150140.22R000-004.354_-_Art_Center_-_Palo_Alto,_CA_-_FCA(Final).pdf

Art Center 1313 Newell Road Palo Alto, California 94303

FACILITY CONDITION ASSESSMENT

prepared for

City of Palo Alto 250 Hamilton Avenue Palo Alto, California 94301 Murdo Nicolson

PREPARED BY:

Bureau Veritas 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.us.bureauveritas.com

BV CONTACT:

Anas Sadkhi Program Manager

800.733.0660 x7296568 Anas.Sadkhi@bureauveritas.com

BV PROJECT #:

150140.22R000-004.354

DATE OF REPORT:

March 22, 2023

ON SITE DATE:

March 6, 2023

Bureau Veritas

10461 Mill Run Circle, Suite 1100 | Owings Mills, MD 21117 | www.us.bureauveritas.com | p 800.733.0660 http://www.us.bureauveritascom/ http://www.emgcorp.com/

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

www.us.bureauveritas.com | p 800.733.0660

TABLE OF CONTENTS

1. Executive Summary

Property Overview and Assessment Details Significant/Systemic Findings and Deficiencies Facility Condition Index (FCI) Extended Facility Condition Index (EFCI) Facility Needs Index (FNI) Immediate Needs Key Findings Deficiency Categories

2. Building and Site Information

3. Electrification

4. Property Space Use and Observed Areas

5. ADA Accessibility

6. Purpose and Scope

7. Opinions of Probable Costs

Methodology Definitions

8. Certification

9. Appendices

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

1 . Ex ec u t i v e S um m a ry

Property Overview and Assessment Details

General Information

Property Type Art Center

Main Address 1313 Newell Road, Palo Alto, CA 94303

Site Developed 1971

Renovated 2012

Site Area 4.0 acres (estimated)

Parking Spaces 60 total spaces all in open lots; two of which are accessible

Building Area 26,441 SF

Number of Stories 1 above grade with 1 below-grade basement levels

Outside Occupants/Leased Spaces None

Date(s) of Visit March 6, 2023

Management Point of Contact Mr. Murdo Nicolson Jr., Project Manager, Public Works

650.617.3154

Murdo.Nicolson@cityofpaloalto.org

On-site Point of Contact (POC) James Brown

Assessment and Report Prepared By Aren Hofland

Reviewed By Daniel White

Technical Report Reviewer for

Anas Sadkhi

Program Manager

Anas.Sadkhi@bureauveritas.com

800.733.0660 x7296568

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Signif icant/Systemic Findings and Deficiencies

Historical Summary

The Art Center was constructed in 1971. A major renovation occurred in 2012. Mechanical systems, electrical systems, and interior finishes were updated at that time.

Architectural

The building is wood framed with brick veneer. The roof is crossed hip with cedar shake shingles. The interiors are updated regularly in the gallery and as needed in the remainder of the building.

Mechanical, Electrical, Plumbing and Fire (MEPF)

Heating and cooling are supplied by a variable refrigerant (VRV) heat pump system. Air circulation is assisted by booster fans and exhaust fans. The electrical system has copper wiring and switches. Plumbing distribution is copper supply with cast-iron waste. A fire alarm system communicates with various sensors, strobes, and alarms throughout the building. Fire sprinklers are located throughout the building. All distribution appears to have been updated in 2012, based on equipment data plates.

Site

The Art Center has asphalt parking lots. A sculpture garden is located in a courtyard area. Drip irrigation supplies moderate landscaping around the building exterior.

Recommended Additional Studies

No additional studies recommended at this time.

Facility Condition Index (FCI)

One of the major goals of the FCA is to calculate each building’s Facility Condition Index (FCI), which provides a theoretical objective indication of a building’s overall condition. By definition, the FCI is defined as the ratio of the cost of current needs divided by 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 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.

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 (EFCI) 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 values.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Extended Facility Condition Index (EFCI)

The table below summarizes the individual findings for each building included in this FCA:

Facility Needs Index (FNI)

Lastly, the Facility Needs Index (FNI) combines the EFCI with energy conservation measure costs, regulatory compliance costs, and all other upgrade and adaptation costs required to plan and budget for their facilities. The FNI allows for the planned obsolescence of equipment and systems, as well as costs for adapting to current/future technologies. The electrification costs identified for the facility are included in the FNI but not the FCI or EFCI.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Facility Level FCI:

The vertical bars below represent the year-by-year needs identified for the Art Center building. The orange line in the graph below forecasts what would happen to the campus FCI (left Y axis) over time, assuming zero capital expenditures over the next ten years. The dollar amounts allocated for each year (blue bars) are associated with the values along the right Y axis.

Individual bar graphs for each of the buildings is included in later report sections that focus on each building at this campus.

Needs by Year with Unaddressed FCI Over Time

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

System Expenditure Forecast:

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

Immediate Needs

There are no immediate needs.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Key Findings

ADA Barrier Removal in Poor condition.

Priority 2 Art Center ADA Costs Art Center Recommended

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Plan Type: Accessibility

Cost Estimate: $381,100

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan. - AssetCALC ID: 5271885

Priority 4 Art Center ADA Costs Art Center Low Severity

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $21,100

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan. - AssetCALC ID: 5271886

Priority 1 Art Center ADA Costs Art Center Necessary

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $674,800

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan. - AssetCALC ID: 5271887

Priority 3 Art Center ADA Costs Art Center Hindrance

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $627,700

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan. - AssetCALC ID: 5271884

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Deficiency Categories

Each line item in the cost database is assigned a Deficiency Category This allows for a breakdown of the current and future costs along with identification of the urgency of the repair need. Security and Safety are the most important while Energy and Sustainability work could be delayed if funding constraints are present.

Category Descriptions

Security/Safety When a system requires replacement due to a security or safety risk.

Deferred Maintenance (Catch-up)

Maintenance that was not performed when it was scheduled or is past its useful life resulting in immediate repair or replacement.

Scheduled Maintenance (Keep-Up)

Maintenance that is planned and performed on a routine basis to preserve the condition.

Accessibility Does not meet ADA, CA Title 24, and/or other accessibility requirements. Costs in this Category are provided by the City of Palo Alto

Capital Renewal Planned replacement of building systems that have reached the end of their useful life.

Energy and Sustainability When the repair or replacement of equipment or systems are recommended to improve energy and sustainability performance. This category includes the Electrification Study Costs

Category Distribution (by Cost)

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

2 . B u i l d i ng a n d S i t e I n f o rm a t i on

Systems Summary

System Description Condition

Structure

Conventional wood frame structure over concrete basement Good

Façade

Primary Wall Finish: Brick

Secondary Wall Finish: Wood siding

Windows: Aluminum and wood

Fair

Roof

Primary: Hip domed construction with wood shakes Fair

Interiors

Walls: Painted gypsum board, ceramic tile

Floors: Carpet, vinyl sheeting, ceramic tile, wood strip, sealed concrete

Ceilings: Painted gypsum board and exposed ceiling

Elevators

Wheelchair lift Fair

Plumbing

Distribution: Copper supply and cast-iron waste & venting

Hot Water: Gas water heater with integral tank

Fixtures: Toilets, urinals, and sinks in all restrooms

HVAC

Non-Central System: VRV heat pumps

Supplemental components: Booster fans, exhaust fans

Fire Suppression

Wet-pipe sprinkler system and fire extinguishers Fair

Electrical

Source & Distribution: Main switchboard with copper wiring

Interior Lighting: LED, halogen

Emergency Power: None

Fire Alarm

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

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Systems Summary

Equipment/Special

None --

Site Pavement

Shared asphalt lots with limited areas of concrete aprons and pavement and adjacent concrete sidewalks, curbs, ramps, and stairs

Site Development

Property entrance signage; wood board fencing; wood-board fence dumpster enclosures

Courtyard sculpture garden with site lights

Heavily furnished with park benches, trash receptacles

Landscaping and Topography

Significant landscaping features including lawns, trees, bushes, and planters

Irrigation present

No retaining walls

Low to moderate site slopes throughout

Utilities

Municipal water and sewer

Local utility-provided electric and natural gas

Site Lighting

Pole-mounted: LED

Building-mounted: HPS

Pedestrian walkway and landscape accent lighting

Ancillary Structures None --

Accessibility

Presently it does not appear an accessibility study is needed for this property. See Appendix D.

Key Issues and Findings

None observed at time of assessment.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

3 . E l e c t r i f i c a t i o n

This Electrification analysis investigates replacing all fossil fuel consuming equipment within the buildings with electric alternatives. These improvements are identified as Energy and Sustainability replacements instead of traditional “like and in kind” replacements that are generally included in a FCA report. These replacements may not have an overall cost savings due the initial investment and the cost of solar panels to generate electricity. There is expected to be a reduction in greenhouse gas emissions as a result of these improvements.

The tables below lists all of the gas-fired equipment currently in use at the Art Center building.

A cost and timing estimate for the “Electrification” of fossil fuel consuming system has been prepared based on the expected remaining useful life (RUL) of the gas-fired equipment. This initial table identifies when the equipment is expected to be replaced. This provides a logical sequence for replacement at this facility. When the replacement is considered on a city-wide basis there may need to be changes to the schedule shown in this report.

Part of this contract includes access to an online database that can be used to generate various scenarios for replacement toward the City’s goal of an 80 percent reduction in current natural gas usage by 2030. A 40 percent reduction in current natural gas usage by 2030 and a 80 percent reduction in current natural gas usage by 2040 can also be generated using the software.

In order to convert the gas-fired equipment to electrical usage, an increase in electrical demand at the building will occur. This will require ensuring that the electrical service equipment is of adequate size to manage the increased load.

There are several things to consider before replacing the gas-fired equipment with electrical equipment.

1. Updating your present infrastructure will be required for the replacement of larger equipment. Depending on the type of equipment proposed (e.g. gas-fired water heater to heat pump water heater or wall-mounted heater to heat pump), a complete system re-design may be required to accommodate refrigerant piping. Generally, replacement of a single gas-fired water heater can be accomplished with the existing electrical system, as long as 240 volt service is present in the building. Updating your present electrical wiring may be required, based on the age and condition of your wiring.

2. For the purposes of this report and capital planning estimate we have assumed an increase in the service to be required for the new electrical equipment. In addition, the new equipment will require separate wiring from the new electrical panels or service noted below to the equipment.

a. 600 amps for Art Center

3. Any changes made to your electrical system should be evaluated by an Electrical Engineer and the Utility Company to ensure that the facility electrical system and the public electrical service to the property will meet the new load requirements and for compliance with all electrical codes. A cost for that study has been included in this evaluation.

4. The scope of this assessment is visual only and the wire size, type, age and condition are concealed and were not reviewed. If your wiring is at the end of its useful life replacement of all or part may be required. Things to consider beside the cost of a new electrical system, is the cost of shutdown of your present electrical system during the changeover and remodeling.

Replacement Reserves Report

Art Center / Electrification

3/21/2023

Facility Building Uniformat CodeID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost * Subtotal2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033Deficiency Repair Estimate

Art Center Electrification D2010 5664288 Water Heater, Electric, Residential, 30 to 52 GAL, Replace 15 12 3 1 EA $2,342.10 $2,342 $2,342 $2,342

Art Center Electrification D5020 5665615 Distribution Panel, 120/208 V, 600 AMP, Replace 30 27 3 1 EA $78,069.90 $78,070 $78,070 $78,070

Art Center Electrification E1040 5664291 Ceramics Equipment, Kiln, Replace 20 10 10 1 EA $8,327.46 $8,327 $8,327 $8,327

Art Center Electrification E1040 5664290 Ceramics Equipment, Kiln, Replace 20 10 10 1 EA $8,327.46 $8,327 $8,327 $8,327

Art Center Electrification P2030 5665617 Engineering Study, Electrical, General Design, Evaluate 0 0 0 1 EA $5,204.66 $5,205 $5,205 $5,205

Totals, Unescalated $5,205 $0 $0 $80,412 $0 $0 $0 $0 $0 $0 $16,655 $102,272

Totals, Escalated (3.0% inflation, compounded annually) $5,205 $0 $0 $87,868 $0 $0 $0 $0 $0 $0 $22,383 $115,456 https://assetcalc.net/Location/LocationObservationDetail.aspx?id=8d5a62e5-6d6d-44ea-9a2c-a63eb6561702&locid=4102f792-4159-4e80-83d5-66b0f80148c7 https://assetcalc.net/Location/LocationObservationDetail.aspx?id=dccb7b78-2361-4d77-a01b-4817736c98bd&locid=4102f792-4159-4e80-83d5-66b0f80148c7 https://assetcalc.net/Location/LocationObservationDetail.aspx?id=6449b0c9-0f49-4e47-bc71-69f5342c09c8&locid=4102f792-4159-4e80-83d5-66b0f80148c7 https://assetcalc.net/Location/LocationObservationDetail.aspx?id=4e2a61ba-20a0-4db3-a7fd-c331c9de2438&locid=4102f792-4159-4e80-83d5-66b0f80148c7 https://assetcalc.net/Location/LocationObservationDetail.aspx?id=2fc7f168-4daa-4e25-a54a-cd739a8168cd&locid=4102f792-4159-4e80-83d5-66b0f80148c7

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

4 . P r o p e r t y S p ac e Us e an d O bs e rv ed A r ea s

Areas Observed

The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, the exterior of the property, and the roofs.

Key Spaces Not Observed

All key areas of the property were accessible and observed.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

5 . AD A A c c es s ib i l i t y

A prior ADA study was completed by SZS. A cost summary of the study is included in the appendices. Cost summaries for the work are included in the cost charts and tables where appropriate.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

6 . P u rp os e an d S c op e

Purpose

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

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.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

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. For these properties a verbal interview was conducted 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.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

7 . O p in i o ns o f P ro b ab le C os t s

Cost estimates are attached throughout this report, with the Replacement Reserves in the appendix.

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

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.

Defin it ions

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.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

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’s or component’s respective 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.

Exceedingly Aged

A fairly common scenario encountered during the assessment process, and a frequent source of debate, occurs when classifying and describing “very old” systems or components that are still functioning adequately and do not appear nor were reported to be in any way deficient. To help provide some additional intelligence on these items, such components will be tagged in the database as Exceedingly Aged. This designation will be reserved for mechanical or electrical systems or components that have aged well beyond their industry standard lifecycles, typically at least 15 years beyond and/or twice their Estimated Useful Life (EUL). In tandem with this designation, these items will be assigned a Remaining Useful Life (RUL) not less than two years but not greater than 1/3 of their standard EUL. As such the recommended replacement time for these components will reside outside the typical Short Term window but will not be pushed ‘irresponsibly’ (too far) into the future.

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

8 . Ce r t i f i c a t i o n

City of Palo Alto (the Client) retained Bureau Veritas to perform this Facility Condition Assessment in connection with its continued operation of Art Center, 1313 Newell Road, Palo Alto, CA 94303, 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: Aren Hofland, Project Manager

Reviewed by:

Daniel White, Technical Report Reviewer for Anas Sadkhi, Program Manager Anas.Sadkhi@bureauveritas.com

800.733.0660 x7296568

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

www.us.bureauveritas.com | p 800.733.0660

9 . A p pe n d i c es

Appendix A: Photographic Record

Appendix B: Site Plan

Appendix C: Prior ADA Survey Costs

Appendix D: Component Condition Report

Appendix E: Deficiency by Priority

Appendix F: Costs by Category

Appendix G: Equipment Inventory List

Appendix H: Multi-Year Expense Forecast

Appendix I: ADA Costs

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Appendix A:

P h o t o g r a p h i c R ec o rd

Photographic Overview

1 - FRONT ELEVATION

2 - LEFT ELEVATION

3 - REAR ELEVATION

4 - RIGHT ELEVATION

5 - ROOF PHOTO

6 - STUDIOS

http://www.us.bureauveritas.com/

7 - GALLERY

8 - AUDITORIUM

9 - BASEMENT

10 - KILN ROOM

11 - RESTROOM

12 - PARKING

13 - VERTICAL LIFT

14 - WATER HEATER

15 - PUMP

16 - BACKFLOW PREVENTER

17 - SINK/LAVATORY

18 - TOILET

19 - URINAL

20 - DRINKING FOUNTAIN

21 - SINK/LAVATORY

22 - PUMP

23 - VRV CONDENSER UNITS

24 - EXHAUST FAN

25 - SWITCHBOARD

26 - DISTRIBUTION PANEL

27 - FIRE ALARM PANEL

28 - HEALTHCARE EQUIPMENT

29 - POLE LIGHT FIXTURE WITH LAMPS

30 - SITE WALKWAY FIXTURE WITH LAMP

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Appendix B:

S i t e P la n

Aerial Site Plan

Project Number Project Name

150140.22R000-004.354 Art Center

Source On-Site Date Google March 6, 2023

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Appendix C:

P r i o r AD A S u rv ey C os t s

TT HH II SS AA PP PP EE NN DD II XX II SS II NN TT EE NN TT II OO NN AA LL LL YY LL EE FF TT

BB LL AA NN KK ..

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Appendix D:

Co m p o n en t C on d i t i on R e po r t

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ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

Appendix E:

De f i c i e nc y by P r i o r i t y

ART CENTER BUREAU VERITAS PROJECT: 150140.22R000-004.354

THIS BUILDING DOES NOT HAVE AND IDENTIFIED DEFICIENCIES FOR

THE NEXT 3 YEARS

Appendix F:

Co s t s by C a t e g o ry

Facility Building Uniformat Code Plan Type ID Cost Description Lifespan (EUL) EAge RUL Quantity Unit Unit Cost * Subtotal 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 Deficiency Repair Estimate

Art Center Art Center B2010 Scheduled Maintenance ( Keep-Up) 5543633

Exterior Walls, any painted surface, Prep &

Paint 10 6 4 2150 SF $7.84 $16,847 $16,847 $16,847 $16,847 $50,541

Art Center Art Center B2020 Capital Renewal (New) 5543678

Window, Aluminum Double-Glazed, up to

15 SF, Replace 30 13 17 130 EA $1,697.76 $220,709 $220,709 $220,709

Art Center Art Center B2020 Capital Renewal (New) 5543655 Window, Wood, 28-40 SF, Replace 30 13 17 32 EA $4,179.11 $133,732 $133,732 $133,732

Art Center Art Center B2050 Capital Renewal (New) 5543673 Exterior Door, Wood, Solid-Core, Replace 25 13 12 30 EA $1,828.36 $54,851 $54,851 $54,851

Art Center Art Center B3010 Capital Renewal (New) 5543675 Roofing, Wood Shake/Shingle, Replace 25 13 12 32530 SF $16.19 $526,793 $526,793 $526,793

Art Center Art Center C1030 Capital Renewal (New) 5543680 Interior Door, Wood, Solid-Core, Replace 40 13 27 1 EA $1,828.36 $1,828 $1,828 $1,828

Art Center Art Center C1090 Capital Renewal (New) 5543648 Toilet Partitions, Plastic/Laminate, Replace 20 13 7 7 EA $1,958.96 $13,713 $13,713 $13,713 $27,425

Art Center Art Center C2010 Capital Renewal (New) 5543621 Wall Finishes, Ceramic Tile, Replace 40 13 27 640 SF $47.02 $30,090 $30,090 $30,090

Art Center Art Center C2010 Scheduled Maintenance ( Keep-Up) 5543644 Wall Finishes, any surface, Prep & Paint 10 6 4 52120 SF $3.92 $204,202 $204,202 $204,202 $204,202 $612,606

Art Center Art Center C2030 Scheduled Maintenance ( Keep-Up) 5543639

Flooring, any surface, w/ Paint or Sealant, Prep & Paint 10 3 7 7410 SF $3.92 $29,032 $29,032 $29,032 $29,032 $87,095

Art Center Art Center C2030 Capital Renewal (New) 5543669 Flooring, Ceramic Tile, Replace 40 13 27 320 SF $47.02 $15,045 $15,045 $15,045

Art Center Art Center C2030 Capital Renewal (New) 5543627 Flooring, Wood, Strip, Replace 30 13 17 2400 SF $39.18 $94,030 $94,030 $94,030

Art Center Art Center C2030 Capital Renewal (New) 5543685 Flooring, Vinyl Sheeting, Replace 15 13 2 16250 SF $18.28 $297,109 $297,109 $297,109 $594,218

Art Center Art Center C2030 Capital Renewal (New) 5543643

Flooring, Carpet, Commercial Standard, Replace 10 5 5 120 SF $19.59 $2,351 $2,351 $2,351 $2,351 $7,052

Art Center Art Center C2050 Scheduled Maintenance ( Keep-Up) 5543626

Ceiling Finishes, exposed irregular elements, Prep & Paint 10 6 4 26441 SF $6.53 $172,656 $172,656 $172,656 $172,656 $517,968

Art Center Art Center D1010 Capital Renewal (New) 5543647 Vertical Lift, Wheelchair, 5' Rise, Renovate 25 13 12 1 EA $44,403.08 $44,403 $44,403 $44,403

Art Center Art Center D2010 Capital Renewal (New) 5543622 Water Heater, Gas, Residential, Replace 15 13 2 1 EA $3,395.53 $3,396 $3,396 $3,396 $6,791

Art Center Art Center D2010 Capital Renewal (New) 5543683

Pump, Circulation, Domestic Water, Replace 15 13 2 1 EA $6,791.06 $6,791 $6,791 $6,791 $13,582

Art Center Art Center D2010 Capital Renewal (New) 5543677

Backflow Preventer, Domestic Water, Replace 30 13 17 1 EA $8,358.23 $8,358 $8,358 $8,358

Art Center Art Center D2010 Capital Renewal (New) 5543641

Backflow Preventer, Domestic Water, Replace 30 13 17 1 EA $17,238.84 $17,239 $17,239 $17,239

Art Center Art Center D2010 Capital Renewal (New) 5543634

Plumbing System, Supply & Sanitary, Medium Density (excludes fixtures), Replace 40 13 27 26441 SF $28.73 $759,687 $759,687 $759,687

Art Center Art Center D2010 Capital Renewal (New) 5543629

Drinking Fountain, Wall-Mounted, Bi-Level, Replace 15 13 2 4 EA $3,917.92 $15,672 $15,672 $15,672 $31,343

Art Center Art Center D2010 Capital Renewal (New) 5543664

Sink/Lavatory, Wall-Hung, Vitreous China, Replace 30 13 17 8 EA $3,917.92 $31,343 $31,343 $31,343

Art Center Art Center D2010 Capital Renewal (New) 5543636 Toilet, Commercial Water Closet, Replace 30 13 17 9 EA $3,395.53 $30,560 $30,560 $30,560

Art Center Art Center D2010 Capital Renewal (New) 5543674 Urinal, Standard, Replace 30 13 17 3 EA $2,873.14 $8,619 $8,619 $8,619

Art Center Art Center D2010 Capital Renewal (New) 5543631

Sink/Lavatory, Trough Style, Solid Surface, Replace 30 13 17 6 EA $6,529.87 $39,179 $39,179 $39,179

Art Center Art Center D2010 Capital Renewal (New) 5543668 Sink/Lavatory, Service Sink, Floor, Replace 35 13 22 3 EA $2,089.56 $6,269 $6,269 $6,269

Art Center Art Center D2020 Capital Renewal (New) 5543630

Supplemental Components, Oil/Water

Separator, Replace 20 13 7 3 EA $6,007.48 $18,022 $18,022 $18,022 $36,045

Art Center Art Center D2030 Capital Renewal (New) 5543667 Pump, Sump, Replace 15 13 2 1 EA $11,153.01 $11,153 $11,153 $11,153 $22,306

Art Center Art Center D3030 Capital Renewal (New) 5543679

Heat Pump, Variable Refrigerant Volume

(VRV), 10 TON, Replace 15 12 3 1 EA $167,813.62 $167,814 $167,814 $167,814 $335,627

Art Center Art Center D3030 Capital Renewal (New) 5543656

Heat Pump, Variable Refrigerant Volume

(VRV), 10 TON, Replace 15 12 3 1 EA $167,813.62 $167,814 $167,814 $167,814 $335,627

Art Center Art Center D3030 Capital Renewal (New) 5543659

Heat Pump, Variable Refrigerant Volume

(VRV), Replace 15 12 3 1 EA $150,268.03 $150,268 $150,268 $150,268 $300,536

Art Center Art Center D3030 Capital Renewal (New) 5543642

Heat Pump, Variable Refrigerant Volume

(VRV), Replace 15 12 3 1 EA $150,268.03 $150,268 $150,268 $150,268 $300,536

Art Center Art Center D3030 Capital Renewal (New) 5543624

Heat Pump, Variable Refrigerant Volume

(VRV), Replace 15 12 3 1 EA $143,657.03 $143,657 $143,657 $143,657 $287,314

Art Center Art Center D3050 Capital Renewal (New) 5543665

HVAC System, Ductwork, Medium Density, Replace 30 13 17 26441 SF $10.45 $276,250 $276,250 $276,250

Art Center Art Center D3060 Capital Renewal (New) 5543625

Exhaust Fan, Centrifugal, 12" Damper, Replace 25 13 12 1 EA $3,656.72 $3,657 $3,657 $3,657

Art Center Art Center D3060 Capital Renewal (New) 5543652

Exhaust Fan, Centrifugal, 12" Damper, Replace 25 13 12 1 EA $3,656.72 $3,657 $3,657 $3,657

Art Center Art Center D3060 Capital Renewal (New) 5543684

Exhaust Fan, Centrifugal, 16" Damper, Replace 25 13 12 1 EA $6,268.67 $6,269 $6,269 $6,269

Art Center Art Center D3060 Capital Renewal (New) 5543666

Exhaust Fan, Centrifugal, 16" Damper, Replace 25 13 12 1 EA $6,268.67 $6,269 $6,269 $6,269

Art Center Art Center D3060 Capital Renewal (New) 5543681

Exhaust Fan, Centrifugal, 16" Damper, Replace 25 13 12 1 EA $6,268.67 $6,269 $6,269 $6,269

Art Center Art Center D3060 Capital Renewal (New) 5543662

Exhaust Fan, Centrifugal, 16" Damper, Replace 25 13 12 1 EA $6,268.67 $6,269 $6,269 $6,269

Art Center Art Center D3060 Capital Renewal (New) 5543658

Exhaust Fan, Centrifugal, 24" Damper, Replace 25 13 12 1 EA $7,835.84 $7,836 $7,836 $7,836

Art Center Art Center D4010 Capital Renewal (New) 5543632

Fire Suppression System, Existing Sprinkler

Heads, by SF, Replace 25 13 12 26441 SF $2.79 $73,897 $73,897 $73,897

Art Center Art Center D4030 Capital Renewal (New) 5543663

Fire Extinguisher, Type ABC, up to 20 LB, Replace 10 2 8 12 EA $391.79 $4,702 $4,702 $4,702 $4,702 $14,105

Art Center Art Center D5020 Capital Renewal (New) 5543682 Switchboard, 120/208 V, Replace 40 13 27 1 EA $208,955.68 $208,956 $208,956 $208,956

Art Center Art Center D5020 Capital Renewal (New) 5543672 Switchboard, 120/208 V, Replace 40 12 28 1 EA $208,955.68 $208,956 $208,956 $208,956

Art Center Art Center D5020 Capital Renewal (New) 5543661 Distribution Panel, 120/208 V, Replace 30 12 18 1 EA $15,671.68 $15,672 $15,672 $15,672

Art Center Art Center D5030 Capital Renewal (New) 5543653

Electrical System, Wiring & Switches, Average or Low Density/Complexity, Replace 40 13 27 26441 SF $6.53 $172,656 $172,656 $172,656

Art Center Art Center D5040 Capital Renewal (New) 5543646

Emergency & Exit Lighting, Exit Sign, LED, Replace 10 3 7 30 EA $574.63 $17,239 $17,239 $17,239 $17,239 $51,717

Art Center Art Center D5040 Capital Renewal (New) 5543649

Interior Lighting System, Full Upgrade, Medium Density & Standard Fixtures, Replace 20 13 7 26441 SF $11.75 $310,781 $310,781 $310,781 $621,562

Art Center Art Center D7050 Capital Renewal (New) 5543645

Fire Alarm Panel, Fully Addressable, Replace 15 13 2 1 EA $39,179.19 $39,179 $39,179 $39,179 $78,358

Art Center Art Center D7050 Capital Renewal (New) 5543640

Fire Alarm Pre-Action, Fully Addressable, Replace 15 13 2 1 EA $39,179.19 $39,179 $39,179 $39,179 $78,358

Cost by Category Table

2/24/2024

Facility Building Uniformat Code Plan Type ID Cost Description Lifespan (EUL) EAge RUL Quantity Unit Unit Cost * Subtotal 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 2046 2047 2048 2049 2050 2051 2052 2053 2054 Deficiency Repair Estimate

Art Center Art Center D7050 Capital Renewal (New) 5543637

Fire Alarm System, Full System Upgrade, Standard Addressable, Upgrade/Install 20 13 7 26441 SF $7.84 $207,187 $207,187 $207,187 $414,375

Art Center Art Center E1040 Capital Renewal (New) 5543638 Ceramics Equipment, Kiln, Replace 20 13 7 5 EA $8,358.23 $41,791 $41,791 $41,791 $83,582

Art Center Art Center E1040 Capital Renewal (New) 5543650 Ceramics Equipment, Kiln, Replace 20 11 9 1 EA $8,358.23 $8,358 $8,358 $8,358 $16,716

Art Center Art Center E1040 Capital Renewal (New) 5543651 Ceramics Equipment, Kiln, Replace 20 11 9 1 EA $8,358.23 $8,358 $8,358 $8,358 $16,716

Art Center Art Center E1040 Capital Renewal (New) 5543676

Healthcare Equipment, Defibrillator (AED), Cabinet-Mounted, Replace 10 2 8 1 EA $3,917.92 $3,918 $3,918 $3,918 $3,918 $11,754

Art Center Art Center G2050 Capital Renewal (New) 5543654 Patio Deck, Decking Only, Wood, Replace 20 13 7 1350 SF $31.34 $42,314 $42,314 $42,314 $84,627

Art Center Art Center G2060 Capital Renewal (New) 5543620

Fences & Gates, Fence, Wood Board 6', Replace 20 13 7 540 LF $73.13 $39,493 $39,493 $39,493 $78,985

Art Center Art Center G2060 Capital Renewal (New)…