Ventura Community Center 3990 Ventura Court Palo Alto, California 94306

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:

Anas Sadkhi

Program Manager

800.733.0660 x7296568

Anas.Sadkhi@bureauveritas.com

BV PROJECT #:

150140.22R000-047.354

DATE OF REPORT:

April 4, 2024

ON SITE DATE:

March 16, 2023

Bureau Veritas

6021 University Boulevard, Suite 200 | Ellicott City, MD 21043 | www.us.bureauveritas.com | p 800.733.0660 http://www.us.bureauveritascom/ http://www.emgcorp.com/

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

1 . Ex e c u t i v e Su m m a r y

Property Overview and Assessment Details

General Information

Property Type Daycare and Community Center

Main Address 3990 Ventura Court, Palo Alto, California 94306

Site Developed 1957

Site Area 4.1 acres (estimated)

Parking Spaces 31 total spaces all in open lots; two of which are accessible

Building Area 21,481 SF

Number of Stories 1 above grade

Outside Occupants/Leased Spaces Country Day Little School

Heffalump Preschool

Youth Community Services

Date(s) of Visit March 16, 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) Eduardo Gella

Assessment and Report Prepared By Aren Hofland

Reviewed By Daniel White

Technical Report Reviewer for

Anas Sadkhi

Program Manager

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Signif icant/Systemic Findings and Deficiencies

Historical Summary

Ventura Community Center was constructed in 1957. The facility was an elementary school until 1979. Palo Alto Community Child Care took over the site in 1983 and changed the name at that time. A renovation was planned for 2020, but the COVID-19 pandemic prevented the renovation from occurring. No renovations are planned at this time.

Architectural

The building structure is wood-framed with a wood framed flat roof. Exterior finishes are painted stucco and wood-framed windows. The roof was updated to a TPO/PVC finish in 2018. Interior finishes are the responsibility of the various tenants and are updated as needed.

Mechanical, Electrical, Plumbing and Fire (MEPF)

The facility has heating only, with supplemental cooling provided by a PTAC for one room only. One wing is served by underfloor radiant heating. The other wing has suspended hydronic heaters. Each system has a dedicated boiler supplying heating hot water to the system. The multipurpose room has a suspended gas furnace for heating. The electrical system is generally original to construction with portions modernized as new equipment is installed. Electrical distribution is copper wiring and switches. The plumbing system is also original to the construction of the building. Plumbing supply piping is copper and the waste piping is cast-iron. Fire suppression is provided by fire extinguishers. A fire alarm system communicates with a fire alarm control panel. The panel and sensors are at the end of their expected life and Palo Alto Community Child Care is in the process of updating the system.

Site

The site has asphalt lots and play surfaces around the school. In addition, play structures with wood chips and rubberized flooring are present. The site has moderate landscaping. No irrigation was identified at the time of site visit.

Recommended Additional Studies

No additional studies recommended at this time.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Facil i ty Condit ion 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.

Extended Facil ity Condit ion Index (EFCI)

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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Facil i ty 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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Facility Level FCI:

The vertical bars below represent the year-by-year needs identified for the prop n 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.

Where appropriate 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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Immediate Needs

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Key Findings

Water Heater in Poor condition.

Gas, Residential Ventura Community Center Ventura Community Center Boiler room

Uniformat Code: D2010 Recommendation: Replace in 2024

Priority Score: 83.9

Plan Type: Deferred Maintenance (Catch-Up)

Cost Estimate: $3,400

Shut off, but not disconnected - AssetCALC ID: 5650915

Exterior Walls in Fair condition.

any painted surface Ventura Community Center Ventura Community Center Building Exterior

Uniformat Code: B2010 Recommendation: Prep & Paint in 2028

Priority Score: 75.5

Plan Type: Scheduled Maintenance ( Keep-Up)

Cost Estimate: $130,900

- AssetCALC ID: 5650885

Fire Alarm Panel in Poor condition.

Fully Addressable Ventura Community Center Ventura Community Center Admin Office

Uniformat Code: D7050 Recommendation: Replace in 2024

Priority Score: 67.9

Plan Type: Scheduled

Cost Estimate: $39,200

In discussions with fire alarm company to update system - AssetCALC ID: 5650931

Wall Finishes in Fair condition.

any surface Ventura Community Center Ventura Community Center Throughout building

Uniformat Code: C2010 Recommendation: Prep & Paint in 2028

Priority Score: 67.5

Plan Type: Scheduled

Cost Estimate: $168,300

- AssetCALC ID: 5650894

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

ADA Barrier Removal in Poor condition.

Priority 3 Ventura Community Center ADA Costs Ventura Community Center Restrooms

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Plan Type: Accessibility

Cost Estimate: $1,386,200

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan.

- AssetCALC ID: 5271812

Priority 1 Ventura Community Center ADA Costs Ventura Community Center Site

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $976,900

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan.

- AssetCALC ID: 5271810

Priority 4 Ventura Community Center ADA Costs Ventura Community Center Interior

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $115,600

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan.

- AssetCALC ID: 5271813

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Priority 2 Ventura Community Center ADA Costs Ventura Community Center Intrerior

Uniformat Code: Y1010 Recommendation: Resolve in 2033

Priority Score: 63.1

Cost Estimate: $2,356,100

RUL based on Palo Alto Transition Plan. Half the cost of the total barrier removal from the client Transition Plan.

- AssetCALC ID: 5271811

Furnace

Electric, 21 to 25 KW Ventura Electrification Ventura Community Center MPR

Uniformat Code: D3020 Recommendation: Replace in 2028

Priority Score: 59.6

Plan Type: Energy & Sustainability

Cost Estimate: $14,900

Replace natural gas furnace with electrical equivalent for electrification - AssetCALC ID: 5703055

Boiler

Electric, HVAC, 201 to 250 KW Ventura Electrification Ventura Community Center Boiler room

Uniformat Code: D3020 Recommendation: Replace in 2041

Priority Score: 59.0

Plan Type: Energy &

Cost Estimate: $115,400

Replace natural gas boiler with electrical equivalent for electrification - AssetCALC ID: 5703053

Boiler

Electric, HVAC, 201 to 250 KW Ventura Electrification Ventura Community Center Boiler room

Uniformat Code: D3020 Recommendation: Replace in 2039

Priority Score: 59.0

Plan Type: Energy &

Cost Estimate: $115,400

Replace natural gas boiler with electrical equivalent for electrification - AssetCALC ID: 5703054

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Water Heater

Electric, Residential, 30 to 52 GAL Ventura Electrification Ventura Community Center Boiler room

Uniformat Code: D2010 Recommendation: Replace in 2024

Priority Score: 56.9

Plan Type: Energy &

Cost Estimate: $2,400

Replace natural gas water heater with electrical equivalent for electrification - AssetCALC ID: 5703052

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.

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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Category Distribution (by Cost)

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

2 . Bu i l d i n g a n d S i t e I n f o r m a t i o n

Systems Summary

System Description Condition

Structure

Conventional wood frame structure over concrete slab foundation

Fair

Façade

Primary Wall Finish: Stucco

Windows: Wood

Roof

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

Interiors

Walls: Painted gypsum board

Floors: Carpet, VCT

Ceilings: Hard tile

Elevators

None --

Plumbing

Distribution: Copper supply and cast-iron waste and venting

Hot Water: Gas and electric water heaters with integral tanks

Fixtures: Toilets, urinals, and sinks in all restrooms

HVAC

Central System: Boilers feeding hydronic terminal units and underfloor radiant heating

Supplemental components: PTAC

Fire Suppression

Fire extinguishers only

Good

Electrical

Source and Distribution: Main switchboard with copper wiring

Interior Lighting: Linear fluorescent, CFL

Emergency Power: None

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Systems Summary

Fire Alarm

Alarm panel with smoke detectors, heat detectors, alarms, strobes, pull stations, and exit signs

Poor

Equipment/Special

Commercial kitchen equipment Fair

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 fencing; No dumpster enclosures

Playgrounds and courts

Limited park benches, picnic tables, trash receptacles

Landscaping and Topography

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

Irrigation not present (not confirmed)

No 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, HPS Fair

Ancillary Structures None --

Accessibility

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

Key Issues and Findings

The fire alarm control panel is at the end of expected life, water heater for one wing is exceedingly aged and abandoned in place.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

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

a. 800 amps for Ventura CC

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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

4 . P r o p e r t y Sp a c e U s e a n d Ob s e r v e d A r e a 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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

5 . A D A Ac c e s s i b 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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

6 . Pu r p o s e a n d Sc o p 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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

7 . Op i n i o n s o f P r o b a b l e C o s 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.

Definit 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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Replacement Reserves

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

Replacement Reserves generally exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property management, Bureau Veritas’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities.

Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

Bureau Veritas’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’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.

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

8 . C e 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 Ventura Community Center, 3990 Ventura Court, Palo Alto, California 94306, 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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

9 . Ap p e n d i c e s

Appendix A: Photographic Record

Appendix B: Site Plan

Appendix C: Prior ADA Report

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

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Appendix A:

Ph o t o g r a p h i c R e c o r d

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Photographic Overview

1 - FRONT ELEVATION

2 - LEFT ELEVATION

3 - REAR ELEVATION

4 - RIGHT ELEVATION

5 - ROOFING

6 - DAYCARE

7 - RESTROOM

8 – MULTI PURPOSE ROOM

9 - KITCHEN

10 - WATER HEATER

11 - PUMP

12 - BACKFLOW PREVENTER

13 - SINK/LAVATORY

14 - TOILET

15 - SINK/LAVATORY

16 - SINK/LAVATORY

17 - TOILET

18 - FURNACE

19 - UNIT HEATER

20 - PUMP

21 - SWITCHBOARD

22 - FIRE ALARM PANEL

23 – FOOD SERVICE EQUIPMENT

24 – FOOD SERVICE EQUIPMENT

25 – FOOD SERVICE EQUIPMENT

26 - HEALTHCARE EQUIPMENT

27 - PLAYFIELD SURFACES

28 - PLAYFIELD SURFACES

29 - FENCES AND GATES

30 - SIGNAGE

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Appendix B:

S i t e P l a n

Aerial Site Plan

Project Number Project Name

150140.22R000-047.354 Ventura Community Center

Source On-Site Date

Google March 16, 2023

VENTURA COMMUNITY CENTER BUREAU VERITAS PROJECT: 150140.22R000-047.354

Appendix C:

P r i o r A D A R e p o r t

BarrierNumber Text211 Location Description AsBuiltDesc Solution AsBuiltMeas Quantity CostEst Severity

1A Ventura Community Center Parking Lot ‐ Stall 1 No tow‐away sign provided at lot entry or accessible stalls No sign provided Provide compliant sign 1 EACH $250.00 1 Necessary

1B Ventura Community Center Parking Lot ‐ Stall 1 No reflectorized ISA sign posted at front of stall Required sign not provided Provide sign at a minimum of 60" high at head of stall 1 EACH $250.00 1 Necessary

1C Ventura Community Center Parking Lot ‐ Stall 1 An additional sign or info below the ISA does not state "Minimum Fine $250." No fine sign provided Provide required sign 1 EACH $150.00 1 Necessary

1D Ventura Community Center Parking Lot ‐ Stall 1 Accessible stall & aisle not max. 2.0% in all directions (5.0% or more) Surface uneven and appears to be breaking apart Repair stall surface to make level and restripe 1 EACH $12,600.00 1 Necessary

1E Ventura Community Center Parking Lot ‐ Stall 1 Accessible stall not min. 9' x 18' or 14' x 18' including standard access aisle 7' wide X 14' long Restripe to provide compliant stall and access aisle 1 EACH $0.00 1 Necessary

1F Ventura Community Center Parking Lot ‐ Stall 1 No 3' x 3' (white/blue) ISA pavement sign provided centered and within 6" of end ISA in center of stall where it could be obscured by vehicles Reposition required pavement signs 1 EACH $0.00 1 Necessary

2A Ventura Community Center Parking Lot ‐ Shared Access Aisle Accessible stall & aisle not max. 2.0% in all directions (4.1% to 4.9%) Head of stall sloped at 4.8% to meet existing asphalt curb ramp Regrade stall to make level and restripe 1 EACH $12,600.00 1 Necessary

2B Ventura Community Center Parking Lot ‐ Shared Access Aisle Change in level greater than 1/2" in accessible stall 1" high abrupt change in level at transition to curb ramp Repair stall surface to remove trip hazard 4 LF $1,000.00 1 Necessary

2C Ventura Community Center Parking Lot ‐ Shared Access Aisle Access aisle lacks sign stating "NO PARKING" with min. 12" high letters contrastingAccess aisle lacks contrasting lettering min. 12" high stating "NO PARKING" Provide required pavement sign at bottom of access aisle 1 EACH $150.00 1 Necessary

3A Ventura Community Center Parking Lot ‐ Stall 2 No reflectorized ISA sign posted at front of stall Required sign not provided Provide required sign 1 EACH $250.00 1 Necessary

3B Ventura Community Center Parking Lot ‐ Stall 2 An additional sign or info below the ISA does not state "Minimum Fine $250." No fine sign provided Provide required sign 1 EACH $150.00 1 Necessary

3C Ventura Community Center Parking Lot ‐ Stall 2 Accessible stall & aisle not max. 2.0% in all directions (5.0% or more) Surface uneven Regrade stall to make level and restripe 1 EACH $12,600.00 1 Necessary

3D Ventura Community Center Parking Lot ‐ Stall 2 Accessible stall not min. 9' x 18' or 14' x 18' including standard access aisle 8' wide X 14' long Restripe to provide compliant stall and access aisle 1 EACH $0.00 1 Necessary

3E Ventura Community Center Parking Lot ‐ Stall 2 Reflectorized ISA sign is not posted at min. 60" high No ISA sign at head of stall Provide sign at a minimum of 60" high at head of stall 1 EACH $0.00 1 Necessary

4A Ventura Community Center Walkway at Parking Curb ramp top landing not level (4.1% to 4.9%) 4.5% landing slope Demolish existing and construct new transition 1 EACH $250.00 1 Necessary

4B Ventura Community Center Walkway at Parking Cross slope exceeds 2.0% (3.1% to 4.0%) 3.7% cross slope Demolish existing and construct new route 5 LF $625.00 1 Necessary

5A Ventura Community Center Walkway to Activity Center Cross slope exceeds 2.0% (5.0% or more) 7.6% cross slope Demolish existing and construct new route 65 LF $8,125.00 1 Necessary

5B Ventura Community Center Walkway to Activity Center Walkway surface is not firm and stable (cracked, broken or loose soil, etc.) Concrete broken in multiple locations along path from parking to auditorium Repair surface to make firm and stable 12 LF $1,500.00 1 Necessary

5C Ventura Community Center Walkway to Activity Center Fire pulls not between 42" and 48" high 58" high Replace fire pull when remodeling 1 EACH $3,500.00 1 Necessary

5D Ventura Community Center Walkway to Activity Center Object protrudes more than 4" into accessible route between 27" and 80" high Fire pull protrudes 5‐1/2" at 49" high Remove object or provide detectable warning 1 JOB $550.00 1 Necessary

6A Ventura Community Center Activity Center Room ID sign provided for sighted people lacks tactile info for the visually impaire No tactile information provided where visual sign exists Provide room ID sign with tactile information at wall at latch side of door 1 EACH $250.00 1 Necessary

6B Ventura Community Center Activity Center Door/Gate landing is not level on both sides of door (> 5.0%) 8.2% slope in door landing Demolish and reconstruct level landing 40 SF $5,000.00 1 Necessary

6C Ventura Community Center Activity Center Change in level greater than 1/2" leading to door Broken concrete at landing and within path to office and classrooms Repair to remove trip hazard 22 LF $5,500.00 1 Necessary

6D Ventura Community Center Activity Center Door opening force exceeds 5 lbf 16 lbf Provide automatic door opening device 1 EACH $5,000.00 1 Necessary

6E Ventura Community Center Activity Center Door/Gate threshold height exceeds 1/2" with a bevel 1/2" high metal threshold without bevel Provide new door threshold 2 EACH $550.00 1 Necessary

6F Ventura Community Center Activity Center Ground floor doors that exit to exterior not provided with signs stating “EXIT” No tactile sign provided where required Provide compliant sign at exit side of door 1 EACH $250.00 1 Necessary

6G Ventura Community Center Activity Center Light switch control box top edge at max. 54" high Switches 51‐1/2" high No remediation required. Control or mechanism complied with prior code and is g1 EACH $0.00 1 Necessary

6H Ventura Community Center Activity Center Fire extinguisher high reach exceeds 48" Relocate fire extinguisher hardware or provide alternate location for extinguisher Relocate fire extinguisher 1 JOB $1,500.00 1 Necessary

6I Ventura Community Center Activity Center Fire pulls not between 42" and 48" high 62" high Replace fire pull when remodeling 1 EACH $3,500.00 1 Necessary

6J Ventura Community Center Activity Center Knee clearance not min. 27" high, 19" deep or 30" wide 26‐1/2" high knee clearance at 9 tables Provide min. 1 accessible table and 5% overall. Avoid pedestal base tables. 1 EACH $450.00 1 Necessary

6K Ventura Community Center Activity Center Use of outlet requires low reach of less than 15" above floor or higher than 48" 11" ‐ 12" high Relocate outlet to area with min. 15" low reach or max. 48" high reach 1 EACH $750.00 1 Necessary

6L Ventura Community Center Activity Center Ground floor doors that exit to exterior not provided with signs stating “EXIT” No tactile sign provided where required at two doors Provide compliant sign at exit side of door 2 EACH $500.00 1 Necessary

6M Ventura Community Center Activity Center Door/Gate threshold height exceeds 1/2" with a bevel 1/2" high threshold without bevel Provide new door threshold 1 EACH $275.00 1 Necessary

6N Ventura Community Center Activity Center No assistive listening system for room with more than 50 seats No permanent assistive listening system provided Provide compliant system 1 EACH $1,500.00 1 Necessary

6O Ventura Community Center Activity Center Stage No form of vertical access provided at stairway to reach upper floors No vertical access provided Provide a wheelchair lift to reach upper floors 1 JOB $16,500.00 1 Necessary

6P Ventura Community Center Activity Center Stage No handrail provided at both sides of stairway No handrail provided at both sides Provide handrails at both sides of stairway 12 LF $2,700.00 1 Necessary

6Q Ventura Community Center Activity Center Stage Extension does not extend horizontally above landing for min. 12" from first riser Extension not sloped for the length of one tread long Provide handrails at both sides of stairway 0 LF $0.00 1 Necessary

6R Ventura Community Center Activity Center Stage Extension does not extend for length of one tread + 12" beyond the last riser nosi Extension not sloped for the length of one tread long Provide handrails at both sides of stairway 0 LF $0.00 1 Necessary

6S Ventura Community Center Activity Center Stage No contrasting color on each tread of exterior stairway Treads lack contrasting color defined as 70% contrast Provide contrasting color on each tread 6 LF or TREAD $210.00 1 Necessary

6T Ventura Community Center Activity Center Stage Use of outlet requires low reach of less than 15" above floor or higher than 48" Outlets on stage 11" high Relocate outlet to area with min. 15" low reach or max. 48" high reach 1 EACH $750.00 1 Necessary

6U Ventura Community Center Activity Center Stage No handrail provided at both sides of stairway Exit stairway has no handrail provided at both sides Provide handrails at both sides of stairway 12 LF $2,700.00 1 Necessary

6V Ventura Community Center Activity Center Stage Extension does not extend horizontally above landing for min. 12" from first riser Extension not sloped for the length of one tread long Provide handrails at both sides of stairway 0 LF $0.00 1 Necessary

6W Ventura Community Center Activity Center Stage Extension does not extend for length of one tread + 12" beyond the last riser nosi Extension not sloped for the length of one tread long Provide handrails at both sides of stairway 0 LF $0.00 1 Necessary

6X Ventura Community Center Activity Center Stage Guard or handrail have openings that allow passage of a 4" sphere Guardrail at exit stairway has openings of more than 4" Replace handrails at both sides of stairway 0 LF $0.00 1 Necessary

6Y Ventura Community Center Activity Center Stage No contrasting color on each tread of exterior stairway Treads lack contrasting color defined as 70% contrast Provide contrasting color on min. top and bottom tread 2 LF or TREAD $84.00 1 Necessary

6Z Ventura Community Center Activity Center Stage No strobe provided with existing horn Device not provided Provide strobe device 2 EACH $11,000.00 1 Necessary

7A Ventura Community Center Walkway to Facility Change in level greater than 1/2" in walkway 1" lip in walkway surface Grind or repair to remove trip hazard 8 LF $2,000.00 1 Necessary

8A Ventura Community Center Walkway to Facility Change in level greater than 1/2" in walkway 1‐1/2" lip in walkway surface Grind or repair to remove trip hazard 14 LF $3,500.00 1 Necessary

8B Ventura Community Center Walkway to Facility Cross slope exceeds 2.0% (3.1% to 4.0%) 3.2% cross slope in walkway leading to office and other areas Demolish existing and construct new route 16 LF $2,000.00 1 Necessary

8C Ventura Community Center Walkway to Facility Change in level greater than 1/2" in walkway 1" lip in walkway surface Grind or repair to remove trip hazard 1 LF $250.00 1 Necessary

8D Ventura Community Center Walkway to Facility Cross slope exceeds 2.0% (3.1% to 4.0%) 3.6% cross slope in walkway leading to building entrances Demolish existing and construct new route 8 LF $1,000.00 1 Necessary

8E Ventura Community Center Walkway to Facility Door/Gate lacks min. 10" smooth uninterrupted bottom surface Gate to playground has no smooth bottom 10” Provide kick plate at push side of gate 2 EACH $450.00 1 Necessary

8F Ventura Community Center Walkway to Facility Hardware not operable with a closed fist Gate hardware not accessible Provide compliant hardware 1 EACH $300.00 1 Necessary

9A Ventura Community Center Office Building Door/Gate landing is not level on both sides of door (> 5.0%) 6.2% slope at build‐up in landing area Demolish and reconstruct level landing 20 SF $2,500.00 1 Necessary

9B Ventura Community Center Office Building Room ID sign provided for sighted people lacks tactile info for the visually impaire No tactile information provided where visual sign exists Provide room ID sign with tactile information at wall at latch side of door 1 EACH $250.00 1 Necessary

9C Ventura Community Center Office Building Door opening force exceeds 5 lbf 11 lbf Provide automatic door opening device 1 EACH $5,000.00 1 Necessary

9D Ventura Community Center Office Building Door closer lacks min. 5 second sweep period/back check 3 second sweep Provide automatic door opening device 0 EACH $0.00 1 Necessary

9E Ventura Community Center Office Building 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

9F Ventura Community Center Office Building Ground floor doors that exit to exterior not provided with signs stating “EXIT” No tactile sign provided where required Provide compliant sign at exit side of door 1 EACH $250.00 1 Necessary

9G Ventura Community Center Office Building No section at least 3 feet long between 28" and 34" provided at existing counter 42‐3/4" high Provide min. 3 ft long section of counter at max. 34" high 1 EACH $875.00 1 Necessary

9H Ventura Community Center Office Building Counter or table in route of travel protrudes more than 4" above 27" high 6" protrusion at 42" high Provide cane‐detectable warning that reaches below 27" high for the visually impa1 EACH $550.00 1 Necessary

9I Ventura Community Center Office Building No horn/strobes in common use areas Device not provided in lobby area Provide strobes in common use area 1 EACH $5,500.00 1 Necessary

10A Ventura Community Center Office at Lobby Hardware not operable with a closed fist Door knob not accessible Provide compliant hardware 1 EACH $300.00 1 Necessary

10B Ventura Community Center Office at Lobby Use of outlet requires low reach of less than 15" above floor or higher than 48" 11" high behind desk Relocate outlet to area with min. 15" low reach or max. 48" high reach 1 EACH $750.00 1 Necessary

10C Ventura Community Center Office at Lobby Clear floor space of min. 60" in diameter not provided where 360 degree turn is mNo accessible turning space in room where staff meets with the public Rearrange furniture to provide min. 60" turning space 0 SF $0.00 1 Necessary

10D Ventura Community Center Office at Lobby Door/Gate at push side lacks min.