facility condition assessment · 2021. 1. 20. · oc fair & event center emg project no.:...

California Construction Authority OC FAIR & EVENT CENTER 88 Fair Drive Costa Mesa, California 92626

www.EMGcorp.com | 800.733.0660

PREPARED BY: EMG | A Bureau Veritas Company 10461 Mill Run Circle, Suite 1100 Owings Mills, Maryland 21117 800.733.0660 www.emgcorp.com

EMG CONTACT: Mark Surdam Program Manager 800.733.0660 x6251 [email protected]

EMG PROJECT #: 139212.19R000-00A.354

DATE OF REPORT: July 7, 2020

ON SITE DATE: December, 2019 – March, 2020

SUMMARY REPORT 88 Fair Drive Costa Mesa, California

FACILITY CONDITION ASSESSMENT

http://www.emgcorp.com/

mailto:[email protected]

OC FAIR & EVENT CENTER EMG PROJECT NO.: 139212.19R000-00A.354

1 www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1

Background ............................................................................................................................................. 1 Scope of Assessment ............................................................................................................................. 1 Key Findings ........................................................................................................................................... 5 Facility Condition Index Charts ............................................................................................................... 9

2. Immediate Repairs .............................................................................................................................. 11 3. Replacment Reserves ........................................................................................................................ 17 4. Plan Types ........................................................................................................................................... 20 5. Prioritization of Repairs ..................................................................................................................... 21 6. Opinions of Probable Costs .............................................................................................................. 22

Methodology ......................................................................................................................................... 22 Definitions ............................................................................................................................................. 22

7. Certification ......................................................................................................................................... 24




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

Background

The California Construction Authority retained EMG to perform a Facility Condition Assessments (FCA) of the OC Fair & Event Center (OCFEC), located in Costa Mesa California. The facility consists of approximately 76 buildings on a single, contiguous 150-acre parcel. The site and buildings have been grouped into 7 Zones representing similar activities, and a Facility Condition Assessment report has been prepared for each Zone as well a separate report covering utility services and broadband (wireless) technology infrastructure.

Zone Map

An FCA will locate and evaluate materials and building system defects that might significantly affect the value of the property and will determine if the present condition of the property will have a significant impact on its continued operations.

The FCAs were prepared by EMG in collaboration with the staff of the OC Fair & Event Center. EMG was retained to render an opinion as to each facility’s current general physical condition on the day of the site visits. The condition assessments are primarily intended to assess the overall physical condition of each building in the facility to support capital investment decisions by OCFEC. The reports also identify observed or reported defects that may constitute safety concerns or potential service delays.

This FCA Executive Summary Report combines the individual assessments into one consolidated report, presenting general conclusions and an overall cost and condition summary. The report documents the identified immediate repair needs and anticipates replacement/repair needs based on useful life expectancy of the various systems, components and/or assets at each building.

Scope of Assessment

Based on observations, interviews and document reviews, the FCA reports identify any significant deferred maintenance issues and existing deficiencies which affect the facility. The reports also identify systems or components that have realized or exceeded their typical expected useful lives. Opinions are rendered as to a site or facility’s overall condition.

The standard scope of the Facility Condition Assessment includes the following:

▪ Visit the Property to evaluate the general condition of the buildings and site improvements, review available construction documents to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.




▪ Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

▪ Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.

▪ Provide a high-level categorical general statement regarding the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.

▪ Obtain background and historical information about the facility from a building engineer, property manager, maintenance staff, or other knowledgeable source. The preferred methodology is to have the client representative or building occupant complete a Pre-Survey Questionnaire (PSQ) in advance of the site visit. Common alternatives include a verbal interview just prior to or during the walk-through portion of the assessment.

▪ Review maintenance records and procedures with the in-place maintenance personnel.

▪ Observe a representative sample of the interior spaces/units, including vacant spaces/units, to gain a clear understanding of the Property’s overall condition. Other areas to be observed include the exterior of the Property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.

▪ Provide recommendations for additional studies, if required, with related budgetary information.

▪ Provide an Executive Summary at the beginning of this report, which highlights key findings and includes a Facility Condition Index as a basis for comparing the relative conditions of the buildings within the portfolio.

▪ Prepare a mechanical inventory list.

The scope of this assessment also included an analysis of the domestic water supply, domestic and stormwater drain lines, natural gas, electrical supply and broadband (wireless) technology infrastructure. Additionally, an infra-red photographic examination was made of the main electrical distribution panels servicing the buildings and site.

The Zones illustrated on the map above contain the following buildings (listed in alphabetical order).

FCA Assessment

Building Use Construction

Date Area (SF)

Zone 1

Administration Office 2009 15,000

Campground Restrooms Trailer Restroom 2013 400

Maintenance – Event Operations Office / Warehouse Operations 1981 6,700

Maintenance – Operations Operations 1981 3,150

Maintenance – Shop Operations 1981 7,485

Picnic Gazebo Recreation 1992 1,700

Zone 2

Box Office Plaza Pacific - East Sales 2013 180

Box Office Plaza Pacific - West Sales 2013 180

Pac Amp Backstage Production Office/Kitchen Administration 2008 2,600

Pac Amp Box Office Sales 1983 1,285

Pac Amp Concession Stand 1st Base Food Vending 1983 1,291

Pac Amp Concession Stand 3rd Base Food Vending 1983 1,318

Pac Amp Dressing Room Trailers #1 & #2 Administration 2002 1,452

Pac Amp Elevator Building Mechanical 2008 224

Pac Amp Lobby Entertainment 2013 4,300




FCA Assessment


Date Area (SF)

Pac Amp Restroom 1st Base #1 Restroom 1983 2,660

Pac Amp Restroom 1st Base #2 Restroom 1983 2,181

Pac Amp Restroom 3rd Base #1 Restroom 1983 2,149

Pac Amp Restroom 3rd Base #2 Restroom 1983 3,882

Pac Amp Seating Area Entertainment 1983 49,000

Pac Amp Stage Structure Entertainment 1983 5,330

Pac Amp Video/Laundry Administration 2008 400

Restrooms North Plaza Pacific Restroom 2013 1,500

Restrooms South Plaza Pacific Restroom 2013 1,500

Round Concession Stand 1st Base Food Vending 1983 250

Round Concession Stand 3rd Base Food Vending 1983 250

Zone 3

Building 15 (Farmhouse) Exhibition, Education Pre-1950 4,840

Heroes Hall Museum Pre-1950/2016 5860

Marketplace Office/Concession Stand Concession Stand, Office 1990 5258

Marketplace Restroom - East Restrooms 1989 800

Marketplace Restroom - South Restrooms 2018 350

Marketplace Restroom - West Restrooms 1981 1024

Marketplace Snack Stand - Banana Concession Stand, 1981 2300

Millennium Building Exhibition, Education 2002 4,600

Park Plaza Restroom Restrooms 1985 700

Silo Building Exhibition, Education 1997 2,900

Small Red (Century) Barn Exhibition, Education 1998 2,027

Zone 4

Anaheim Exhibition Space 1960 / 2009 16,985

Costa Mesa Exhibition Space 1954 / 2008 41,559

Hanger Exhibition Space 2008 30,676

Huntington Beach (Incl. Courtyard Restrooms) Exhibition Space 1966 / 2006 33,484

Los Alamitos Exhibition Space 1962 / 2007 20,729

OC Promenade Exhibition Space 2008 20,000

Parade of Products / Santa Ana Pavilion Exhibition Space 1995 / 2008 15,000

Zone 5

Arena Trailer Restroom Restroom 1995 937

Baja Blues Concession Stand Pre-1950 5,600

Block Restrooms Restroom Unknown 1,000

Department of Public Safety Administration Pre-1950 1,526

Exhibits & Education Exhibition, Education 1987 1,900




FCA Assessment


Date Area (SF)

Grandstand Arena Entertainment Unknown 10,700

Judging Arena Entertainment Unknown 40,000

Livestock Restrooms Restroom 1997 1,500

Ranch Building Administration 1987 5,100

Spectra Office/Arena Restrooms Administration 2007 2,760

Zone 6

EQC Shop & Storage Operations 1967 3,000

Equestrian Center Barn F Exhibition Space 1979 3,500

Equestrian Center Barn G Exhibition Space 1979 3,500

Equestrian Center Barn H Exhibition Space 1979 3,500

Equestrian Center Barn I Exhibition Space 1979 3,500

Equestrian Center Barn J Exhibition Space 1979 3,500

Equestrian Center Barn K Exhibition Space 1979 3,500

Equestrian Center Barn L Exhibition Space 1979 3,500

Equestrian Center Barn M Exhibition Space 1979 3,100

Equestrian Center Barn N Exhibition Space 1979 5,000

Livestock Barn 1 Exhibition Space Pre-1950 4,500



Spectra Kitchen Administration 2009 18,423

Zone Site Elements Site Pre-1950 NA

Zone 7

Area Use Parking Count Area (SF)

Lot A Parking 2,230 1,003,000

Lot B Parking 1,280 418,000

Lot C Parking 1,020 360,000

Lot D Parking 764 285,000

Lot E Parking 527 196,500

Lot F Parking 295 95,600

Lot G Parking 967 348,000

Lot H Parking 399 149,000

Lot I Parking 710 268,000

Zone 1 Lot Parking 475 175,000

Driveways Access 0 415,000




Key Findings

One of the major goals of the Facility Condition Analysis is to calculate the FCI, or Facility Condition Index, which gives an

indication of a building’s overall condition. The FCI was first used by the Federal Government for buildings owned and

managed by government. The purpose is to be able to compare buildings of differing sizes or types against a standard

benchmark. The values are based on a scale from 0 to 100 percent and are derived by dividing the immediate repair needs

for a facility by the calculated replacement value.

By definition, the FCI is defined as the ratio of the cost of current needs divided by current replacement value (CRV) of the

building. The chart below presents the industry standard ranges and cut-off points.

FCI = Repair Costs [Immediate]

Current Replacement Value of Building

FCI Ranges and Description

0 – 5% In new or well-maintained condition, with little or no visual evidence of wear or other deficiencies.

5 – 10% Subjected to wear but is still in a serviceable and functioning condition.

10 – 30% Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life.

30% and above Has reached the end of its useful or serviceable life. Renewal is now necessary.

The deficiencies and lifecycle needs identified in this assessment provide the basis for a facility-wide capital improvement funding strategy. In addition to the current FCI, which is a reflection of the maintenance practices at the facility, extended FCI’s have been developed to provide owners the intelligence needed to plan and budget for the “keep-up costs” for their facilities. As such the 3-year, 5-year, and 10-year FCI’s are calculated by dividing the anticipated needs of those respective time periods by current replacement value. As a final point, the FCI’s ultimately provide more value when used to relatively compare buildings across a facility or portfolio instead of being over-analyzed and scrutinized as stand-alone values.

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

Facility Cost/SF Total

SF Replacement

Value Current 3-Year 5-Year 10-Year

Zone 1

Administration $275 15,000 $4,125,000 0.70% 3.30% 4.00% 10.20%

Campground Restrooms Trailer $125 400 $50,000 0.00% 9.80% 15.30% 39.70%

Event Operations Office/Warehouse $195 4,900 $955,500 0.20% 0.20% 1.00% 13.40%

Maintenance Operations $225 3,150 $708,750 0.90% 0.90% 8.40% 25.90%

Maintenance Shops $225 7,485 $1,684,125 1.80% 3.80% 13.20% 19.40%

Picnic Gazebo $145 1,600 $232,000 0.00% 0.00% 2.20% 13.40%

Zone 2

Box Office Plaza Pacific - East $300 180 $54,000 0.00% 0.00% 0.00% 0.90%

Box Office Plaza Pacific - West $300 180 $54,000 0.00% 0.00% 0.00% 0.90%

Pac Amp Backstage Production Office/Kitchen

$285 2,600 $741,000 1.90% 3.40% 13.60% 31.80%

Pac Amp Box Office $285 1,285 $366,225 1.20% 5.70% 8.20% 26.50%




Pac Amp Concession Stand 1st Base

$225 1,291 $290,475 1.10% 1.60% 10.50% 33.40%

Pac Amp Concession Stand 3rd Base

$225 1,318 $296,550 1.90% 4.70% 17.80% 51.50%

Pac Amp Dressing Rooms Trailers #1 & #2

$175 1,452 $254,100 24.70% 25.80% 36.20% 53.90%

Pac Amp Elevator Building $300 224 $67,200 0.00% 0.00% 18.70% 49.40%

Pac Amp Lobby $250 4,300 $1,075,000 0.00% 0.00% 0.00% 1.50%

Pac Amp Restrooms 1st Base #1 $225 2,660 $598,500 1.60% 15.30% 25.10% 69.80%

Pac Amp Restrooms 1st Base #2 $225 2,181 $490,725 0.00% 21.90% 27.10% 72.20%

Pac Amp Restrooms 3rd Base #1 $225 2,149 $483,525 0.00% 31.50% 39.20% 86.40%

Pac Amp Restrooms 3rd Base #2 $225 3,882 $873,450 0.50% 12.20% 16.50% 49.10%

Pac Amp Seating Area $65 49,000 $3,185,000 0.00% 0.60% 0.80% 1.50%

Pac Amp Stage Structure $195 5,330 $1,039,350 0.00% 0.50% 79.10% 89.90%

Pac Amp Video/Laundry $225 400 $90,000 0.00% 0.00% 7.90% 40.90%

Plaza Pacific Restrooms - North $225 1,500 $337,500 0.00% 0.00% 0.00% 2.50%

Plaza Pacific Restrooms - South $225 1,500 $337,500 0.00% 0.00% 0.00% 2.50%

Round Concession Stand 1st Base $250 250 $62,500 0.00% 34.50% 65.60% 70.80%

Round Concession Stand 3rd Base $250 250 $62,500 0.00% 30.40% 81.70% 81.70%

Zone 3

Building 15 $285 4,850 $1,382,250 0.60% 0.60% 3.10% 7.70%

Century Barn $245 2,027 $496,615 0.00% 0.00% 0.00% 0.80%

Heroes Hall $285 5,860 $1,670,100 0.00% 0.00% 0.00% 8.20%

Market Place Office/Concession Stand

$295 5,860 $1,728,700 0.20% 1.50% 8.60% 27.00%

Market Place Restrooms - East $175 800 $140,000 0.00% 15.80% 19.20% 40.70%

Market Place Restrooms - South $155 350 $54,250 0.00% 5.10% 21.70% 32.30%

Market Place Restrooms - West $195 1,024 $199,680 0.00% 12.30% 12.30% 26.70%

Market Place Snack Stand - Banana $245 2,750 $673,750 0.00% 0.00% 1.10% 23.30%

Millennium Barn $245 4,600 $1,127,000 0.00% 0.00% 1.90% 5.80%

Park Plaza Restroom $155 700 $108,500 1.50% 7.50% 7.50% 14.60%

Silo Building $285 2,900 $826,500 0.00% 0.00% 0.00% 2.20%

Zone 4

Anaheim Building $225 16,985 $3,821,625 0.10% 3.10% 3.20% 21.40%

Costa Mesa Building $225 41,559 $9,350,775 0.00% 10.70% 10.80% 20.30%

Hangar Building $225 30,676 $6,902,100 0.00% 3.10% 3.30% 25.90%

Huntington Beach Building $225 33,484 $7,533,900 0.00% 3.10% 3.40% 18.30%

Los Alamitos Building $225 20,729 $4,664,025 0.10% 3.20% 6.20% 20.00%

OC Promenade $190 20,000 $3,800,000 0.00% 0.00% 0.00% 4.10%

Parade of Products / Courtyard Restroom

$190 15,000 $2,850,000 0.00% 0.00% 0.00% 5.00%

Zone 5

Arena Trailer Restroom $175 937 $163,975 1.70% 1.70% 3.10% 6.40%

Baja Blues $275 5,600 $1,540,000 0.20% 2.70% 11.10% 39.30%

Block Restrooms $175 1,000 $175,000 0.00% 0.00% 0.00% 11.40%




Department of Public Safety $245 1,526 $373,870 0.00% 1.40% 1.60% 8.70%

Exhibits & Education $245 1,900 $465,500 0.00% 1.40% 1.40% 8.90%

Exhibits & Education Trailer $175 720 $126,000 9.30% 13.40% 23.20% 28.30%

Grandstand Arena $190 40,000 $7,600,000 0.00% 0.00% 0.20% 1.50%

Judging Arena $145 40,000 $5,800,000 0.00% 0.00% 0.10% 0.30%

Livestock Restroom $175 1,500 $262,500 0.00% 0.00% 2.30% 12.50%

Ranch Building $245 5,100 $1,249,500 0.00% 2.80% 2.80% 12.60%

Spectra Office/Arena Restroom $245 2,760 $676,200 0.00% 2.90% 3.70% 10.80%

Spectra Shed East $115 2,185 $251,275 3.20% 3.20% 3.30% 3.30%

Spectra Shed West $115 2,022 $232,530 8.30% 8.30% 11.80% 27.60%

Spectra Storage Shed $115 3,055 $351,325 6.50% 6.50% 6.70% 6.80%

Zone 6

EQC Shop & Storage $225 1,500 $337,500 0.00% 15.90% 25.90% 58.10%

Equestrian Center Barn F $75 3,500 $262,500 1.50% 15.00% 24.60% 26.20%

Equestrian Center Barn G $75 3,500 $262,500 1.50% 15.00% 32.40% 37.00%

Equestrian Center Barn H $75 3,500 $262,500 1.50% 53.70% 72.00% 107.60%

Equestrian Center Barn I $75 3,500 $262,500 1.90% 8.90% 10.10% 28.90%

Equestrian Center Barn J $75 3,500 $262,500 1.50% 32.50% 34.50% 82.30%

Equestrian Center Barn K $75 3,500 $262,500 1.50% 15.00% 16.60% 57.20%

Equestrian Center Barn L $75 3,500 $262,500 2.60% 16.10% 16.60% 67.00%

Equestrian Center Barn M $75 3,100 $232,500 1.40% 27.00% 28.00% 72.80%

Equestrian Center Barn N $75 5,000 $375,000 1.70% 25.40% 26.20% 68.90%

Livestock Barn 1 $85 4,500 $382,500 2.00% 5.40% 15.90% 24.00%

Livestock Barn 2 $85 4,500 $382,500 1.20% 18.60% 22.10% 28.50%

Livestock Barn 3 $85 3,100 $263,500 2.90% 3.10% 3.80% 28.30%

Spectra Kitchen $145 18,423 $2,671,335 0.00% 2.40% 6.80% 29.40%

The above chart illustrates the facilities in need of the most attention. Key elements affecting the Short-Term Needs common through the zones are as follows:

▪ HVAC equipment replacement

▪ Roof repairs and replacements

▪ Plumbing system and fixture replacement

▪ Exterior finishes

▪ Interior finishes

▪ Parking lot and sidewalk improvements

▪ Upgrade of the security and video surveillance systems

▪ Modernization of the electrical distribution system and main electrical system components

Recommended Addit ional Studies (Infrastructure)

Electrical:

Southern California Edison provides service to the site via underground lines to onsite pad mounted transformers (PMTs). That system is owned and upgraded periodically by the utility company.




An infra-red study of the main distribution panels was conducted as part of the facility condition assessments. The results of the study do not reflect actual working conditions as the sampling was done during the off season when the panels were not fully loaded. Due to the age of and condition of the equipment, EMG recommends conducting the study at a time when the facility is fully occupied and during the evening when lighting is on.

In addition, an arc flash study is recommended to help mitigate hazards of injury and death by calculating the limited and restricted approach boundaries inside which workers must use appropriate personal protective equipment and placing labels on the equipment, per the requirement of the National Electric Code (NEC).

Domestic Water:

Fed by three perimeter locations, onsite distribution is via 6”, 8” and 10” cast iron pipe (CIP) and 8” and 10” asbestos clay pipe (ACP). Much of this system dates to the initial development of the site in the 1940s and 1950s and the underground systems are well past their estimated useful life. EMG recommends replacement of the domestic water system within the short term to eliminate ongoing and anticipated issues with water pressure and leakage.

Sanitary Sewer:

Available as-builts from the Costa Mesa Sanitation District do not accurately match observed field notes and Maintenance crew knowledge of sewer utilities. EMG recommends a video scoping of the main sanitation lines to verify condition and the preparation of accurate as-built plans for future maintenance and planning uses.

The cost of the current repair needs is estimated at $940,355. Over the next 20 years, the total estimate repair needs, including the current repair needs and adjusted for inflation, are estimated at $100,099,242.

Specific details for each building can be found in Section 2 in the Immediate Repair Tables and in the Facility Condition Assessment Reports.




Facil i ty Condit ion Index Charts

The table below shows the current FCI for each of the facility buildings. Where no blue bar exists, the current deferred maintenance or needed repairs are negligible

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The table below combines the current FCI for each of the buildings with a bar for the current, 3-year, 5-Year and 10-year FCI, if no capital improvement funds are expended on the building. The costs for those configurations are discussed in Section 2, 3 & 6 of this report. It should be noted that current FCI reflects current maintenance practices while the 3 and 10 year FCI are reflective of building condition and age.

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10 Year Facility Condition Index Progression

Current 3-Year 5-Year 10-Year

VERY POOR

POOR

FAIR

GOOD




2 . I m m e d i a t e R e p a i r s

The FCA reports have identified Immediate Repairs at the below buildings.

Facility/Building Total Items Total Cost

Infrastructure 7 $103,778

Zone 1 15 $83,510

Zone 2 12 $103,578

Zone 3 3 $13,538

Zone 4 2 $7,002

Zone 5 13 $74,991

Zone 6 22 $75,323

Zone 7 8 $478,636

Total 82 $940,355

Immediate Repair Detail

Location Location Description Description Condition Plan Type Cost

INFRASTRUCTURE

Natural Gas Back of the Baja Blues Building

Natural Gas, In-Line Seismic Shut-Off Valve, Install NA Safety $1,191

Natural Gas Marketplace Building


Natural Gas Back of the Costa Mesa Building


Natural Gas Maintenance & Operations Building


Domestic Waste Throughout Site

Sanitary Sewer Piping and Manholes, CCTV Scope and Prepare As-built Plans Fair

Modernization / Adaptation $33,221

Electrical Throughout

Engineer, Electrical, Infra Red Study, Full Load, Evaluate/Report NA

Performance / Integrity $17,057

Electrical Throughout site

Engineer, Electrical, Arc Flash Study & Labeling, Evaluate/Report NA Safety $48,735

Total (7 items) $103,778

ZONE 1

Site Site Parking Lots, Asphalt Pavement, Seal & Stripe Poor







Maintenance Shops Roof

Exterior Wall, any Painted Surface, 1-2 Stories, Prep & Paint Poor


Maintenance Shops Building exterior Soffit Vent, Screen, Repair Poor Performance / Integrity $1,462

Maintenance Shops Roof Packaged Unit (RTU), 3 TON, Replace Failed


Maintenance Shops Building interior Exit Sign Light Fixture, LED, Replace Poor Safety $2,383

Maintenance Shops Building exterior Dust Collection System, Replace Poor


Maintenance Shops Site

Fences & Gates, any Painted Surface, Prep & Paint Poor


Maintenance Operations Building Exterior



Maintenance Operations Roof Roof, Limited Area, Repair NA Safety $1,191

Maintenance Operations Site


Performance / Integrity $975

Event Operations Office/Warehouse Building exterior

Roof Gutter Downspout, any type per man-day, Repair Poor


Event Operations Office/Warehouse Site

Parking Lots, Asphalt Pavement - Limited Area, Cut & Patch Poor Safety $493

Administration OC, Arlington conference rooms

Interior Floor Finish, Carpet Commercial Standard, Replace Poor Safety $8,123

Administration Patio

Concrete Pavement (Patio), Concrete Sections/Small Areas, Replace Poor Safety $21,660

Administration Patio area Pedestrian Gate, Wrought Iron, Repair Poor



Zone 2

Pac Amp Restrooms 3rd Base #2 Roof

Condensing Unit/Heat Pump, Split System, 2.5 Ton, Replace Poor


Pac Amp Restrooms 1st Base #1 Roof

Roof, Fiberglass Dome, Replace Poor


Pac Amp Restrooms 1st Base #1 Building exterior

Drinking Fountain, Outside/Site Style, Replace Failed


Pac Amp Dressing Rooms Trailers #1 & #2 Structure

Structural Flooring/Decking, Wood, Repair Poor







Pac Amp Dressing Rooms Trailers #1 & #2 Building exterior

ADA, Site, Ramp, Wood, Up to 48' Wide, Install (2 @ 30') NA Accessibility $45,486

Pac Amp Concession Stand 3rd Base Roof

Evaporative Cooler, 2500 CFM, Replace Poor


Pac Amp Concession Stand 3rd Base Roof

Exhaust Fan, 2000 CFM, Replace Poor


Pac Amp Concession Stand 1st Base Roof



Pac Amp Box Office Roof

Condensing Unit/Heat Pump, Split System, 3 Ton, Replace Poor


Pac Amp Backstage Production Office/Kitchen Roof Roof, Built-Up, Replace Poor



North corner 1st floor

Interior Wall Finish, Gypsum Board/Plaster, Repair Poor



North corner 1st floor

Mold/Biological Growth, Remediation, Prepare and Clean/Remove Poor



ZONE 3

Park Plaza Restroom Building Exterior Mold/Biological Growth, Remediation, Replace Poor


Market Place Office/Concession Stand

Marketplace Office/Concession Stand



Building 15 (Farmhouse) Building Exterior

Exterior Wall, Stucco, 1-2 Stories, Replace Failed



ZONE 4

Location Location

Description Description Condition Plan Type Cost

Los Alamitos Building Roof Roof, Spray Polyurethane Foam, Repair Poor


Anaheim Building Roof, any type per man-day, Repair Failed



ZONE 5

Location Location

Description Description Condition Plan Type Cost

Zone Site Elements

Ponding locations adjacent to Storage Sheds

Parking Lots, Asphalt Pavement, Overlay Poor







Zone Site Elements Site - Gates 5 and 7



Spectra Storage Shed Throughout building

Lighting System, Interior, Low Density & Standard Fixtures, Replace Poor


Spectra Shed West Throughout building Interior Stairs, Metal or Pan-Filled, Replace Poor Safety $6,238

Spectra Shed West Throughout building



Spectra Shed East (Ovations) Throughout building



Exhibits & Education Trailer Roof

Roof, Spray Polyurethane Foam, Coat existing metal Poor


Exhibits & Education Trailer Throughout building



Exhibits & Education Trailer Building exterior

Light Fixture, Exterior Flood (any type w/ LED Replacement), 100 W, Replace Poor


Exhibits & Education Trailer Rear of traler

Parking Lots, Asphalt Pavement, Slope to eliminate ponding Poor


Baja Blues Kitchen Interior Stair/Ramp Rails, Wood, Repair/Install Failed Safety $162

Baja Blues Building exterior Exterior Wall, Concrete, 1-2 Stories, Repair Poor


Arena Trailer Restroom

Building perimeter at base

Pavement, Curbs or Berms, Asphalt, Build for drainage Failed



ZONE 6

Zone Site Elements Site Perimeter Fences & Gates, Metal Tube, 6' High, Replace Failed


Equestrian Center Barns F, G, H, I, J, K, L, M & N Building Structure

Architect/Engineer, Building Envelope, Light Steel Framing, Evaluate/Report NA


Spectra Kitchen Building Exterior Roof, any type per man-day, Repair Poor


Livestock Barn 3 Building Exterior



Livestock Barn 3 Building Exterior Exterior Wall, Stucco, 1-2 Stories, Repair Poor







Livestock Barn 2 Building Exterior



Livestock Barn 2 Building Exterior Fences & Gates, Wood Board, 4' High, Replace Poor


Livestock Barn 1 Building Exterior Exterior Wall, Stucco, 1-2 Stories, Repair Poor


Livestock Barn 1 Building Exterior Exterior Wall, Wood Door Frame, Repair Poor


Equestrian Center Barn L Building Exterior

Exterior Floor, any Painted Surface, 1-2 Stories, Prep & Paint Poor


Equestrian Center Barn I Building Exterior



Equestrian Center Barn N Building Exterior

Exterior Floor, any Painted Surface, 1-2 Stories, Prep & Paint Poor


Equestrian Center Barn L Building Exterior

Exterior Floor, any Painted Surface, 1-2 Stories, Prep & Paint Failed


Equestrian Center Barn M Stable Stalls

Commercial Water Basin, Stainless Steel, 1-Bowl, Replace Poor


Equestrian Center Barn L Stable Stalls



Equestrian Center Barn K Stable Stalls



Equestrian Center Barn J Stable Stalls



Equestrian Center Barn I Stable Stalls



Equestrian Center Barn H Stable Stalls



Equestrian Center Barn G Stable Stalls



Equestrian Center Barn F Stable Stalls



Equestrian Center Barn N Stable Stalls









ZONE 7

Zone 7 Parking Lots Lot H Parking Lots, Asphalt Pavement, Seal & Stripe Poor


Zone 7 Parking Lots Zone 1 Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Parking Lots Lot F Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Parking Lots Lot I Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Parking Lots Lot A Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Parking Lots Lot H Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Parking Lots Lot G Asphalt Pavement, Seal Cracks, Repair Poor


Zone 7 Site Perimeter

Pedestrian Pavement, Sidewalk, Concrete Sections/Small Areas, Replace Poor



Grand Total $940,356




3 . R e p l a c m e n t R e s e r v e s

The table below shows the summary Replacement Reserve Table for each of the facility buildings.

2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total

Escalated Estimate

Infrastructure

Infrastructure $103,778 $3,421,766 $0 $142,011 $0 $0 $193,974 $0 $0 $922,169 $0 $179,895 $0 $0 $0 $0 $191,169 $0 $221,248 $19,940 $1,343,785 $6,739,734

Zone 1

Administration $30,866 $0 $103,406 $17,396 $11,519 $217,891 $0 $8,991 $0 $31,794 $351,290 $14,152 $0 $23,379 $317,307 $160,038 $0 $246,935 $0 $0 $534,873 $2,069,837

Campground

Restrooms Trailer $0 $4,908 $0 $2,367 $366 $0 $2,716 $0 $0 $9,503 $0 $22,112 $12,044 $0 $5,733 $2,362 $3,650 $2,327 $3,687 $10,635 $0 $82,410

Event Operations

Office/Warehouse $1,684 $0 $0 $0 $7,496 $0 $13,966 $80,916 $2,607 $21,761 $0 $43,250 $0 $0 $15,972 $0 $18,769 $4,296 $2,212 $42,349 $188,169 $443,448

Maintenance

Operations $6,065 $0 $0 $10,592 $43,180 $14,124 $0 $18,048 $0 $91,284 $9,315 $6,371 $32,735 $3,817 $69,375 $18,982 $0 $13,425 $0 $44,770 $8,802 $390,886

Maintenance Shops $31,006 $21,752 $11,834 $24,970 $132,741 $0 $0 $0 $6,750 $97,332 $15,355 $7,196 $27,176 $26,242 $114,112 $0 $0 $26,851 $0 $18,611 $32,763 $594,692

Picnic Gazebo $0 $0 $0 $0 $4,998 $0 $0 $5,248 $0 $20,800 $0 $6,296 $0 $0 $9,665 $0 $0 $0 $0 $0 $0 $47,007

Site $13,889 $0 $1,723 $0 $183 $16,102 $0 $0 $0 $0 $18,666 $0 $2,316 $0 $23,180 $72,258 $0 $0 $23,969 $0 $25,086 $197,372

Zone 2

Box Office Plaza

Pacific - East $0 $0 $0 $0 $0 $0 $0 $480 $0 $0 $6,520 $0 $0 $0 $0 $2,430 $0 $644 $0 $0 $41,076 $51,150

Box Office Plaza

Pacific - West $0 $0 $0 $0 $0 $0 $0 $480 $0 $0 $6,520 $0 $0 $0 $0 $2,430 $0 $644 $0 $0 $41,076 $51,150

Pac Amp Backstage

Production

Office/Kitchen $14,079 $11,378 $0 $75,189 $0 $7,533 $18,492 $0 $107,887 $1,272 $6,550 $15,291 $0 $39,848 $0 $10,124 $24,852 $0 $146,485 $1,709 $11,736 $492,424

Pac Amp Box Office $4,332 $16,621 $0 $8,994 $0 $35,600 $12,932 $0 $18,583 $0 $18,382 $0 $849 $0 $0 $28,599 $0 $0 $7,688 $0 $12,030 $164,609

Pac Amp Concession

Stand 1st Base $3,249 $1,339 $0 $22,248 $3,779 $35,480 $5,819 $4,129 $21,059 $0 $105,594 $0 $0 $24,811 $0 $5,821 $0 $25,776 $0 $5,887 $57,703 $322,693

Pac Amp Concession

Stand 3rd Base $5,523 $8,366 $0 $38,935 $0 $29,040 $6,207 $10,256 $54,465 $0 $93,863 $0 $0 $41,987 $0 $14,426 $14,425 $22,196 $9,403 $0 $67,874 $416,966

Pac Amp Dressing

Rooms Trailers #1 &

#2 $62,784 $2,900 $0 $26,291 $0 $5,371 $17,458 $0 $22,143 $0 $0 $0 $0 $2,227 $0 $0 $23,462 $0 $33,077 $0 $75,264 $270,975

Pac Amp Elevator

Building $0 $0 $0 $12,574 $0 $377 $3,879 $0 $16,364 $0 $0 $0 $0 $17,433 $0 $506 $5,214 $0 $110,624 $0 $0 $166,971

Pac Amp Lobby $0 $0 $0 $0 $0 $2,411 $0 $0 $13,445 $0 $116,291 $0 $0 $0 $0 $378,575 $0 $0 $18,069 $0 $12,616 $541,406

Pac Amp Restrooms

1st Base #1 $9,496 $82,280 $0 $58,500 $0 $65,377 $198,254 $0 $3,773 $0 $0 $29,323 $0 $0 $0 $10,124 $30,326 $0 $18,069 $0 $14,083 $519,604

Pac Amp Restrooms

1st Base #2 $0 $107,288 $0 $25,893 $0 $23,867 $197,116 $0 $0 $0 $0 $47,852 $0 $0 $0 $16,873 $28,536 $0 $13,828 $0 $21,125 $482,378

Pac Amp Restrooms

3rd Base #1 $0 $152,271 $0 $37,462 $0 $27,702 $200,277 $0 $0 $0 $0 $88,424 $0 $0 $0 $33,239 $39,301 $0 $13,828 $0 $26,993 $619,498

Pac Amp Restrooms

3rd Base #2 $4,115 $95,853 $6,549 $37,475 $0 $77,756 $201,940 $0 $4,939 $0 $9,169 $37,778 $0 $0 $0 $10,461 $33,541 $0 $27,103 $0 $39,120 $585,800

Pac Amp Seating Area $0 $14,289 $4,596 $5,917 $0 $0 $23,277 $0 $0 $0 $0 $0 $101,911 $0 $0 $0 $53,545 $0 $0 $0 $0 $203,534

Pac Amp Stage

Structure $0 $0 $5,055 $816,562 $0 $0 $55,140 $0 $57,620 $0 $0 $0 $0 $0 $0 $0 $74,104 $0 $77,437 $0 $0 $1,085,919

Pac Amp

Video/Laundry $0 $0 $0 $7,101 $0 $19,648 $0 $2,597 $7,504 $0 $1,747 $0 $0 $3,181 $0 $16,957 $0 $0 $22,125 $0 $0 $80,860

Plaza Pacific

Restrooms - North $0 $0 $0 $0 $0 $741 $0 $0 $3,293 $4,239 $15,428 $0 $0 $0 $0 $111,225 $0 $0 $4,425 $5,697 $5,477 $150,525

Plaza Pacific

Restrooms - South $0 $0 $0 $0 $0 $741 $0 $0 $3,293 $4,239 $15,428 $0 $0 $0 $0 $111,225 $0 $0 $4,425 $5,697 $5,477 $150,525

Round Concession

Stand 1st Base $0 $11,155 $10,398 $3,432 $16,029 $0 $3,233 $0 $0 $0 $0 $7,196 $1,544 $4,612 $491 $0 $0 $0 $0 $0 $0 $58,090

Round Concession

Stand 3rd Base $0 $9,147 $9,881 $6,390 $25,658 $0 $0 $0 $0 $0 $0 $4,497 $0 $4,612 $4,177 $0 $0 $0 $0 $1,044 $0 $65,408

Site $0 $0 $354,740 $142,011 $55,583 $0 $0 $14,984 $23,987 $0 $0 $0 $17,371 $502,255 $74,699 $403,260 $0 $20,138 $1,119,855 $0 $213,206 $2,942,089

Zone 3




2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total

Escalated Estimate

Building 15

(Farmhouse) $8,664 $0 $0 $33,964 $0 $188 $13,889 $24,055 $26,341 $0 $0 $0 $0 $41,669 $7,535 $130,950 $17,344 $32,328 $13,091 $0 $0 $350,018

Century Barn $0 $0 $0 $0 $0 $188 $3,932 $0 $0 $0 $0 $855 $25,039 $0 $0 $213,070 $5,284 $0 $0 $0 $65,854 $314,222

Heroes Hall $0 $0 $0 $0 $0 $0 $4,267 $40,918 $92,330 $0 $0 $22,487 $0 $0 $0 $157,457 $96,801 $37,090 $1,383 $0 $86,123 $538,855

Market Place

Office/Concession

Stand $3,249 $21,752 $201 $104,378 $19,626 $34,087 $78,783 $106,440 $56,111 $42,675 $132,593 $1,499 $66,822 $4,771 $48,490 $171,320 $96,666 $65,198 $14,566 $0 $263,573 $1,332,798

Market Place

Restrooms - East $0 $11,601 $10,513 $4,734 $0 $26,616 $3,492 $0 $0 $0 $15,719 $0 $29,956 $0 $0 $30,152 $4,692 $0 $7,375 $0 $70,025 $214,875

Market Place

Restrooms - South $0 $781 $2,011 $7,101 $1,889 $2,134 $3,621 $0 $0 $0 $46,284 $1,049 $0 $2,545 $3,899 $7,002 $0 $3,133 $0 $950 $6,455 $88,852

Market Place

Restrooms - West $0 $11,713 $12,942 $0 $0 $0 $194 $200 $28,193 $0 $0 $0 $12,649 $0 $0 $20,247 $261 $269 $0 $0 $90,927 $177,594

Market Place Snack

Stand - Banana $0 $0 $0 $7,456 $0 $26,805 $67,103 $29,037 $26,341 $0 $41,772 $0 $20,845 $24,461 $54,714 $107,901 $58,811 $0 $35,953 $0 $137,410 $638,608

Millennium Barn $0 $0 $0 $21,775 $0 $0 $1,151 $10,656 $31,554 $0 $1,310 $8,995 $99,069 $38,965 $18,839 $21,142 $1,547 $11,814 $0 $0 $565,211 $832,027

Park Plaza Restroom $1,625 $0 $6,549 $0 $0 $0 $7,694 $0 $0 $0 $277 $9,220 $21,231 $0 $0 $56,018 $10,340 $0 $0 $0 $65,135 $178,089

Silo Building $0 $0 $0 $0 $0 $6,529 $7,274 $0 $4,253 $0 $4,570 $0 $86,161 $0 $55,836 $98,048 $9,776 $0 $0 $0 $436,975 $709,420

Zone Site Elements $0 $0 $0 $0 $182 $189 $0 $1,598 $0 $0 $23,287 $0 $14,515 $11,451 $245 $151,299 $21,898 $2,148 $0 $0 $56,529 $283,341

Zone 4

Anaheim Building $2,383 $0 $117,090 $2,840 $1,097 $287,804 $81,146 $134,687 $182,087 $8,478 $336,605 $0 $8,354 $7,475 $40,462 $192,008 $420,623 $182,422 $1,122,816 $79,285 $89,390 $3,297,052

Costa Mesa Building $0 $710,790 $286,496 $11,006 $0 $436,346 $87,288 $31,301 $338,444 $0 $300,547 $19,788 $524,487 $3,380 $16,381 $959,193 $267,462 $635,738 $2,878,561 $113,943 $33,448 $7,654,599

Hangar Building $0 $0 $211,472 $13,432 $0 $277,763 $262,097 $0 $622,659 $404,138 $7,947 $0 $0 $12,120 $0 $373,291 $0 $329,466 $552,169 $0 $0 $3,066,554

Huntington Beach

Building $0 $0 $230,830 $0 $24,379 $530,959 $228,863 $33,032 $326,954 $1,696 $671,736 $0 $13,434 $0 $6,389 $1,038,359 $63,607 $359,625 $1,967,516 $0 $26,602 $5,523,981

Los Alamitos Building $4,619 $1,807 $142,900 $140,165 $1,097 $244,307 $1,293 $172,888 $224,507 $0 $451,394 $0 $2,224 $5,885 $0 $328,412 $287,928 $253,870 $1,418,544 $54,882 $16,655 $3,753,375

OC Promenade $0 $0 $0 $0 $0 $131,325 $0 $0 $26,066 $0 $234,708 $0 $973 $0 $0 $188,638 $0 $0 $7,375 $0 $0 $589,084

Parade of Products

(Santa Ana Pavilion) /

Courtyard Restroom $0 $0 $0 $0 $0 $128,186 $0 $0 $13,033 $0 $182,602 $0 $0 $0 $0 $174,127 $0 $0 $0 $0 $0 $497,948

Site $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $140,513 $0 $0 $2,004,487 $35,314 $0 $0 $0 $0 $2,180,314

Zone 5

Arena Trailer Restroom $2,729 $0 $0 $0 $2,284 $0 $3,492 $0 $1,921 $0 $0 $15,267 $0 $0 $3,070 $22,409 $71,316 $0 $0 $0 $68,265 $190,753

Baja Blues $3,303 $0 $38,605 $86,579 $43,089 $59,008 $76,426 $82,680 $2,744 $212,130 $0 $49,441 $0 $14,250 $227,537 $54,837 $35,974 $73,882 $118,737 $41,779 $28,362 $1,249,363

Block Restrooms $0 $0 $0 $0 $0 $9,165 $0 $7,059 $3,704 $0 $44,100 $0 $24,798 $0 $0 $16,873 $0 $9,487 $18,990 $0 $40,098 $174,276

Department of Public

Safety $0 $0 $5,260 $710 $0 $24,645 $1,940 $0 $0 $0 $42,657 $0 $10,114 $954 $0 $33,646 $9,211 $18,575 $8,297 $0 $60,979 $216,987

Exhibits & Education $0 $0 $6,549 $0 $0 $6,591 $1,940 $26,319 $0 $0 $31,001 $0 $17,757 $0 $0 $34,387 $2,607 $56,314 $0 $0 $46,749 $230,215

Exhibits & Education

Trailer $11,774 $5,075 $0 $11,479 $853 $6,516 $0 $0 $0 $0 $0 $0 $0 $6,680 $0 $4,539 $0 $0 $0 $4,558 $28,784 $80,258

Grandstand Arena $0 $0 $0 $15,976 $0 $24,859 $0 $71,260 $1,811 $0 $61,158 $0 $19,456 $21,471 $0 $185,263 $0 $15,573 $433,499 $0 $13,692 $864,018

Judging Arena $0 $0 $0 $7,101 $0 $377 $0 $0 $12,347 $0 $96,352 $0 $9,265 $9,543 $0 $506 $0 $0 $23,969 $0 $17,995 $177,453

Livestock Restroom $0 $0 $0 $6,035 $0 $5,148 $0 $3,996 $0 $17,522 $59,528 $0 $36,132 $8,111 $21,623 $14,004 $0 $5,370 $0 $0 $8,020 $185,490

Ranch Building $0 $0 $35,158 $0 $0 $1,507 $13,578 $46,498 $27,027 $33,716 $102,319 $26,160 $0 $0 $50,209 $19,319 $18,248 $147,606 $0 $0 $196,775 $718,120

Spectra Office/Arena

Restroom $0 $10,039 $9,513 $5,325 $0 $14,187 $15,518 $10,656 $7,573 $0 $52,193 $13,492 $32,210 $7,157 $0 $20,500 $10,427 $43,104 $26,771 $0 $97,097 $375,763

Spectra Shed East

(Ovations) $8,025 $0 $0 $0 $183 $0 $0 $0 $0 $0 $0 $0 $0 $0 $246 $97,525 $0 $0 $0 $0 $20,533 $126,512

Spectra Shed West $19,377 $0 $0 $8,177 $0 $10,609 $17,070 $8,924 $0 $0 $9,169 $0 $0 $0 $0 $53,318 $0 $0 $60,475 $0 $150,001 $337,120

Spectra Storage Shed $22,743 $0 $0 $710 $0 $565 $0 $0 $0 $0 $252,377 $0 $9,882 $0 $0 $8,774 $0 $0 $0 $0 $58,192 $353,243

Zone Site Elements $7,040 $0 $0 $102,780 $0 $0 $0 $899,735 $119,151 $0 $2,183 $3,898 $0 $138,128 $0 $16,029 $0 $31,952 $160,128 $0 $2,934 $1,483,958

Zone 6

EQC Shop & Storage $0 $5,689 $47,969 $33,846 $0 $57,251 $1,940 $0 $49,526 $0 $28,745 $4,947 $49,411 $0 $0 $20,079 $2,607 $32,221 $47,753 $0 $163,328 $545,310

Equestrian Center Barn

F $3,899 $29,114 $6,434 $25,207 $0 $4,143 $0 $0 $0 $0 $185,353 $0 $4,632 $0 $0 $17,379 $0 $0 $0 $0 $7,433 $283,594


G $3,899 $29,114 $6,434 $45,562 $0 $12,116 $0 $0 $0 $0 $129,682 $0 $4,632 $0 $0 $1,519 $0 $0 $0 $0 $7,433 $240,390


H $3,899 $29,114 $108,002 $47,929 $0 $93,409 $0 $0 $0 $0 $14,773 $0 $4,632 $0 $0 $19,741 $0 $0 $0 $0 $0 $321,499




2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total

Escalated Estimate


I $4,874 $15,394 $2,987 $3,373 $0 $49,278 $0 $0 $0 $0 $130,628 $4,497 $0 $0 $0 $19,488 $0 $0 $0 $0 $1,760 $232,279


J $3,899 $29,114 $52,277 $5,207 $0 $113,120 $0 $0 $12,347 $0 $59,881 $0 $0 $3,817 $0 $19,741 $0 $0 $0 $0 $0 $299,404


K $3,899 $29,114 $6,434 $4,142 $0 $106,591 $0 $0 $0 $0 $55,503 $0 $4,632 $2,386 $0 $19,741 $0 $0 $0 $0 $0 $232,442


L $6,823 $29,114 $6,434 $1,183 $0 $124,106 $0 $0 $8,231 $0 $46,720 $0 $4,632 $0 $0 $19,741 $0 $0 $0 $0 $5,281 $252,267


M $3,249 $29,650 $29,873 $2,367 $0 $104,018 $0 $0 $0 $0 $49,413 $0 $0 $0 $0 $13,751 $834 $0 $0 $0 $7,433 $240,587


N $6,552 $33,799 $55,035 $2,959 $0 $159,950 $0 $0 $0 $0 $84,344 $0 $3,706 $0 $0 $18,391 $0 $0 $0 $0 $9,487 $374,223

Livestock Barn 1 $7,473 $13,051 $0 $40,355 $0 $27,370 $0 $0 $3,430 $0 $61,129 $15,741 $0 $26,242 $0 $506 $2,085 $0 $0 $0 $22,005 $219,387

Livestock Barn 2 $4,549 $0 $66,639 $13,491 $0 $24,231 $0 $0 $0 $0 $56,763 $0 $0 $18,131 $0 $40,579 $0 $0 $0 $0 $5,868 $230,251

Livestock Barn 3 $7,581 $535 $0 $1,775 $0 $64,620 $0 $0 $0 $0 $15,646 $0 $0 $2,386 $0 $19,066 $834 $0 $0 $0 $5,868 $118,312

Spectra Kitchen $1,191 $0 $63,502 $0 $116,304 $2,637 $15,386 $0 $172,477 $414,508 $27,217 $0 $422,001 $0 $107,682 $39,145 $13,726 $98,933 $387,774 $260,806 $0 $2,143,288

Zone Site Elements $13,538 $0 $21,026 $30,177 $77,889 $64,407 $0 $0 $617 $90,295 $20,668 $0 $1,853 $40,556 $104,677 $142,828 $0 $17,184 $918,641 $121,349 $80,490 $1,746,195

Zone 7

Zone 7 $478,636 $2,858,824 $1,046,410 $63,384 $68,565 $420,030 $1,724,532 $1,843,756 $24,694 $1,629,976 $7,951,031 $6,735,617 $637,172 $129,683 $138,832 $1,459,671 $2,317,627 $463,171 $2,112,459 $106,821 $1,435,823 $33,646,716

Grand Total $940,356 $7,866,499 $3,143,728 $2,434,991 $658,969 $4,303,637 $3,878,586 $3,731,823 $2,814,181 $4,059,528 $12,912,002 $7,442,586 $2,559,135 $1,276,618 $1,541,377 $10,286,331 $4,424,745 $3,289,707 $14,214,397 $940,712 $7,379,335 $100,099,242




4 . P l a n T y p e s

Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance.

Plan Type Descriptions

Safety An observed or reported unsafe condition that if left unaddressed could result in injury; a system or component that presents potential liability risk.

Performance/Integrity Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses risk to overall system stability.

Accessibility Does not meet ADA, UFAS, and/or other handicap accessibility requirements.

Environmental Improvements to air or water quality, including removal of hazardous materials from the building or site.

Retrofit/Adaptation Components, systems, or spaces recommended for upgrades in in order to meet current standards, facility usage, or client/occupant needs.

Lifecycle/Renewal Any component or system that is not currently deficient or problematic but for which future replacement or repair is anticipated and budgeted.

Based on 20 year term

Accessibility0%

Lifecycle/Renewal84%

Modernization/Adaptation2%

Performance/Integrity13%

Safety1%

PLAN TYPE CHART

Accessibility

Lifecycle/Renewal

Modernization/AdaptationPerformance/Integrity

Safety




5 . P r i o r i t i z a t i o n o f R e p a i r s

EMG’s cost database has a prioritization model that assigns four categories to each repair cost in the database. The categories are rated on a scale of 1 to 10 where 10 is the most important.

The categories are as follows:

1. Building: Buildings can be assigned a rating to identify a building or type of building that is more important. For the initial ranking all buildings were assigned the same rating.

2. Building System: The various systems are rated with life Safety systems having the highest rating (10) and landscape material the lowest rating (1).

3. Remaining Useful Life: The number of years remaining before the material or system will require replacement. Materials of systems that have failed are assigned the highest rating and those with 10 years or more of remaining useful life have the lowest rating.

4. Plan Type: As previously discussed, each cost has plan type. The plan types are assigned the below ratings.

a. Safety -

b. Performance/Integrity -

c. Environmental -

d. Accessibility -

e. Modernization/Adaptation -

f. Lifecycle Replacement -

A weighted calculation is used to assign a numerical ranking from 1 to 100, where 100 is the most important of the identified repairs. Some repairs may have the same numerical ranking, especially if the same system in different buildings requires replacement.




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

Cost estimates are attached throughout this report, with the Replacement Reserves in the appendix.

These estimates are based on construction costs developed by construction resources such as R.S. Means, CBRE Whitestone, and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.

Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing or bundling of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, use of subcontractors, and whether competitive pricing is solicited, etc. Certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

Methodology

Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age, whether explicitly or implicitly stated. Projections of Remaining Useful Life (RUL) are based primarily on age and condition with the presumption of continued use and maintenance of the Property similar to the observed and reported past use and maintenance practices, in conjunction with the professional judgment of EMG’s assessors. Significant changes in occupants and/or usage may affect the service life of some systems or components.

Where quantities could not be or were not derived from an actual construction document take-off or facility walk-through, and/or where systemic costs are more applicable or provide more intrinsic value, budgetary square foot and gross square foot costs are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

Definit ions

Immediate Needs

Immediate Needs are line items that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) failed or imminent failure of mission critical building systems or components, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

For database and reporting purposes the line items with RUL=0, and commonly associated with Safety or Performance/Integrity Plan Types, are considered Immediate Needs.

Replacement Reserves

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




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

Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined as Immediate Needs.

For the purposes of ‘bucketizing’ the System Expenditure Forecasts in this report, the Replacement Reserves have been subdivided and grouped as follows: Short Term (years 1-3), Near Term (years 4-5), Medium Term (years 6-10), and Long Term (years 11-20).

Key Findings

In an effort to highlight the most significant cost items and not be overwhelmed by the Replacement Reserves report in its totality, a subsection of Key Findings is included within the Executive Summary section of this report. Key Findings typically include repairs or replacements of deficient items within the first five-year window, as well as the most significant high-dollar line items that fall anywhere within the ten-year term. Note that while there is some subjectivity associated with identifying the Key Findings, the Immediate Needs are always included as a subset.




7 . C e r t i f i c a t i o n

EMG has completed a Facility Condition Assessment of the subject property, OC Fair & Events Center, located at 88 Fair Drive in Costa Mesa, Orange County, California, 92626. The FCA was performed December, 2019 through March, 2020.

It is our understanding that the primary interest of the Client is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under the Purpose and Scope section of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas may have been observed (see Section 1 for specific details). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of the Client for the purpose stated within the Purpose and Scope section of this report. The report, or any excerpt thereof, shall not be used by any party other than the Client or for any other purpose than that specifically stated in our agreement or within the Purpose and Scope section of this report without the express written consent of EMG.

Any reuse or distribution of this report without such consent shall be at the Client and the recipient’s sole risk, without liability to EMG.

Reviewed by:

Mark Surdam, RA Program Manager [email protected] 800.733.0660 x6251


facility condition assessment · 2021. 1. 20. · oc fair & event center emg project no.:...

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