GROSSMANN DESIGN GROUP
ARCHITECTURE RESEARCH PLANNING
SAN FRANCISCO, CA
PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
SAN MATEO COUNTY HARBOR DISTRICT
September 25, 2013
TABLE OF CONTENTS
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
PROJECT TEAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
QUALIFICATIONS OF THE TEAM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
PROJECT STAFFING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
WORK PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
PROPOSED SCHEDULE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
FEE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
SAMPLES OF PREVIOUSLY COMPLETED FACILITY CONDITION ASSESSMENTS
GROSSMANN DESIGN GROUP
Architecture Research Planning
INTRODUCTION
The Grossmann Design Group was established in 1984 and has provided architectural and
planning services since its inception. The work of the firm has focused on researching and
solving technical problems associated with facilities for public agencies. Projects have included
the following services:
< Building Condition Surveys
< Detailed Facility Assessments
< Needs Assessments and Space Planning Studies
< Master Planning and Feasibility Studies
SUMMARY OF APPLICABLE PROJECT EXPERIENCE
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City of Soledad: Building Condition Surveys and Public Facilities Master Plan
City of Fort Bragg: Building Condition Surveys and Public Facilities Master Plan
College of Marin: Roof Condition Surveys for Fairfax and Indian Valley Campus
Mill Valley School District: Building Exterior Condition Surveys
Pier 38, San Francisco [Rutherford+Chekene with Power Engineering]
The Exploratorium Relocation [Rutherford+Chekene with Power Engineering]
SUMMARY OF PROJECT APPROACH
During the execution of facility condition assessments the firm emphasizes developing both
quantitative data and qualitative data. Quantitative data includes estimating the REMAINING
USEFUL SERVICE LIFE of building components and assembles, and estimating deferred and
future repair and maintenance costs. Qualitative data relates to how well a facility meets the
needs of the users.
All built components have a USEFUL SERVICE LIFE. When estimating the USEFUL
SERVICE LIFE of a built component it is generally assumed, with the exception of primary
structural components, that all components used in the construction of a structure have a
limited service life. Customarily most consultants are hesitant to attribute a service life of more
than 30 years to any component used in construction of a structure due to the following: all
materials naturally deteriorate over a period of time [wear-out due to exposure to the
environment and wear-out due to prolonged use], attitudes towards risk change over a period
of time, statutory requirements change over a period of time, and facility usage changes over
a period of time.
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GROSSMANN DESIGN GROUP
Architecture Research Planning
PROJECT TEAM
GROSSMANN DESIGN GROUP - PROJECT KEY PERSONNEL:
ARCHITECTS AND PROJECT MANAGERS:
Grossmann Design Group
326 Ritch Street
San Francisco, CA 94107
tel: 415-543-8618
fax: 415-543-2798
Email: architect@gdgarchitects.com
Principal and Project Manager: John P. Grossmann
Project Field Coordinator: Michael Kennedy
Consultants:
Structural Engineering:
Rutherford & Chekene
55 Second Street, Suite 600
San Francisco, CA 94105
Alan Kren, Principal
Civil Engineering:
SANDIS
936 E. Dane Avenue
Sunnyvale, CA 94085
Marine:
Power Engineering Construction Co.
1501 Viking Street, Suite 200
Alameda, CA 94501
Ken Lindberg, Vice President
Environmental Engineer:
RGA Environmental Inc.
1466 66th Street, Emeryville, CA 94608
Robert E. Gils, Principal and CIH
FIRM PROFILE
Clients: The Grossmann Design Group has provided consulting services to the following
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GROSSMANN DESIGN GROUP
Architecture Research Planning
municipalities and public agencies: City of Redwood City, City of Concord, City of Milpitas,
City of Sunnyvale, City of Dublin, City of Fort Bragg, City of Pacifica, City of Palo Alto, West
Contra Costa Unified School District [WCCUSD], Fremont Union High School District
[FUHSD], San Francisco Unified School District [SFUSD], College of Marin, University of
California San Francisco [UCSF], and University of California Berkeley [UCB] . Many of these
projects have required a careful evaluation of existing conditions and working with
representatives of the owner to develop assessments of current facility conditions and future
facility maintenance needs.
Experience: The project experience of the staff is very varied and includes the management
of small and large facility investigations, design, and construction projects. In addition to our
experience in field assessments and the design of a wide variety of renovation projects, other
projects have included the development of solutions to difficult technical construction
problems, providing construction management services, and coordinating the construction
work with the occupants. This project experience enables the staff of the firm to execute facility
assessments based on a comprehensive understanding of the project implementation process.
Staff: Being a small firm the attention of the principals and senior staff is focused on each
project. Work tasks are not assigned to staff, but rather the principal and staff work as a team
to find solutions to client's needs.
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GROSSMANN DESIGN GROUP
Architecture Research Planning
QUALIFICATIONS OF THE TEAM
The Grossmann Design Group and its consultants have extensive experience in undertaking
facility condition surveys and public facilities master planning. The principal and staff who
would undertake the work are the same individuals who have successfully completed the
following projects.
BUILDING CONDITION SURVEYS
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City of Soledad: Building Conditions Surveys and Public Facilities Master Plan
City of Fort Bragg [with Rutherford+Chekene]: Building Conditions Surveys and
Public Facilities Master Plan
College of Marin: Roof Condition Surveys for Fairfax and Indian Valley Campus
Mill Valley School District: Building Exterior Condition Surveys
UC Berkeley Safer Project [Rutherford+Chekene]: Evaluation of over 70 buildings on
the Berkeley campus. Each building was rated Good, Fair, Poor, or Very Poor in
accordance with the University Policy on Seismic Evaluation.
MARINE STRUCTURES CONDITION SURVEYS; Rutherford+Chekene [with Power
Engineering as noted]
<
Pier 38, San Francisco [with Power Engineering]: Pier 38 was constructed in 1908 with
an addition added in the 1930's. Rutherford + Chekene and Power Engineering
conducted a visual inspection of the shed building and the below deck structural
components of Pier 38.
<
The Exploratorium Relocation [with Power Engineering]: The new home for the
children's museum along the San Francisco waterfront included the repair and
renovation of the concrete pier substructure and the Pier 15 building. Pier work
commenced with detailed inspections of all below and above water elements and
culminated with the repair of deteriorated concrete piles, installation of new piles and
seismic strengthening of the existing pier structure. Buildings were similarly inspected,
assessed, and repaired.
SITE IMPROVEMENTS CONDITION SURVEYS; SANDIS
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Merced County Government Center: engineering services for the development of a
needs assessment/site analysis/master plan for a new government center in Merced.
<
Utility System Analysis for Mission Community College.
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GROSSMANN DESIGN GROUP
Architecture Research Planning
GROSSMANN DESIGN GROUP
<
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City of Soledad: Building Conditions Surveys and Public Facilities Master Plan
City of Fort Bragg: Building Conditions Surveys and Public Facilities Master Plan
College of Marin: Building Exterior Condition Surveys for Fairfax and Indian Valley
Campus
Mill Valley School District: Building Exterior Condition Surveys
City of Pacifica
•
City Hall Exterior Renovations
•
Corporation Yard Exterior Renovations
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Pier Concession Building Exterior Renovations
•
Police Services Building
City of Sunnyvale
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Fire Stations
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Corporation Yard Shop Facilities
City of Redwood City
•
Community Activities Building
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Senior Center Annex
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Fair Oaks Community Center
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Veterans Memorial Building
City of Concord
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Civic Center
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Baldwin Park Senior Center
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Willow Park Community Center
OfficeMAX #469, Seattle
Senior Center, City of Milpitas
Veterans Memorial Building Renovation, City of Susanville
Food Service Facilities, Santa Clara County Fairgrounds
General Electric Company Hammerwood Ave. Facility, Sunnyvale
Schooner Bay and Lantern Cove, Foster City
Spyglass Hill, Larkspur
Portobello, Oakland
Fremont Terrace, Fremont
Edgewater Isle South, Foster City
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GROSSMANN DESIGN GROUP
Architecture Research Planning
REFERENCES
Reference:
Magdy Abdalla, District Engineering Officer WCCUSD
West Contra Costa Unified School District
Facilities Planning & Construction
[510] 307-4544
mabdalla@wccusd.net
Reference:
William Savidge, Assistant Executive Officer, State Allocation Board
[former Director of Facilities Modernization for the Fremont Union High
School District and former District Engineering Officer West Contra
Costa Unified School District]
[916] 375-4043
williamsavidge@gmail.com
Reference:
Susan Fish, Project Manager
University of California, Berkeley
Capital Projects
[510] 642-6463
sfish@cp.berkeley.edu
Reference:
Dan Wells, Director of Maintenance and Transportation
[Project Manager for Windsor Middle School Building Repairs]
Windsor Unified School District
[510] 642-6463
dwells@wusd.org
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Subject: SAN MATEO COUNTY HARBOR DISTRICT
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Relevant Experience
Pier 38, San Francisco, California
Pier 38 was constructed in 1908 with an addition added in the 1930’s.
Rutherford + Chekene and Power Engineering conducted a visual
inspection of the piles, under and top side of decks, aprons, and
building, identifying areas of deterioration and necessary repair, and
cost estimating repairs.
Fort Bragg Masterplan, Seismic Assessment, Fort Bragg,
California
Rutherford + Chekene provided an assessment of various Fort Bragg
city buildings including the two-story wood frame City Hall built in 1921,
the City of Fort Bragg Fire House, the one-story Fort Bragg Town Hall,
and the one-story wood framed Corporation Yard building. General
material conditions were reported and seismic evaluations made of the
various buildings. R+C collaborated with Grossman Design Group on
this project.
The Exploratorium Relocation, San Francisco, California
The new home for the children’s museum along the San Francisco
waterfront included the repair and renovation of the concrete pier
substructure and the Pier 15 building. Pier work commenced with
detailed inspections of all below and above water elements and
culminated with the repair of deteriorated concrete piles, installation of
new piles and seismic strengthening of existing pier structure. Buildings
were similarly inspected, assessed, and repaired. R+C collaborated with
Power Engineering on this project.
Piers 27-31 Substructure Study, San Francisco, California
This project consisted of the conversion of the existing piers (Piers 2731) from their current use and occupancy into a new recreation and
office development. Rutherford + Chekene conducted extensive on-site
assessment of the buildings and top side of the piers noting general
material condition and identifying areas of required repair for cost
estimating. Buildings were seismically evaluated and strengthening
concepts were developed to address seismic deficiencies. R+C
collaborated with Power Engineering on this project.
REFERENCES 1 Client/Agency KPM Consultants Reference Name Jim Karam, Construction Manager Address 2332 5th Street, Berkeley, CA 94710 Telephone Number (510) 849-­‐9500 Email j.karam@kpmconsulting.net Reference Projects Exploratorium Piers 15 & 17 2 Client/Agency Reference Name Address Telephone Number Email Reference Projects Chevron USA Bob Kendall 841 Chevron Way, Richmond, CA4802-­‐0627 (510) 242-­‐3658 r8erfan@chevron.com Chevron Long Wharf On-­‐Going Pier Maintenance, MOTEMS Improvements 3 Client/Agency Reference Name Address Telephone Number Email Reference Projects Premier Structures Paul Osmundson Pier 28 The Embarcadero, San Francisco, CA 94105 Office: (415) 778-­‐8000 • Cell: (415) 200-­‐6939 paul@premierstructuresinc.com Pier 19 & 23 Inspection of Substructure and Pier 26 & 28 Underwater Inspection Report
4 Client/Agency Reference Name Address Telephone Number Email John Beery Organization Savio D’Souza 2415 Marine Square Drive, Alameda, CA 94501 Office: (510) 521-­‐2727 Reference Projects savior@johnbeery.com Pasta Pelican Dive Inspection Report relevant experience
Merced County Government Center Merced SANDIS provided engineering services for the development of a needs assessment / site analysis / master plan for a new downtown government center in Merced. Services included: write a master plan narrative on civil related issues and constraints; prepared conceptual stormwater runoff and detention strategy; prepared C3 stormwater treatment strategy and narrative plan; reviewed utility capacities with County, City and Utility agencies (storm, sanitary and water only); and provided architect with comments on master plan site plans. The proposed project involves the design of a new public services building of 80,000 to 130,000 s.f., associated parking and the reuse and possible remodel of the main administration building. Utility System Analysis Mission Community College SANDIS provided engineering and surveying services for the analysis of the campus infrastructure. Surveying services include: record boundary survey; digital ortho imagery; aerial planemetric and topographic survey (20 scale); mechanical utility locating; data collection and field survey for utility mapping; and utility base mapping that includes a systems layout map for each utility (at 20 scale). Engineering services included the collection of four on‐site fire flows on the site fire system for fire system modeling data as well as an extensive system analysis. The existing utility systems included: capacity analysis for storm, drain, sanitary sewer, fire, fire, water, gas and electric; provided system upgrade needs assessments to support new and renovations projects with specific system upgrade recommendations; and prepare cost estimates for potential system upgrades ADA Site Improvements, Kaiser Permanente Union City, CA The Kaiser Union City campus consists of several medical office buildings and clinic facilities. Similar to the Fremont campus it had been reviewed by a third party consultant for issues with ADA compliance. The consultant’s report identified barriers to accessibility both with the buildings and throughout the site and assigned a relative priority to each barrier. Kaiser contracted with Pacific Design Architecture to review the reports findings, verify the field conditions for all locations noted as high priorities to address, and develop plans and specifications to implement appropriate repairs. SANDIS provided engineering and surveying services for all of the exterior ADA barriers that were identified as a priority for removal. This included topographic survey of exterior routes of travel and parking areas; review of existing cross slopes, striping, and signage; and development of improvement plans to correct deficiencies for permit through the Union City building department. SANDIS also provided support during the construction phase in the form of site visits, material review, and responding to contractor RFI’s. ADA Barrier Removal and Walkway Improvements De Anza College SANDIS provided engineering and surveying services for an overall campus ADA barrier removal plan. We identified primary and secondary routes of travel, prepared options for achieving ADA compliance for all required pedestrian pathways, building entry points and door thresholds. We provided a topographic survey of the primary and secondary routes of travel and prepared construction documents that delineated the minor and major work areas and substantial grading zones. ADA Barrier Removal and Walkway Improvements West Valley College SANDIS provided engineering and surveying services for an overall campus ADA barrier removal plan. We identified primary and secondary routes of travel, prepared options for achieving ADA compliance for all required pedestrian pathways, building entry points and door thresholds. We provided a topographic survey of the primary and secondary routes of travel and prepared construction documents that delineated the minor and major work areas and substantial grading zones. GROSSMANN DESIGN GROUP
Architecture Research Planning
PROJECT STAFFING
JOHN P. GROSSMANN, PRINCIPAL AND PROJECT MANAGER
EDUCATION: Bachelor of Arts - University of Massachusetts; Master of Architecture Harvard Graduate School of Design
RELEVANT EXPERIENCE: Mr. Grossmann has extensive experience managing architectural
and planning projects. His project experience includes:
<
Principal-in-Charge of Preparation of Public Facilities Master Plan for the City of Fort
Bragg, California:
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Principal-in-Charge of Preparation of Public Facilities Master Plan for the City of
Soledad, California
Principal-in-Charge of Marin College Facility Conditions Assessment, Marin County,
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California
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Principal-in-Charge of Preparation of a Master Plan for Aquatics Facilities for the City
of Santa Rosa, California
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Principal-in-Charge of Preparation of a Planning Study for an Arena and Entertainment
Galleria, Stateline, Nevada
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Principal-in-Charge of Preparation of a Planning Study for an Arena, Satellite Wagering
Facility, and Fairgrounds Master Plan, Santa Clara County Fair Association, California
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Principal-in-Charge of Preparation of a Planning Study for a NASCAR Automobile Race
Track, San Jose, California
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Principal-in-Charge of Preparation of a Planning Study for Visitor Service Facilities in
Del Norte County, State of California Coastal Conservancy
Principal-in-Charge of Preparation of a Space Planning Study for Administrative Offices,
<
San Francisco State University, California
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Principal-in-Charge of Preparation of a Space Planning Study for Bedford Hall, St.
Mary's College, Moraga, California
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Principal-in-Charge of Preparation of a Planning Study for Renovation of Administrative
Offices, Hayward State University, California
Principal-in-Charge of Design for PER Building and MacQuarrie Hall, San Jose State
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University, San Jose, California
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Principal-in-Charge for a Space Planning Study, Site Planning, and Design, Pacifica
Police Station and Corporation Yard, Pacifica, California
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Principal-in-Charge of Preparation of a Space Planning Study and Design for the
Renovation of Office Facilities in Northern California, General Electric Company
REGISTRATION: Architect - California, Oregon, Nevada, Florida
MICHAEL T. KENNEDY, PROJECT COORDINATOR
EDUCATION: Bachelor of Environmental Design - Miami University
RELEVANT EXPERIENCE: Mr. Kennedy has extensive experience coordinating facility
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GROSSMANN DESIGN GROUP
Architecture Research Planning
condition and needs assessment, feasibility, and design projects. His experience includes:
<
Project Coordinator for Fort Bragg Master Plan and Feasibility Studies, Fort Bragg,
California
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Project Coordinator for Architectural Services for West Contra Costa Unified School
District, California
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Reconstruction of Harding Elementary School
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Reconstruction of Collins Elementary School
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Conditions Reports for Stewart Elementary, Bayview Elementary, Tara Hills
Elementary and Ellerhorst Elementary Schools
Project Coordinator for Marin College Facility Conditions Assessment, Marin, California
<
<
Project Coordinator for Architectural Services for Fremont Union High School District.
Typical projects included:
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Fremont High School New Library Building and Renovations of Cafeteria
Building, Gymnasium Building, Art Building, Music Building, Main Building
[Historical Renovation]
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Monta Vista High School New Gym/Classroom Building and Renovations of
Buildings 4, 8, 9, 10, 11,12,13, 14 and15
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Cupertino High School New Science Building, Field House and Renovations
of Administrative Building and Cafeteria, Gym/Locker Room
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Homestead High School New Library Building and Renovations of Building K,
Building E, Buildings G,H,J, and Buildings C&L
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Project Coordinator/Designer for Architectural Services for Renovations of USPS.
Projects include:
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Conditions Assessment and Cost Feasibility Study for St. James Station, San Jose
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Interior upgrades and Reconstruction of Internet Technology/ Accounting
Center,
San Mateo
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Concord MPO
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San Ramon MPO
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Subject: SAN MATEO COUNTY HARBOR DISTRICT
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Alan Kren, SE, LEED AP
Rutherford + Chekene
Associate Principal
With over 20 years of experience in structural engineering, Mr. Kren has a
wide range of experience including condition assessments of buildings, piers
and docks. He has served as a lead structural engineer on many of
Rutherford + Chekene’s most significant projects including new design and
renovation of aquariums, restoration and seismic rehabilitation of waterfront
buildings, higher education facilities and a wide array of new building types.
Mr. Kren believes close collaboration is key to a successful project, and
brings an integrated systems approach to project development and design.
Mr. Kren is LEED accredited, and has recently co-authored Structural
Engineering Strategies towards Sustainable Design, as Chair of the
SEAONC Sustainable Design Committee. Mr. Kren was a guest lecturer in
the Department of Civil and Environmental Engineering at UC Berkeley.
Project Experience
Project Role
Principal Structural Engineer
Education
M.S., Structural Engineering, UC
Berkeley, Berkeley, CA
B.S., Civil Engineering, UC Berkeley,
Berkeley, CA
Registration
Registered Civil and Structural
Engineer, California
Monterey Institute of International Studies, Due Diligence Study,
Monterey, CA—Rutherford + Chekene performed an evaluation of over 15
buildings for this campus. R+C conducted on-site observation and review of
the buildings followed by in-house analysis and evaluation. Results of the
evaluations were used by the client to judge the suitability of the buildings for
purchase. Mr. Kren was senior structural engineer for this project.
Piers 27-31 Substructure Study, San Francisco, CA—This project
consisted of the conversion of the existing piers (Piers 27-31) from their
current use and occupancy into a new recreation and office development.
Rutherford + Chekene conducted extensive on-site assessment of the
buildings and top side of the piers noting general material condition and
identifying areas of required repair for cost estimating. Buildings were
seismically evaluated and strengthening concepts were developed to
address seismic deficiencies. Mr. Kren was project manager for this project.
Fort Bragg Masterplan, Seismic Assessment, Fort Bragg, CA—
Rutherford + Chekene provided an assessment of various Fort Bragg city
buildings including the two-story wood frame City Hall built in 1921, the City
of Fort Bragg Fire House, the one-story Fort Bragg Town Hall, and the onestory wood framed Corporation Yard building. General material conditions
were reported and seismic evaluations made of the various buildings. Mr.
Kren was principal structural engineer for this project.
Pier 38, San Francisco, CA—Pier 38 was constructed in 1908 with an
addition added in the 1930’s. Rutherford + Chekene and Power
Engineering Contractors conducted a visual inspection of the piles, under
and top side of decks, aprons, and building, identifying areas of
deterioration and necessary repair, and cost estimating repairs. Mr. Kren
was principal structural engineer for this project.
Other Relevant Projects
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The Exploratorium Relocation, San Francisco, CA
UC Berkeley Safer Project, Berkeley, CA
UC Berkeley Foothill Housing Assessment & Repair, Berkeley, CA
Phil’s Fish Market, Moss Landing, CA
Court Building Seismic Assessment Program for the Administrative
Office of the Courts, Supervising Structural Engineer, Various, CA
• Seismic Assessment of 12 City-Owned Buildings, City and County of
San Francisco, CA
KEY STAFF RESUME Name: Ken Lindberg, PE Title: Vice President Firm: Power Engineering Construction Company Years Experience: 33 2012‐‐ Present: Vice President of Power Engineering. Ken provides a wealth of knowledge in his work of pre‐construction design consulting, budgeting, and estimating on complex marine and civil projects. Currently Ken is working on a 48‐inch Force Main Project for South Bayside System Authority (SBSA) that includes receiving and jacking shafts for microtunneling. 1996‐‐ 2011: President of Power Engineering. Ken oversaw company operations. He formulated plans and policies to achieve corporate objectives while staying true to its direction and commitment to core values. Ken successfully moved the company into the Design‐Build realm of engineering and construction. In addition, Ken provided pre‐
construction design consulting, budgeting, and estimating. Notable projects include Pier 15‐17, the new location of the Exploratorium, Stockton Marina and Promenade, and 14 Mile Slough Pump Station. 1990‐‐ 1996: Vice President and General Manager. Overseeing all company departments, Ken was responsible for, and successful in, achieving financial objectives. As an Estimator at this time, Ken expanded the company’s growth in the private market by working closely with Owners and Engineers. 1986‐‐ 1990: Vice President of Construction Operations. Ken supervised all construction activities specializing in marine and underwater construction, bridgework, treatment plants, and erosion control projects. Ken established the company’s reputation for helping Owners and Engineers overcome difficult construction constraints. 1980‐‐ 1986: Project Engineer and Project Manager for Power‐Anderson Construction, Inc. As a Project Engineer and Project Manager, Ken worked closely with craft personnel to gain direct field experience on piers, pump stations, water treatment plants, bridges, and erosion control projects. He performed numerous underwater surveys and repairs on structures in the Bay Area and along the California coastline as a hard‐hat diver. Education: • BS Civil Engineering – California Polytechnic State University, San Luis Obispo, California ‐ 1979 key personnel
Bruce Chu, Associate Principal Project Role: Senior Project Manager Bruce Chu has over 27 years experience in providing engineering services for residential. A large portion of his expertise includes roadway and utility improvements, including sanitary sewer replacement/improvements, potable water, storm water and undergrounding of utilities. His expertise includes grading and earthwork, drainage calculations and analysis, parking lot layout, and erosion/sediment control procedures. Bruce’s responsibilities also entail: communicating design objectives and ensuring conformance to City/County/State codes and uniform codes; making design decisions for each project based on objectives and scope of work; and ensuring design objectives and project requirements are met. EXPERIENCE: ‚ City of Burlingame Specific Plan ‚ City of Mountain View General Plan Amendment ‚ YMCA, East Palo Alto ‚ Downtown Parking Garage, Mountain View ‚ Santa Clara County Crime Lab, San Jose ‚ Palo Alto Animal Shelter, Palo Alto ‚ New Library and Twelve Bridges Library, Lincoln ‚ Tracy Gateway – Lammer’s, Tracy ‚ West Valley College Site Assessment, Saratoga ‚ Mission College Site Assessment, Santa Clara ‚ De Anza College Site Assessment, Cupertino ‚ Combined Site Improvements, De Anza College ‚ Site Utility Infrastructure Planning, Analysis and Implementation, Mission College ‚ Site Utility Infrastructure Planning, Analysis and Implementation, West Valley College ‚ BART Temporary Facilities ‚ Google, Mountain View ‚ Google Mini Shorebird, Mountain View ‚ Intuitive Surgical, Sunnyvale ‚ Foothill College Master Plan, Los Altos Hills ‚ Nicols Hall, San Jose ‚ Newark Center for Health Sciences and Technology, Ohlone Community College District ‚
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Andrew Hill High School, San Jose Santa Teresa High School, San Jose Silver Creek High School, San Jose WC Overfelt High School, San Jose Yerba Buena High School, San Jose SLAC Science and User Support Building (SUSB), Menlo Park SLAC Vault Shield Project, Menlo Park SLAC Cooling Tower and Building 52, Menlo Park SLAC Athletic Field, Menlo Park SLAC Building 028, Menlo Park SLAC Building 751, Menlo Park SLAC Building 901, Menlo Park SLAC Building 140, Menlo Park UCSF Regeneration Medicine Institute John Muir Core Labs, Concord Gilead Sciences, Inc. NRB & Annex Buildings, Foster City Charles River Labs, Hollister Central Plant, El Camino Hospital, Mountain View CREDENTIALS: ‚ 27 Years of Experience ‚ Diploma in Civil Engineering, University of Technology, Sydney, Australia, 1990 GROSSMANN DESIGN GROUP
Architecture Research Planning
WORK PLAN
The objective of the facility condition assessments will be to identify and catagorize current
conditions and estimate future maintenance/repair/replacement needs for a period of five [5]
years. The methodology to be employed estimates the REMAINING USEFUL SERVICE
LIFE of each system/element and develops a five [5] year cost cycle that clearly identifies
required repairs to ensure each system/element will continue to perform in accordance with
its commonly accepted remaining useful service.
The USEFUL SERVICE LIFE of marine structures/site improvements/building components
varies. The large variation in the estimated USEFUL SERVICE LIFE is a function of the
varying qualities of the original materials used in the construction and environmental factors.
Although it is difficult to estimate the percentage of contribution of each of these two
components, it is commonly accepted that all materials will naturally age [deteriorate] and that
environmental factors can accelerate commonly accepted rates of aging [deterioration]. In this
specific case the proximity to the ocean or the Bay, or immersion in the ocean or the Bay is
critical to predicting the rate at which the materials will age [deteriorate] and will require
maintenance, repairs, or replacement.
The actual selection by the Owner of what he considers a USEFUL SERVICE LIFE is often
a function of the Owner’s long term maintenance program and pricing constraints. Owners
with maintenance staffs that feel it is cost effective to periodically repair components may
accept a USEFUL SERVICE LIFE that varies from applicable standards and guidelines. It is
the Grossmann Design Group’s experience that public agencies with limited budgets for
maintenance accumulate deferred maintenance liabilities which may reduce the USEFUL
SERVICE LIFE of components to less than those described in applicable standards and
guidelines.
WORK TASK DESCRIPTIONS
CRITERIA
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Develop criteria to be used in evaluating the condition of the existing marine structures,
site improvements, and buildings. The criteria will assist in defining the REMAINING
USEFUL SERVICE LIFE of the various systems/components.
<
Review the proposed criteria with representatives of the San Mateo County Harbor
District and modify them as required.
MARINE STRUCTURES
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General: The work will be undertaken jointly by Rutherford + Chekene and Power
Engineering.
<
Evaluate the condition of the pier and dock facilities at the Oyster Point and Pillar Point
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Subject: SAN MATEO COUNTY HARBOR DISTRICT
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GROSSMANN DESIGN GROUP
Architecture Research Planning
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<
<
Harbors to determine areas where materials are deteriorating and what repairs are
required.
Underwater surveys of structures [assumed to be piles or similar structural elements]
supporting the pier and docks will be undertaken. Recommendations included in the
ASCE Underwater Inspections manual will be used as a basis for the inspections. It is
proposed to inspect 25% of the total number of piles at each facility in order to develop
a general idea of the overall condition of the piles. The inspections will include removal
of marine growth in 3 bands at 10% of the piles inspected. The condition assessment
will be undertaken using the ASCE rating standards.
The general condition of the underside of the piers will be included in the visual surveys.
Rutherford + Chekene and Power Engineering will visually review all of the piers and
docks together and judge the condition of the floats and identify the number and
location of floats requiring repairs.
Based on the surveys, Rutherford + Chekene and Power Engineering will jointly
identify what repairs, if any, are needed.
A written report with photos describing the survey activities and documenting the
findings will be prepared. The written report will provide an opinion regarding the
expected useful service life of each structure that was reviewed, and clearly note repairs
that are required to maintain each structure in good condition for a period of five [5]
years.
SITE IMPROVEMENTS
<
Research: Review all available record documents, reports and analyses previously
completed.
<
Surveying Phase: The location of above ground features (curb, sidewalk, trees,
buildings, etc.) along with utility structures such as vaults, manholes, catch basins and
invert information of storm and sanitary sewers will be shown based upon a field survey,
while detailed research of existing as-built information and City GIS/utility block maps
will be collected to assist office drafting staff in producing a profile of underground
utilities. An underground video inspection team will send a video recording device
down all of the storm and sanitary lines within the project limits to identify any issues
with the existing lines. Typical pipe issues are joint offsets, root intrusion, sags in lines,
and broken or cracked pipes. To understand overland flow, contours will be shown at
one (1) foot intervals or as appropriate. The slopes and spot elevations will be shown to
an accuracy of 0.10 (one tenth of a foot).
<
Site Assessment Phase: The site assessment identifies site conditions that need to be
repaired, replaced, or brought up to current code to ensure that all site improvements
perform in accordance with the Owner’s expectations for a period of five [5] years. The
assessment report will include a narrative, sketches, and photos showing the site
conditions, and identify required repairs and new roadways, sidewalks or utility systems
that may be required to bring the facilities up to current codes.
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 16
GROSSMANN DESIGN GROUP
Architecture Research Planning
BUILDING CONDITIONS
<
General: Checklists will be used as applicable.
Building Evaluation: If available, existing drawings of each building will be reviewed.
<
<
Building Interiors: An evaluation of the interiors of the existing buildings will be
undertaken to evaluate the condition of interior finishes. Recommendations for the
upgrade or replacement of interior finishes will be developed. The data will be used to
estimate the REMAINING USEFUL SERVICE LIFE of the interior finishes.
<
Roofing and Exterior Wall Investigations: The Grossmann Design Group will conduct
an inspection of the roofs and exterior walls of each building to determine areas where
deterioration of building materials has occurred due to water penetration. The data will
be used to estimate the remaining useful life of the various exterior assemblies.
Structural Evaluation: A structural engineering firm will review the existing structure
<
of each building and assign a performance factor to the building. The performance
factor will follow State of California/ATC guidelines that are commonly used to estimate
the ability of structural systems to resist lateral loads, and will mention visually obvious
structural deficiencies.
<
Mechanical, Plumbing, and Electrical Systems Investigations: A mechanical and
electrical engineering firm will evaluate the existing mechanical and electrical systems
to determine the REMAINING USEFUL SERVICE LIFE of equipment and devices
whose value exceeds $25,000. In addition, the cost effectiveness of installing energy
saving features to provide more sustainable and more efficient building performance will
be investigated.
Facility Condition Index: The final report will include a Facility Condition Index for
<
each building to assist the SMCHD with developing strategic decisions. The objectives
of a Facility Condition Index [FCI] is to provide a relative measure of the cost benefit
of rehabilitating a building versus replacing it. It is intended to provide quantitative
information to managers making strategic decisions regarding the lowest acceptable
condition of a facility, and funding of facility rehabilitation or replacement. A FCI does
not provide any qualitative information regarding whether the facility meets operational
goals, or meets the needs of the users.
SUSTAINABLE DESIGN AND CONSTRUCTION PRACTICES
The condition assessments will include a short review of areas where accepted sustainable
environmental practices might be implemented. The sustainable design and construction
practices review will consider the impact of changing climatic conditions and rising water levels
on the remaining useful service life of marine structures/site improvements/building
components.
The RFP does not specifically identify the need for cost-benefit analyses with regard to
potential savings that might be achieved if existing mechanical, electrical, and control systems
were replaced with equipment and control systems intended to reduce energy consumption and
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 17
GROSSMANN DESIGN GROUP
Architecture Research Planning
correspondingly the use of scarce resources. In addition, some building systems may be
functioning well and may have a REMAINING USEFUL SERVICE LIFE exceeding five
years, but their premature replacement may result in added value to the SMCHD with regard
to monetary savings over an extended period of time, in addition to reducing local
environmental impacts.
BUDGET ESTIMATES
<
Based on the condition survey data, budgetary estimates will be developed for future
maintenance/repair/replacement needs for a period of five [5] years.
FINAL REPORT
<
The final report will be intended to simply and clearly described the findings such that
a layman can clearly understand the recommendations and the corresponding data
supporting the recommendations. An executive summary will describe the principal
findings and recommendations. Technical documentation, including a complete
description of deficiencies that were observed with corresponding photos and
references, will be included in appendices, and will address in detail the condition
survey findings.
<
The final report will develop a five [5] year cost cycle that clearly identifies required
repairs or replacement of systems/elements to ensure each system/element will
continue to perform in accordance with its commonly accepted remaining useful
service.
<
Recommendations will emphasize repair and/or replacement alternatives.
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 18
GROSSMANN DESIGN GROUP
Architecture Research Planning
PROPOSED SCHEDULE
WORK TASK
weeks
2
4
6
8
10
12
14
16
CRITERIA
EXISTING DATA
CONDITION SURVEYS
BUDGET ESTIMATES
RECOMMENDATIONS
FINAL REPORT
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 19
GROSSMANN DESIGN GROUP
Architecture Research Planning
FEE
ITEM
COST
MARINE STRUCTURES
$178,345
SITE IMPROVEMENTS
$37,800
BUILDING CONDITIONS
$116,605
REPORT PREPARATION AND MANAGEMENT
LUMP SUM FEE
$41,594
$374,344
Notes:
a.
It is understood that the services are limited to consulting services related to structures
and improvements described in the RFP and in subsequent emails from the SMCHD,
and as further described in the proposal. If additional services are requested they would
be billed at the Architect's standard hourly rates.
b.
It has been assumed that the SMCHD will assist in making historical data regarding
building operations available and making as-built drawings of the existing building, as
available, available to the consultant.
c.
The condition surveys are limited to identifying and evaluating components that can be
visually observed; destructive or invasive investigations are not included in the scope
of the work unless specifically noted in the WORK PLAN.
d.
Sampling and laboratory testing of any materials to determine physical characteristics
is not included in the scope of work.
e.
Equipment testing is not included in the scope of work.
f.
It has been assumed that the SMCHD has previously surveyed the facilities to identify
areas where the facilities do not comply with ADA/Title 24 requirements. The Architect
will review previous surveys, undertake additional field surveys as may be required, and
include an update in the final report.
g.
It has been assumed that the SMCHD has previously surveyed the facilities to identify
areas where hazardous materials are present. The Architect will request that an
environmental engineer review existing documentation, and make recommendations
related to where additional surveys may be required. The cost of the additional surveys
is not included in the fee.
h.
Reimbursable expenses incurred by the consultant including travel and incidental
reproduction and postage costs are included in the fees. Reimbursable expenses that
may be additional to expenses customarily incurred by a consultant while undertaking
consulting services are not included in the fees.
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 20
GROSSMANN DESIGN GROUP
Architecture Research Planning
ARCHITECT'S HOURLY BILLING RATES - 2013 - 2014
Category
Principal Architect/Engineer
Senior Architect/Engineer
Architect/Engineer
Rate per Hour
$190.00
$165.00
$145.00
Re: PROPOSAL FOR FACILITY CONDITION SURVEY SERVICES
Subject: SAN MATEO COUNTY HARBOR DISTRICT
Page 21
CITY OF FORT BRAGG
PUBLIC FACILITIES MASTER PLAN
Grossmann Design Group
March 6, 2007
CITY OF FORT BRAGG
PUBLIC FACILITIES MASTER PLAN
Grossmann Design Group
Architecture Planning Research
326 Ritch Street
San Francisco, CA 94107
March 6, 2007
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
TABLE OF CONTENTS
EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 4
SCOPE AND LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 2
SERVICE AREA AND DEMAND FOR SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 3
COMPARABLE OPERATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 7
FACILITY CONDITION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
CITY HALL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 6
CORPORATION YARD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 3
POLICE STATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 3
TOWN HALL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 3
GUEST HOUSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 3
FORT BUILDING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 2
FIRE STATION AT HIGHWAY 20 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
MAIN FIRE STATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 2
IMPROVEMENT CONCEPTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 2
SUSTAINABLE IMPROVEMENTS/DEVELOPMENT GUIDELINES . . . . . . . . . . . . . . 1
FUNDING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
APPENDICES
APPENDIX 1 - REFERENCES
APPENDIX 2 - CITY HALL SPACE NEEDS
APPENDIX 3 - FACILITY CONDITION INDEX2
APPENDIX 4 - STRUCTURAL EVALUATIONS
APPENDIX 5 - MECHANICAL EVALUATION OF POLICE STATION
APPENDIX 6 - ELECTRICAL EVALUATIONS
Table of Contents, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
EXECUTIVE SUMMARY
Summary of Methodology
Objectives:
< Identify life and safety facility deficiencies that may result in injury or death of persons, total
and irreparable loss of a facility, and/or City of Fort Bragg staff not being capable of providing
essential and emergency services, and estimate repair costs.
< Identify deferred maintenance deficiencies, prioritize the deficiencies, and estimate repair costs.
< Identify facility deficiencies that impede the ability to provide municipal services
commensurate with municipal services provided by similar municipalities, and estimate
mitigation costs.
< Identify continuing maintenance needs and costs; replacement of exterior and interior finishes
that have surpassed their useful service life.
< Identify potential future facility needs as a function of changing demographics.
Method of analysis: The primary methods that were used to identify deficiencies include estimating
the useful remaining service life of facility components through facility condition surveys, and
comparing City of Fort Bragg facilities with other facilities in demographically similar localities.
Summary of Recommendations
Policy Recommendations:
< Implement financing mechanisms to fund highest and high priority repairs, recommended
improvements, and identify potential funding sources to fund lower priority projects and future
facility maintenance.
< Implement immediately highest priority repairs; life and safety facility deficiencies that may
cause one or more of the following as the result of a significant seismic event: injury or death
to persons, total or irreparable loss of a facility, and City of Fort Bragg staff not being capable
of providing essential and emergency services.
1. City Hall life and safety deficiencies may result in loss of use or loss of the building as a
result of a seismic event or a fire.
a. Structural deficiencies: Retain an architect and structural engineer to develop a design
to mitigate life and safety deficiencies and execute construction of the design.
b. Exiting and fire protection deficiencies: Retain an architect and fire protection
engineer to develop a design to mitigate life and safety deficiencies and execute
construction of the design.
2. Life and safety deficiencies in the existing Main Fire Station structure may result in partial
collapse of portions of the main fire station and/or result in substantial damage to
equipment as a result of a seismic event. Providing emergency services after a seismic
event is critical to protecting the life and safety of the residents of the City of Fort Bragg and
if fire equipment is not available it will not be possible to provide the required fire fighting
services.
Executive Summary, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
<
a. Retain a specialty consultant to prepare a transition plan to temporarily relocate fire
equipment at a suitable alternate site until such time as new facilities are constructed;
as an alternative retain an architect and engineer to design temporary repairs to
mitigate life and safety deficiencies and execute construction of the design of the
recommended temporary repairs. Temporary repairs may not be financially feasible nor
a prudent long-term strategy.
b. Retain a specialty fire protection consultant to review the best means for the fire
department to provide services to the public, and to develop corresponding
requirements for facilities.
Implement periodic inspections of municipal facilities to verify their condition and to identify
areas where deterioration previously identified requires remedial work. The frequency of
periodic inspections is a function of the specific facility element but a visual review should be
undertaken yearly by a trained professional. Essential facilities should be inspected twice a
year.
Summary of Facility Conditions
General:
< The following table describes the relative physical condition of each building included in the
facilities master plan. A facility condition index [FCI] has been assigned to each building to
assist representatives of the City of Fort Bragg in making informed and prudent decisions
regarding repairing, rehabilitating, or replacing existing facilities.
1. A facility condition index [FCI] is a measure of the estimated cost of correcting facility
deficiencies compared to the cost of replacing a facility. The total cost of correcting facility
deficiencies is divided by the cost of replacing a facility. The higher the FCI the poorer the
overall condition of the facility. A FCI higher than 50 indicates that the building cannot be
economically repaired or rehabilitated. A FCI of 35 to 50 suggests a careful review is
necessary before an owner proceeds with correcting facility deficiencies or replacing the
building. Buildings with an FCI between 35-50 may be repaired or rehabilitated for reasons
that include non-economic considerations.
2. A FCI has not been prepared for any historically significant building as it is assumed that
replacing a historically significant building is not an option. Historically significant
buildings are defined in Title 36 Part 67 of the Code of Federal Regulations [36CFR67], and
are a part of the local landscape, a part of the cultural memory, and are intended to be
preserved without regard to the cost benefit analysis implied in a FCI.
3. A FCI does not include the cost of recurring maintenance costs for replacing items such as
exterior or interior finishes. These items wear-out due to continual use and need to be
replaced whether the building is old or new.
4. If facility deficiencies are not corrected in a timely manner a building with a FCI between
0 - 50 may deteriorate further resulting in an FCI exceeding 50 and corresponding
deficiencies that cannot be economically repaired or rehabilitated.
5. A FCI does not include any consideration of issues related to security or technology. Many
buildings become obsolete due the high costs of retrofitting a building to meet current
Executive Summary, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
security standards, or to meet current and future technological needs such as
communications and computer cabling, or HVAC needs generated by computer
equipment.
6. See the applicable appendix for further information regarding FCI.
BUILDING
YEAR BUILT
LAST
RENOVATED
SQUARE
FEET
COST TO
REPLACE
COST TO
REPAIR
FCI
City Hall
1921
n/a
8,017
$2,204,675
$999,163
45.32%
Corp. Yd.
n/a
n/a
10,569
$1,853,647
$1,061,190
57.25%
1995
n/a
8,465
$2,285,550
$42,325
1.85%
n/a
1990
3,128
$860,200
$15,640
1.82%
Guest House
1885
n/a
4,062
n/a
n/a
n/a
Fort Building
1860's
n/a
794
n/a
n/a
n/a
1947
1997
13,062
$3,265,500
$1,530,860
46.88%
n/a
n/a
n/a
$3,000,000
n/a
n/a
Police Station
Town Hall
Main FS
FS Hwy./20
Notes:
1. The FCI is calculated by dividing the estimated cost of correcting current deficiencies by
the current replacement value of the facility. The COST TO REPAIR is the cost of
correcting current deficiencies to reduce the FCI to 2.5% or less.
2. The City Hall area [square feet] does not include the adjacent aquatics/recreation center.
3. The cost to replace the corporation yard facilities includes a 6,000 square foot shop and
maintenance building with offices, and a 6,000 square foot warehouse.
3. The cost to repair the corporation yard facilities is provided only as a means of developing
an order of magnitude for the FCI.
4. The cost to repair or replace the fire station at Highway 20 has been provided only as
guideline or order of magnitude; the costs are not based on a development program.
Summary of Facility Improvement Priorities and Recommendations
Priorities:
Highest priority repairs [life and safety deficiencies] are described in the Policy Recommendations
paragraph. The following summarizes the consultants improvement recommendations. The sections
devoted to each facility include a paragraph that summarizes priorities.
Summary of Improvement Recommendations:
1. City Hall: Remodel the building to reduce the FCI to less than 2.5. As part of the remodel
reconfigure interior spaces to use the space more efficiently.
2. Corporation Yard: Replace the existing facility with a new facility.
3. Police Station: Correct minor deficiencies with regard to the existing mechanical system, and
Executive Summary, Page 3
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
undertake other minor repairs to reduce the FCI to 0.
4. Town Hall: Undertake minor repairs to reduce the FCI to 0.
5. Guest House: Although an FCI was not developed for this building, which is historically
significant, the building exteriors require rehabilitation, including repairs and replacement of
exterior materials, to preserve the building from damage due to water intrusion. All work shall
comply with applicable guidelines including The Secretary of the Interior's Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings, and with State of California Office of Historic Preservation
guidelines and standards for the preservation of historical resources including but not limited
to the 2001 California Historical Building Code.
6. Fort Building: Although an FCI was not developed for this building, which is historically
significant, the building exteriors require repairs and replacement of exterior materials to
preserve the building from damage due to water intrusion. All work shall comply with
applicable guidelines including The Secretary of the Interior's Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings, and with State of California Office of Historic Preservation
guidelines and standards for the preservation of historical resources including but not limited
to the 2001 California Historical Building Code.
7. Fire Station at Highway 20: The building is scheduled for demolition.
Summary of Recommended Repair and Maintenance Costs
Building
Year
2007
2008 - 2012
2013 - 2017
2018 - 2022
$999,163
$296,234
$109,759
$296,234
$1,061,190
$119,299
$26,519
$119,299
Police Station
$42,325
$324,591
$90,016
$324,591
Town Hall
$15,640
$174,045
$39,450
$174,045
Guest House
n/a
$158,968
$21,450
$127,174
Fort Building
n/a
$92,682
$12,334
$55,609
City Hall
Corporation Yard
Total
$2,118,318
$1,165,819
$299,528
$1,096,952
Notes:
1.
See the recommendations section for alternatives related to repairs or
replacement.
2.
2008 - 2012 and 2018 - 2022 costs include new roofing systems.
3.
The consultant does not recommend repairs to the corporation yard
facilities but replacement at a future time at a cost of $1,853,647.
4.
Guest House and Fort Building costs include only exterior
rehabilitation in the 2008 - 2012 budget and exterior maintenance in
subsequent budgets.
Executive Summary, Page 4
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
SCOPE AND LIMITATIONS
Scope
At the request of the City of Fort Bragg the following buildings are included in the Public Facilities
Master Plan:
< City Hall
< Corporation Yard
< Police Station
< Town Hall
< Guest House
< Fort Building
< Fire Station at Highway 20 [to be demolished]; not included with the exception of photos
< Main Fire Station; structural evaluation only
Limitations
<
<
<
<
As noted in other sections of the report, building conditions were developed using visual
analysis only. The consultant did not undertake any physical or invasive investigations.
Costs have been developed from data developed by R.S. Means and adjusted for the geographic
location. The consultant is not an expert in construction costs consulting. It is customary
practice when developing repair and maintenance costs to use the referenced data.
The useful service life of various finishes has been developed based on BOMA
recommendations.
Where plans are provided they are intended to be illustrative only. The plans are based on exit
drawings or other material provided by the City of Fort Bragg and may not be an accurate
description of the current facility layout. Where dimensions are provided they are approximate.
Exclusions
<
<
<
<
<
Municipal infrastructure facilities including but not limited to:
< Water collection, treatment, and distribution systems
< Streets and Transportation
< Parks
< Solid Waste and Recyclables
< Storm Drainage
Hazardous materials including but not limited to asbestos, lead, and PCBs.
ADA compliance; it has been assumed that the City of Fort Bragg has developed an ADA
transition plan. An ADA Transition Plan was developed by Sally Swanson Architects and
adopted by the City Council in 2004.
Code and Regulatory compliance except as could be identified as part of visual analysis.
Updating the Municipal Service Review (MSR). The review of site improvements in the vicinity
of the buildings was limited in scope at the request of representatives of the City of Fort Bragg.
Scope and Limitations, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
INTRODUCTION
The Grossmann Design Group was retained by the City of Fort Bragg to prepare a Public Facilities
Master Plan. The intent of a public facilities master plan is to develop recommendations that can be
used by municipal staff in the development of policies and budgets. A Public Facilities Master Plan
assesses the condition of existing facilities, to assesses whether with repairs, the facilities meet current
and future needs, and develops a budget for the repairs and future maintenance. The consultant’s
findings and recommendations are described in the Executive Summary. Subsequent sections of the
report and the appendices are intended to lend support to the findings and recommendations.
Methodology
Method of analysis: The primary methods that were used to identify deficiencies include estimating
the useful remaining service life of facility components through facility condition surveys, and
comparing City of Fort Bragg facilities with other facilities in demographically similar localities.
< Condition surveys:
1. The primary objective was to visually inspect each facility and note physical deficiencies
and service deficiencies. For each building component a remaining useful service life was
estimated based on available information. If available information was limited the
consultant made a conservative estimate of the remaining useful service life to ensure that
repair or replacement costs represented an accurate estimate of funding needs.
2. Although many facility deficiencies are identified in this report, it should not be construed
that the consultant has identified all facility deficiencies. The consultant evaluated
deficiencies that could either be clearly identified while undertaking a visual inspection, or
that could be researched and identified as a function of a building code, or other applicable
standards and guidelines.
3. The consultant has made every effort to identify current facility life and safety deficiencies,
but since the field inspections were limited to visual reviews, the consultant does not
warrant that there may be additional deterioration of hidden building components that may
result in additional life and safety deficiencies.
4. A facility deficiency implies that a building component either requires repair or
replacement. Repair or replacement may be a function of the relative age of a building
component compared to its USEFUL SERVICE LIFE or failure to maintain the building
component. In addition it can be assumed that some percentage of building components
require repair or replacement prior to completing their USEFUL SERVICE LIFE.
5. Each facility deficiency has been assigned a priority. A priority has been assigned to each
deficiency to assist in developing funding mechanisms over a period of time. The fact that
a lower priority has been assigned to a facility deficiency does not imply that the deficiency
does not need to be corrected.
6. With regard to exterior and interior finishes, the consultant has made assumptions about
their USEFUL SERVICE LIFE consistent with good practice as noted in an appendix, and
has assigned a facility deficiency and replacement cost to each exterior and interior finish
at the end of its USEFUL SERVICE LIFE.
Introduction, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
<
<
7. The condition surveys were used to develop a facility condition index [FCI] which is a
measure of the estimated cost of correcting facility deficiencies compared to the cost of
replacing a facility.
Comparative services analysis: The consultant reviewed similar facilities in Willits and Yreka
as a means of providing information regarding similar facilities in other demographically
similar municipalities The emphasis was placed on comparing city halls and corporation yards.
Future facility needs are a function of changes in the demographics of the service area, and of
changing demands for services from residents in the service area. The primary change in the
demographics of the City of Fort Bragg service area will be the development of the Georgia
Pacific Mill Site. The master plan has assumed that any increases in the demand for services
due to development of residential and commercial buildings on the Georgia Pacific Mill Site
would have a minor impact on the facilities that were included in the Public Facilities Master
Plan with the exception of the Corporation Yard. For purposes of long range planning with
regard to renovating City Hall it has been assumed that at least one new staff position will be
required at a future time. The impact of development of the Georgia Pacific Mill Site on other
facilities that were reviewed should be minimal with the exception of any facilities related to
police and fire services. It has been assumed that if new police or fire facilities are required to
meet the needs of the Georgia Pacific Mill Site development that the costs would be borne by
the developer, and future owners, and that there would be no direct impact on current facility
needs except as noted.
Priorities
The consultant has chosen not to devote a separate section to priorities. The EXECUTIVE SUMMARY
notes the highest priority repairs. Other repairs that were identified as a function of the facility
condition surveys are noted in individual sections that describe the condition of each facility. The
following priority standards were used and, as applicable, are noted with regard to each facility. This
prioritization standard, or a similar guideline, with regard to building deficiencies is commonly
accepted practice.
Priorities:
< Priority 1; Highest Priority: Life/safety; requires immediate correction
< Priority 2; High Priority: Severe deterioration; requires immediate correction. Failure to
correct this deficiency may result in further deterioration of the component and a potential life
and safety deficiency.
< Priority 3; High Priority: Current service deficiency; to be incorporated into CIP plan.
< Priority 4; Medium Priority: Future service deficiency; to be incorporated into long range CIP
plan. This category includes conditions where moderate deterioration was observed requiring
maintenance work to preclude predictable deterioration.
< Priority 5; Lower priority: This category includes conditions where minimal deterioration was
observed and includes components whose USEFUL SERVICE LIFE can be quantified.
Periodic inspections of these components is required as described in the applicable appendix.
Introduction, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
SERVICE AREA AND DEMAND FOR SERVICES
Summary of Fort Bragg Setting and Service Area
Location:
The City of Fort Bragg is located in Mendocino County. It is located on the Northern California coast
adjacent to the Pacific Ocean. The major roadway servicing Fort Bragg is the Pacific Coast Highway,
California Route 1, which is the major north-south highway along the Pacific coast. The other major
road servicing Fort Bragg from the interior of California is California Route 20.
1
PACIFIC
OCEAN
101
FORT BRAGG
WILLITS
20
MENDOCINO
128
UKIAH
1
VICINITY MAP
Economic activity:
The town has undergone significant economic changes over the last several decades. During the
majority of the 20th century forest related industries and commercial fishing were the major economic
activities. With the closing of the Georgia Pacific mill and reduced commercial fishing due to
restrictions by regulatory agencies and resources management, the economy has shifted to a more
service-oriented industry with an emphasis on visitor related services.
Changes in Economic Activity Impacting the Service Area: Future economic development will be
largely a function of how the Georgia Pacific Mill Site is developed. With the exception of the Georgia
Pacific Mill Site it is assumed that demographic and economic growth potential is limited and a
function of service area population projections, and that although Fort Bragg is not a built-out
municipality, that demographic and economic growth will be small scale unless large scale development
on the Georgia Pacific Mill Site occurs. This implies that the demand the service area and
Service Area and Demand for Services, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
corresponding demand for municipal services should not change substantially unless there are changes
in the public’s demand and corresponding willingness to pay, or substantial development occurs on the
Georgia Pacific Mill Site. It is assumed that if substantial development occurs on the Georgia Pacific
Mill Site that the City of Fort Bragg would require a developer to provide a means for recompensing
the costs of the required additional services.
Climate:
The local climate has a significant impact on the USEFUL SERVICE LIFE of exterior building
components. In drier climates exterior building components may not be stressed by periodic winter
rains, prevalent fog, and spray from a body of water. The Fort Bragg climate is considered a coastal
climate and depending on the proximity of the building to the ocean a building may be in a marine
environment.
< Coastal climates, particularly along the Northern California Coast, receive several strong winter
storms with heavy rain and winds. These storms can result in water intrusion, and
corresponding accelerated deterioration, if the exterior building components are not well
maintained.
< A marine environment implies that the building may be, depending on wind conditions,
sprayed with salt water in the form of small particles of salt water transported in the air. This
reduces the USEFUL SERVICE LIFE of exterior building components.
Demand for municipal services as a function of demographics and size of the service area:
Facility needs are a function of the demand for services to be provided by a municipality and the local
demographics. There is a direct correlation between the types of services the residents expect and are
willing and able to pay for, and the corresponding staff and facilities required to meet those
expectations.
When developing a public facilities master plan it is customarily more difficult to estimate variations
in the level of service that may be required over a 15 year period than to estimate changes in the local
demographics. Changes in attitude or unanticipated events that may impact the demand for municipal
services are more difficult to quantify. The following table taken from the referenced memorandum and
reports indicates moderate economic growth is expected in the from of a population increase, and
increase in commercial and industrial space.
Existing - 2006
Near Term - 2011
City--Add
2006 to
2011
SOI--Add
Total
1994 to Added by
2011
2011
Use
City
SOI
Existing
Total
Total by
2011
Residential [units]
2,767
200
2,967
633
141
774
3741
Commercial/Office
[Square Feet]
1,556,735
0
1,556,735
100,265
16,335
116,600
1,673,335
Service Area and Demand for Services, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
Existing - 2006
Near Term - 2011
City--Add
2006 to
2011
SOI--Add
Total
1994 to Added by
2011
2011
Use
City
SOI
Existing
Total
Total by
2011
Industrial
[Square Feet]
n/ac
3,000
3,000
100,000
375,115
475,115
478,115
Lodging [Rooms]
1,400
15
1,415
300
0
300
1,715
Reference:
< Appendix B, LSA Associates memorandum dated May 16, 2006, for a description of how the
land use data in this table was developed.
< Existing industrial area in SOI taken from 2001 General Plan Land Use Data Base and Build
Out Projections study.
< Existing industrial area on Georgia-Pacific [G-P] site not included in this table.
< Sources:
1. City of Fort Bragg, 2006; Fort Bragg General Plan, Land Use Element Tables LU-1 and LU2, 2002; Leonard Charles and Associates, 2001. Land Use Data Base and Build Out
2. Projections for 2001 Draft City of Fort Bragg General Plan, September; LSA Associates, Inc.,
2006.
The projected growth does not include any development of the Georgia Pacific Mill Site. It is assumed
that any additional facilities related to either police or fire services would be paid for by the developer
or owners. Representatives of the City of Fort Bragg did not indicate that they envisioned the need for
expanded facilities due to near term growth. It was indicated that depending on final development
plans for the Georgia Pacific Mill Site that there may be a need for additional police and fire services
and corresponding facilities.
Based on a review of comparable facilities as described in another section and a review of staffing levels,
the existing facilities with the exception of the corporation yard, if upgraded as noted in applicable
sections, should meet the current needs of the City of Fort Bragg, and the future needs for a period of
at least fifteen [15] years. Potential improvement concepts to meet future facility needs are described
in another section.
Service Area and Demand for Services, Page 3
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
CITY HALL
Facility Description:
Architectural:
City Hall is located at 416 N. Franklin Street in downtown Fort Bragg. The building was built in 1921.
It is a two [2] story building with wood siding and large windows. Access to the building is through a
pleasant entry that is clearly identifiable. The building provides offices for various municipal
departments.
The building’s appearance is attractive, compliments the local setting, and appears to be in good
condition. In discussions with users, aside from some minor functional problems, the building is liked
as a place to work. Unfortunately upon a more detailed review there are several life and safety
deficiencies that require immediate mitigation. In addition there are many building code deficiencies
that may not be considered life and safety deficiencies that need to be corrected as soon as possible.
A thoughtful consideration of the alternatives and a consideration of the setting with respect to both its
historical character and the potential needs of the users suggests that rehabilitating the existing building
is more consistent with the City of Fort Bragg’s objectives and financial resources than constructing a
new building. In addition, the adjacent recreation center is being replaced by a new aquatic center at
another site, and the demolition of these facilities provides an opportunity for expanding City Hall at
a future time in the form of a new building that would meet needs that cannot be economically
accommodated in the existing building.
A City Hall remodel is currently in the design phase. The consultant has assumed that this remodel is
Facility Condition - City Hall, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
an interim solution to space planning needs.
1ST FLOOR PLAN
± 93'-2"
RESTROOM
REST
ROOM
BREAKROOM
COMPUTER
ROOM
ADMIN.
ASSISTANT
± 33'-4"
PLANNER /
GRANTS PROGRAM
MANAGER
FINANCE
LOBBY
UP
CDD DIRECTOR
PLANNER
SUPPLY
ENTRY
± 93'-2"
DN
CLOSET
STORAGE
RECREATION
DISTRICT
MANAGER
± 51'-11"
HALL
CONFERENCE
ROOM
STORAGE
COPY ROOM
OFFICE
ARCHIVES
PUBLIC WORKS
STAFF
ADMINISTRATIVE
ASSISTANT
CITY MANAGER
HUMAN
RESOURCES
MANAGER
DN
CITY COUNCIL
OFFICE
CITY CLERK
DIRECTOR OF
PUBLIC WORKS
2ND FLOOR PLAN
Facility Condition - City Hall, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
Departmental Space Needs Analysis and User Comments:
A Space Planning Questionnaire was sent to all employees of the City of Fort Bragg. The intent was to
solicit input regarding employee satisfaction with regard to their work space. Comments were reviewed
and a summary follows:
The general impression is that employees are satisfied with their work space. The primary concerns
expressed relate to noise, confidentiality, and some minor problems with the phone and computer
network. The comments generally followed typical comments one would expect in a work space
environment with largely open offices [1st floor only]. Typical comments included the following:
< Desk area is not big enough; frequent comment.
< Lack of storage space; shelving and files.
< Implied lack of meeting space.
< Noise is disturbing: typical complaint in open offices without proper acoustical treatment.
< Confidentiality is mentioned as a problem both with regard to conversations and with regard to
file cabinets.
< Some comments regarding better furnishings; probably related to prolonged use of computer
terminals.
The consultant developed typical space needs for all employees of the City of Fort Bragg who work at
City Hall using typical public agency space standards. The space needs analysis indicates that the
current City Hall should be able to accommodate current and future staff space needs assuming that
staff growth is limited to one [1] or two [2] positions. Unfortunately, the current layout of City Hall is
not an optimal use of the available square footage. To optimally meet current and future user needs will
require reconfiguring the existing space to more efficiently use the available space. For a typical space
needs analysis for all employees of the City of Fort Bragg who work at City Hall see the applicable
appendix.
Recommendations:
< The Finance Department needs spatial reorganization; it was the most vocal regarding its
dissatisfaction with its current space. The proposed City Hall remodel may address some of the
concerns expressed by the Finance Department.
< Add a separate lunch/break room that does not also serve a meeting room.
< Add an additional conference room suitable for meetings for 4 - 8 persons.
< Add acoustical treatment in open office areas.
Structural [from Rutherford & Chekene seismic review; see complete report included in an appendix]:
The City Hall is a two-story, wood framed building, regular in shape, with several interior walls and with
exterior walls that are continuous to continuous concrete strip foundations. The Recreation Center is
a part of the same building, located to the east of City Hall. The building was constructed in 1921 and
is in generally good condition. The building is not an essential facility as defined by ASCE-31 “Seismic
Evaluation of Existing Buildings”. Based on our review, we consider there to be an appreciable risk of
major structural damage to the City Hall in the event of a major earthquake, and that the building will
Facility Condition - City Hall, Page 3
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
not meet the Life Safety criteria as defined by ASCE-31. In our professional opinion, there is an
appreciable risk that the building will move off of its foundations, and/or rack below the first floor, such
that repair is not economically justified. Seismic deficiencies include:
< Foundation cripple walls lack plywood shear panels.
< Foundation mud sills are not bolted to foundations.
< Brick masonry fireplace chimneys that extend above the roof appear to be unreinforced.
< The City Hall is not seismically separated from the Recreation Center.
Exteriors/Roof:
The exterior siding is wood with wood windows. The wood siding is in good condition. The wood
windows that provide natural ventilation are fair - good condition and require some repairs.
The existing roof is a built-up roofing system with a mineral surfaced cap sheet. Drainage is provided
by down spouts. The roof is in fair condition and requires some maintenance repairs.
Interiors:
The 1st floor building interiors are in good condition and have a pleasant appearance. The 2nd floor
interiors are in fair condition, with the exception of some private offices whose interior condition is good.
The wood paneling on the 2nd floor could use some repairs and refinishing.
Mechanical/Plumbing:
Heating is provided by several forced air furnaces. The forced air furnaces are older models. Some are
located in spaces that are difficult to access for purposes of maintenance. There is no HVAC system.
Ventilation is accomplished by opening operable windows. Plumbing fixtures in the restrooms on the
1st floor are in good condition.
The COST TO REPAIR assumes that all mechanical and plumbing systems either do not meet current
standards or have deteriorated such that repair is not feasible, and that all mechanical and plumbing
systems require replacement.
Electrical:
The existing service is 200AMP 125-250 single phase and is inadequate. Existing light fixtures are older
flourescent. The COST TO REPAIR assumes that all electrical systems either do not meet current
standards or have deteriorated such that repair is not feasible, and that all electrical systems require
replacement. See recommendations in the report prepared by F. W. Associates, Inc. included in an
appendix.
Fire Protection/Life Safety Systems:
The following summarizes the existing systems.
Facility Condition - City Hall, Page 4
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
< The building is not equipped with an automatic wet pipe fire protection sprinkler system.
< Fire alarm pull stations are installed.
< Emergency lighting is installed.
< Exit signs are not installed.
< Fire extinguishers are installed.
The COST TO REPAIR assumes a new automatic wet pipe fire protection sprinkler system, and new
code complying alarm, detection, and emergency lighting/exiting systems.
Adequacy of Technological Infrastructure:
As IT advances continue to permeate all facets of execution of job related work tasks, the influx of data
that is an inherent byproduct of technology needs to be stored and secured. City Hall does not meet
current standards for the distribution and storage of network computer and communications systems.
A study to determine long terms needs and how they can be integrated into a future building remodel
is recommended.
Building Security:
The building is equipped with a surveillance system but there is no intruder alarm system. Upgrades
to the security system are recommended to meet current standards.
Site Improvements
Parking for City Hall is provided in an adjacent parking lot. There is also street parking available. The
parking lot is paved and appears to serviceable. The parking lot needs a slurry surfacing and/or a seal
coat. There is some surrounding landscaping that compliments the setting. There appears to be
sufficient parking for daily visitors to City Hall.
The consultants work did not include a detailed review of site improvements. General recommendations
include trimming landscaping at areas around the building, repairing cracks in adjacent sidewalks
before they become a tripping hazard, and sealing the parking lot surfacing as recommended by good
practice to prevent the propagation of dust and maintaining the surfacing in good condition.
Repair Priorities:
<
Priority 1; Highest Priority: Life/Safety; requires immediate correction:
1. See structural report from Rutherford & Chekene seismic review [see complete report
included in an appendix]: there is an appreciable risk that the building will move off of its
foundations, and/or rack below the first floor, such that repair is not economically justified
in the event of a major earthquake.
2. Exiting and the stair between the 1st and 2nd floors do not meet current building code
requirements. This may result in injury or death resulting from not correcting building
deficiencies related to protecting the life and safety of building occupants.
3. There may be other life/safety defects that a more detailed survey would identify but the
Facility Condition - City Hall, Page 5
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
<
Priority 1 repairs [Highest Priority: Life/Safety] that require immediate correction should
focus on structural and exiting. The addition of a wet pipe fire protection sprinkler system
would significantly reduce the likelihood of injury in case of a fire, and would reduce the
potential for property damage due to a fire.
Priority 2; High Priority: Severe deterioration; requires immediate correction. Failure to
correct this deficiency may result in further deterioration of the component and a potential life
and safety deficiency.
1. Undertake all repairs required to reduce the FCI to 2.5 or less. The COST TO REPAIR
includes but is not limited to the following:
a.
b.
c.
d.
<
<
<
Structural repairs.
Adding an elevator.
New exit stairs.
New mechanical, plumbing, fire protection, and electrical systems.
Priority 3; High Priority: Current service deficiency.
1. Remodel to use the existing space more efficiently.
Priority 4; Medium Priority: Future service deficiency. This category also includes conditions
where moderate deterioration was observed requiring maintenance work to preclude predictable
deterioration.
1. Unknown and a function of development of the Georgia Pacific millsite.
Priority 5; Lower priority: This category includes conditions where minimal deterioration was
observed and includes components whose USEFUL SERVICE LIFE can be quantified.
Periodic inspections of these components is required as described in an appendix.
1. Undertake routine maintenance and continued maintenance.
Estimate of repair and maintenance costs:
ESTIMATE OF REPAIR AND MAINTENANCE COSTS
COST TO REPAIR [2007] [in 2006 dollars]
MAINTENANCE COSTS
[in 2006 dollars]
$999,163
2008 - 2012
2013 - 2017
2018 - 2022
$296,234
$109,759
$296,234
Facility Condition - City Hall, Page 6
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
CORPORATION YARD
Facility Description:
Architectural:
The Corporation Yard is located at 31301 Cedar Street. The building is an older 1 story wood frame
building with a mezzanine of an industrial type with minimal mechanical support systems. The
building provides offices for public works department staff, automotive and industrial shop space, and
storage space for trucks, vehicles, equipment, and archival records.
The existing building meets the minimal needs of staff and provides storage place, but there are
numerous life and safety deficiencies. Identifying the full scope of life and safety deficiencies are
beyond the scope of a master plan.
The cost of correcting the existing building deficiencies is not commensurate with the value of the
building. Replacing the existing building with a new pre-engineered steel frame building with interior
improvements as required by the users would serve the long term interests of the City of Fort Bragg
rather than renovating the building. Renovations would require either strengthening or the replacement
of the majority of the existing wood frame structure, and the addition of new architectural elements such
as overhead garage doors and siding, and new mechanical and electrical systems. The actual
salvageable building elements are minimal. A cost benefit analysis, although not a part of a facilities
master plan, would probably substantiate replacement.
In addition, a new weatherproof parking structure with eight [8] oversized parking spaces for trucks and
equipment is required; the current size of the corporation yard building is not large enough to park a
Facility Condition - Corporation Yard, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
grader, a backhoe, trucks, and lifts owned by the City of Fort Bragg. Currently a grader, a backhoe,
trucks, and lifts are not parked in a weatherproof enclosure which results in premature deterioration of
their components. The Fort Bragg climate is considered a coastal climate, and the failure to protect
vehicles and equipment from moisture as described in the SERVICE AREA AND DEMAND FOR
SERVICES section customarily reduces the Useful Service Life of vehicles and equipment.
± 117'-3"
EQUIPMENT
STORAGE
STORAGE
RESTROOM
± 68'-3"
LARGE
STORAGE
STORAGE /
WOOD SHOP
BREAKROOM
TOOL ROOM
AUTO SHOP
VEHICLE
GARAGE
The facilities master plan includes a schedule of exterior and interior maintenance work, but
replacement of the corporation yard building is recommended. Facility maintenance should be limited
to repairs and maintenance deemed essential to operate the corporation facilities for a short period of
time until the construction of new corporation yard facilities is complete. If the corporation yard
facilities are not replaced as recommended by the consultant, life and safety facility deficiencies require
the immediate of attention of the City of Fort Bragg.
Structural [from Rutherford & Chekene seismic review; see complete report included in an appendix]:
The Corporation Yard Building is a single story wood framed building, rectangular in shape, and
essentially open on one side due to a large number of “garage” type doors. Based on our review of the
photographs and our discussion with staff, it is our professional opinion that the Corporation Yard will
not meet the Life Safety Performance Objective as defined by the ASCE-31 “Seismic Evaluation of
Existing Buildings”.
Exteriors/Roof: The exterior siding is wood. The wood siding is in fair condition.
Facility Condition - Corporation Yard, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
Interiors: Only a portion of the interiors are finished. The condition of the interior finishes is fair.
Mechanical/Plumbing: The mechanical and plumbing systems are inadequate.
Electrical: The existing service is 200AMP 120-240 single phase and is inadequate.
recommendations in the report prepared by F. W. Associates, Inc. included in an appendix.
See
Site Improvements
The general appearance is fair. There are several smaller storage sheds on the site. The general
condition of the site paving adjacent to the facility is fair - poor and requires either replacement or
extensive repairs.
Repair Priorities:
Repair priorities have not been provided as the consultant does not recommend repairs to the
corporation yard building but replacement at a future time. Priority 1 structural deficiencies are
identified.
< Priority 1; Highest Priority: Life/safety; requires immediate correction:
1. See structural report from Rutherford & Chekene seismic review [see complete report
included in an appendix]: the Corporation Yard will not meet the Life Safety Performance
Objective as defined by the ASCE-31 “Seismic Evaluation of Existing Buildings”.
Estimate of repair and maintenance costs:
ESTIMATE OF REPAIR AND MAINTENANCE COSTS
COST TO REPAIR [2007] [in 2006 dollars]
MAINTENANCE COSTS
[in 2006 dollars]
$1,061,190
2008 - 2012
2013 - 2017
2018 - 2022
$119,299
$26,519
$119,299
Notes:
1. The consultant does not recommend repairs to the corporation yard facilities but
replacement at a future time at a cost of $1,853,647.
2. The estimated costs of a new weatherproof parking structure with eight [8] oversized
parking spaces for trucks and equipment is $550,000 [in 2006 dollars], and is additional to
any repair or replacement costs.
Facility Condition - Corporation Yard, Page 3
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
POLICE STATION
Facility Description:
Architectural:
The building is located at 250 Cypress Street, Fort Bragg. The building is approximately 12 years old
and appears to be in good condition. It is a one [1] story building with wood siding and a shed roof.
In discussions with the users there were numerous complaints about the mechanical systems, which
should be modified as soon as possible, but otherwise the building appears to meet the needs of the
police department.
The Municipal Service Review prepared by LSA noted that expanded police facilities may be needed
depending on the manner in which the Georgia Pacific millsite is developed. New residential
developments create a demand for additional municipal services, and the principal municipal services
provided by Fort Bragg that would be impacted by new residential development are the police and fire
departments. Additional law enforcement staff would probably needed. Whether corresponding
expansion of the police station would be required is a function of how law enforcement staff operate,
or whether a police substation is included as part of the new residential development.
Structural:
The building is approximately 12 years old and an essential facility, and it is assumed that it meets the
Life Safety Performance Objective as defined by the ASCE-31 “Seismic Evaluation of Existing
Buildings”.
Facility Condition - Police Station, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
± 150'
MEN'S
LOCKER
ROOM
MECH &
BLDG.
ELECT.
DETECTIVES
HIGH
SECUR.
BREAKROOM
EVIDENCE
STORAGE
PHONE AND
RADIO
EQUIPMENT
SRC
SERVICE
OFFICER
RECORDS
DISPATCH
OFFICE
PATROL
COMMAN. ARM.
± 56'-6"
STORAGE
WOMEN'S
LOCKER
ROOM
MULTI-PURPOSE
ROOM
BRIEFING
PUBLIC
INTERV.
REPORT
M/W
W
M
HALL
HALL
SERGEANTS
TRAINING
LIBRARY
LABORATORY
INTERV.
EMERGENCY
OPERATIONS
CENTER
CONFERENCE
CHIEF
ADMIN.
ASSIST.
LOBBY
EVIDENCE
STORAGE
FLOOR PLAN
Exteriors/Roof:
The building is approximately 12 years and the exteriors appear to be in good condition. Some minor
repairs to areas where there is visible signs of staining on the exterior wood are required. Some of the
planters located along the exterior walls have deteriorated.
Interiors:
The building interiors are in good condition, have a pleasant appearance, and appear to meet the needs
of staff.
Mechanical/Plumbing:
Recommendations for correcting problems with the mechanical system are included in a report prepared
by Arthur L. Zigas & Associates and are included in an appendix.
Electrical: The building is approximately 12 years and it appears that the electrical system meet the
needs of the users.
Site improvements
Facility Condition - Police Station, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
There is a paved parking lot in front of the building that appears to be in good condition. The building
is surrounded by a concrete walkway. There are some drainage issues and the wood planters need either
repair or replacement. At the rear of the building there is a walkway with a small patio and some
landscaping that appears to be in good condition.
Repair Priorities:
Detailed repairs were not identified as the building is approximately 12 years old and appears to be in
good condition
Estimate of repair and maintenance costs:
ESTIMATE OF REPAIR AND MAINTENANCE COSTS
COST TO REPAIR [2007] [in 2006 dollars]
MAINTENANCE COSTS
[in 2006 dollars]
$42,325
2008 - 2012
2013 - 2017
2018 - 2022
$324,591
$90,016
$324,591
Facility Condition - Police Station, Page 3
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
TOWN HALL
Facility Description:
Architectural:
The building is located at 363 North Main Street, Fort Bragg. It is a one [1] story building with a
cementitious exterior and a flat roof. The building mass fronting on North Main Street is an assembly
space. There is a rear annex that contains restrooms and support service spaces. The building was
rehabilitated in 1990 and appears to be in good condition.
The building is used very intermittently and largely for assembly meetings related to the City Council
and commissions. It is available for use by the public for a fee, and is used by for a variety of events.
Its prime location in downtown suggests that this may not be the best use of the site for City Council
meetings. Since in the future some land adjacent to the existing City Hall may become available for a
new building after demolition of the recreation facilities, some consideration of whether an addition to
City Hall with a council chamber and disposal of the Town Hall site might not be in the best interests
of the City of Fort Bragg.
Structural [from Rutherford & Chekene seismic review; see complete report included in an appendix]:
The Town Hall is a one story concrete bearing wall building, rectangular in shape. In 1990 it was
renovated; renovation work is documented in architectural, structural, electrical, and fire protection
drawings titled “Renovation for Former Ten Mile Justice Building, Fort Bragg Town Hall”. Based on
our review of the 1990 construction drawings and observations during our site visit, it is our professional
opinion that the Town Hall will meet the Life Safety Performance Objective as defined by the ASCE-31
Facility Condition - Town Hall, Page 1
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
“Seismic Evaluation of Existing Buildings”.
± 80'-10"
FUTURE
KITCHEN
± 60'-4"
MAIN HALL
FUTURE
OFFICE/FUTURE
STORAGE
MEN'S
RESTROOM
HALL
WOMEN'S
RESTROOM
FLOOR PLAN
Exteriors/Roof:
The exterior is cement plaster or concrete with metal windows and doors. The insulated glass at several
of the windows has failed.
The existing roof is a built-up roofing system. The roof is in fair condition and requires some
maintenance repairs.
Interiors:
The building interiors are in good condition and have a pleasant appearance. Some of the flooring and
wall panels require minor repairs or may require replacement. Changing the type of pendant light
fixture or the lamp type would result in softer light; the existing lamps produce bright and harsh
illumination. The addition of accent lighting would provide an option for more varied illumination
levels.
Mechanical/Plumbing:
The adjacent restrooms are in good condition, but require some minor repairs to finishes.
Facility Condition - Town Hall, Page 2
CITY OF FORT BRAGG PUBLIC FACILITIES MASTER PLAN
March 6, 2007
Electrical:
The electrical system appears adequate to meet the building uses.
Site Improvements
There is no parking area directly connected with the building. There is public parking on adjoining
streets. There is a small park located to the south of the building, and grounds of the Guest House
surround the building on the south and west sides. The consultant’s work did not include an evaluation
of the condition of any of the adjacent site improvements.
Repair Priorities:
<
<
<
<
<
Priority 1; Highest Priority: Life/safety; requires immediate correction:
1. None.
Priority 2; High Priority: Severe deterioration; requires immediate correction. Failure to
correct this deficiency may result in further deterioration of the component and a potential life
and safety deficiency.
1. None.
Priority 3; High Priority: Current service deficiency; to be incorporated into CIP plan.
1. None
Priority 4; Medium Priority: Future service deficiency; to be incorporated into long range CIP
plan. This category includes conditions where moderate deterioration was observed requiring
maintenance work to preclude predictable deterioration.
1. Replace failed insulating glass in the windows.
2. Provide an improved lighting system.
Priority 5; Lower priority: This category includes conditions where minimal deterioration was
observed and includes components whose USEFUL SERVICE LIFE can be quantified.
Periodic inspections of these components is required as described in an appendix.
1. Undertake routine maintenance and continued maintenance.
Estimate of repair and maintenance costs:
ESTIMATE OF REPAIR AND MAINTENANCE COSTS
COST TO REPAIR [2007] [in 2006 dollars]
MAINTENANCE COSTS
[in 2006 dollars]
$15,640
2008 - 2012
2013 - 2017
2018 - 2022
$174,045
$39,450
$174,045
Facility Condition - Town Hall, Page 3
CITY OF SOLEDAD
PUBLIC FACILITIES MASTER PLAN
[final draft]
Grossmann Design Group
Architecture Planning Research
326 Ritch Street
San Francisco, CA 94107
October 6, 2008
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
EXECUTIVE SUMMARY
The FACILITIES MASTER PLAN [FMP] has been structured as a narrative report with appendices
that describe in detail the program needs for each facility. The appendices include the information
required to proceed with the development of new facilities to correct facility deficiencies described in
the report.
The report includes the following:
Executive Summary: A narrative summarizing the consultant’s findings with regard to the
existing facilities, and recommendations for new facilities.
Chapter 1: Derivation of Facility Needs
Chapter 1A: Condition of the Existing Facilities
Chapter 1B: Review of Comparable Facilities
Chapter 2: Summary of Recommended Development Programs
Chapter 2A: New Main Fire Station Development Program
Chapter 2B: New police Station Development Program
Chapter 2C: New City Hall Development Program
Chapter 3: Sustainable Development Guidelines
Appendix A:
Appendix B:
Appendix C:
Development Program for a New Main Fire Station
Development Program for a New Police Station
Development Program for a New City Hall
OBJECTIVES
Identify current and future facility needs for fire, police, and administrative facilities. The
design population of 58,000 persons as described in the GENERAL PLAN was used to develop
future needs. The facility development programs include two [2] phases. The first phase
addresses current and future facility needs for a period of time estimated to be 15 - 20 years. The
second phase addresses design population facility needs. Facility development programs were
developed for current and future facility needs for a period of time estimated to be 15 - 20 years.
It was agreed with representatives of the City of Soledad that developing facility needs for the
design population at some unknown time in the future would not fruitful as staffing needs as a
function of program and operational needs cannot be predicted with any degree of certainty for
a period exceeding 15 - 20 years.
SCOPE AND LIMITATIONS
The FACILITIES MASTER PLAN was limited to facility needs related to fire services, police
services, and administrative staff needs related to services customarily provided at a city hall.
Other facility needs related to other departments or services provided by the City of Soledad
were not included. Specifically not included were needs related to a Corporation Yard, Vehicle
Executive Summary, Page 1
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Maintenance Facilities, Sewage Treatment Facilities, and other similar facilities.
The scope of work included developing a program for a new main fire station, new police
station, and new city hall. Space needs and corresponding functional needs were developed, and
are included in the appendices. The development programs are intended to be used by an
architect as a guide in developing a specific design for a new facility. The development
programs shall be reviewed with representatives of the City of Soledad and amended as
appropriate based on changing needs.
The scope of work did not include evaluating siting options for new facilities. It is assumed that
the City of Soledad will review facility development needs and evaluate alternative sites that
meet the facility development program needs included in the appendices.
Current life and safety facility deficiencies that may result in injury or death of persons, total and
irreparable loss of a facility, and/or City of Soledad staff not being capable of providing
essential and emergency services have been identified as a function of the age of the buildings
but a structural review was not undertaken.
Space deficiencies have been identified as a function of current needs versus currently available
space. The space deficiencies impede the ability of the City of Soledad to provide municipal
services commensurate with current standards and municipal services provided by similar
municipalities. Deferred maintenance deficiencies have not been identified as the consultant
has determined that the existing facilities do not meet current and future needs of the City of
Soledad and recommends replacement with new facilities.
POLICY RECOMMENDATIONS
Highest priority: Implement financing mechanisms to fund development of a new Main Fire
Station and new Police Station. The current fire and police facilities do not meet current
standards for providing fire services or police services and require immediate replacement.
Lower priority: Implement financing mechanisms to fund development of a new City Hall.
The current city hall may continue to serve the needs of administrative staff but will require
replacement as the City of Soledad’s population increases.
As it will take an extended period of time to implement development of new facilities, current
facilities should be periodically inspected to verify their condition and to identify areas where
deteriorated materials require repair or replacement . The frequency of periodic inspections is
a function of the specific facility element but a visual review should be undertaken yearly by a
trained professional. Essential facilities should be inspected twice a year.
SUMMARY OF FACILITY DEFICIENCIES
Executive Summary, Page 2
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
The following table describes current space deficiencies.
BUILDING
SF
[EXISTING]
CURRENT
SF
REQUIRED
CURRENT
DEFICIENCY
[SF]
FIRE STATION
4,349
10,750
6,401
POLICE STATION
3,635
11,200
7,565
CITY HALL
6,592
14,195
7,603
NOTES:
1. References to existing square feet [SF] is approximate and has been derived from drawings
provided by the City of Soledad.
2. References to current square feet [SF] required assume a current population of the City of Soledad
of 17,500 - 20,000.
3. The current square feet [SF] requirements have been derived as follows:
A. Fire station needs have assumed that current minimum requirements are a two [2] bay
apparatus room with support spaces and dormitory spaces.
B. Police station needs have assumed a staffing level of 1.75/1,000 residents, and a requirement of
approximately 320 square feet for each staff member. Minimum guidelines for police services
are 1.5/1,000 residents [sworn police officers]. This number has been adjusted to 1.75/1,000
residents to include minimal administrative support staff.
C. City hall needs have been based on typical staffing levels for similar municipalities, and
providing sufficient support spaces for municipal government staff and the city council.
Municipal staffing levels vary depending on which services are contracted either to the County
or to a independent provider. Assumptions regarding staffing levels are based on the current
departmental structure of the City of Soledad.
FACILITY NEEDS TO MEET POPULATION GROWTH; 15 - 20 YEARS
The following table describes future facility space needs for a period of time estimated to be 15 - 20 years
in the future.
BUILDING
CURRENT
SF
REQUIRED
FUTURE
SF
REQUIRED
TOTAL
SF
REQUIRED
BUDGET TO
CONSTRUCT
CURRENT
SF
REQUIRED
BUDGET TO
CONSTRUCT
TOTAL SF
REQUIRED
FIRE STATION
10,750
11,070
21,820
$9,137,500
$19,638,000
POLICE STATION
11,200
12,966
24,166
$10,640,000
$24,166,000
CITY HALL
14,195
16,554
30,749
$5,323,125
$12,299,600
Executive Summary, Page 3
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
NOTES:
1. Where budgets are noted they are intended only as a guideline [order of magnitude] and have been
developed based only on the total square feet required. The budgets include construction costs only
and assume 2007 construction costs. Direct consultant and indirect costs attributable to each
project need to be added to the budgets. The budgets require confirmation and shall not be used
in developing probable construction costs for development of a specific facility.
2. The BUDGET TO CONSTRUCT CURRENT SF REQUIRED assumes that the existing facilities
cannot be either remodeled or expanded economically. A more detailed analysis of existing facility
deficiencies is provided in Chapter 2.
3. The square feet noted in the table for BUDGET TO CONSTRUCT TOTAL SF REQUIRED are
for the first phase development, and address current and future facility needs for a period of time
estimated to be 15 - 20 years or for a design population of 42,500 - 45,000.
FACILITY NEEDS TO MEET THE DESIGN POPULATION
The following table describes future facility space needs to meet the design population of 58,000. The
square foot guidelines are based on current standards related to providing municipal services. The
square foot guidelines will need to be verified and modified at a future time as required by changing
community needs, and changes in expectations with regard to services provide by municipalities and
public agencies.
BUILDING
TOTAL
SF REQUIRED;
15 - 20 YEARS
TOTAL
SF REQUIRED;
DESIGN POPULATION
FIRE STATION
21,820
43,320
POLICE STATION
24,166
49,244
CITY HALL
30,749
43,420
NOTES:
1. It has been assumed that the design population will require two [2] additional district fire stations.
2. It has been assumed that the SF REQUIRED for 15 - 20 YEARS for the new City Hall includes
council chambers, a multi-function meeting space, and public spaces for the design population .
For the new City Hall only the SF REQUIRED for the DESIGN POPULATION includes only
additional staff space including support spaces.
FACILITY IMPROVEMENT PRIORITIES AND RECOMMENDATIONS
The following facility improvement recommendations are intended to address space needs for a
population growth for a period of time 15 - 20 years in the future. Highest priority facility development
needs are described in the Policy Recommendations paragraph. The following summarizes the
consultants improvement recommendations.
Executive Summary, Page 4
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Fire Station: Construct a new Main Fire Station as soon as possible. The current fire station does not
meet current standards for providing fire services and requires immediate replacement. Renovating or
expanding the existing fire station would not be cost effective. Planning and design work should
commence as soon as funding is available with construction to commence as soon as a funding
mechanism has been implemented.
Police Station: Construct a new Police Station as soon as possible. The current police station does
not meet current standards for providing police services and requires immediate replacement.
Renovating or expanding the existing police station would not be cost effective. Planning and design
work should commence as soon as funding is available with construction to commence as soon as a
funding mechanism has been implemented. After a new police station has been occupied the existing
police station adjacent to city hall can be renovated to meet interim needs of administrative staff.
City Hall: Use of the existing police station as offices for administrative staff should be considered a
temporary solution to providing additional space for administrative staff, and shall not be deemed a long
term solution to providing space for administrative staff. A new city all will provide a safe and healthy
environment for administrative staff. The new City Hall should be developed to support the needs of
administrative staff, and enable the staff to serve the residents of the City of Soledad in a manner
commensurate with the needs of a rapidly growing municipality.
METHODOLOGY UTILIZED TO DEVELOP SPACE NEEDS
The methodology for developing the required area for each new facility varies. For the new Main Fire
Station staffing recommendations contained in the report prepare by CITYGATE ASSOCIATES were
used, and supplemented by facility programming standards available from several municipalities and
from public agencies. For the new Police Station staffing guidelines as a function of population were
used and several police facilities serving municipalities with a populations of 40,000 - 50,000 were
reviewed as possible models. For the new City Hall representatives of the City of Soledad providing
estimates of future staffing needs and the Grossmann Design Group developed support space needs
based on discussions with representatives of the City of Soledad.
Executive Summary, Page 5
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
CHAPTER 1
DERIVATION OF FACILITY NEEDS
The demand for municipal services is a function of demographics and size of the service area. As
municipalities grow the demand for services increases. Estimating future demand can be difficult since
the demand from residents and businesses is a function of demographics and corresponding life style.
In addition, as the demographics change and a municipality becomes more affluent with a
corresponding increase in the demand for more upscale housing and upscale shopping opportunities,
the demand for municipal services increases at a faster rate than population increases. What this implies
is that the demand for municipal services cannot be projected as a straight line projection as a function
of population or changes in population. Estimating facility needs beyond a time period of 15 - 20 years
into the future is at best a guess and may result in misleading capital improvement projections.
Built-out communities do not represent good models for estimating municipal service needs for a
municipality similar to the City of Soledad. The City of Soledad is a municipality which has projected
a design population that is approximately three [3] times the current population. How quickly the City
of Soledad will reach the design population is difficult to predict. To assist with developing facilities
that will support a growing municipality, the consultant selected two approaches to deriving future
facility needs. The first approach, in consultation with representatives of the City of Soledad, was to
estimate a probable population growth for a period of 15 - 20 years in the future for purposes of
estimating facility needs as a function of staffing needs. This probable population is not the design
population, but it serves as a benchmark for estimating facility needs for a period of time where
reasonable guesses can be made about what types of facilities will be required based on prevailing
standards. In all cases facility needs have been developed in two [2] phases. The first phase addresses
the immediate needs and needs projected into the future for a period of 15 - 20 years. The second phase
assumes the design population.
It should be noted that another consultant developed a preliminary needs assessment for fire services.
Staffing needs for police services were developed by the Grossmann Design Group based on current
standards as a function of population. Staffing needs for administrative departments were developed
by the City of Soledad and the Grossmann Design Group made some assumptions regarding which
staffing positions were required to meet current and future Phase 1 needs.
CURRENT FACILITY DEFICIENCIES
The primary methods that were used to identify current facility deficiencies included estimating the
useful remaining service life of facility component, and comparing current available areas for staffing
and support services with applicable space planning standards, and similar facilities in demographically
similar localities. The primary objective was to undertake a cursory visually inspection of each facility
and note obvious physical deficiencies and service deficiencies. Although facility deficiencies are
identified in this report, it should not be construed that the consultant has identified all facility
deficiencies. The consultant only evaluated deficiencies that could either be clearly identified while
undertaking a visual inspection, or that could be easily identified as a function of the age of the building
or information provided by the City of Soledad. A facility deficiency implies that a building component
Chapter 1 - Derivation of Facility Needs, Page 1
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
either requires repair or replacement. Condition surveys of existing facilities are described in Chapter
1A.
The consultant reviewed similar facilities in Gilroy and Brentwood as a means of providing background
information regarding municipalities that have grown in a manner similar to the expected growth of the
City of Soledad. Comparable facilities are described in Chapter 1B.
The executive summary includes a table that identifies current space deficiencies.
Chapter 1 - Derivation of Facility Needs, Page 2
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
CHAPTER 1A
CONDITION OF THE EXISTING FACILITIES
FIRE STATION AND FIRE DEPARTMENT ADMINISTRATION BUILDING
The Fire Station is located at 525 Monterey Street. The building was built in the late 1950's. Various
interior finish improvements have been performed since. It is a one [1] story building with painted
concrete block exterior walls and a built-up roofing systems with pumice ballast surface. There is an
unfinished attic storage space located above the east hallway.
Public access to the building is through a metal door into the lobby on the west side of the building.
There are sleeping quarters, a lounge, and kitchen for the staff, and a separate area reserved for the
ambulance personnel. All areas are carpeted except for the kitchen, bathrooms, and garage. There is
also a fenced in yard along the south side of the building with metal storage shed, hose racks and siren
tower. A small old and unused concrete jail facility is also located directly to the south at of the Fire
Station building along the west elevation. The thresholds of the access doors on the east elevation do
not meet ADA requirements.
Chapter 1A - Condition of the Existing Facilities, Page 1
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Fire Department Administration Office/Trailer:
The Fire Chiefs office and a conference room are located in a mobile office building and is located on
the lawn directly to the north of the Fire Station. There is a third room in this building which is used
by the County of Monterey, District 3 Supervisor. This office is accessible by a metal ramp.
Exteriors/Roof:
The exterior finish of the Fire Station building is the painted surface of the concrete block structure.
The overall appearance is good, but there are several locations around the building with holes in the
exterior wall and conduit penetrations which are not sealed or flashed. The sidewalk at the north
elevation also appears to be sinking.
The existing roof system of the Fire Station building appears to be in poor condition. The roofing
system is a built-up roofing system with a red pumice ballast adhered over a mineral surfaced cap
membrane of a built-up roofing system. The asphalt ballast adhesive is cracking and ballast is eroded
from areas. There are unsealed bolted penetrations through the roof and the roof edge flashing is loosely
nailed on top of the cap sheet. There are also several soft spots noticeable on the roof deck.
The exterior finish of the Administration office is painted plywood. The building appears to be generally
in good condition with some minor damage to a trim board. Typical to this type of mobile building
there is no significant flashing at window openings and utility penetrations through the exterior.
The roof of the Administration office is metal and appears to be in fair condition. There is some minor
rust at the soffits and the surface of the metal roof is wavy in a few locations. No leaks were identified
during the conditions survey, however, the staff mentioned that the roof systems sounds loose during
high wind events.
Interiors:
The interior finishes of the Fire Station building appear to be in good condition. The floors are carpeted
in the lobby, hall, bunking rooms, and lounge area. The rooms have perforated fixed tile ceilings. There
is a storage room off of the lobby which appears to be overfilled with storage. The bathroom and
shower rooms were being re-tiled by the Fire Department staff during the condition report survey. The
staff commented during this survey that the gas supply lines and the water supply and drainage lines
to the building were in poor condition. There does not appear to be a separation between facilities
intended for use by men and women.
The interior finishes of the Administration Office appear to be in good condition. The floors are
carpeted and there are wood panel walls and a suspended acoustical ceiling.
Chapter 1A - Condition of the Existing Facilities, Page 2
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Chapter 1A - Condition of the Existing Facilities, Page 3
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Chapter 1A - Condition of the Existing Facilities, Page 4
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
POLICE DEPARTMENT
The Police Station is located at 236 Main Street. The building was built in the mid 1960's and
renovated in the early 1990's to include the police department. It is a one [1] story building with an
exterior cement plaster finish and a combination of roofing systems which are cement tile and a
small portion of built-up roofing with gravel surface.
Public access to the building is through a glass door into the lobby on the north side of the building
adjacent to the City Hall entrance lobbies. There is a fenced sallyport with a metal door which
provides access to the booking area/holding cells, and other metal doors to a hall and conference
room on the south and west elevations. The service vehicle parking is located on the south side of
the building. The threshold of the access doors on the west and south elevations do not meet ADA
requirement.
Chapter 1A - Condition of the Existing Facilities, Page 5
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Exteriors/Roof:
The exterior siding is cement plaster with a textured finish. The overall appearance is in good
condition. There is some cracking visible on the exterior cement plaster which mainly originates
from and around openings in the exterior walls including windows, doors and vents.
There are metal windows and doors. These windows and doors do not have head flashing and other
through wall penetrations often lack flashing or a seal at the exterior wall. Most of the window and
door openings are below a roof overhang. The exterior plaster system in general does not have
accessories installed which would aid in weeping water out of the exterior finish system or flashing
wall penetrations and openings.
The existing roof is a combination of concrete tiles over roofing felt and a built-up roofing system
with a mineral surfaced cap sheet on flat areas of the roof. The concrete tiles are generally in good
condition. The concrete tile roof overhangs the building by several feet at eaves on the north
elevation, and overhangs the building at the west and south elevations by about a foot. The eave
condition at these overhangs is the painted exposed tounge and groove roof deck and is generally in
good condition.
The built-up roofing system portion of the roofing system generally appears to be in poor condition.
The roof surface has an accumulation of moss and dirt, and the asphalt and membranes appear to be
brittle and cracking. Rooftop equipment line penetrations are sealed with tape which is failing and
duct penetrations and supports at the walls of the mechanical well are surface applied with missing
or failing flashing.
Interiors:
The interior finishes of the Police Station appear to be in good condition. The floors are carpeted in
office spaces and behind the lobby desk. There is linoleum tile flooring in hallways, work and break
areas, and tiled floor in the shower rooms. There are suspended acoustical ceiling tiles in all rooms
besides the bathrooms, holding cells, and gun and evidence storage.
Chapter 1A - Condition of the Existing Facilities, Page 6
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Chapter 1A - Condition of the Existing Facilities, Page 7
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
CITY HALL
City Hall is located at 248 Main Street. The building was built in the mid 1960's and renovated in the
early 1990's which included the addition of a police department. It is a one [1] story building with an
exterior cement plaster finish and combination tile and modified bitumen roof systems.
Access to the building varies depending on services. The building provides offices for various
municipal departments. There are two glass entry doors on the west elevation and one glass entry
door on the east elevation which are marked as ADA accessible entries. There is also an additional
glass door on the east elevation and a metal access door on the east wall of the council chambers in
the City Hall portion of the building.
Exteriors/Roof:
The exterior siding is cement plaster with a textured finish. The overall appearance is in good
condition. There is some cracking visible on the exterior cement plaster which mainly originates
from and around openings in the exterior walls including windows, doors and vents. The cement
plaster is not installed in a manner which allows moisture to weep from the base of walls around the
council chambers and west elevation of the City Hall portion of the building.
Chapter 1A - Condition of the Existing Facilities, Page 8
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
There are metal windows and doors. These windows and doors do not have head flashing.
Typically, through wall penetrations lack flashing or a seal at the exterior wall. Most of the window
and door openings are below a roof overhang. The exterior plaster system in general does not have
accessories installed which would aid in weeping or flashing water out of the exterior finish system.
The existing roof is a combination of concrete tiles over roofing felt and a built-up roofing system
with a mineral surfaced cap sheet on flat areas of the roof. The concrete tiles are generally in good
condition. The concrete tile roof overhangs the building by several feet at eaves on the east and west
and a portion of the north elevation, and overhangs the rake condition at the north elevation by
about a foot. The eave condition at these overhangs is the painted exposed tounge and groove roof
deck and is generally in good condition. There is one location on the north elevation rake where
there are several nails which are protruding through the underside of the exposed tounge and groove
roof sheathing.
The built-up roofing system portion of the roofing system generally appears to be in fair condition.
There are several conduit penetration details which are not installed in accordance with NRCA
recommendations, evidence of standing water near the roof drain location and vent louvers which
appear to be surface applied to the parapet walls with sealant applied as flashing.
Interiors:
The 1st floor building interiors are in good condition and have a pleasant appearance. The floors have
carpet in the offices and council chambers and vinyl flooring in halls, work areas and restrooms.
There is suspended acoustical ceiling tile throughout, with some exposed roof structure in the north
west lobby and council chambers. There is one location in the hallway outside of the employees
mens restroom which has a water stain on the ceiling tile.
Chapter 1A - Condition of the Existing Facilities, Page 9
CITY OF SOLEDAD FACILITIES MASTER PLAN
[final draft October 6, 2008]
Chapter 1A - Condition of the Existing Facilities, Page 10