Palo_Alto_College_Terrace_Library__Excerpt_from_FCA.pdf

FACILITY CONDITION ASSESSMENT (FCA) - EXCERPT

Palo Alto College Terrace Library

The following pages are excerpts from the City's Facility Condition Assessment Report and include only sections relevant to the electrification scope for this project.

College Terrace Library 2300 Wellesley Street 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.bureauveritas.com

BV CONTACT:

Matt Anderson Program Manager

800.733.0660 x7297613 matt.anderson@bureauveritas.com

BV PROJECT #:

150140.22R000-011.354

DATE OF REPORT:

Match 25, 2024

ON SITE DATE:

February 23, 2023

Bureau Veritas

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

COLLEGE TERRACE LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-011.354

www.us.bureauveritas.com | p 800.733.0660

1 . E x e c u t i v e S u m m a r y

Property Overview and Assessment Details

General Information

Property Type Library

Main Address 2300 Wellesley Street, Palo Alto, California 94306

Site Developed 1938

Renovated 2010

Site Area 0.7 acres (estimated)

Parking Spaces 8 total spaces all in open lots; 2 of which are accessible

Building Area 5,050 SF

Number of Stories One above grade

Outside Occupants/Leased Spaces College Terrace Children’s Center – 2,090 square feet

Date(s) of Visit February 23, 2023

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

650.317.3154 murdo.nicolson@cityofpaloalto.org

On-site Point of Contact (POC) James Brown

Assessment and Report Prepared By Aren Hofland

Reviewed By Daniel White

Technical Report Reviewer for

Anas Sadkhi

Program Manager

Anas.Sadkhi@bureauveritas.com

800.733.0660 x7296568

COLLEGE TERRACE LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-011.354

Signif icant/Systemic Findings and Deficiencies

Historical Summary

The College Terrace Library was built in 1936. The building was renovated in 2010.

Architectural

The building structure is wood frame with a stucco exterior finish. The roof is wood framed crossed hip with clay tiles finish.

Interior finishes were updated in 2010. A daycare leases approximately 2,090 square feet and is responsible for their interior finishes.

Mechanical, Electrical, Plumbing and Fire (MEPF)

Heating and cooling are provided by a split system heat pumps which are nearing their end of life. Domestic water is provided by an electric water heater. Plumbing distribution system is copper supply with cast-iron waste. The electrical distribution is copper wiring throughout. A fire alarm system with strobes, alarms, pull stations, exit signs, and emergency lights communicates with a fire alarm control panel. The building has wet-pipe fire sprinklers.

Site

The site has a large backyard with play area and a surrounding neighborhood park. A pergola in the backyard provides shade near the building. A play structure with wood chip play surface has a suspended shaded structure covering it.

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.

COLLEGE TERRACE LIBRARY BUREAU VERITAS PROJECT: 150140.22R000-011.354

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 College Terrace 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 will not be required. There is only one gas tankless water heater to be replaced. It appears that this can be connected to the existing 400 AMP electrical panel. This will need to be verified by a design engineer at the time of the proposed installation as the electrical equipment and service can change over time. New wiring to the attic where the water heater is located will be required and is included in the Electrification Cost Tables.

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

5435046 D2012 Water Heater Gas, Tankless 3.2 ‐GPM Attic Electric, Tankless 2010 65 WH‐1