150140.22R000-013.354_-_Downtown_Library_-_Palo_Alto,_CA_-_FCA(Final).pdf

Downtown Library 270 Forest Avenue Palo Alto, California 94301

FACILITY CONDITION ASSESSMENT

prepared for

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

PREPARED BY:

Bureau Veritas 6021 University Boulevard, Suite 200 Ellicott City, Maryland 21043 800.733.0660 www.us.bureauveritas.com

BV CONTACT:

Matt Anderson Program Manager

800.733.0660 x7297613 matt.anderson@bureauveritas.com

BV PROJECT#:

150140.22R000-013.354

DATE OF REPORT:

March 27, 2024

ON SITE DATE:

December 14, 2022

Bureau Veritas

6021 University Boulevard, Suite 200 | Ellicott City, Maryland 21043 | www.us.bureauveritas.com | p 800.733.0660

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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

Property Overview and Assessment Details

General Information

Property Type Library

Main Address 270 Forest Avenue, Palo Alto, California 94301

Site Developed 2011

Site Area 0.8 acres (estimated)

Parking Spaces 12 total spaces all in open lots; One of which are accessible

Building Area 8,741 SF

Number of Stories One above grade

Outside Occupants/Leased Spaces None

Date(s) of Visit December 14, 2022

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

650.617.3154

Murdo.Nicolson@cityofpaloalto.org

On-site Point of Contact (POC) Sonny Tieu

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

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

Signif icant/Systemic Findings and Deficiencies

Historical Summary

The Downtown Library was constructed in 2011. All systems are original to the building construction.

Architectural

The building has a wood framed structure with wood framed roof. Aluminum framed double paned storefront windows are significant around the exterior walls. Interior finishes will be replaced as needed.

Mechanical, Electrical, Plumbing and Fire (MEPF)

Heating and cooling are provided by an advanced packaged unit located on the roof. Electrical distribution is copper wiring and switches. Plumbing is copper supply with PVC waste. A fire alarm system with heat detectors, smoke detectors, alarms, strobes, emergency lights, and exit signs communicate with an addressable fire alarm control panel. Fire extinguishers provide fire suppression for the building.

Site

The site has a backyard patio with painted stucco exterior wall. Landscaping has drip irrigation. Property signage is located around the building. An asphalt parking lot is located in the rear of the building.

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

Facility Level FCI:

The vertical bars below represent the year-by-year needs identified for the Downtown Library 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 are included in later report sections that focus on each building at this campus.

Needs by Year with Unaddressed FCI Over Time

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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

Immediate Needs

There are no immediate needs at this time.

Key Findings

There are no key findings at this time.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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)

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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 slab Good

Façade Primary Wall Finish: Stucco

Windows: Aluminum Good

Roof Primary: Flat construction with single-ply TPO/PVC membrane

Fair

Interiors

Walls: Painted gypsum board, ceramic tile

Floors: Carpet, ceramic tile, coated concrete

Ceilings: Painted gypsum board and ACT

Elevators None

Plumbing

Distribution: Copper supply and PVC waste and venting

Hot Water: Gas tankless water heater and small electric water heater

Fixtures: Toilets, urinals, and sinks in all restrooms

HVAC Non-Central System: Packaged unit

Supplemental components: Ductless split-system

Fire Suppression Fire extinguishers only

Electrical

Source & Distribution: Main switchboard with copper wiring

Interior Lighting: LED

Emergency Power: None

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

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

Systems Summary

Equipment/Special None --

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

Site Development

Property entrance signage; chain link dumpster enclosures

Exterior patio with site lights

Limited park benches, picnic tables, trash receptacles

Landscaping and Topography

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

Irrigation present

Concrete retaining walls

Low to moderate site slopes throughout

Utilities

Municipal water and sewer

Local utility-provided electric and natural gas

Site Lighting

Building-mounted: LED

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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 Downtown Library 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 handle 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 boilers and other larger equipment will require separate wiring from the new electrical panels or service noted below to the equipment.

a. 200 amps for MSC A

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.

ID UF_Code Component Attributes Capacity Location Replacement Equipment

Dataplate Year

Barcode

4734511 D2012 Water Heater Gas, Tankless 4 GPM Janitor closet

Electric Tankless Water Heater, 4 GPM 2011 46 WH-1

4734516 D3055 Packaged Unit RTU, Pad or Roof-Mounted 28 TON Roof Packaged unit, Heat

Pump, 28 ton 2011 46 AC-1

/01230124567898:/01230124567898:4;<;=386>6=93602/?@A@ B926308 CADEEF?G93;84H;93;8I4J<;=386=I4K92L<;MMI4DN?4304ONP4QRSI4T;U<9=; AC A? D A JV WDIC@@N@A WDIC@@ 4 4 4 WDIC@@ 4 4 4 4 4 4 4 4 4 4 4 4 X-Y)��

/01230124567898:/01230124567898:4;<;=386>6=93602/D@C@ T00> CADEEFDR9=L9Z;[4H;93\R]̂ U4_263I4TK_I4R9[4084T00>\S0]23;[I4?O4304C@4K̀ aI4T;U<9=; ?@ A? E A JV W?@PIFA@NFCW?@PIFAA 4 4 4 4 4 4 4 4W?@PIFAA 4 4 4 4 4 4 4 X���Y�..

/01230124567898:/01230124567898:4;<;=386>6=93602/C@?@ J<;=386=9<4T00̂ CADEEFP/6M3867]36024R92;<I4A?@b?@E4cI4?@@4VSRI4d2M39<< D@ ?e D A JV WCI??DNEF WCI??P 4 4 4 WCI??P 4 4 4 4 4 4 4 4 4 4 4 4 X)Y���

/01230124567898:/01230124567898:4;<;=386>6=93602/e@A@ f63; C?C@E@OJ<;=386>6=936024f;8g6=;I4G6862ZI4d2M39<< AC A? D A JV W??I?@ANCP W??I?@? 4 4 4W??I?@? 4 4 4 4 4 4 4 4 4 4 4 4 X��Y���

/01230124567898:/01230124567898:4;<;=386>6=93602R?@D@ f63; CADEFAFJ2Z62;;862Z4f3][:I4J<;=386=9<I4Q;2;89<4/;M6Z2I4f3][: @ @ h4@ A JV WCI??DNEF WCI??P 4 4 4 WCI??P 4 4 4 4 4 4 4 4 4 4 4 4 X)Y��� i Y ��� ������� X� X� X�X-*Y.�� X� X� X� X�X���Y�.. X� X� X� X� X� X� X� X��.Y�*� i

����� ��������$ X� X� X�X-�Y)�. X� X� X� X�X�)�Y)+) X� X� X� X� X� X� X� X���Y�+*

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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.

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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 Downtown Library, 270 Forest Avenue, Palo Alto, California 94301, 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

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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: ADA Costs

Appendix D: Component Condition Report

Appendix E: Deficiency by Priority

Appendix F: Costs by Category

Appendix G: Multi-Year Expense Forecast

Appendix H: Equipment Inventory List

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

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 - BREAK ROOM

6 - CONFERENCE AREA

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

7 - RESTROOM OVERVIEW

8 - STAFF AREA

9 - INTERIOR FINISHES

10 - EXTERIOR PATIO

11 - DUMPSTER ENCLOSURE

12 - EXTERIOR WALLS

13 - ROOFING

14 - ROOF SKYLIGHT

15 – HOT WATER STORAGE TANK

16 - WATER HEATER

17 - BACKFLOW PREVENTER

18 - BACKFLOW PREVENTER

19 - SINK/LAVATORY

20 - TOILET

21 - URINAL

22 - DRINKING FOUNTAIN

23 - PACKAGED UNIT

24 - SWITCHBOARD

25 - DISTRIBUTION PANEL

26 - ELECTRICAL SYSTEM

27 - FIRE ALARM SYSTEM

28 - FIRE ALARM PANEL

29 - HEALTHCARE EQUIPMENT

30 - PARKING LOTS

DOWNTOWN LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-013.354

Appendix B:

S i t e P la n

Aerial Site Plan

Project Number Project Name

150140.22R000-013.354 Downtown Library

Source On-Site Date Google December 14, 2022

Appendix C:

AD A C os t s

BarrierNumber Text211 Location Description AsBuiltDesc Solution AsBuiltMeas Quantity CostEst Severity

1 Downtown Library Walkway to Entrance Cross slope exceeds 2.0% (2.1% to 3.0%) 2.8% cross slope on east side of curb ramp Demolish existing and construct new route 4 LF $500.00 1 Necessary

2 Downtown Library Main Entrance No accessible route provided to reach monument sign Approach to monument sign at entry blocked by low bollards Construct an accessible route to sign or relocate sign 5 LF $625.00 1 Necessary

3A Downtown Library Main Entrance Ground or walking surface slope exceeds 2.0% 2.3% landing slope at book drop Remodel to provide level clear floor space at controls/mechanisms 12 SF $8,280.00 1 Necessary

3B Downtown Library Main Entrance Hardware not operable with a closed fist Doorbell not accessible Provide compliant hardware 1 EACH $300.00 1 Necessary

4A Downtown Library Library Interior Space Door does not re-open when encountering an obstruction other than the door jamb Door does not re-open as required Repair actuation device 1 JOB $1,250.00 1 Necessary

4B Downtown Library Library Interior Space Doormat not anchored to floor (trip hazard) Existing door mat not recessed or secured Secure door mat or remove 1 EACH $500.00 1 Necessary

4C Downtown Library Library Interior Space Approach to tactile characters on sign not centered at 18" minimum from door swing Tactile exit signage on wall 95" from doors due to security apparatus Reposition sign or provide new sign 1 EACH $250.00 1 Necessary

4D Downtown Library Library Interior Space Knee clearance not min. 27" high, 19" deep or 30" wide Self-serve checkout has 24" high knee clearance Provide min. 3 ft segment of accessible counter. Flip-up counters, adjacent tables and similar devices not permitted 1 EACH $875.00 1 Necessary

4E Downtown Library Library Interior Space Control or mechanism between 10" to 24" deep obstruction max. 34" high is located above 46" Swipe control 51" high and 15" deep at self-serve checkout Relocate control or mechanism to max. 46" high 1 EACH $750.00 1 Necessary

4F Downtown Library Library Interior Space Book return machine not speech enabled (visually impaired). No industry standard connector provided (deaf persons) No audible signals provided to enable use by the visually impaired or industry standard connector for the deafContact vendor to obtain replacement 1 JOB $0.00 1 Necessary

4G Downtown Library Library Interior Space Accessible counter use blocked by stored items Public service counter covered with flyers that block use by people using wheelchairsMove stored objects 1 EACH $0.00 1 Necessary

4H Downtown Library Library Interior Space Shelf or cabinet not mounted max. 48" above floor or ground (max. 54" at pre-ADA elements) Shelf or cabinet not accessible Provide additional shelf/cabinet at accessible height or provide assistance 1 JOB $0.00 1 Necessary

4I Downtown Library Library Interior Space Knee clearance of at least 27" high, 30" wide and 19" deep not provided Internet PC workstation has 5" deep knee clearance Replace min. 1 workstation to provide knee clearance 1 EACH $450.00 1 Necessary

4J Downtown Library Library Interior Space Knee clearance of at least 27" high, 30" wide and 19" deep not provided PC monitor used for library cards, catalogue, and account information has 4" deep knee clearanceReplace min. 1 workstation to provide knee clearance 1 EACH $450.00 1 Necessary

4K Downtown Library Library Interior Space Control or mechanism between 10" to 24" deep obstruction max. 34" high is located above 46" Printer for PC stations has control point at 52" high and 12" deep Relocate control or mechanism to max. 46" high 1 EACH $750.00 1 Necessary

4L Downtown Library Library Interior Space Ground floor doors that exit to exterior not provided with signs stating “EXIT” Southeast exit door to patio has no tactile exit signage Provide compliant sign at latch side of exit door 1 EACH $250.00 1 Necessary

4M Downtown Library Library Interior Space Door opening force exceeds 5 lbf 15-17 lbf Replace or adjust existing closer 1 EACH $540.00 1 Necessary

4N Downtown Library Library Interior Space Door closer lacks min. 5 second sweep period/back check 2-3 second sweep Replace or adjust existing closer 0 EACH $0.00 1 Necessary

4O Downtown Library Library Interior Space Door opening force exceeds 5 lbf East exit door has damaged hardware and does not open properly Replace or adjust existing closer 1 EACH $540.00 1 Necessary

4P Downtown Library Library Interior Space Knee clearance under fountain not min. 27" high 26-5/8" high knee clearance a low fountain Replace drinking fountain with accessible unit or remount existing 1 EACH $750.00 1 Necessary

4Q Downtown Library Library Interior Space Flyer holder point of control not at max. 48" high reach Flyers not located within accessible reach range Move to provide accessible reach range or provide assistance 1 JOB $0.00 1 Necessary

4R Downtown Library Library Interior Space Doormat not anchored to floor (trip hazard) Rear exit door has doormat that is not recessed or secured Secure door mat or remove 1 EACH $500.00 1 Necessary

4S Downtown Library Library Interior Space Door closes in less than 6 seconds Closes in 3 seconds Repair actuation device 1 JOB $1,250.00 1 Necessary

4T Downtown Library Library Interior Space Door does not re-open when encountering an obstruction other than the door jamb Door does not re-open as required Repair actuation device 1 JOB $1,250.00 1 Necessary

4U Downtown Library Library Interior Space Approach to tactile characters on sign not centered at 18" minimum from door swing Tactile exit signage on wall 72" from doors due to security apparatus Reposition sign or provide new sign 1 EACH $250.00 1 Necessary

4V Downtown Library Library Interior Space No evacuation plan provided or existing sign lacks tactile information Tactile information not provided Provide evacuation sign usable by the visually impaired 1 EACH $250.00 1 Necessary

5A Downtown Library Children's Reading Area Table or workstation surface height exceeds 34" high Children's PC workstation has 26" high and 7" deep knee clearance Provide min. 1 accessible workstation 1 EACH $875.00 1 Necessary

5B Downtown Library Children's Reading Area Ground floor doors that exit to exterior not provided with signs stating “EXIT” Exit door has no tactile exit signage Provide compliant sign at latch side of exit door 1 EACH $250.00 1 Necessary

5C Downtown Library Children's Reading Area Door opening force exceeds 5 lbf 8 lbf Replace or adjust existing closer 1 EACH $450.00 1 Necessary

5D Downtown Library Children's Reading Area Door closer lacks min. 5 second sweep period/back check 3 second sweep Replace or adjust existing closer 0 EACH $0.00 1 Necessary

5E Downtown Library Children's Reading Area Door/Gate threshold height exceeds 1/2" with a bevel Threshold raised from exterior landing with a 1/3" lip Provide new door threshold 1 EACH $275.00 1 Necessary

5F Downtown Library Children's Reading Area Door or gate lacks landing on both sides of door 2.4% exterior landing slope Demolish and reconstruct level landing 20 SF $2,500.00 1 Necessary

5G Downtown Library Children's Reading Area Door or gate lacks landing on both sides of door Door landing blocked by table on patio Move patio to provide egress at exit door 0 SF $0.00 1 Necessary

5H Downtown Library Children's Reading Area Knee clearance not min. 27" high, 19" deep or 30" wide 18" high knee clearance Provide min. 1 accessible table and 5% overall. Avoid pedestal base tables. 1 EACH $450.00 1 Necessary

5I Downtown Library Children's Reading Area Accessible route is not at least 36" wide throughout area Min. 36" clear passage not provided between tables and furniture or stacks Rearrange elements to provide accessible route 0 JOB $0.00 1 Necessary

5J Downtown Library Children's Reading Area Shelf or cabinet not mounted max. 48" above floor or ground (max. 54" at pre-ADA elements) Shelf or cabinet not accessible Provide additional shelf/cabinet at accessible height or provide assistance 1 JOB $0.00 1 Necessary

6A Downtown Library Carnegie Meeting Room Braille/Tactile sign not located between 48" and 60" on wall at latch side of door Tactile information on sign measured at 64-1/2" high Reposition sign or provide new sign 1 EACH $250.00 1 Necessary

6B Downtown Library Carnegie Meeting Room Door opening force exceeds 5 lbf 13 lbf Replace or adjust existing closer 1 EACH $450.00 1 Necessary

6C Downtown Library Carnegie Meeting Room Door closer lacks min. 5 second sweep period/back check 2 second sweep Replace or adjust existing closer 0 EACH $0.00 1 Necessary

6D Downtown Library Carnegie Meeting Room Door, sliding/folding door or gate clear width is not min. 32" 17-1/2" clear width between door swing Rearrange furniture to provide wheelchair access 0 EACH $0.00 1 Necessary

BarrierNumber Text211 Location Description AsBuiltDesc Solution AsBuiltMeas Quantity CostEst Severity

6E Downtown Library Carnegie Meeting Room Clear floor space does not adjoin an accessible route Table which may prevent people using wheelchair from entering spaces Rearrange furniture to provide wheelchair access or provide smaller table 1 JOB $0.00 1 Necessary

6F Downtown Library Carnegie Meeting Room Accessible route is not at least 36" wide throughout area 24" between table/chairs and glass wall Rearrange elements to provide accessible route 1 JOB $500.00 1 Necessary

6G Downtown Library Carnegie Meeting Room Whiteboard surface height exceeds 43" above floor Whiteboard bottom edge 47-12" high Move existing whiteboard to allow use by short people or people who use wheelchairs 1 EACH $750.00 1 Necessary

6H Downtown Library Carnegie Meeting Room Clear floor space for wheelchair not provided at control or mechanism Whiteboard clear floor space blocked by table. 37" space between table and whiteboardRearrange furniture to provide wheelchair access or provide smaller table 0 JOB $0.00 1 Necessary

6I Downtown Library Carnegie Meeting Room Knee clearance not min. 27" high, 19" deep or 30" wide Table has 24" deep knee clearance to support Provide min. 1 accessible table and 5% overall. Avoid pedestal base tables. 1 EACH $450.00 1 Necessary

6J Downtown Library Carnegie Meeting Room No horn/strobes in common use areas Device not provided Provide strobes in common use area 1 EACH $5,500.00 1 Necessary

7 Downtown Library Restroom Vestibule No gender pictogram on sign posted Doorway to restrooms has visual sign above doorway but no superimposed 12" circle/triangle at wallProvide pictogram on restroom wall 1 EACH $250.00 1 Necessary

8A Downtown Library Men's Public Restroom Door/Gate with latch approach with closer at pull side lacks min. 54" beyond hinge 48-1/2" perpendicular to door Provide automatic door opening device 0 EACH $0.00 1 Necessary

8B Downtown Library Men's Public Restroom Door opening force exceeds 5 lbf 15 lbf Provide automatic door opening device 1 EACH $5,000.00 1 Necessary

8C Downtown Library Men's Public Restroom Door closer lacks min. 5 second sweep period/back check 2 sec and door slams shut after 2 seconds Provide automatic door opening device 0 EACH $0.00 1 Necessary

8D Downtown Library Men's Public Restroom Lavatory bottom apron/edge not max 29" reducing to 27" at 8" back from edge 26-1/2" high at 8" deep Provide min. one accessible lavatory 1 JOB $450.00 1 Necessary

8E Downtown Library Men's Public Restroom Hot water and drainpipes accessible under lavatory not insulated or covered Insulation falling off Insulate drainpipes and hot water pipes 1 EACH $220.00 1 Necessary

8F Downtown Library Men's Public Restroom Table surface when open not between 28" and 34" high 36" high Remount existing changing table 1 EACH $775.00 2 Necessary

8G Downtown Library Men's Public Restroom Dispenser control point or operating mechanism not max. 40" AFF Paper towel dispenser 43" high with air dryer opening at 37" high which is not usable for short peopleReplace or remount dispenser 1 EACH $125.00 2 Recommended

8H Downtown Library Men's Public Restroom Stall door not equipped with an automatic closing device Stall door not self-closing Replace compartment hinge with adjustable mechanism 1 JOB $240.00 2 Recommended

8I Downtown Library Men's Public Restroom Water closet centerline not between 17" and 18" measured on center from wall 19" on center Provide min. one accessible water closet 1 JOB $850.00 2 Recommended

8J Downtown Library Men's Public Restroom Rear grab bar not centered 12" from wall and 24" on the other side of WC 14" from wall Provide compliant grab bars with required reinforcement 1 JOB $1,450.00 2 Recommended

8K Downtown Library Men's Public Restroom Centerline of toilet tissue dispenser not within 7" to 9" toilet seat front edge 15" from rim Reposition or replace toilet paper dispenser 1 EACH $225.00 2 Recommended

9A Downtown Library Women's Public Restroom Door opening force exceeds 5 lbf 15 lbf Replace or adjust existing closer 1 EACH $540.00 2 Recommended

9B Downtown Library Women's Public Restroom Door closer lacks min. 5 second sweep period/back check 2 second sweep Replace or adjust existing closer 0 EACH $0.00 2 Recommended

9C Downtown Library Women's Public Restroom Hot water and drainpipes accessible under lavatory not insulated or covered Lavatory drainpipes insulation falling off Insulate drainpipes and hot water pipes 1 EACH $220.00 2 Recommended

9D Downtown Library Women's Public Restroom Dispenser control point or operating mechanism not max. 40" AFF Paper towel dispenser 43" high with air dryer opening at 37" high which is not usable for short peopleReplace or remount dispenser 1 EACH $125.00 2 Recommended

9E Downtown Library Women's Public Restroom Stall door not equipped with an automatic closing device Stall door not self-closing Replace compartment hinge with adjustable mechanism 1 JOB $240.00 2 Recommended

9F Downtown Library Women's Public Restroom Water closet centerline not between 17" and 18" measured on center from wall 18-1/2" on center Provide min. one accessible water closet 1 JOB $850.00 2 Recommended

10A Downtown Library West Meeting Room Approach to tactile characters on sign not centered at 18" minimum from door swing Tactile exit signage more than 10 ft from doors Reposition sign or provide new sign 1 EACH $250.00 2 Recommended

10B Downtown Library West Meeting Room Knee clearance of at least 27" high, 30" wide and 19" deep not provided Trash bins blocked sink knee clearance Remove stored items 1 EACH $450.00 2 Recommended

10C Downtown Library West Meeting Room Knee clearance not min. 27" high, 19" deep or 30" wide 14" deep knee clearance to support at 9 tables in room Provide min. 1 accessible table and 5% overall. Avoid pedestal base tables. 1 EACH $450.00 2 Recommended

10D Downtown Library West Meeting Room Clear floor space required to pass through room not provided Passage to exit door blocked by chairs and monitor stand and cabinet Rearrange furniture to provide wheelchair space at exit door and in pathway leading to door 0 SF $0.00 2 Recommended

10E Downtown Library West Meeting Room Ground floor doors that exit to exterior not provided with signs stating “EXIT” South exit door has no tactile exit signage Provide compliant sign at latch side of exit door 1 EACH $250.00 2 Recommended

10F Downtown Library West Meeting Room Door opening force exceeds 5 lbf South exit door has 11 lbf Replace or adjust existing closer 1 EACH $450.00 2 Recommended

10G Downtown Library West Meeting Room Door closer lacks min. 5 second sweep period/back check South exit door has 3 second sweep Replace or adjust existing closer 0 EACH $0.00 2 Recommended

10H Downtown Library West Meeting Room Door/Gate landing is not level on both sides of door (4.1% to 5.0%) 5% slope and path to exit gate could be blocked by chairs Demolish and reconstruct level landing and move chairs 20 SF $2,500.00 2 Recommended

10I Downtown Library West Meeting Room Door opening force exceeds 5 lbf West exit door to patio 15 lbf Replace or adjust existing closer 1 EACH $450.00 2 Recommended

10J Downtown Library West Meeting Room Door closer lacks min. 5 second sweep period/back check 3 second sweep Replace or adjust existing closer 0 EACH $0.00 2 Recommended

10K Downtown Library West Meeting Room No evacuation plan provided or existing sign lacks tactile information Tactile information not provided Provide evacuation sign usable by the visually impaired 1 EACH $250.00 2 Recommended

10L Downtown Library West Meeting Room Door/Gate landing is not level on both sides of door (4.1% to 5.0%) 4.1% slope at door landing in patio Demolish and reconstruct level landing 20 SF $2,500.00 2 Recommended

11 Downtown Library West Patio Table knee clearance blocked by pedestal base Table not accessible Provide min. 1 accessible table and 5% overall. Avoid pedestal base tables. 4 EACH $3,500.00 2 Recommended

12A Downtown Library West Patio Bench seat not 20" to 24" deep and height not 17" to 19" above ground. Back support not compliant 16" seat depth and no min. 18" backrest is provided Ensure that min. 1 seating element in area is accessible or 5% overall 1 EACH $1,100.00 2 Recommended

12B Downtown Library West Patio Back support is not at least 18" high Backrest is not min 18" high Provide min. 1 accessible bench at bus stop or shelter 0 EACH $0.00 2 Recommended

12C Downtown Library West Patio Cross slope exceeds 2.0% (2.1% to 3.0%) 2.8% cross slope Demolish existing and construct new route 18 LF $2,700.00 2 Recommended

BarrierNumber Text211 Location Description AsBuiltDesc Solution AsBuiltMeas Quantity CostEst Severity

13A Downtown Library West Patio Cross slope exceeds 2.0% (3.1% to 4.0%) 3.1% cross slope in walkway to north gate Demolish existing and construct new route 32 LF $4,000.00 2 Recommended

13B Downtown Library West Patio Change in level greater than 1/2" in walkway 2" lip at change of direction…