Palo_Alto_Golf_Course_Pro_Shop__Excerpt_from_FCA.pdf
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- Attached to
- Electrification of City Facilities
- Solicitation number
- PE-24001
- Issued by
- Santa Clara County, California
About this file
This is a Facility Condition Assessment (FCA) report prepared by Bureau Veritas for the City of Palo Alto, detailing the existing conditions and electrification requirements for the Golf Course Pro Shop and associated buildings located at 1875 Embarcadero Road. The assessment, conducted on November 3, 2022, and finalized April 4, 2024, evaluates four buildings across 159 acres: a clubhouse containing the pro shop and restaurant, a restroom facility near the 9th hole, a maintenance office, and a maintenance shop. The report identifies all gas-fired equipment requiring conversion to electric alternatives as part of the City's electrification initiative, including a 100-gallon gas water heater, a 400 MBH gas boiler for HVAC, and three packaged rooftop air conditioning units (4-ton, 6-ton, and 9-ton capacity). The architectural assessment notes that the clubhouse and restroom facility are in relatively good condition following 2018 renovations, while the maintenance office suffers from a severely cracked and separating foundation slab requiring professional engineering evaluation. The HVAC equipment in the maintenance office is well past its expected useful life, and the facility will require significant electrical infrastructure upgrades, including 400-amp service to accommodate the increased electrical demand from the conversion of gas-fired systems.
The electrification analysis emphasizes that converting fossil fuel equipment to electric alternatives will reduce greenhouse gas emissions and support the City's goal of achieving an 80 percent reduction in natural gas usage by 2040, with an interim target of 40 percent reduction by 2030. The report notes that replacement of the identified gas equipment may not achieve overall cost savings due to initial investment and solar panel costs, but will contribute to sustainability objectives. Key infrastructure upgrades required include increased electrical service capacity, potential rewiring of the existing electrical system, and design modifications to accommodate heat pump systems that may require refrigerant piping. The assessment recommends that an electrical engineer and utility company evaluate all proposed electrical system changes for code compliance and load capacity verification. The FCA serves as the baseline facility data for the related RFP for design and engineering services covering this facility and four additional pilot buildings in the City of Palo Alto's comprehensive electrification program.
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FACILITY CONDITION ASSESSMENT (FCA) - EXCERPT
Palo Alto Golf Course Pro Shop / Cafe
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.
Golf Course Buildings 1875 Embarcadero Road Palo Alto, California 94303
FACILITY CONDITION ASSESSMENT
prepared for
City of Palo Alto 250 Hamilton Avenue Palo Alto, California 94301 Murdo Nicolson
PREPARED BY:
Bureau Veritas
6021 University Boulevard, Suite 200
Ellicott City, Maryland 21043 www.us.bureauveritas.com
BV CONTACT:
Matt Anderson
Program Manager
800.733.0660 x7297613
Matt.Anderson@bureauveritas.com
BV PROJECT #:
150140.22R000-025.354
DATE OF REPORT:
April 4, 2024
ON SITE DATE:
November 3, 2022
Bureau Veritas
6021 University Boulevard, Suite 200 | Ellicott City, Maryland 21043 | www.us.bureauveritas.com | p 800.733.0660 http://www.emgcorp.com/
GOLF COURSE BUILDINGS BUREAU VERITAS PROJECT: 150140.22R000-025.354
www.us.bureauveritas.com | p 800.733.0660
1 . Ex e c u t i v e Su m m a r y
Campus Overview and Assessment Details
General Information
Property Type Golf Course Buildings
Number of Buildings 4
Main Address 1875 Embarcadero Road, Palo Alto, California 94303
Site Developed 1958
Renovated 2018
Site Area 159 acres (estimated)
Parking Spaces 208 total spaces all in open lots; six of which are accessible
Outside Occupants/Leased Spaces None
Date(s) of Visit November 3, 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) Alfred Soto
Assessment and Report Prepared By Jeroen Smit
Reviewed By Daniel White
Technical Report Reviewer for
Anas Sadkhi
Program Manager
Anas.Sadkhi@bureauveritas.com
800.733.0660 x7296568 mailto:Murdo.Nicolson@cityofpaloalto.org mailto:Anas.Sadkhi@bureauveritas.com
GOLF COURSE BUILDINGS BUREAU VERITAS PROJECT: 150140.22R000-025.354
Campus Findings and Deficiencies
Historical Summary
This site is a golf course with a clubhouse, containing the pro shop and a restaurant, a restroom on the course, a maintenance office, and a shop. In 1956 it opened as the Palo Alto Municipal Golf Course. The clubhouse and pro shop were remodeled as part of the course redesign which was completed in May of 2018. The restroom near the 9th hole was added as part of the redesign with all systems appearing new. The maintenance office and shop are very dated and could use extensive renovation.
Architectural
The clubhouse for the most part has current architectural surfaces: newer floors, paint, and restroom fixtures. The roof is more dated but still has plenty of life left in it. Exterior surfaces and fenestrations are all sound. The restroom building is of recent vintage, and all appears new and clean. The maintenance buildings are quite dated and need major renovations.
The foundation slab of the maintenance office is cracked and separating along almost the entire length of the building, with one side listing noticeably. Flooring is cracked and separated as a result.
Mechanical, Electrical, Plumbing and Fire (MEPF)
In the clubhouse, the HVAC units are of various install dates, with some being relatively new, others at the later stages of useful life. Electrical systems are maintained and appear sufficient for the use. Plumbing fixtures are newer. A fire sprinkler system is installed for fire protection. The 9th hole restroom has no HVAC, but the electrical and plumbing are all new. The maintenance office has a unit heater in the equipment garage section and three through-wall air conditioning units, all well past their expected life, though they are reported to be operational. The electrical panel is more recent, as are the plumbing fixtures. The workshop only has electrical service, adequate for the use. Fire protection is achieved with fire extinguishers.
Site
Out of scope.
Recommended Additional Studies
The foundation slab of the maintenance office is in poor condition. The slab is cracked and separating almost completely along its length and noticeably out of level on one side. A professional engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables.
GOLF COURSE BUILDINGS BUREAU VERITAS PROJECT: 150140.22R000-025.354
6 . 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 prop n 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. 400 amps for Pro Shop/ Restaurant Building
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_CodeComponent Attributes Capacity Location Detail Replacement Equipment Dataplate Yr Barcode
5455948 D2012 Water Heater Gas, Commercial 100 GAL Mechanical room Water Heater, Electric, 100 GAL 2016 59 WH-1
5455949 D3021 Boiler Gas, HVAC 400 MBH Mechanical room Boiler, Electric, 117kW 2009 59 BLR-1
5455952 D3055 Packaged Unit RTU, Pad or Roof-Mounted 4 TON Building exterior Packaged Unit, Heat Pump, 4 TON 2008 59 AC-3
5455951 D3055 Packaged Unit RTU, Pad or Roof-Mounted 6 TON Building exterior Packaged Unit, Heat Pump, 6 TON 2009 59 AC-2
5455950 D3055 Packaged Unit RTU, Pad or Roof-Mounted 9 TON Building exterior Packaged Unit, Heat Pump, 9 TON 2010 59 AC-1
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