FACILITY CONDITION ASSESSMENT City of Mobile - 621 -Gulf... · 2017-10-13 · FACILITY ASSESSMENT...

FACILITY CONDITION ASSESSMENT City of Mobile NTP-PL220-16 Facility No: 621 Gulf Coast Exploreum 65 Government Street Mobile, Alabama 36602 Project No. PC60828394 - 621

Facility Assessment – Consultative Solutions www.cbre.com/assessment

FACILITY ASSESSMENT – CONSULTATIVE SOLUTIONS City of Mobile – Facility No: 621

Facility Condition Assessment

City of Mobile

Prepared For: J. Bradley Christensen

Director | Real Estate & Asset Management 205 Government Street, 5th Floor – South Tower

Mobile, Alabama 36602

Location: Facility No: 621

Gulf Coast Exploreum 65 Government Street

Mobile, Alabama 36602

Prepared By: Facility Assessment – Consultative Solutions

70 West Red Oak Lane White Plains, NY 10604

CBRE Contact:

Michael V. LaFalce Jr. 914-434-3888

[email protected]

CBRE Project No.: PC60828394 - 621

Property Reconnaissance Date: March 21, 2017

Report Date: October 17, 2017

THIS REPORT IS THE PROPERTY OF CBRE ACS AND THE CITY OF MOBILE (THE CLIENT) AND WAS PREPARED FOR A SPECIFIC USE, PURPOSE, AND RELIANCE AS DEFINED WITHIN THE AGREEMENT BETWEEN CBRE AND THE CLIENT, AND WITHIN THIS REPORT.

THERE SHALL BE NO THIRD PARTY BENEFICIARIES, INTENDED OR IMPLIED, UNLESS SPECIFICALLY IDENTIFIED HEREIN.


TABLE OF CONTENTS

SALIENT ASSIGNMENT INFORMATION ...................................................................................... 1

EXECUTIVE SUMMARY ............................................................................................................... 2

PURPOSE ............................................................................................................................... 2

AMERICANS WITH DISABILITIES ACT .......................................................................................... 2

GENERAL DESCRIPTION ............................................................................................................ 2

PHYSICAL CONDITION ............................................................................................................. 2

SUMMARY, COST, ADA AND RESERVE SCHEDULES .................................................................... 4

TOPOGRAPHY & DRAINAGE ................................................................................................... 14

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING & LANDSCAPING .......... 14

SUBSTRUCTURE AND SUPERSTRUCTURE .................................................................................. 14

EXTERIOR WALLS, DOORS, WINDOWS AND ROOFING ........................................................... 14

INTERIORS ............................................................................................................................. 14

SUPPLY PIPING, WASTE PIPING AND DOMESTIC HOT WATER .................................................. 15

HEATING, COOLING AND VENTILATION ................................................................................ 15

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER ........................... 15

FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS .................................... 15

ELEVATORS ............................................................................................................................. 16

ACRONYMS AND DEFINITIONS .............................................................................................. 17

EXHIBITS ................................................................................................................................. 18


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SALIENT ASSIGNMENT INFORMATION

Project No.: PC60828394 - 621

Property Name: Gulf Coast Exploreum

Property Address: 65 Government Street

City, State, and Zip: Mobile, Alabama 36602

Primary Use: Museum/Science Center

Building Age: Exploreum (North Side) – Built 1996; 21 Years Old Matt Sloan (South Side) – Built 1853 – Renovated 1996

Reported Occupancy: 100% Occupied

POC/Escorted By: Dexter was our POC and was available for the entire walk-through survey.

Field Observer: Mukhtar Musa

Date of Site Visit: May 21, 2017

Weather: 80 to 90 degrees F; Clear Skies

Number of Buildings: One

Reported Building Size: COM Provided: 62,700-SFG

Number of Stories: Two


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EXECUTIVE SUMMARY

PURPOSE

The City of Mobile, (The "Client") contracted with CBRE | Assessment Consulting Services, to conduct a Facility Condition Assessment (FCA) for the purposes of rendering an opinion of the Subject’s general physical condition as of the day of our site visit, in accordance with the scope and terms of our agreement with the Client and to prepare an FCA. An FCA cannot wholly eliminate the uncertainty regarding the presence of physical deficiencies and/or the performance of the Subject property’s building systems. This was a "walkthrough" survey. It was not the intent of this survey to be technically exhaustive, nor to identify every existing physical deficiency. Preparation of this FCA is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or systems failure and to reduce the potential that such component or system may not be initially observed. There may be physical deficiencies that were not easily accessible for discovery, readily visible, or which could have been inadvertently overlooked. The results of our observations, together with the information gleaned from our research and interviews, were extrapolated to form both the general opinions of the Subject's physical condition and the Short Term Costs to remedy the physical deficiencies. This FCA must be used in its entirety, which is inclusive by reference to the agreement and limiting conditions under which it was prepared.

AMERICANS WITH DISABILITIES ACT

The Americans with Disabilities Act of 1990 (ADA) is a Federal law that became effective on January 26, 1992, this act was amended by the ADA Amendments Act of 2008 (ADAAA). As defined under Title III of the ADA, existing facilities considered to be “public accommodations” must take steps to remove architectural and communication barriers that are deemed “readily achievable” under the retroactive requirements. The term “readily achievable” is somewhat subjective. New case law is always developing as to its interpretation. Our walk-through survey for ADA general compliance included only a limited scope visual review with respect to the Subject’s compliance with Title III of the ADA in compliance with the ASTM guideline presented in ASTM E 2018-15. CBRE did not take any measurements or counts as part of this survey. The scope of our survey was limited to the determination of general compliance with physical attributes of the property, which affect exterior access to the building: accessible exterior route, accessible parking, entrances, etc. While some of CBRE’s comments regard the reported or observed accessibility of common area interior spaces, such as toilet facilities, we did not specifically evaluate each and every area as part of our walk-through survey; only representative observations were conducted. The decision as to which actions are to be undertaken as “readily achievable” is to be determined by building ownership in consultation with its accountants, attorneys, and design/construction professionals.

Based on conducting a limited scope visual survey, we did observe barriers. Costs have been included in the Opinions of ADA Modifications.

GENERAL DESCRIPTION

Gulf Coast Exploreum (the "Subject") is a 62,700-SFG, two-story museum building, consisting of the new Gulf Coast Exploreum, north section constructed in 1997; and, the Matt Sloan, south side section constructed in 1853 and renovated in 1996. The Subject is located within a city block, which also houses the History Museum of Mobile and Telecommunications buildings in downtown Mobile.

The Subject is a Science Center that features exhibit halls, IMAX theatre, and workshop areas. The Subject is operated by the Exploreum Board of Trustees. The Subject footprint is irregular in shape and is bound by Government Street to the north, Water Street to the east, South Royal Street and Telecommunications building to the west, and the History Museum to the southwest and west sides. As a result of the Subject’s urban location, on-site parking is not provided.

PHYSICAL CONDITION

The Subject is considered to be in fair condition with respect to the structural components and mechanical systems. Overall, the Subject exhibits normal and expected wear and tear equal to its age. There is no evidence of any apparent, major structural or mechanical distress noted to be prevalent throughout the complex. However, it was


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reported that structural roof repairs at the Matt Sloan addition due to termite damage was completed last year at a cost of $13,500. The windows at the east side of the Matt Sloan was also noted with termite damage, rot and deterioration. Ongoing repairs were observed and reported by Property Management. Approximately $50,000 was reportedly allocated for the repairs. Note that CBRE's observations do not preclude the Subject from having system or component specific physical deficiencies, deficiencies that may be costly to remedy, or that deficiencies that may require further study.

The Subject appears if it has received some preventive and routine maintenance over the years. There are deferred maintenance items and physical deficiencies that must be corrected in the short term. These items are listed under the Short Term Cost section of this report. In addition, budgeting for the repair or replacement of the major property components is also advised and included in the Capital Reserve Schedule.

It is our opinion that the Subject can be used for its intended purposes, provided that; the recommended repairs identified within this report are completed; physical improvements receive continuing maintenance; and the various components and/or systems are replaced or repaired in a timely basis as needed. Costs to perform the repairs and replacements described within this Report are for budgetary purposes, and may change as after the scope of the work is further defined, detailed drawings and contract documents are prepared, and bids from qualified contractors are solicited.

Moisture Infiltration Issues Based on representative observations, CBRE did observe some visual indications of moisture infiltration issues, the presence of microbial growth, and conditions that tend to promote such growth, at the Exploreum first floor mechanical room. Past moisture infiltration-related issues were reported by Property Management to have been resolved.

This assessment does not constitute a preliminary or comprehensive mold survey of the buildings. The reported observations and conclusions are based solely on interviews with management personnel available on-site and conditions as observed in readily accessible areas of the buildings on the assessment date.

ACM Survey and Abatement Based on the age of the building and the materials installed it is likely asbestos containing materials (ACM) may be located at certain areas of the facility. In no way has the CBRE field observer conducted an asbestos survey or visibly identified there are ACMs within the building. It is our understanding that the nature of the current and future occupancies will require repairs and replacement of the building structures, systems and finishes; therefore, testing will be required as part of any alteration work and proper filing, with all municipalities having jurisdiction, is recommended. Lead Paint Testing Based on the age of the building it is likely that lead based paint may be located at certain areas of the facility. In no way has the CBRE field observer conducted a lead survey or visibly identified there is lead based paint within the building. It is our understanding that the nature of the current and future occupancies will require repairs and replacement of the building structures, systems and finishes, therefore, testing will be required as part of any alteration work and proper documentation and contractor worker protection is required by OSHA. All lead containing materials must be properly removed and disposed of as per the Resource Conservation and Recovery Act (RCRA). RCRA regulates the management of solid waste (e.g., garbage), hazardous waste, and underground storage tanks holding petroleum products or certain chemicals.


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SUMMARY, COST, ADA AND RESERVE SCHEDULES

Terminology Many of the terms used in this report to describe the condition of the Subject’s readily observable components and systems are listed and defined below. It should be noted that a term applied overall to a system does not preclude that a part, section, or component of the system may differ significantly in condition. Good - Component or system is sound and performing its function. Although it may show signs of normal wear and tear commensurate with its age, some minor remedial work may be required. Fair - Component or system is performing adequately at this time but exhibits deferred maintenance, evidence of previous repairs, and workmanship not in compliance with commonly accepted standards, is obsolete, or is approaching the end of its typical EUL. Repair or replacement is required to prevent its further deterioration, restore it to good condition, prevent its premature failure, or to prolong its EUL. Component or system exhibits an inherent deficiency the cost of which to remedy is not commensurate with the deficiency but that is best addressed by a program of increased preventive maintenance or periodic repairs. Satisfactory - Component or system is performing adequately at this time but exhibits normal wear and tear expected for: the specific type of material, component, or equipment; the Subject’s use; and exposure to the elements for the given locale, if applicable. Other than routine preventive maintenance, no repairs or improvements are required at this time. Poor - Component or system has either failed or cannot be relied upon to continue performing its original function as a result of: having realized or exceeded its typical EUL, excessive deferred maintenance, a state of disrepair, an inherent design deficiency or workmanship. Present condition could contribute to or cause the deterioration of contiguous elements or systems. Repair or replacement is required. The Buildings observed in poor condition should be monitored by, annual or bi-annual inspection, should not all of the deficiencies identified be addressed in that same time interval. Acceptable - Component or system is basically performing its original function in consideration of its age, overall quality of the asset, and any inherent design and/or construction defects. Such inherent defects coupled with normal wear and tear do not warrant the component to be classified as either in good or fair condition. Serviceable - Component or system can accommodate either repairs or an increased level of proactive preventive maintenance so as to either realize or extend its RUL. Physical Deficiencies - Defined by the ASTM as “. . . conspicuous defects or significant deferred maintenance of a subject property’s material systems, components, or equipment as observed during the field observer’s walk-through survey. Included within this definition are material life-safety/building code violations and, material systems, components, or equipment that are approaching, have reached, or have exceeded their typical EUL or whose RUL should not be relied upon in view of actual or EFF AGE, abuse, excessive wear and tear, exposure to the elements, lack of proper or routine maintenance, etc. This definition specifically excludes deficiencies that: may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not constitute a material physical deficiency of the subject property.” No Further Action Required - Component or system exhibits normal wear and tear considering its age, purpose and extent of use, and exposure to the elements. Prudent ownership would not immediately expend additional, significant monies in relation to the Subject’s appraised value to remedy the observed physical deficiencies.

Summary Table of Costs

Project Number:

Project Name:

Location:

Description:

Date:

SECTION NO.

SHORT TERMUNINFLATED

RESERVES3.1 $5,500 $70,0003.2 $0 $03.3 $59,200 $60,5003.4 $7,625 $167,0003.5 $1,050 $1,149,0003.6 $0 $7,5003.7 $0 $340,1253.8 $23,750 $50,0003.9 $125,400 $03.10 $0 $03.11 $0 $204,000

$222,525 $2,048,125

SECTION NO.

OPINIONS OF ADA COST

4.5 $40$40

TOTALS

$2,048,125$2,313,880

$3.27$3.69

Structural SystemExteriors

TOTAL

CAPITAL RESERVE SCHEDULE

Aggregate Reserves (Uninflated)

RoofingInteriors

PC60828394 - 621

Gulf Coast Exploreum

65 Government Street, Mobile, AL

Museum

October 17, 2017

Inflated Reserve/SFG/Year

TOTAL

OPINIONS OF COST

DESCRIPTION

ADA Modifications

Plumbing SystemsHeating, Ventilation & Air ConditioningElectrical SystemFire Protection and Life SafetyGarages and CarportsElevators

DESCRIPTION

Site

Aggregate Reserves (Inflated)Uninflated Reserve/SFG/Year

PAGE | 5

Opinions of CostsDeferred Maintenance Existing Deficiencies

Project Number:

Project Name:

Location:

Description:

Date:

PC60828394 - 621



Museum

October 17, 2017

OPINIONS OFCOST

NO. SECTION # DESCRIPTION QUANTITY UNIT UNIT COST SHORT TERM Deficiency Photo

SITE

1

Paint Exterior Gates & Stair RailingsThe exterior gates and stairs at the east side of the property exhibit rust along the connections, stringers and at other components. Wire brush all surfaces, prime and apply two coats of a rust inhibitive paint.

5 MD $350.00 $1,750

2

Replace Concrete Sidewalk SectionsStretches of sidewalk sections along the public way at the east of Matt Sloan and patio court area are deteriorating including cracking, surface spall, and several sections have settled or heaved. Remove deteriorated sections, prepare bed, and install new 4" thick sidewalks.

150 SF $25.00 $3,750

Subtotal Site $5,500

3.2 STRUCTURAL SYSTEMNo Items Required $0

Subtotal Structural System $0

3.3 EXTERIORS

3

Replace Termite Damaged Wood Windows & Trim - Matt Sloan ^The windows at the east side of the Matt Sloan exhibit termite damage, rot and deterioration. Ongoing repairs were observed and reported by property management. Approximately $50,000 was reportedly allocated for the repairs. Repairs should continue as planned.

1 LS $50,000.00 $0 ^

4

Repair Stucco - Matt SloanStucco surfaces were noted to be cracked and having deteriorated areas particularly at the east side of Matt Sloan. Pressure wash all stucco surfaces to remove all dirt, soot and mildew. Remove deteriorated stucco surfaces down to substrate. Apply 1-coat of sealer to all stucco surfaces. Repair major cracks with sealant or equal. Repair isolated deteriorated stucco areas with patch mix as a primer and re-coat all surfaces with 1-coat flat acrylic paint.

3 CD $3,500.00 $10,500

5

Re-Paint Exterior Sidewall SurfacesThe exterior sidewall finishes is showing evidence of fading, peeling and flaking paint. All affected areas should be pressure washed/scraped, primed and repainted. This work should reoccur every 5 to 7 years.

28,000 SF $1.50 $42,000

6

Replace Insulated Glass Units with Broken SealsRemove all defective insulated glass panels at the vestibule connecting the Expolreum section to Matt Sloan and replace them with new insulated glass panes. Such defective panels have the tell-tale signs of broken seals by exhibiting fogged glass with condensation between the panes.

6 EA $450.00 $2,700

PAGE | 6


Project Number:

Project Name:

Location:

Description:

Date:

PC60828394 - 621



Museum

October 17, 2017

OPINIONS OFCOST


7Replace Building Perimiter Base Joint SealantRemove vegetative growth at the perimiter base joint of the building and seal all open joints along the base of the building.

800 LF $5.00 $4,000

Subtotal Exteriors $59,200

3.4 ROOFING$0$0

8

Make Necessary Roof Repairs -EPDM RoofsWith proper repairs, bi-annual inspections, and a program of preventive maintenance, the EPDM roof should provide some additional years of continued surface. At this time repairs are required that consist of: sealing all open, sagging and split flashings, patching deteriorated areas, sealing open seams, etc. Evidence of previous repairs were noted, but many of these repairs appeared to be failing. This work should also inlcude replacing failed caulking at coping stone joints.

1 CD $3,500.00 $3,500

7

Seal Open Seams at Copper Dome RoofFailing sealant was noted at the coppe dome roof. Seal all open/failing seams to ensure watertightness of roofing. This work should also inlcude isolated flashing repairs.

3 MD $350.00 $1,050

8

Replace Failed Caulking at Parapet WallsMost caulking at the parapet coping stones and termination bars appeared to be open and cracked and may allow stormwater infiltration. These joints should be re-tooled with new caulking material.

300 LF $5.00 $1,500

9

Gel Coat SkylightsNo information was available as to whether the skylight panels have been gel coated since construction. Periodic gel coating is required to protect against UV damage and prevent fiber blooming that can cause bacterial growth, objectionable odors, and permanant damage the panels. Gel coating in accordance with the manufacturer's instructions is recommended at this time and periodically going forward.

350 SF $2.50 $875

10

RTUs Discharge Condensate Directly Onto Roof Surface - Matt SloanRTU condensate drain pipes are damaged at the Matt Sloan flat roof and currently discharges directly onto roof, which will eventually cause erosion and excessive wear of roof surface at point of discharge. Repair condensate drains to discharge into roof drains.

1 MD $350.00 $350

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Project Number:

Project Name:

Location:

Description:

Date:

PC60828394 - 621



Museum

October 17, 2017

OPINIONS OFCOST


11

Replace Missing Section of Roof LeaderA section of the stormwater downspout was noted to be missing at the northeast corner of the building. Install new leader sections as needed to match existing and improve drainage away from the buildings.

1 MD $350.00 $350

Subtotal Roofing $7,625 0

3.5 INTERIORS

12

Remove Moisture Damaged FinishesMoisture damaged finishes including wall and chilled water piping surfaces were observed at the first floor mechanical room at the west side of the building. The source of the moisture has reportedly been repaired. Clean the area and/or replace with like materials.

2 MD $350.00 $700

13Repair Wooden Stairs Handrails - Matt SloanThe wood handrail at the Matt Sloan was noted to be damaged and detached from the wall. Secure handrail to wall at this time.

1 MD $350.00 $350

Subtotal Interiors $1,050

3.6 PLUMBING SYSTEMSNo Items Required $0

Subtotal Plumbing Systems $0

3.7 HEATING, VENTILATION & AIR CONDITIONINGNo Items Required $0

Subtotal Heating, Ventilation & Air Conditioning $0

3.8 ELECTRICAL SYSTEM

14

Remedy Misc. Electrical Code ViolationsIt was reported there is loose electrical wiring buried at the flower bed near the Exploreum entrance. We recommend that a licensed electrician identify the electrical wiring and make the necessary repairs to the electrical system.

2 MD $500.00 $1,000

15

Test Emergency GeneratorWe recommend that a full load bank load test be performed for a 2 hour period and that all run sheets be submitted. We further recommend that a maintenance contract be obtained and a log be kept at the set.

1 MD $750.00 $750

16

Overhaul Emergency GeneratorThe emergency generator is aging and no information was available as to when it was last overhauled. The generator should be overhauled at this time to extend the life of the unit. The capacity of the generator should be verified.

125 kW $120.00 $15,000

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Project Number:

Project Name:

Location:

Description:

Date:

PC60828394 - 621



Museum

October 17, 2017

OPINIONS OFCOST


17

Infrared Survey, Commercial ScaleNo information was available as to when the last infrared survey was conducted of the electrical switchgear. An thermographic survey should be performed at this time to identify developing hot spots. These surveys should be conducted on a periodic basis going forward in accordance with best practices.

1 EA $7,000.00 $7,000

Subtotal Electrical System $23,750 0

3.9 FIRE PROTECTION AND LIFE SAFETY

18

Fire Alarm Panel Servicing AllowanceThe fire alarm panel at the was found in Trouble mode with error message "Troub1 CONTROL" at the time of our visit. In response to questions, we were told that this condition has existed since for about a year. The panel should be serviced and the trouble resolved at this time. Additionally, procedures should be put in place to prevent any further failures to address alarm troubles as they occur.

62,700 SF $2.00 $125,400

Subtotal Fire Protection and Life Safety $125,400

3.10 GARAGES AND CARPORTSNo Items Required $0

Subtotal Garages and Carports $0

3.11 ELEVATORSNo Items Required $0

Subtotal Elevators $0

Total $222,525

* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost.** - COST OMITTED: Recommendation only.*** - COST OMITTED: Tenant responsibility.^ - COST OMITTED: Work already budgeted as part of Capital Program

PAGE | 9

Opinions of ADA Modifications

Project Number:

Project Name:

Location:

Description:

Date:

PC60828394 ‐ 621



Museum

October 17, 2017

NO. SECTION NO. DESCRIPTION QUANTITY UNIT UNIT COSTOPINIONS OF ADA

COSTDeficiency Photo

4.5 ADA MODIFICATIONS

1

Install Plumbing Drain Pipe Insulation

At present, one the common toilet room sinks at the east side of the Gulf

Coast Exploruem has exposed, unprotected drain piping. Each drain pipe

should be padded with wrapped insulation or foam type insulation to

prevent accidental injury to wheelchaired patrons.

1 EA $40.00 $40

Subtotal ADA Modifications $40

Total $40

* ‐ COST OMITTED: Work can be completed in‐house or by an outside contractor at minimal cost.

** ‐ COST OMITTED: Recommendation only.

*** ‐ COST OMITTED: Tenant responsibility.

^ ‐ COST OMITTED: Work already budgeted as part of Capital Program

PAGE | 10

Capital Reserve ScheduleProject Number: Reserve Term: 10

Project Name: Inflation Rate (%): 2.50%

Location: Building Age: 20

Description: No. of Buildings: 1

Date: SFG: 62,700

AVG EFF UNIT CYCLE Total

COMPONENT OR SYSTEM EUL AGE RUL QUANTITY UNIT COST REPLMNT 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 Reserve

(Yr) (Yr) (Yr) ($) COST 1 2 3 4 5 6 7 8 9 10 Item

SITE

Site Concrete Repairs 15 10 5 2,000 SF 35.00 70,000 0 0 0 0 70,000 0 0 0 0 0 70,000

STRUCTURAL SYSTEM

No Cost Items. 1 0 1 SF 0.00 0 0 0 0 0 0 0 0 0 0 0

EXTERIORS

Replace/Repair Stucco Finish - 10% 10 5 5 3,000 SF 2.50 7,500 0 0 0 0 7,500 0 0 0 0 0 7,500

Replace Exterior Joint Sealants 7 2 5 1,200 LF 5.00 6,000 0 0 0 0 6,000 0 0 0 0 0 6,000

Re-Paint Exterior Sidewall Surfaces 10 0 10 28,000 SF 1.50 42,000 0 0 0 0 0 0 0 0 0 42,000 42,000

Replace Overhead Loading Door 20 18 2 1 EA 5,000.00 5,000 0 5,000 0 0 0 0 0 0 0 0 5,000

ROOFING

Single-Ply Roofs-Remove & Replace Membrane

20 18 2 10,000 SF 8.00 80,000 0 80,000 0 0 0 0 0 0 0 0 80,000

Asphalt Shingle-Remove & Replace 30 20 10 28,000 SF 3.00 84,000 0 0 0 0 0 0 0 0 0 84,000 84,000

Replace Skylights 20 18 2 2 EA 1,500.00 3,000 0 3,000 0 0 0 0 0 0 0 0 3,000

INTERIORS

Upgrade Lobby Finishes 10 4 6 4,000 SF 125.00 500,000 0 0 0 0 0 500,000 0 0 0 0 500,000

Replace Common Area Carpeting 7 4 3 2,000 SY 25.00 50,000 0 0 50,000 0 0 0 0 0 0 50,000 100,000

Upgrade Toilet Room Fixtures/Finishes 10 5 5 400 SF 85.00 34,000 0 0 0 0 34,000 0 0 0 0 0 34,000

Upgrade Breakroom & Cafeteria Finishes 10 3 7 800 SF 75.00 60,000 0 0 0 0 0 0 60,000 0 0 0 60,000

Upgrade Office Area Finishes 10 7 3 1,000 SF 35.00 35,000 0 0 35,000 0 0 0 0 0 0 0 35,000

Upgrade Exhibit Halls 10 6 4 15,000 SF 40.00 600,000 0 0 0 60,000 60,000 60,000 60,000 60,000 60,000 60,000 420,000

PLUMBING SYSTEMS

Replace Individual Tank Type DWHs - Matt Sloan

15 6 9 1 EA 2,500.00 1,500 0 0 0 0 0 0 0 0 1,500 0 1,500

Replace Individual Tank Type DWHs, Commercial Grade - Expolreum

15 9 6 1 EA 5,000.00 6,000 0 0 0 0 0 6,000 0 0 0 0 6,000

PROBABLE REPLACEMENT DATES & ESTIMATED EXPENDITURES ($)

PC60828394 - 621


65 Government Street, Mobile AL

Museum

October 17, 2017

PAGE | 11





Date: SFG: 62,700



(Yr) (Yr) (Yr) ($) COST 1 2 3 4 5 6 7 8 9 10 Item


PC60828394 - 621



Museum

October 17, 2017

HEATING, VENTILATION & AIR CONDITIONING

Replace HW Pump 15 8 7 8 HP 1,250.00 9,375 0 0 0 0 0 0 9,375 0 0 0 9,375

Clean Cooling Towers 2 0 2 1 EA 5,000.00 5,000 0 5,000 0 5,000 0 5,000 0 5,000 0 5,000 25,000

Overhaul Chiller 10 9 1 1 EA 35,000.00 35,000 35,000 0 0 0 0 0 0 0 0 0 35,000

Refurbish AHU's 20 19 1 87,500 CFM 2.50 218,750 109,375 109,375 0 0 0 0 0 0 0 0 218,750

Replace RTU (5-10 Tons) 20 18 2 20 TON 2,000.00 40,000 0 40,000 0 0 0 0 0 0 0 0 40,000

Replace Split System 20 18 2 6 TON 2,000.00 12,000 0 12,000 0 0 0 0 0 0 0 0 12,000

ELECTRICAL SYSTEM

Overhaul Emergency Generator 10 0 10 125 kW 120.00 15,000 0 0 0 0 0 0 0 0 0 15,000 15,000

Conduct Infra-Red Survey 2 0 2 1 EA 7,000.00 7,000 0 7,000 0 7,000 0 7,000 0 7,000 0 7,000 35,000

FIRE PROTECTION AND LIFE SAFETY

No Cost Items. 1 0 1 0.00 0 0 0 0 0 0 0 0 0 0 0

PAGE | 12





Date: SFG: 62,700



(Yr) (Yr) (Yr) ($) COST 1 2 3 4 5 6 7 8 9 10 Item


PC60828394 - 621



Museum

October 17, 2017

GARAGES AND CARPORTS

No Cost Items. 1 0 1 0.00 0 0 0 0 0 0 0 0 0 0 0

ELEVATORS

Replace Hydraulic Pump/Motor 15 13 2 3 EA 8,000.00 24,000 0 24,000 0 0 0 0 0 0 0 0 24,000

Replace Hydraulic Elevator Cylinder Sleeve 30 20 10 6 Stop 25,000.00 150,000 0 0 0 0 0 0 0 0 0 150,000 150,000

Replace Cab Finishes 10 4 6 3 EA 10,000.00 30,000 0 0 0 0 0 30,000 0 0 0 0 30,000

$144,375 $285,375 $85,000 $72,000 $177,500 $608,000 $129,375 $72,000 $61,500 $413,000 $2,048,125

AVG EUL: Average Expected Useful Life 1 1.0250 1.0506 1.0769 1.1038 1.1314 1.1597 1.1887 1.2184 1.2489

EFF AGE: Effective Age $144,375 $292,509 $89,303 $77,536 $195,927 $687,896 $150,035 $85,585 $74,932 $515,780 $2,313,880

RUL: Remaining Useful Life $3.27

* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost. $3.69

** - COST OMITTED: Recommendation only.

*** - COST OMITTED: Tenant responsibility.

^ - COST OMITTED: Work already budgeted as part of Capital Program

INFLATED RESERVE/SFG/YEAR

ANNUAL REQUIREMENTS (UNINFLATED)

INFLATION RATE FACTOR @ 2.50 %

ANNUAL REQUIREMENTS (INFLATED)

UNINFLATED RESERVE/SFG/YEAR

PAGE | 13


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TOPOGRAPHY & DRAINAGE

The site is located in a flat, urban, downtown setting, surrounded by contiguous buildings and sidewalks. The level topography is a non-issue. The parcel is also level with the contiguous parcels. It poses no adverse drainage condition to the other parcels, nor do the other parcels pose an adverse drainage condition to the Subject.

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING & LANDSCAPING

As a result of the Subject’s urban location, the Subject does not have any on-site open-air pavement utilized for parking. Curbing consists of concrete along perimeter streets. Concrete sidewalks are provided along the street frontages. Behind the Exploreum building is a plaza area provided with concrete flatwork and ramps. Select areas at the patio areas are provided with brick pavers. Site lighting is provided by a combination of wall-mounted lights and adjacent street lights. Landscaping is moderate and includes grassed and mulched perimeters, various trees and shrubs.

SUBSTRUCTURE AND SUPERSTRUCTURE

Within the authorized scope of this survey, absolute determination of the foundation and structural framing systems was not possible. CBRE had no access to certified as-built drawings, and did not perform destructive testing or invasive observations. Our non-invasive observations follow.

Construction most consists of a substructure of conventional concrete spread footings and a concrete SOG. The superstructure at the Exploreum consists of structural steel columns and beams, supporting concrete slab on steel floor deck and metal roof deck. The columns and beams appear to be fireproofed with sprayed-on insulation. The Matt Sloan superstructure consists of load bearing masonry walls, and conventional wood framing and roof decking. There is no basement or cellar level.

EXTERIOR WALLS, DOORS, WINDOWS AND ROOFING

The facade system is predominantly of white painted stucco. Windows at the Exploreum consists of double-pane, insulated glass, set within finished aluminum frames. Windows at the Matt Sloan consists of single-pane glass, set in painted wooden frames. The main entrance is provided at the north elevation, and is provided with a storefront system. Main entry doors themselves consist of factory-finished aluminum frame system double leaf doors, with clear glazing with a similar interior vestibule. The main floor is above the street level, and access is provided via stairs and ADA lifts at the vestibule area.

The loading area is located on the west elevation. There is only one overhead door, and the loading area is provided with a canopy roof. The area is shared with the refuse container area.

The roof over the Exploreum section is provided with metal decking, and is finished with a combination of single-ply membrane and asphalt shingles. The roof over the IMAX theatre dome is finished with copper. The roofs over the Matt Sloan section is provided with wood decking, and is finished with a combination of single ply membrane and asphalt shingles. Skylights are provided at the flat roof over the Matt Sloan office section, and the vestibule connecting the Exploreum and Matt Sloan sections. Appurtenances include cooling tower, rooftop units, vent stack piping, exhaust fans, and skylights.

INTERIORS

The Subject is a Science Center features include exhibit halls, IMAX theatre, workshop areas, a café, and offices. As one enters the main lobby from the vestibule area, the registration desk is directly ahead. Lobby finishes consists of ceramic tile flooring, painted walls and ceilings. Interior finishes at the exhibit halls, work shop areas, and corridors are finished with carpet, ceramic tile, or VCT flooring, painted walls, exposed overhead framing, ACT and painted ceilings. A small café is provided to the right as one enters the lobby area. The kitchen area includes a stainless steel sink complete with a grease trap, and interior finishes consists of quarry floor tiles, painted walls,


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and ACT ceilings. The sitting area is finished with ceramic tile floors, painted walls, and ACT ceiling. The IMAX theatre is provided at the northeast corner of the property, and is two-story in height, and is provided with row seating. There is a glazed corridor connect the Expolreum building to the Matt Sloan building. Finishes consists of rubber mat flooring, glazed sidings with metal handrails provided on the sidewalls, and curved skylight roofing. Offices are provided at the second floor of the Matt Sloan and finishes consists of carpet flooring, painted walls, and ceilings with recessed lights. A break room complete with a small kitchen area is also provided on the second floor of the Matt Sloan and includes wood cabinets, solid countertops, and stainless steel sink. Interior finishes consist of VCT flooring, painted walls and ceilings. The Subject is complete with several sets of public toilet rooms. Toilet rooms have commercial quality fixtures inclusive of floor and wall-mounted toilets, wall mounted urinals, lavatories, mirrors, and floor or wall mounted partitions. Finishes typically consist of ceramic tile flooring and wet walls, painted walls and ceiling system.

SUPPLY PIPING, WASTE PIPING AND DOMESTIC HOT WATER

Domestic water enters the building below grade from the municipal system. The domestic water and fire sprinkler system water are provided by a 4” and 6” service respectively, which enter the building at the northeast corner. The visible domestic water supply piping was observed to be copper with soldered fittings. Sanitary sewer is provided by the City of Mobile, and a majority of the piping is below slab and is not visible. Natural gas is provided by Mobile Gas, with the main gas service/meter located at the west building corner near the loading dock area. Natural gas piping was observed to be of black iron.

Domestic hot water is generated at the Exploreum by a tank type commercial water heater, manufactured by Rheem, which has a 72.8 gal/hr recovery rate. Domestic hot water for the Matt Sloan section is generated by a 50 gallon, tank type DWH manufactured by Rheem. A listing of the equipment is provided in the exhibits.

HEATING, COOLING AND VENTILATION

Air conditioning and heating for the building is provided by multiple air handling units located within dedicated areas within the building. Hot water for heating is provided by two newly installed Raypak boilers located in the Chiller Room. Heating water is supplied by a 7.5-hp pump manufactured by Baldor. Chilled water is provided by a 500-ton chiller manufactured by Trane, and located in the Chiller Room. Chilled water is circulated by a 25-hp pump, manufactured by Marathon. Condenser water is circulated by a 30-hp pump, manufactured by Marathon. Heat rejection for the system is provided by a cooling tower, manufactured by BAC, located on a platform to the west of the Chiller room. The cooling tower was reportedly refurbished a year ago. Heating and cooling at the Matt Sloan office area is provided by two RTU’s. A listing of the equipment is provided in the exhibits.

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER

Electrical power is provided by Alabama Power, and enters the site below ground from the utility-owned transformer. The main service panel disconnect switch and meter (SOCO 3220710) are located at the Exploreum west electrical room. The Main Service provides 3,000-amp, 480Y/277-volts, 3-phase power to the building and enters the building below ground. Distribution panels are provided and are rated at 1,200-amp to 100-amp, 208Y/120-volts.

The Subject is provided with a gas-fired, 125-kW generator, manufactured by Caterpillar Olympian. The emergency generator is located at the Generator room located, east of the building. Refer to the exhibits for listing of the equipment.

FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS

The building is fully protected with a wet-pipe sprinkler system, utilizing street pressure, except for the IMAX control room, which is provided with a FM 200 system. A 6” iron sprinkler main service enters the building at the northeast


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corner, and is complete with a double check valve. Sprinkler system inspection tags were observed to be current. Additional fire suppression is provided by wall-mounted fire extinguishers.

Fire protection is provided by fire alarm panel manufactured by Honeywell. Observed devices consist of smoke detectors, A/V devices, and pull stations. Emergency lighting and illuminated exit signage are also provided.

ELEVATORS

The Subject is served by two hydraulic passenger elevators, and one freight elevator, all manufactured by Mowery Elevator Company. Car doors are the single speed side opening, and controllers are the solid-state type. Elevator equipment is located on the ground floor within two separate elevator machine rooms. Cab finishes consist of carpet flooring, plastic laminate and stainless-steel panels, crate ceiling with fluorescent lights. The elevators are serviced by a third party provider, and have updated inspection permits.

The main entrance vestibule area is provided with two hydraulic wheelchair lifts. Each unit has a 750-lb capacity, and are manufactured by National Wheel-O-Vator. Refer to the exhibits for listing of the equipment.


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ACRONYMS AND DEFINITIONS

This FCA uses various acronyms and abbreviations to describe site, building, or system components. Not all acronyms or abbreviations are applicable to every FCA. Refer to the definitions below.

Acronym Definition Acronym Definition ABA Architectural Barriers Act ABS Acrylonitrile Butadiene Styrene HVAC Heating, Ventilating and Air Conditioning ACM Asbestos Containing Material IAQ Indoor Air Quality ADA Americans with Disabilities Act IBC International Building Code ADAAG ADA Accessibility Guidelines ICC International Code Council AHU Air Handling Unit LED Light Emitting Diode Amp Ampere LEED Leadership in Energy and Environmental Design ASTM American Society for Testing and Materials LF Linear Feet ACT Acoustical Ceiling Tile LS Lump Sum AVG Average MAP HUD Multifamily Accelerated Processing BMS Building Management System MAU Makeup Air Unit BOMA Building Owners and Managers Association MBH Thousands of British Thermal Units BTU British Thermal Unit MD Man Day BTUH British Thermal Units per Hour MDP Main Distribution Panel BUR Built-up Roofing MEP Mechanical, Electrical and Plumbing CAV Constant Air Volume MRL Machine Room-Less (Elevator) CBS Concrete Block and Stucco NFPA National Fire Protection Association CD Crew Day NLA Net Leasable Area CMU Concrete Masonry Unit OSB Oriented Strand Board CO Certificate of Occupancy OS&Y Outside Screw and Yoke CO Change Order OWJ Open Web Joist CO/ALR Copper to Aluminum, Revised PCA Property Condition Assessment CPVC Chlorinated Polyvinyl Chloride PCR Property Condition Report DWH Domestic Water Heater PML Probable Maximum Loss DWV Drainage, Waste and Vent PSI Pounds per Square Inch DX Direct Expansion PTAC Packaged Terminal Air Conditioner EA Each PVC Polyvinyl Chloride EFF Effective RPZ Reduced Pressure Zone EIFS Exterior Insulation and Finish System RTU Rooftop Unit EMF Electromagnetic Field RUL Remaining Useful Life EMS Energy Management System SEL Scenario Expected Loss EPDM Ethylene Propylene Diene Monomer SF Square Feet EUL Expected Useful Life SFG Square Foot Gross FCU Fan Coil Unit SFR Square Foot Rentable FEMA Federal Emergency Management Agency SOG Slab-on-Grade FFHA Federal Fair Housing Act STC Sound Transmission Classification FHA Forced Hot Air SUL Scenario Upper Loss FHW Forced Hot Water TPO Thermoplastic Polyolefin FIRM Flood Insurance Rate Map UBC Uniform Building Code FM Factory Mutual UFAS Uniform Federal Accessibility Standards FOIA Freedom of Information Act UL Underwriters Laboratories FOIL Freedom of Information Letter V Volt FRP Fiber Reinforced Panel VAV Variable Air Volume FRT Fire Retardant Treated VCT Vinyl Composition Tile GFCI Ground Fault Circuit Interrupter (or GFI) VWC Vinyl Wall Covering GFRC Glass Fiber Reinforced Concrete W Watt GLA Gross Leasable Area GPM Gallons Per Minute GWB Gypsum Wall Board HID High Intensity Discharge

HUD U.S. Department of Housing and Urban Development


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EXHIBITS

EQUIPMENT LIST

Asset Name Asset Location Manufacturer Model # Serial # CapcityYear

ManufCondition

DHWH Chiller Room - Exploreum Rheem G75-75N-2 RRLN0608103588 72.8 GPH 2008 Good

DHWH Mechanical Room - Matt Sloan Rheem 82V52-2 RH 0811B09310 50 Gal 2011 Good

AHU 1East Mechanical Room -

ExploreumTrane

MCCA014GAPOABC000G0EEA0000BC00D

K97D44073 7000 CFM 1997 Fair


ExploreumTrane MCCA021BCG0CADA0000000 K97D45332 10500 CFM 1997 Fair


ExploreumTrane

MCCA040GAP0ACA000J0EEA00CAA000

K97E49396 20000 CFM 1997 Fair

AHU4West Mechanical Room - 2nd

floor ExploreumTrane MCCA035MAC0BAB0DD0000 K97E49094 17500 CFM 1997 Fair

AHU5West Mechanical Room - 2nd

floor ExploreumTrane MCCA035MAC0BAB0DD0000 K97E50811 17500 CFM 1997 Fair

AHU 1 Mechanical Room - Matt Sloan Trane MCCA030BAG0C)CA0000000 K97D40363 15000 CFM 1997 Fair

Boiler 1 Chiller Room Raypak H3-1468A 1611433264 726 MBH 2016 Good

Boiler 2 Chiller Room Raypak H3-1468A 1611433265 726 MBH 2016 Good

Chiller Chiller Room Trane CVHE500 L97D02984 500Ton 1997 Fair

Cooling Tower West Platform BAC NA NA NA 1997 Fair

Chilled Water Pump Chiller Room Marathon 286TTDCA6026 NA 25 HP 2015 Good

Heating Water Supply Pump Chiller Room Baldor CAT. No. EM3311T NA 7.5 HP NA Good

Condenser Water Pump Mechanical Room - 1st Floor Marathon PVH NA 30 HP 2015 Good

Condensor Chiller Room Roof Trane TTA072C400A0 M435T7CFF 6 Tons 1997 Fair

RTU 1 Roof - Matt Sloan Trane NA NA NA NA Fair

RTU 2 Roof - Matt Sloan Trane NA NA NA NA Fair

Humidifier East Mechanical Room Pure PS-14.5 (D) 005650 1999 Good

VFD East Mechanical Room Siemens NA C143901586

VFD East Mechanical Room

Passenger Elevator - ExploreumElevator Machine Room -

ExploreumMowery Elevator Co. NA 97070671 3000 lb 1997 Good

Staff Elevator - Matt Sloan Elevator Machine Room - Matt

SloanMowery Elevator Co. NA 980102601 2100 lb 1997 Good

Freight Elevator - ExploreumElevator Machine Room -

ExploreumMowery Elevator Co. NA 98040875 5000 lb 1997 Good

Generator Generator Room Caterpillar Olympian 97A 05545 S 125 kW 1997 Good

Fire Alarm Panel East Electrical Room Honeywell MS-9200UDLS 1997 Poor (Trouble)

Accessibility Lift Main Entrance Vestibule National Wheel-O-Vator CDE96 92248 750 lb 2005 Good

Accessibility Lift Main Entrance Vestibule National Wheel-O-Vator CDE96 NA 750 lb 2005 Good

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1. Front view of Gulf Coast Exploreum. 2. View of Matt Sloan building section.

3. Concrete paved patio area is provided at theSubject.

4. Exposed structural system at the north section of thebuilding.

5. Façade system consists of painted stucco. 6. A loading dock area is provided at the west side ofthe Subject.

PSGE | 20


7. View of EPDM and asphalt shingle roofingsystems.

8. Main entrance and vestibule area.

9. Exhibit hall interior finishes and condition. 10. Café interior finishes and condition.

11. View of IMAX dome theatre. 12. Interior fixtures and finishes at ADA toilet stall.

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13. Hot water for heating is provided by two gas-firedboilers.

14. Chilled water is provided by a 500-ton chiller.

15. Electrical meter provided at the Exploreum westelectrical room.

16. The Main Service provides 3,000-amp, 480Y/277-volts, 3-phase power to the building.

17. The building is fully protected by a wet-pipesprinkler system.

18. Elevator finishes and condition.

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FACILITY CONDITION ASSESSMENT City of Mobile - 621 -Gulf... · 2017-10-13 · FACILITY ASSESSMENT...

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Transcript of FACILITY CONDITION ASSESSMENT City of Mobile - 621 -Gulf... · 2017-10-13 · FACILITY ASSESSMENT...