FACILITY CONDITION ASSESSMENT
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.bvna.com | p 800.733.0660 South San Francisco Municipal Building
33 Arroyo Drive
South San Francisco, CA 94080
prepared for
Group 4 Architecture, Research + Planning, Inc
211 Linden Avenue
South San Francisco, CA94080
Dawn Merkes
PREPARED BY:
Bureau Veritas
6021 University Boulevard, Suite 200
Ellicott City, MD 21043
800.733.0660
www.bvna.com
BV CONTACT:
Jason Mayes
Program Manager
800.733.0660 x7293328
[email protected]
BV PROJECT #:
162502.24R000-001.017
DATE OF REPORT:
October 29, 2024
Updated April 14,2025
ON SITE DATE:
September 17, 2024
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 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....................................................................................................... 4 Key Findings .............................................................................................................. 5 Plan Types ................................................................................................................. 7
2. Building Systems and Site Elements ..................................................................... 8
3. ADA Accessibility .................................................................................................. 14
4. Purpose and Scope ............................................................................................... 16
5. Opinions of Probable Costs.................................................................................. 18 Methodology ............................................................................................................ 18 Definitions ................................................................................................................ 20
6. Certification............................................................................................................ 22
7. Appendices ............................................................................................................ 23 SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 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 One
Main Address South San Francisco Municipal Building, 33 Arroyo Drive, South San Francisco, CA 94080
Site Developed 1969; Renovated 1979
Outside Occupants / Leased
Spaces
Designated spaces are being used by a general contractor that is currently building the new Municipal Building on the other side of El Camino Real.
Date(s) of Visit September 17, 2024
Management Point of Contact Group 4 Architecture, Research + Ms. Dawn Merkes
650.871.0709
On-site Point of Contact (POC) John Shea - City of South San Francisco - Facilities Lead [email protected]
650.228.9577
Assessment & Report Prepared By Kay van der Have
Reviewed By Jason Mayes
Program Manager
800.733.0660 x7293328
[email protected]
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 2 www.bvna.com | p 800.733.0660
Significant/Systemic Findings and Deficiencies
Historical Summary
This facility was built in 1969 as a retail store. In the late 1970's the City of South San Francisco bought the property and converted it into a Municipal Services Building, which at the time housed the Fire Department, Police Station, City Council Chambers and Parks Department. The Fire Department is the only current occupants in the recently renovated (2012) section of the building. City of South San Francisco’s future for the Municipal Building is unknown. There are no current plans or future tenants anticipated.
Architectural
This two-story building is constructed with concrete tilt-up bearing walls with wood roof deck, supported by wood purlins. The concrete walls are supported by continuous spread concrete footings with a cast in place concrete slab. The exterior envelope systems and components were observed to have issues with water penetration seeping through the concrete exterior walls into the building. Efflorescence was observed on the exterior walls and attempted remedies for re-directing the water drainage was noted in the recommended survey. The roofing system was reported to have areas of failure with noted leaking. Interior finishes are heavily worn and are anticipated for lifecycle replacement based on useful life and normal wear. reflecting installation in 2014. Supplemental mechanical equipment within the building consists of split-system units and exhaust fans. Regular maintenance was performed, and replacement of parts and systems are completed as needed. The electrical system equipment, such as transformers, switchboards, distribution panels, wiring, lighting systems, and other components are adequate for the facility demand requirements. The plumbing system throughout the facility is original and in fair working order. Elevators are original and observed to be in poor working condition. Fire alarm and fire suppression systems are present, throughout the building.
The fire protection systems are inspected and maintained as needed, however it is recommended to bring these systems up to current codes and standards. All MEPF equipment is anticipated for lifecycle replacement.
Site
In general, the site has been moderately maintained. The asphalt parking lots are showing deterioration with alligator cracking and areas of uplift from tree roots. Asphalt mill and overlay has been recommended and budgeted in the cost tables provided. Most of the site contains moderate landscaping with low slope, which is served by in-ground irrigation system. Concrete sidewalks and paved brick areas provide pedestrian access to the building. Site lighting is provided by parking lot pole lights and exterior building lighting.
Recommended Additional Studies
See the Systems Summary tables in the latter sections of this report for recommended additional studies associated with accessibility, moisture intrusion and site drainage.
Mechanical, Electrical, Plumbing and Fire (MEPF)
The facility heating and cooling is accomplished through package rooftop units with many of the units 001 - SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 4 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 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
$142,440,000 118,700 $1,200
Est Reserve Cost FCI
Current $135,700 0.1 %
3-Year $35,657,000 25.0 %
5-Year $36,762,700 25.8 %
10-Year $41,386,200 29.1 %
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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
001 - South San Francisco
Municipal Building
P2032 Architectural Study, Building Envelope,
Façade, Evaluate/Report
NA Performance/Int
egrity
$12,800
001 - South San Francisco
Municipal Building
Y1031 ADA Entrances & Doors, Automatic
Opener, Install
Fair Aged But
Functional
$110,000
001 - South San Francisco
Municipal Building
P2032 Engineering Study, Civil, Site Drainage,
Evaluate/Report
NA Performance/Int
egrity
$12,800
TOTAL (3 items) $135,700
Location UF Code Description Condition Plan Type Cost
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Key Findings
Roofing in Poor condition.
Modified Bitumen
001 - South San Francisco Municipal Building
Roof
Uniformat Code: B3010
Recommendation: Replace in 2025
Plan Type:
Performance/Integrity
Cost Estimate: $3,305,100
The roofing has active leaks, and it is showing a lot of bubbled areas - AssetCALC ID: 8180986 Elevator Controls in Poor
condition.
Automatic, 2 Car Cluster
001 - South San Francisco Municipal Building
Elevator Shafts/Utility
Uniformat Code: D1010
Recommendation: Replace in 2025
Plan Type:
Performance/Integrity
Cost Estimate: $36,700
Very choppy ride - AssetCALC ID: 8180832
Parking Lots in Poor condition.
Pavement, Asphalt
001 - South San Francisco Municipal Building
Site
Uniformat Code: G2020
Recommendation: Seal & Stripe in 2025
Plan Type:
Performance/Integrity
Cost Estimate: $155,700
This needs to be done after the asphalt is replaced - AssetCALC ID: 8180917 Parking Lots in Poor condition.
Pavement, Asphalt
001 - South San Francisco Municipal Building
Site
Uniformat Code: G2020
Recommendation: Mill & Overlay in 2026
Plan Type:
Performance/Integrity
Cost Estimate: $355,800
Lots of alligator cracking and tree root damage - AssetCALC ID: 8180922 001 - SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 8 www.bvna.com | p 800.733.0660
Casework in Poor condition.
Cabinetry, Standard
001 - South San Francisco Municipal Building
Throughout Building
Uniformat Code: E2010
Recommendation: Replace in 2026
Plan Type:
Performance/Integrity
Cost Estimate: $371,200
Casework here is old used and abused - AssetCALC ID: 8180915 Recommended Follow-up Study:
Civil, Site Drainage
001 - South San Francisco Municipal Building
Building Exterior
Uniformat Code: P2030
Recommendation: Evaluate/Report in 2024
Plan Type:
Performance/Integrity
Cost Estimate: $12,800
At times of heavy rain, water pours from El Camino Real into the garage and the drainage in the garage is not adequate to prevent the garage from flooding. - AssetCALC ID: 8183379 Recommended Follow-up Study:
Building Envelope, Façade
001 - South San Francisco Municipal Building
Building Exterior
Uniformat Code: P2030
Recommendation: Evaluate/Report in 2024
Plan Type:
Performance/Integrity
Cost Estimate: $12,800
The concrete tilt up walls, leak water into the building, the garage level and the grade level. How to stop this from happening should be researched. - AssetCALC ID: 8183380 Fences & Gates in Poor condition.
Vehicle Gate, Chain Link Sliding Electric
001 - South San Francisco Municipal Building
Site
Uniformat Code: G2060
Recommendation: Replace in 2026
Plan Type:
Performance/Integrity
Cost Estimate: $18,300
Very rusty - AssetCALC ID: 8180859
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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 and Site Elements
Building Systems Summary
Address 33 Arroyo Drive, South San Francisco, CA 94080
GPS Coordinates 37.655515, -122.436805
Constructed/Renovated 1969 Renovated 1979
Building Area 118,700 SF
Number of Stories 2 above grade with 1 below-grade basement levels System Description Condition
Structure Concrete tilt-up bearing walls with wood roof deck supported by wood purlins. The concrete walls are supported by continuous spread concrete footings with a cast in place concrete slab.
Fair
Facade Primary Wall Finish: Stucco skim coat over the tilt-up concrete walls.
Windows: Aluminum
Poor
Roof Primary: Flat construction with modified bituminous finish Secondary: Gable construction with concrete tiles
Poor
Interiors Walls: Painted gypsum board, ceramic tile
Floors: Carpet, VCT, brick, ceramic tile, wood strip, sealed concrete
Ceilings: Painted gypsum board, ACT, wood paneling
Fair
Elevators Passenger: Two hydraulic cars serving all floors; the main floor and the subterranean parking garage area
Poor
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Building Systems Summary
Plumbing Distribution: Copper supply and cast iron and PVC waste and venting
Hot Water: Gas and Electric water heaters with integral tanks Fixtures: Toilets, urinals, and sinks in all restrooms
Fair
HVAC Non-Central System: Packaged units
Supplemental components: Ductless split-systems
Fair
Fire Suppression Wet-pipe sprinkler system, fire extinguishers, and kitchen hood system, dedicated computer/server room chemical system
Fair
Electrical Source & Distribution: Main switchboard with copper wiring Interior Lighting: LED, linear fluorescent, CFL, halogen, incandescent
Emergency Power: Diesel/Propane/Natural gas generator with automatic transfer switch and UPS
Fair
Fire Alarm Alarm panel with smoke detectors, alarms, pull stations, backup emergency lights, and exit signs Fair
Equipment/Special Commercial kitchen equipment Fair
Accessibility Potential moderate/major issues have been identified at the interior areas and a detailed accessibility study is
recommended. See the appendix for associated photos and additional information.
Additional Studies Beyond the accessibility study recommended above, no additional studies are currently recommended for the building.
The tilt-up retaining walls are in poor condition. Water penetrates through the exterior walls causing leaks into the building interior. Water damage has been documented and reported. 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.
The cost of this study is included in the cost tables. Due to the ambiguity of the required repair scope at the time of this assessment, the cost for any possible subsequent repairs is not included.
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Building Systems Summary
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
Areas of note that were either inaccessible or not observed for other reasons are listed here:
Server Room for 911 Communications; Secure area with no access provided.
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Site Information
Site Area 0.045 acres
Parking Spaces 192 total spaces; 52 spaces dedicated to Fire and Police departments, 11 in open lots 41 in the subterranean garage. 140 public spaces, 40 in open lots and 100 in the subterranean garage. One accessible space on the street and one in the open-air lot.
System Description Condition
Site Pavement Asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs and ramps.
Poor
Site Development Building-mounted signage; chain link fencing; No dumpster enclosures
Limited trash receptacles
Fair
Landscaping &
Topography
Limited landscaping features including trees, bushes, and planters
Irrigation present
Concrete retaining walls
Low site slopes throughout
Fair
Utilities Municipal water and sewer
Local utility-provided electric and natural gas
Fair
Site Lighting Pole-mounted: LED, Metal halide Fair
Ancillary Structures None n/a
Site Accessibility Presently it does not appear an accessibility study is needed for the exterior and site areas. See the appendix for associated photos and additional information.
Site Additional Studies The drainage at the building perimeter is in poor condition. At times of heavy rains water floods from El Camino Real down the slope and into the subterranean garage. the existing drainage system is not adequate, and the garage floods. A professional consultant 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. Due to the ambiguity of the required repair scope at the time of this assessment, the cost for any possible subsequent repairs is not included.
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Site Information
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. 001 - SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 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. 001 - South San Francisco Municipal 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 $0 $474,096 $201,382 $1,041,224 $1,716,702
Roofing $0 $3,404,227 $0 $592,515 $0 $3,996,742
Interiors $0 $0 $4,226,526 $394,121 $4,321,250 $8,941,897 Conveying $0 $37,763 $30,047 $0 $589,470 $657,280
Plumbing $0 $0 $3,571,111 $12,318 $468,169 $4,051,598
HVAC $0 $0 $4,283,377 $923,519 $593,800 $5,800,696
Fire Protection $0 $0 $1,663,132 $26,540 $31,758 $1,721,430 Electrical $0 $0 $12,484,986 $0 $659,546 $13,144,532
Fire Alarm &
Electronic Systems
$0 $0 $4,425,588 $735,582 $1,170,711 $6,331,881
Equipment &
Furnishings
$0 $393,834 $442,906 $365,837 $716,506 $1,919,083
Sitework $0 $557,233 $632,140 $1,371,678 $1,600,582 $4,161,633 Follow-up Studies $25,664 $0 $0 $0 $0 $25,664
Accessibility $109,993 $0 $0 $0 $0 $109,993
TOTALS $135,700 $4,393,100 $32,234,000 $4,623,500 $11,193,100 $52,579,400 SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 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 non-compliance Itemized costs for individual non-compliant items are not included in the dataset For any “none” boxes checked or reference to “no issues” identified, that alone does not guarantee full compliance
The facility was originally constructed in 1969. The facility was substantially renovated in 1979 and some accessibility improvements appear to have been implemented at that time.
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A prior accessibility survey was performed by the City of South San Francisco on May 2014. From BV’s perspective and limited analysis of the documents provided in conjunction with our own site visit, it appears that the recommendations from that study have been not yet been addressed. Reference the appendix for specific data, photos, and tables or checklists associated with this limited accessibility survey.
A detailed follow-up accessibility study is included as a recommendation because potential moderate to major issues were observed 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.
Renovation triggers modifications to improve safety, accessibility, and energy use of a structure. There are specific requirements that need to be fulfilled to comply with their building renovation projects with state regulations. Without knowing what the intended use of the renovated building may be some or all of these requirements may be triggered.
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.
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 19 www.bvna.com | p 800.733.0660
Building Code Structural Upgrade Triggers
The CBC states that an existing building will have to “conform to the seismic requirements for a new structure” when a change of use is contemplated that intensifies the use (e.g., increase the number of occupants and/or the amount of combustible materials stored in the building). This means that the building, as renovated, will have to meet all current strength requirements, and depending on the age of the existing building, this can be costly. This is due in part to the code-required strength levels that have systematically increased over several decades as engineers have concluded that the expected demands on buildings from earthquakes in our area are greater than previously anticipated. A structural engineer will need to complete an ASCE-41 analysis.
Accessibility Requirements
Accessibility or ‘ability to access’ is in reference to the space or design to be usable by people with disabilities.
The American Disabilities Act (ADA) of 1990 requires new commercial buildings to be accessible and businesses to make accessibility upgrades during renovation projects. For example, and at a minimum, interior improvements for accessibility may be bathroom retrofits, widening doorways, and adjusting drinking fountains, whereas exterior remodels can be disabled parking, entry ramps, signage, and others. There are provisions for existing buildings, but the idea is removing barriers if full compliance is not possible.
Energy Code
California energy code requires the greatest degree of compliance particularly when the property is renovated in a way that increases the energy consumption. For example, the conversion of a warehouse to a shopping mall would demand greater energy consumption, and hence, is subjected to energy code requirements. It is crucial to remember that energy code compliance is also mandatory when there is a scope for renovating a commercial building without a drastic increase in construction costs.
The California Energy Commission (CEC) has adopted the 2022 Building Energy Efficiency Standards or Energy Code for the application of both newly constructed and renovated buildings. This mandate will require real estate builders to install solar panels and battery storage in all residential dwellings and commercial structures like hotels, medical offices, retail spaces, restaurants, schools, corporate offices, etc. With a mission to transform California into a 100% clean energy state, the CEC photovoltaic and battery storage standards went into effect in January 2023.
Fire Code Requirements
The California Fire Code (CFC), Internation Fire Code (IFC) and National Fire Protection Association (NFPA) encompasses regulations that aim to safeguard life and commercial property from the hazards of fire and explosion, dangers of working with combustible materials, and risky conditions in the use of occupancy of buildings. The listed Fire Codes also suggests provisions related to emergency response personnel.
Some of the topics the listed fire code provisions cover are as follows:
Sprinkler systems
Water supplies
Emergency Planning
Maintenance of fire protection equipment
Fire department access
Preventing fires and eliminating fire hazards
Fire alarm systems
Provisions for emergency responder communication
Requirements for an energy storage system (ESS) and more *Other Codes may apply.
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 20 www.bvna.com | p 800.733.0660
Occupancy Code Requirements
Changes in occupancy during renovation, whether it’s an increase in the number of tenants, number of combustible materials, or accommodation of tenants who need evacuation assistance trigger the highest level of California Building Code, International Building Code and NFPA 101 Life Safety compliance in terms of occupancy.
Depending on the commercial project, occupancy-related modifications may include alterations to the following components:
Existing structural system
HVAC systems
Electrical wiring
Plumbing fixtures
Fire protection systems
Interior finishes
Upgrades to the means of egress
A change in the occupancy intention is also subject to code compliance. For example, a shift of occupancy from office use (business occupancy) to factory use (industrial occupancy) means an increase in combustible materials and occupant load due to heavyweight manufacturing equipment.
California Green Building Standards Code
California Green Building Standards Code, also known as ‘CALGreen’ entail regulations for energy efficiency, water conservation and efficiency, material and resource conservation, and environmental quality. CALGreen provisions are directed to all newly developed and under renovation commercial properties.
Designers, general contractors, and project owners should take into consideration these California Building Code provisions while undertaking a non-residential building renovation:
About 20% savings of potable water
Special standards for plumbing fixtures and fittings
Construction waste management plan (up to 50% non-hazardous construction or demolition debris should be recycled or salvaged)
Conduction waste reduction to at least 50%
Finish material pollution control
Acoustical control for exterior noise and interior sound transmission The purpose of this standard is to minimize negative impact of renovations on the environment as well as promote sustainable design and construction practices.
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.
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 21 www.bvna.com | p 800.733.0660
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.
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 22 www.bvna.com | p 800.733.0660
6 . Certification
Group4 - South San Francisco Municipal Building, FCA (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of South San Francisco Municipal Building, 33 Arroyo Drive, South San Francisco, CA 94080, 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.
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: Kay van der Have
Project Assessor
Reviewed by:
Jason Mayes
Program Manager
800.733.0660 x7293328
[email protected]
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 23 www.bvna.com | p 800.733.0660
7. Appendices
Appendix A: Photographic Record
Appendix B: Site Plan(s)
Appendix C: Pre-Survey Questionnaire(s)
Appendix D: Accessibility Review and Photos
Appendix E: Component Condition Report
Appendix F: Replacement Reserves
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 www.bvna.com | p 800.733.0660
Appendix A:
Ph o t o g r a p h i c R e c o r d
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 Photographic Overview
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1 - FRONT ELEVATION 2 - FRONT ELEVATION
3 - LEFT ELEVATION 4 - PARTIAL RIGHT ELEVATION
5 - FACADE 6 - MODIFIED BITUMEN ROOFING
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 Photographic Overview
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7 - TILE ROOFING 8 - POLICE/FIRE DEPARTMENT GARAGE
9 - PUBLIC GARAGE 10 - FIRE DEPARTMENT
11 - FIRE DEPARTMENT 12 - INTERIOR
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 Photographic Overview
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13 - JAIL INTERVIEW ROOM 14 - PUBLIC ENTRY
15 - RESTROOM FIXTURES 16 - WATER HEATER
17 - EMERGENCY GENERATOR 18 - HVAC EQUIPMENT
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 www.bvna.com | p 800.733.0660
Appendix B:
Si t e P l a n ( s )
Site Plan
Project Number Project Name
162502.24R000-001.017 South San Francisco Municipal Building Source On-Site Date
Google September 18, 2024
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 www.bvna.com | p 800.733.0660
Appendix C:
Pr e -Su r v e y Q u e s t i o n n a i r e ( s )
Building / Facility Name: South San Francisco Municipal Building Name of person completing form: John Shea
Title / Association w/ property: Facilities lead
Length of time associated w/ property: 16 years
Date Completed: September 18, 2024
Phone Number: 650.228.9577
Year(s) constructed
Building size in SF
Major Renovation/Rehabilitation
Water heaters have been replaced, aged fire sprinklers were being replaced at the time of the assessment visit
Unknown
Foundation leaks, roof leaks
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
81,000 SF
Additional Detail
Method of Completion:
Facade
Roof
Interiors
HVAC
Electrical
Site Pavement
Transfer switch for generator 2023
2018
1960
Constructed
1979
Renovated
Year
Fire department renovations were in 2017
(BV's review of the structural documentation leads
to a building size of118,700 SF)
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?
Leaks through the foundation/retaining wall
Roof, basement walls
Old but still ok
Problematic, if the water is turned off, turning on is a problem - can cause leaks through the system
Outdated
Lots of water on the El Camino side, 2 sump pumps
needed and can not keep up if it is a heavy rain.
Flooding the public side of the garage
Gun range has been decommissioned, may be
problematic
Exterior ramps
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
Construction offices for work across El Camino
(loaned, not leased) Are any areas of the property leased to outside occupants? 21
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000 -001.017 www.bvna.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
Parking Parking area
Exterior Accessible Route
Building Entrances
Interior Accessible Route
Elevators Size of cab Elevator control panel
Public Restrooms Toilet stall
Kitchens/Kitchenettes Parks & Rec
Playgrounds and
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 and 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?
Exterior ramps
1 2
3 Property Name:
BV Project Number:
South San Francisco Municipal Building
162502.24R000-001.017
South San Francisco Municipal Building: Accessibility Issues South San Francisco Municipal Building: Photographic Overview
OVERVIEW OF ACCESSIBLE PARKING AREA CLOSE-UP OF STALL
ACCESSIBLE RAMP CURB CUT
ACCESSIBLE ENTRANCE AUTOMATIC DOOR OPENER
South San Francisco Municipal Building: Photographic Overview
ACCESSIBLE INTERIOR RAMP SELF-SERVICE AREA
LOBBY LOOKING AT CABS (WITH DOORS OPEN) IN-CAB CONTROLS
TOILET STALL OVERVIEW SINK, FAUCET HANDLES AND ACCESSORIES South San Francisco Municipal Building: Photographic Overview
SINK CLEARANCE OVEN WITH CONTROLS
SOUTH SAN FRANCISCO MUNICIPAL BUILDING BUREAU VERITAS PROJECT: 162502.24R000-001.017 www.bvna.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
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Appendix F:
R e p l a c e m e n t R e s e r v e s
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g'&C& A'A&A=>*,57Y0:Y:(gY4840;5?(e3+,5-43/8(s48Y(negso?(cY78/3Y B> > B& BB&& *1 <'B_&& <BB_&& <EA?=DC ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <EA?=DC F!G#" g'&D& A'A&D'&s+48Y-(]/2-4-4+05?(6Y-/8?(cY78/3Y B& 'C = E We <B?>&&_&& <E?>A=_&> <'A?==B ( ( ( <'A?==B ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F!G## g'&D& A'A&AC's+48Y-(]/2-4-4+05?(6Y-/8?(cY78/3Y B& > '> B We <B?>&&_&& <E?>A=_&> <D?'@@ ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <D?'@@ ( ( ( ( ( F"G g'&D& A'A&ACCs+48Y-(]/2-4-4+05?(]8/5-43ir/b40/-Y?(cY78/3Y B& E '@ '' We <B?&&&_&& <=?@@@_EE <E&?==' ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <E&?==' ( ( ( ( FG## g'&D& A'A&A>&r+3lY25?(*-YY8)9/lY:(W0/bY8?('Bt(Z(X('>t(f(X(CBt(p?(cY78/3Y B& '& '& 'B& r1 <@&&_&& <'?&DD_D= <'='?DDB ( ( ( ( ( ( ( ( ( ( <'='?DDB ( ( ( ( ( ( ( ( ( ( F#G"" g'&D& A'A&D@&r+3lY25?(Z++:?('Bt(Z(X('>t(f(X(CBt(p?(cY78/3Y B& E '@ B& r1 <A&&_&& <'?DAB_DA <=D?@@& ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <=D?@@& ( ( ( ( F#"G g'&D& A'A&D=Cr+3lY25?(*-YY8)9/lY:(W0/bY8?('Bt(Z(X('>t(f(X(CBt(p?(cY78/3Y B& E '@ '& r1 <@&&_&& <'?&DD_D= <'&?DDD ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'&?DDD ( ( ( ( FG""" gB&'& A'A&DA>Z/88(14045.Y5?(gY2/b43(s48Y?(cY78/3Y E& BC '= E>&& *1 <B=_&& <EB_'@ <'AD?C=A ( ( ( ( ( ( ( ( ( ( ( ( ( <'AD?C=A ( ( ( ( ( ( ( F!"G #! gB&'& A'A&AECZ/88(14045.Y5?(]8/-Y(`8/55?(cY78/3Y E& B> '> CB& *1 <D>_&& <'CE_'@ <'B>?=DB ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'B>?=DB ( ( ( ( ( F
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gB&'& A'A&D&@Z/88(14045.Y5?(r/b40/-Y:(]/0Y840;(n1c]o?(cY78/3Y =& B> > >&&& *1 <'@_&& <BD_== <'E@?@>A ( ( ( ( ( <'E@?@>A ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F G ! gB&'& A'A&D=EZ/88(14045.Y5?(/0[(5,2\/3Y?(]2Y7(^(]/40- '& C = EA'@& *1 <=_>& <@_EB <=&D?&&A ( ( ( <=&D?&&A ( ( ( ( ( ( ( ( ( <=&D?&&A ( ( ( ( ( ( ( F !G gB&'& A'A&DD@Z/88(14045.Y5?(/0[(5,2\/3Y?(]2Y7(^(]/40- '& > > @E&& *1 <>_&& <D_'C <>A?@@= ( ( ( ( ( <>A?@@= ( ( ( ( ( ( ( ( ( <>A?@@= ( ( ( ( ( F G# gB&'& A'A&ACAZ/88(14045.Y5?(e3+,5-43/8(s48Y(negso?(1/d243)1/3Y:?(cY78/3Y B> BB = '=&& *1 <B&_&& <=@_@@ <EC?@@E ( ( ( <EC?@@E ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F G gB&=& A'A&DE'18++240;?(/0[(5,2\/3Y?(hi(W7+X[(g+/-40;?(]2Y7(^(]/40- '& B A '=>& *1 <'A_&& <==_&& <EE?>EC ( ( ( ( ( ( ( ( <EE?>EC ( ( ( ( ( ( ( ( ( <EE?>EC ( ( F!"G" gB&=& A'A&A@@18++240;?(gY2/b43(s48Y?(cY78/3Y E& BC '= 'C&& *1 <=B_&& <>A_@@ <DD?CBC ( ( ( ( ( ( ( ( ( ( ( ( ( <DD?CBC ( ( ( ( ( ( ( F""G gB&=& A'A&D'E18++240;?(Z++:?(*-247?(cY\4045. '& E @ @B&& *1 <A_&& <'E_@C <D&?DBA ( ( ( ( ( ( <D&?DBA ( ( ( ( ( ( ( ( ( <D&?DBA ( ( ( ( F!G!
gB&=& A'A&ADB18++240;?(9243l?(cY78/3Y >& =A 'B E=&& *1 <=>_&& <@E_'@ <BC>?D&& ( ( ( ( ( ( ( ( ( ( ( (<BC>?D&& ( ( ( ( ( ( ( ( F
G" gB&=& A'A&DC&18++240;?(u40[8(*.YY-40;?(cY78/3Y '> 'B = '&&& *1 <'>_&& <BC_>& <BC?EDA ( ( ( <BC?EDA ( ( ( ( ( ( ( ( ( ( ( ( ( ( <BC?EDA ( ( F G"" gB&=& A'A&DCA18++240;?(u40[8(s48Y(nugso?(cY78/3Y '> 'B = '''&& *1 <'B_&& <BB_&& <BEE?'A> ( ( ( <BEE?'A> ( ( ( ( ( ( ( ( ( ( ( ( ( ( <BEE?'A> ( ( F!!G# gB&=& A'A&DD&18++240;?(u40[8(s48Y(nugso?(cY78/3Y '> 'B = 'A&&& *1 <'>_&& <BC_>& <EDE?D@D ( ( ( <EDE?D@D ( ( ( ( ( ( ( ( ( ( ( ( ( ( <EDE?D@D ( ( F"!"G"#" gB&=& A'A&AE>18++240;?(u40[8(*.YY-40;?(cY78/3Y '> > '& 'E&& *1 <'>_&& <BC_>& <=A?EDA ( ( ( ( ( ( ( ( ( ( <=A?EDA ( ( ( ( ( ( ( ( ( ( F#!G"! gB&=& A'A&DA&18++240;?(g/27Y-?(g+bbY234/8(*-/0:/2:?(cY78/3Y '& C = =>&&& *1 <A_&& <'E_@C <>'=?=&B ( ( ( <>'=?=&B ( ( ( ( ( ( ( ( ( <>'=?=&B ( ( ( ( ( ( ( FG G # gB&=& A'A&A=D18++240;?(g/27Y-?(g+bbY234/8(*-/0:/2:?(cY78/3Y '& > > A&& *1 <A_&& <'E_@C <''?C== ( ( ( ( ( <''?C== ( ( ( ( ( ( ( ( ( <''?C== ( ( ( ( ( F #G
gB&=& A'A&D>&18++240;?(6/78Y(*7+2-5(18++2?(cY78/3Y =& B> > BE&& *1 <>&_&& <D'_@@ <B'D?DA@ ( ( ( ( ( <B'D?DA@ ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F "G"! gB&>& A'A&D&&gY4840;(14045.Y5?(Z++:(]/0Y840;?(cY78/3Y =& BC = B&&& *1 <E>_&& <AB_ED <'@E?DD& ( ( ( <'@E?DD& ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F G"" gB&>& A'A&ADAgY4840;(14045.Y5?(/0[(\8/-(5,2\/3Y?(]2Y7(^(]/40- '& @ E @&&& *1 <>_&& <D_'C <>E?DDC ( ( ( (<>E?DDC ( ( ( ( ( ( ( ( (<>E?DDC ( ( ( ( ( ( F"G""# f'&'& A'A&A=BW8Yk/-+2(g+0-2+85?(e,-+b/-43?(B(g/2(g8,5-Y2?(cY78/3Y B& 'D ' B We <'&?&&&_&& <'A?==B_B& <=@?@@E ( <=@?@@E ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F# G f'&'& A'A&D@EW8Yk/-+2(g/d(14045.Y5?(*-/0:/2:?(cY78/3Y '> 'B = ' We <'>?&&&_&& <BC?EDA_=& <BC?EDA ( ( ( <BC?EDA ( ( ( ( ( ( ( ( ( ( ( ( ( ( <BC?EDA ( ( F G"" f'&'& A'A&AA=]/55Y0;Y2(W8Yk/-+2?(p[:2/,843?(B(18++25?(cY0+k/-Y =& '> '> B We <D>?&&&_&&<'CE?'>>_D& <=EA?='B ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <=EA?='B ( ( ( ( ( F#!G# fB&'& A'A&DCCZ/-Y2(pY/-Y2?(W8Y3-243?(cY54:Y0-4/8?(cY78/3Y '> > '& B We <B?>&&_&& <E?>A=_&> <D?'@@ ( ( ( ( ( ( ( ( ( ( <D?'@@ ( ( ( ( ( ( ( ( ( ( F"G fB&'& A'A&DDCZ/-Y2(pY/-Y2?(`/5?(g+bbY234/8(n'B>(69po?(cY78/3Y B& = 'C B We <=&?&&&_&& <>E?DD@_@& <'&D?DD= ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (<'&D?DD= ( ( ( F"G""# fB&'& A'A&DD']8,bd40;(*[5-Yb?(*,778[(^(*/04-/2[?(r+h(fY054-[(nYX38,:Y5(\4X-,2Y5o?(cY78/3Y E& =C = ''B>&& *1 <'>_&& <BC_>&<=?&D=?>>D ( ( ( <=?&D=?>>D ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F#G"#G
" fB&'& A'A&AA@WbY2;Y03[(]8,bd40;(14X-,2Y5?(W[Y(Z/5.(^(*.+hY2(*-/-4+0?(cY78/3Y B& 'C = ' We <@?>&&_&& <''?D'>_D= <''?D'@ ( ( ( <''?D'@ ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( FG" fB&'& A'A&D>Ef240l40;(1+,0-/40?(Z/88)6+,0-Y:?(*40;8Y)rYkY8?(cY78/3Y '> 'B = > We <>?>&&_&& <'&?&AB_C' <>&?E'E ( ( ( <>&?E'E ( ( ( ( ( ( ( ( ( ( ( ( ( ( <>&?E'E ( ( FG! fB&'& A'A&DDBs+48Y-?(g+bbY234/8(Z/-Y2(g8+5Y-?(cY78/3Y =& BC = A We <=?&&&_&& <>?EDD_@@ <E=?DDC ( ( ( <E=?DDC ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F#G"" fB&'& A'A&D&'*40lir/k/-+2[?(Z/88)p,0;?(W0/bY8Y:(*-YY8?(cY78/3Y =& BC = '' We <B?&&&_&& <=?@@@_EE <E&?==' ( ( ( <E&?==' ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( FG## fB&'& A'A&D@B*40lir/k/-+2[?(*Y2k43Y(*40l?(Z/88)p,0;?(cY78/3Y => =B = = We <=?E&&_&& <@?B=B_D> <'A?@DD ( ( ( <'A?@DD ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F!G "" fB&'& A'A&AC>*.+hY2?(u/8kY(^(*.+hY2.Y/:?(cY78/3Y =& 'E '@ @ We <=?=&&_&& <@?&ED_@= <=@?BDA ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <=@?BDA ( ( ( ( F# G "! fB&'& A'A&DC=v240/8?(*-/0:/2:?(cY78/3Y =& 'B 'A A We <B?D&&_&& <>?='@_=E <EB?>=' ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <EB?>=' ( ( F G
# fB&'& A'A&ADC*40lir/k/-+2[?(*Y2k43Y(*40l?(18++2?(cY78/3Y => '@ 'D @ We <B?>&&_&& <E?>A=_&> <BC?EDA ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (<BC?EDA ( F G"! fB&B& A'A&D'@`2Y/5Y(s2/7iq0-Y23Y7-+2?(`2Y/5Y(s2/7iq0-Y23Y7-+2?(v0:Y23+,0-Y2?(cY78/3Y B& 'C = B We <B?>&&_&& <E?>A=_&> <D?'@@ ( ( ( <D?'@@ ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F"G fB&@& A'A&D=Ae42(g+b72Y55+2?(s/0l)*-[8Y?(cY78/3Y B& > '> ' We <C?>D&_&& <'=?D'E_'E <'=?D'E ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'=?D'E ( ( ( ( ( F#G" f=&'& A'A&DB'*-+2/;Y(s/0l?(1,Y8?(q0-Y24+2?(cY78/3Y B> BB = ' We <>?&&&_&& <D?'@@_'& <D?'@@ ( ( ( <D?'@@ ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F"G f=&'& A'A&D&A*-+2/;Y(s/0l?(1,Y8?(q0-Y24+2?(cY78/3Y B> '@ D ' We <>?&&&_&& <D?'@@_'& <D?'@@ ( ( ( ( ( ( ( ( ( <D?'@@ ( ( ( ( ( ( ( ( ( ( ( F"G f=&=& A'A&DA=Wk/7+2/-4kY(g++8Y2?(&_C>(-+('(p]?(cY78/3Y '> 'B = ' We <A?>&&_&& <'>?>AB_=C <'>?>AB ( ( ( <'>?>AB ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'>?>AB ( ( F#G f=&=& A'A&D&C*784-(*[5-Yb?(g+0:Y0540;(v04-ipY/-(],b7?(cY78/3Y '> 'B = ' We <A?>&&_&& <'>?>AB_=C <'>?>AB ( ( ( <'>?>AB ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'>?>AB ( ( F#G f=&=& A'A&DCE*784-(*[5-Yb?(g+0:Y0540;(v04-ipY/-(],b7?(cY78/3Y '> 'B = ' We <A?>&&_&& <'>?>AB_=C <'>?>AB ( ( ( <'>?>AB ( ( ( ( ( ( ( ( ( ( ( ( ( ( <'>?>AB ( ( F#G f=&=& A'A&AE'pY/-(],b7?(u/2(cY\24;(u+8(nucuo?(cY78/3Y '> '& > ' We <=&?&&&_&& <>E?DD@_@& <>E?DDC ( ( ( ( ( <>E?DDC ( ( ( ( ( ( ( ( ( ( ( ( ( ( <>E?DDC F"G""# f=&=& A'A&AA'*784-(*[5-Yb?(g+0:Y0540;(v04-ipY/-(],b7?(cY78/3Y '> '& > B We <B&?&&&_&& <=@?@@E_E& <C=?=BD ( ( ( ( ( <C=?=BD ( ( ( ( ( ( ( ( ( ( ( ( ( ( <C=?=BD F G ! f=&>& A'A&DBEpueg(*[5-Yb?(f,3-h+2l?(6Y:4,b(fY054-[?(cY78/3Y =& BC = >@&&& *1 <=@_&& <@@_&&<=?@D>?CCB ( ( ( <=?@D>?CCB ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( F#G " G
f=&>& A'A&DB>]/3l/;Y:(v04-?(csv?(]/:(+2(c++\)6+,0-Y:?(cY78/3Y B& '& '& ' We <=&?&&&_&& <>E?DD@_@& <>E?DDC ( ( ( ( ( ( ( ( ( ( <>E?DDC ( ( ( ( ( ( ( ( ( ( F G"" f=&>& A'A&D=B]/3l/;Y:(v04-?(csv?(]/:(+2(c++\)6+,0-Y:?(cY78/3Y B& '& '& = We <B&?&&&_&& <=@?@@E_E& <'&D?DD= ( ( ( ( ( ( ( ( ( ( <'&D?DD= ( ( ( ( ( ( ( ( ( ( F"G""# f=&>& A'A&D&=]/3l/;Y:(v04-?(csv?(]/:(+2(c++\)6+,0-Y:?(cY78/3Y B& '& '& = We <=&?&&&_&& <>E?DD@_@& <'@E?DD& ( ( ( ( ( ( ( ( ( ( <'@E?DD& ( ( ( ( ( ( ( ( ( ( F G""
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