $0 $0 $0 $1,498 $0 $289 $76,029 CITY HALL BUREAU VERITAS PROJECT: 165418.23R000-001.354 www.bvna.com | p 800.733.0660
Appendix G:

INDUSTRIAL

ENGINEERING &

FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 Gundry Pump Station
3315 Gundry Avenue
Signal Hill, CA 90755
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 #:
165418.23R000-010.354
DATE OF REPORT:

February 19, 2025
ON SITE DATE:

January 26, 2024
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 www.us.bureauveritas.com | p 800.733.0660

TABLE OF CONTENTS

1. Executive Summary................................................................................................. 1 Facility Condition Index (FCI)..................................................................................... 2 Immediate Needs....................................................................................................... 3 Plan Types ................................................................................................................. 4

2. Gundry Pump Station Building............................................................................... 5 Significant/Systemic Findings and Deficiencies ......................................................... 7

3. Reservoir Park Restrooms.................................................................................... 11 Significant/Systemic Findings and Deficiencies ....................................................... 13

4. Sand Basin Building.............................................................................................. 17 Significant/Systemic Findings and Deficiencies ....................................................... 19

5. Site .......................................................................................................................... 24

6. ADA Accessibility .................................................................................................. 26

7. Purpose and Scope ............................................................................................... 28

8. Opinions of Probable Costs.................................................................................. 30 Methodology ............................................................................................................ 30 Definitions ................................................................................................................ 31

9. Certification............................................................................................................ 32

10.Appendices ............................................................................................................ 33 GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 1 www.us.bureauveritas.com | p 800.733.0660

1. Ex ec ut iv e S u mm a ry
General Information
Property Type Pump Station and Park
Number of Buildings 3
Main Address 3315 Gundry Avenue, Signal Hill, CA 90755
Site Developed 1874
Outside Occupants / Leased
Spaces
None
Date(s) of Visit January 26, 2024
Management Point of Contact Thomas Bekele, Public Works Director Phone: (562) 989-7355
Email: [email protected]
On-site Point of Contact (POC) Margarita Beltran
Assessment & Report Prepared By Gerardo Moreno
Reviewed By Michael Chaney
Program Manager
[email protected]
800.733.0660 x7297980
AssetCalc Link Full dataset for this assessment can be found at:
https://www.assetcalc.net/
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 2 www.us.bureauveritas.com | p 800.733.0660
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.

Facility Cost/SF Total SF Replacement
Value
Current 3-Year 5-Year 10-Year
Gundry Pump Station
Building
$650 2,837 $1,844,050 0% 7.4% 34.5% 34.5%
Reservoir Park
Restrooms
$425 205 $87,125 0% 11.5% 24.3% 24.3%
Sand Basin Building $650 3,379 $2,196,350 0.9% 6.7% 11.3% 11.3% GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 3 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Facility/Building Total Items Total Cost
Gundry Pump Station / Sand Basin Building 2 $20,000
TOTAL 2 $20,000
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 4 www.us.bureauveritas.com | p 800.733.0660
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)
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 5 www.us.bureauveritas.com | p 800.733.0660

2. G u nd ry P u mp S t at io n B u il di ng
Gundry Pump Station Building: Building Systems Summary
Address 3315 Gundry Avenue, Signal Hill, CA 90755
Constructed/Renovated 1974
Building Area 2,837 SF
Number of Stories 1 above grade
System Description Condition
Structure Masonry bearing walls with metal roof deck supported by openweb steel joists and concrete strip/wall footing foundation system.

Fair
Facade Wall Finish: Stucco
Windows: Wood
Fair
Roof Primary: Gable construction with asphalt shingles Fair Interiors Walls: Painted gypsum board and unfinished CMU Floors: Sealed concrete
Ceilings: Painted gypsum board and exposed
Fair
Elevators None -
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: Electric water heater residential
Fixtures: Toilet and sinks in restroom
Fair
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 6 www.us.bureauveritas.com | p 800.733.0660
Gundry Pump Station Building: Building Systems Summary
HVAC None -
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED and linear fluorescent
Emergency Power: Diesel generator with automatic transfer switch
Fair
Fire Alarm Smoke detectors with exit signs only Fair
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 7 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Gundry Pump Station, established in 1974, is an integral component of the Gundry Reservoir, boasting a storage capacity of 5 million gallons. Located in the northern sector of the city within Reservoir Park, this facility houses motors, pumps, and control center rooms, serving a vital role in the city's water treatment process. It significantly contributes to enhancing water reliability, quality, pressure, and firefighting capabilities across the community.

Architectural
The masonry building sits on a concrete foundation, with a wood deck supported by wood joists and CMU walls. Its original gable-style roof features asphalt shingles, currently in fair condition. The exterior walls are finished with stucco, and windows are standard wood-framed units. Flooring is comprised of sealed concrete.

While the architectural and structural elements are functional, they show signs of aging and are considered to be in fair condition. However, given their age, replacement may be necessary in the near future.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building does not have any HVAC systems or components.

The electrical system at this facility is aged but functional. The switchboard supporting the entire facility is in fair condition, as is the motor control center. However, considering the typical lifecycle of such systems, electrical upgrades will be required soon.

Plumbing fixtures are limited, with only a small restroom present in the facility. While these fixtures are currently in fair condition, a lifecycle plumbing system renovation is imminently needed.

Fire suppression for this building is limited to fire extinguishers and smoke detectors.

Recommended Additional Studies
No additional studies recommended at this time.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 8 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Gundry Pump Station Building: 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 $39,999 $4,895 $0 $49,193 $94,087
Roofing $0 $0 $34,512 $0 $0 $34,512
Interiors $0 $15,017 $13,112 $3,935 $54,270 $86,334
Plumbing $0 $1,103 $47,324 $77,796 $3,462 $129,685
Fire Protection $0 $0 $4,321 $0 $5,808 $10,129
Electrical $0 $0 $458,474 $71,948 $0 $530,422
Fire Alarm &
Electronic Systems
$0 $0 $7,892 $29,649 $0 $37,541
TOTALS $0 $56,200 $570,600 $183,400 $112,800 $922,800
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 9 www.us.bureauveritas.com | p 800.733.0660
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
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 10 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
At the time of the assessment BV did not identify any immediate needs associated with this building.

Key Findings
At the time of the assessment BV did not identify any key findings for this building, GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 11 www.us.bureauveritas.com | p 800.733.0660

3. R es e rv o ir Pa rk R es t r oo m s
Reservoir Park Restrooms: Building Systems Summary
Address 3315 Gundry Avenue, Signal Hill, CA 90755
Constructed/Renovated 1987
Building Area 205 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/wall footing foundation system Good
Facade Wall Finish: Wood siding and stone veneer
Windows: Aluminum
Good
Roof Primary: Gable construction with concrete tiles Fair Interiors Walls: Painted gypsum board
Floors: Sealed concrete
Ceilings: Painted gypsum board
Good
Elevators None -
Plumbing Distribution: Copper supply and cast-iron waste & venting Hot Water: None
Fixtures: Toilets, sinks, and drinking fountains in restrooms Fair
HVAC None -
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 12 www.us.bureauveritas.com | p 800.733.0660
Reservoir Park Restrooms: Building Systems Summary
Fire Suppression None -
Electrical Source & Distribution: Main panel with copper wiring Interior Lighting: LED
Emergency Power: None
Fair
Fire Alarm Smoke detectors with exit signs only Good
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

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

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 13 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The restroom building, constructed in the early 1990s, serves the public visiting Reservoir Park. The park features amenities such as playground areas, barbecue areas, picnic tables, and restroom facilities. Concrete walkways connect the restroom building to sidewalks and playground areas, ensuring ease of access for park visitors.

Architectural
The small restroom building is constructed with traditional masonry walls supported by wood joists on concrete slabs. The roof is finished with concrete roof tiles. The exterior facade features a combination of stone veneer and painted wood siding, while the interior is covered with painted gypsum board. The flooring consists of sealed finished concrete. Overall, the architectural and structural elements of the building appear to be sound and in good condition.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building does not have an HVAC system, and electrical infrastructure appears to be minimal with a small electrical panel. While the electrical system appears to be in fair condition, lifecycle renewal replacement is recommended for future maintenance.

Plumbing fixtures and the plumbing system remain unchanged since the building's construction, necessitating lifecycle replacements in the near future.

Fire suppression measures for the building are limited to smoke detectors.

Recommended Additional Studies
No additional studies recommended at this time.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 14 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Reservoir Park Restrooms: 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 $0 $18,645 $3,966 $22,611
Roofing $0 $0 $0 $5,269 $8,188 $13,457
Interiors $0 $1,437 $0 $806 $3,016 $5,259
Plumbing $0 $0 $15,070 $2,865 $0 $17,935
Electrical $0 $0 $4,659 $0 $6,666 $11,325
TOTALS $0 $1,500 $19,800 $27,600 $21,900 $70,600
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 15 www.us.bureauveritas.com | p 800.733.0660
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
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 16 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
At the time of the assessment BV did not identify any immediate needs associated with this building.

Key Findings
At the time of the assessment BV did not identify any key findings for this building, GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 17 www.us.bureauveritas.com | p 800.733.0660

4. S a nd Bas in B ui l di ng
Sand Basin Building: Building Systems Summary
Address 3315 Gundry Avenue, Signal Hill, CA 90755
Constructed/Renovated 1985
Building Area 3,379 SF
Number of Stories 1 above grade
System Description Condition
Structure Conventional wood frame structure over concrete slab foundation
Fair
Facade Wall Finish: Stucco
Windows: Wood
Fair
Roof Flat construction with metal finish Poor
Interiors Walls: painted CMU and Unfinished
Floors: sealed concrete
Ceilings: Painted exposed members
Fair
Elevators None -
Plumbing Distribution: None
Hot Water: None
Fixtures: None
-
HVAC None -
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 18 www.us.bureauveritas.com | p 800.733.0660
Sand Basin Building: Building Systems Summary
Fire Suppression Fire extinguishers only Fair
Electrical Source & Distribution: Fed from Gundry Pump Station building with copper wiring
Interior Lighting: LED and linear fluorescent
Emergency Power: Diesel generator with automatic transfer switch
Fair
Fire Alarm None -
Equipment/Special None -
Accessibility Presently it does not appear an accessibility study is needed for this building. See the appendix for associated photos and additional information.

Additional Studies The roof is in poor condition. Significant sagging and ponding of water were noted on the west half of the roof. A professional architect must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A budgetary cost allowance to repair the roof is also included.

Key Spaces Not
Observed
All key areas of the facility were accessible and observed.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 19 www.us.bureauveritas.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
The Sand Basin building, established in 1985, is an integral component of the Gundry Reservoir, boasting a storage capacity of 5 million gallons. Located in the northern sector of the City within Reservoir Park, this facility houses pumps room consisting of pipes and valves, serving a vital role at the Gundry pump station facility.

Architectural
The wood-framed structure is supported by a concrete foundation, with CMU walls present in certain rooms.

Notably, the metal roof on the west side displays significant sagging, leading to water ponding, indicating poor condition. Budgetary allocations for roof repairs have been included in the immediate budget report, with a recommendation for a comprehensive roof study to assess potential damage to both the metal roof and underlying structure.

Furthermore, exterior paint deterioration, characterized by chipping and fading, suggests a need for replacement in the near future. While the architectural and structural elements of the building are aged, they remain in fair condition.

Mechanical, Electrical, Plumbing and Fire (MEPF)
The building does not have any HVAC system or units.

The electrical system at this facility is fed from the Gundry Pump Station building.

No plumbing fixtures are present in the building.

Fire suppression for this building is limited to fire extinguishers.

Recommended Additional Studies
No additional studies recommended at this time.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 20 www.us.bureauveritas.com | p 800.733.0660
The table below shows the anticipated costs by trade or building system over the next 20 years.

Sand Basin Buiilding: 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 $25,066 $3,671 $7,296 $43,723 $79,756
Roofing $8,800 $74,563 $14,046 $0 $0 $97,409
Interiors $0 $22,941 $14,189 $0 $49,900 $87,030
Fire Protection $0 $0 $1,080 $0 $1,452 $2,532
Electrical $0 $0 $69,008 $0 $0 $69,008
TOTALS $8,800 $122,600 $102,000 $7,300 $95,100 $335,800 GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 21 www.us.bureauveritas.com | p 800.733.0660
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
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 22 www.us.bureauveritas.com | p 800.733.0660
Immediate Needs
Location UF Description Cond Plan Type Cost
Gundry Pump Station / Sand
Basin Building
P2032 Architectural Study, Building Envelope,
Roof, Evaluate/Report
Failed Performance/Integrity $11,200
Gundry Pump Station / Sand
Basin Building
B3015 Roofing, any type, Repairs per ManDay, RepairFailed Performance/Integrity $8,800 TOTAL (2 items) $20,000
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 23 www.us.bureauveritas.com | p 800.733.0660
Key Findings
Roofing in Failed condition.
any type, Repairs per Man-Day
Sand Basin Building
Sand Basin Roof West
Uniformat Code: B3010
Recommendation: Repair in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $8,800
Significant sagging and ponding of water were noted on the west half of the roof. Repair the metal roof and provide proper sloping to avoid ponding. - AssetCALC ID: 7359381 Recommended Follow-up Study:
in Failed condition.

Building Envelope, Roof
Sand Basin Building
Sand Basin West Roof
Uniformat Code: P2030
Recommendation: Evaluate/Report in 2024
Plan Type:

Performance/Integrity
Cost Estimate: $11,200
Significant sagging and ponding of water were noted on the west half of the roof. It is recommended to conduct a detailed study to assess the extent of damage to the metal roof and potentially the underlying structure. - AssetCALC ID: 7357404
Exterior Walls in Poor condition.
any painted surface
Sand Basin Building
Building Exterior
Uniformat Code: B2010
Recommendation: Prep & Paint in 2025
Plan Type:

Retrofit/Adaptation
Cost Estimate: $24,300
Some portions of the exterior wall paint have deteriorated. - AssetCALC ID: 7357447 GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 24 www.us.bureauveritas.com | p 800.733.0660

5. S it e
Site: Site Information
Site Area 2.78 acres
Parking Spaces This site has no parking lots.

System Description Condition
Site Pavement Asphalt areas with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, and ramps Fair
Site Development Property entrance signage; chain link fencing; Playgrounds with site lights
Heavily furnished with park benches, picnic tables, trash receptacles
Good
Landscaping &
Topography
Significant landscaping features including lawns, trees, bushes, and planters
Irrigation present
Low to moderate site slopes throughout
Good
Utilities Municipal water and sewer
Local utility-provided electric
Fair
Site Lighting Pole-mounted: LED
Building-mounted: LED
Good
Ancillary Structures Storage shed Good
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 25 www.us.bureauveritas.com | p 800.733.0660
Site: Site Information
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior site areas. See the appendix for associated photos and additional information.

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

Site Areas Observed Most of 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.

Site Summary
The Gundry Pump Station facility site features asphalt and concrete areas, surrounded by chain-link fencing.

The amenities at Reservoir Park, including picnic tables, play areas, restrooms, walkways, site lighting, trash receptacles, and well-maintained landscapes, are in good condition and will require typical lifecycle replacements. No additional expenditures are anticipated for the near term.

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

Site: 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
Sitework $0 $34,755 $0 $141,002 $477,427 $653,184
TOTALS $0 $34,800 $0 $141,100 $477,500 $653,200
Immediate Needs
At the time of the assessment BV did not identify any immediate needs associated with the site features.

Key Findings
At the time of the assessment BV did not identify any key findings.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 26 www.us.bureauveritas.com | p 800.733.0660

6. A DA Ac c es s ib i li t 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

During the FCA, Bureau Veritas performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to the same areas observed while performing the FCA and the categories set forth in the material included in the appendix. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of this assessment. A full measured ADA survey would be required to identify more specific potential accessibility issues. Additional clarifications of this limited survey:
▪ This survey was visual in nature and actual measurements were not taken to verify compliance ▪ Only a representative sample of areas was observed
▪ Two overview photos were taken for each subsection regardless of perceived compliance or non-compliance ▪ Itemized costs for individual non-compliant items are included in the dataset ▪ For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 27 www.us.bureauveritas.com | p 800.733.0660
The following table summarizes the accessibility conditions of the general site and the subject building included in this report:

Accessibility Summary
Facility Year Built/
Renovated
Prior Study
Provided?
Major/Moderate
Issues Observed?
General Site 1974 No No
Gundry Pump Station 1974 No No
Gundry Pump Station Building 1974 No No
Reservoir Park Restrooms 1987 No No
GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 28 www.us.bureauveritas.com | p 800.733.0660

7. P u rp os e an d Sc 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.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 29 www.us.bureauveritas.com | p 800.733.0660
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.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 30 www.us.bureauveritas.com | p 800.733.0660

8. 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.

GUNDRY PUMP STATION BUREAU VERITAS PROJECT: 165418.23R000-010.354 31 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.

Signal Hill City CouncilJune 24, 2025

Signal Hill City Council
June 24, 2025