facility condition assessment city of mobile - 747 - hurtel street - fca... · the city of mobile,...

FACILITY CONDITION ASSESSMENT City of Mobile

NTP-PL220-16 Facility No: 747 1900 Hurtel Street Complex 1900 Hurtel Street Mobile, Alabama 36605

Project No. PC60828394 - 747

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

FACILITY ASSESSMENT – CONSULTATIVE SOLUTIONS City of Mobile – Facility No: 747

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: 747

48,944 SFG, Three Building Office and Maintenance Complex 1900 Hurtel Street

Mobile Alabama 36605

Prepared By: Facility Assessment – Consultative Solutions

70 West Red Oak Lane White Plains, NY 10604

CBRE Contact: Michael V. LaFalce Jr.

[email protected]

CBRE Project No.: PC60828394 - 747

Property Reconnaissance Date: May10, 2017

Report Date: October 24, 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 ............................................................................................................. 3

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

TOPOGRAPHY & DRAINAGE ................................................................................................... 13

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, PARKING & LANDSCAPING .......... 13

SUBSTRUCTURE AND SUPERSTRUCTURE .................................................................................. 13

EXTERIOR WALLS, DOORS, WINDOWS AND ROOFING ........................................................... 13

INTERIORS ............................................................................................................................. 13

SUPPLY PIPING, WASTE PIPING AND DOMESTIC HOT WATER .................................................. 14

HEATING, COOLING AND VENTILATION ................................................................................ 14

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER ........................... 14

FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS .................................... 14

ELEVATORS ............................................................................................................................. 14

ACRONYMS AND DEFINITIONS .............................................................................................. 15

EXHIBITS ................................................................................................................................. 16


P a g e | 1

SALIENT ASSIGNMENT INFORMATION

Project No.: PC60828394 - 747

Property Name: 1900 Hurtel Street Complex

Property Address: 1900 Hurtel Street

City, State, and Zip: Mobile, Alabama 36605

Primary Use: Office, Vehicle Maintenance and Storage

Building Age: Completed in 1952; 65 Years Old; Major Addition and Renovation in 1977 (40 Years Old) Renovation 2001 (16 Years Old)

Reported Occupancy: About 50% Occupied

POC/Escorted By: Jacob Laurence was our POC and was available for the entire walkthrough survey.

Field Observer: Lisa Tippin

Date of Site Visit: May 10, 2017

Weather: 75-85 degrees F; Partly Cloudy Skies

Number of Buildings: Three

Reported Building Size:

Main Building = 38,144 SF Knuckle Boom Maintenance = 6,000 SF Storage Building = 4,800 SF TOTAL = 48,944-SF

Number of Stories: One and Two (at the Main Building only)


P a g e | 2

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 limitedto the determination of general compliance with physical attributes of the property, which affect exterior access tothe building: accessible exterior route, accessible parking, entrances, etc. While some of CBRE’s comments regardthe reported or observed accessibility of common area interior spaces, such as toilet facilities, we did notspecifically evaluate each and every area as part of our walk-through survey; only representative observationswere conducted. The decision as to which actions are to be undertaken as “readily achievable” is to be determinedby 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

1900 Hurtel Street Complex (the "Subject") was developed in 1952 to 1957 as a Marine Corps Armory building. A vault was used to house armaments, there was a small shooting range, and the remainder of the building was offices. In 1977, a significant renovation was started, adding more offices as well as a large gymnasium and kitchen area. This main building is two stories in height with a small basement for mechanical equipment. Also located on the site is a vehicle maintenance building, about 6,000 SF in area and a single story in height. A pre-engineered metal building is located on the northeast corner of the site and is currently used for storage. The age of the stand-alone buildings is unknown, but it is assumed that the garage is about the same age as the addition and the metal shed was added within the last 15 years. The Marine Corps deeded the facility to the city of Mobile in 2011.

The Subject is located north of Hurtel Street between Bishop Wilmer Drive and Prairie Avenue. The land to the north and west is Baumhauer Randel Park, also owned by the city of Mobile, and Bishop State Community College. The land is relatively undeveloped on these borders of the site. On the east and south are residential communities, with a school located directly south of the Subject. The parcel is rectangular in shape and about 6.4 acres in area.


P a g e | 3

The buildings are various ages and not much is known about them since the complex was acquired in 2011. The main administration building is partially occupied by city departments. The IT department has a conference, computer meeting area and the police department stores some weapons in the old vault. The knuckle boom truck maintenance department is located on the northwest corner of the site and is utilized on a daily basis. The metal building is used for storage by the trash collection department. There is a large public parking lot to the east of the main building. It is asphalt and connects by internal drives to the other buildings. Another large asphalt paved area is provided between the vehicle maintenance building and metal storage building. This area is fenced separately from the remainder of the site. Chain links fences and gates secure the perimeter of the site. Access to the site is provided from two ingress/ egress roads connected to Hurtel Street.

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. 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 minimal preventive and routine maintenance. There are minor 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 (e.g. plumbing and mechanical components, roofing) is also advised.

It is our opinion that the RUL of the property is at least an additional 35 years, and it can be used for its intended purposes for the same period, provided that 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 not observe significant visual indications of moisture infiltration issues, the presence of microbial growth, or conditions that tend to promote such growth. No current or past moisture infiltration-related issues were reported by property management.

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 possible asbestos containing materials (ACM) may be located throughout 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 possible that lead based paint may be located throughout 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.


P a g e | 4

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 $122,800 $224,5003.2 $0 $03.3 $43,250 $45,2003.4 $27,000 $281,0003.5 $35,000 $03.6 $0 $3,0003.7 $0 $72,8003.8 $0 $35,0003.9 $1,500 $76,2883.10 $0 $03.11 $0 $0

$229,550 $737,788

SECTION NO.

OPINIONS OF ADA COST

4.5 $116,075$116,075

TOTALS

$737,788$788,456

$1.51$1.61

Structural SystemExteriors

TOTAL

CAPITAL RESERVE SCHEDULE

Aggregate Reserves (Uninflated)

RoofingInteriors

PC60828394 - 747

1900 Hurtel Complex

1900 Hurtel Street, Mobile, AL 36605

48,944 SFG Office and Vehicle Maintenance Facility

October 24, 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: PC60828394 - 747

Project Name: 1900 Hurtel Complex

Location: 1900 Hurtel Street, Mobile, AL 36605

Description: 48,944 SFG Office and Vehicle Maintenance Facility

Date: October 24, 2017

OPINIONS OF COST

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

SITE

1

Apply 1 1/2" Overlay to Asphalt PavementThe pavement at the main public lot to the east of the main building appears cracked and is beyond its EUL. Paved areas should be properly patched, prepped and re-surfaced with a new application of 1 1/2" asphalt.

35,000 SF $2.50 $87,500

2

Asphalt Pavement Crack Routing and SealingThe asphalt pavement between the vehicle repair area and metal storage building is encumbered with isolated wide (1/4" or larger) cracks. Due to the age of the paving and the fact that the cracks are not widespread alligatoring type, a full overlay is not prudent at this time. These cracks will require individual attention so as to not allow storm water infiltration into the sub-base. Repairs should include routing along the length of each crack and then sealing.

2,500 LF $7.50 $18,750

3

Striping, 4" Wide - Layout and ApplicationThe parking stalls, handicapped parking markings and driveway directional arrows were noted to be faded and worn. All affected areas should be re-striped to improve curb appeal.

100 EA $5.00 $500

4

Repair Chain Link FencingThe chain link fence between the main parking lot and area to the north has visibly leaning posts and is exhibiting some deferred maintenance. Reset all posts and ensure the chain link fence is in good condition.

3 MD $500.00 $1,500

5

Repaint Exterior Light PolesThe historic metal site lighting fixtures are exhibiting multiple areas of rusting. Wire brush, prime and repaint all fixtures at this time.

10 EA $1,000.00 $10,000

6

Clear Site Drainage and Repair ErosionWe noted some concrete flumes and some minor erosion at the northeast corner of the metal building pavement. Clear the site drainage and repair erosion. Provide erosion fabric to maintain embankment stability.

1 LS $2,000.00 $2,000

Page | 6







OPINIONS OF COST


7

Address Termite ActivityWe noted several areas of termite casings and termite damage on the second floor of the east/west wing, at the south conference room, as well as other locations. It is unclear if the termites are active or the extent of the damage. Our survey was non-destructive. We recommend retaining an expert to remove some of the interior finishes and determine the extend of the activity, if the termites are active and what repairs will be required.

1 LS $1,200.00 $1,200

8

Prune Overgrown FoliageA few isolated sections of the site landscaping were found to be overgrown and in contact with the sidewall/roofline. Vine growth was observed along the southern side of the main building. Additionally, damaged trees with dead branches were observed in the south wall. All overgrowth should be pruned back to allow proper ventilation and prevent accelerated sidewall abrasion wear. Remove all dead plant material.

2 MD $500.00 $1,000

Clear Area well DrainA landing in an area well at the Main Building is filled with storm water and debris. The drain area well should be cleared of all debris and the drain and line snaked to remove the blockage.

1 MD $350.00 $350

Subtotal Site $122,800

3.2 STRUCTURAL SYSTEMNo Items Required $0

Subtotal Structural System $0

3.3 EXTERIORS

9

Repaint Exterior Steel Doors and RailingsThe bulk of the exterior materials is brick. However, the steel doors, including at the knuckle boom repair building, have chalking paint and some areas of rust. Additionally, the doors and exterior stairs on the west elevation are also exhibiting flaking paint. Wire brush, prime and repaint all exterior doors and railings at this time.

5 MD $350.00 $1,750

10

Power Wash Exterior Walls of Metal Storage BuildingThe exterior walls of the metal storage building are exhibiting mildew growth, particularly on the north elevation. Power wash clean all facades at this time.

1 MD $500.00 $500

Page | 7







OPINIONS OF COST


11

Main - Repair Brick Facades - Add CanopyThe brick veneer was noted to be cracked along the outside corners on the north side of the building and in several other areas. It appears that this is mainly cosmetic, but further investigation will be warranted if the condition continues. Deferred maintenance and scour of the facades from storm water has deteriorated several areas. At this time, we recommend removing and replacing all damaged brick and re-pointing all affected joints in the vicinity of the repairs and throughout the building facades. Monitoring of the cracks is recommended to ensure there is no further movement after repairs. Should cracking re-occur, a structural consultant should be retained to review the facades. Additionally, all facades should be pressure washed prior to starting any work to ensure there are no conditions which cannot be observed due to organics growing on the facades.

5 CD $3,500.00 $17,500

12

Main - Repair Brick WallExterior stairs are provided at the west wall. This area appears to have had water infiltration and movement. It seems likely that water sits on the upper landing and may infiltrate into the building, causing the water damage to the ceiling that we observed. We recommend the addition of a metal canopy over the door and a adding a topping to slope the water away from the door to address the issue.

5 MD $500.00 $2,500

Main - Scrape and Paint Steel LintelsThe window and door steel lintels were noted with areas of surface rust. All affected lintels should be scraped with a wire brush and finished with a rust inhibitive primer and paint system.

5 CD $3,500.00 $17,500

Main - Scrape and Paint SoffitThe soffits along the building setback areas were noted with peeling paint and exposed wood surfaces. All areas should be scraped, sanded and painted with an exterior grade primer and paint system.

5 MD $350.00 $1,750

Main - Scrape and Paint Existing Wood/Steel WindowsSeveral of the existing windows are of wood and steel construction. The windows were noted with areas of peeling paint. All areas should be scraped, sanded and painted with an exterior grade primer and paint system.

5 MD $350.00 $1,750

Subtotal Exteriors $43,250

Page | 8







OPINIONS OF COST


3.4 ROOFING

13

Replace 4" Aluminum Gutters and LeadersThe Subject's roof perimeter aluminum gutters and leaders were found to be damaged, sagging/leaking and/or missing in select locations. The damaged sections have caused sidewall scouring and foundation perimeter erosion. All damaged sections should be replaced with new 4" aluminum gutters and leaders at this time.

2 MD $500.00 $1,000

14

BUR-Remove & Replace MembraneThe existing roof over the gymnasium and connector is of unknown but advanced age and has realized its expected useful life. The roof is encumbered with alligatoring, bird mouths, separated felts, exposed and weathered felts, defective flashings and numerous previous repairs. Replacement at this time is warranted. Replace deteriorated substrate as required. Install a fully adhered single-ply roofing system complete with flashing accessories.

5,200 SF $5.00 $26,000

$0Subtotal Roofing $27,000

3.5 INTERIORS

15

Replace Damaged Interior FinishesWe noted some damaged ceiling and wall finishes from water infiltration, minor roof leakage or termite damage. Once the underlying cause of the damaged has been addressed, replace all interior finishes.

10 CD $3,500.00 $35,000

$0Subtotal Interiors $35,000

3.6 PLUMBING SYSTEMSNo Items Required $0

Subtotal Plumbing Systems $0

3.7 HEATING, VENTILATION & AIR CONDITIONING$0

No Items Required $0Subtotal Heating, Ventilation & Air Conditioning $0

3.8 ELECTRICAL SYSTEMNo Items Required

Subtotal Electrical System

Page | 9







OPINIONS OF COST


3.9 FIRE PROTECTION AND LIFE SAFETY

16

Install Sprinkler SystemThe facility was once provided with a fire hose system. It appears this system failed to pass inspection in 2014 and is still in use. At this time we recommend the hose sand standpipe system be inspected.

1 ALLOW $1,500.00 $1,500

17

Replace Fire Alarm Panel^The existing DMP XR500 fire alarm control panel is reported to be 5 years old. The manufacturer discontinued the production of the model in September 2015. The manufacturer will support repairs through September 2020, provided parts are available. Budgeting for replacement of the FACP is recommended early in the term. It would also be prudent to verify parts availability for this model.

20,800 SF $2.00 ^$0

$0Subtotal Fire Protection and Life Safety $1,500

3.10 GARAGES AND CARPORTS$0

No Items Required $0Subtotal Garages and Carports $0

3.11 ELEVATORSNo Items Required $0

Subtotal Elevators $0

Total $229,550

* - 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

Opinions of ADA Modifications

Project Number: PC60828394 ‐ 747





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

COSTDeficiency Photo

4.5 ADA MODIFICATIONS

1

Provide Additional ADA Parking Spaces

An insufficient amount of standard sized and signed accessible parking

spaces are provided. Provide the required additional spaces. For

approximately 100 cars in the public lot, that would required 4 total

spaces, one of which should be specifically signed and striped as a van

space.

1 MD $350.00 $350

2

Add AccessibleVan Parking Spaces

Additional van accessible parking is required. There are an insufficient

amount of these designated spaces.

1 Each $350.00 $350

3

Main ‐ Install New Elevator (Exterior Shaft)

The Subject has an upper floor that is not accessible. Un‐restricted public

or staff use would require the installation of an elevator for full

compliance. If such uses are planned, we recommend the installation of

an exterior elevator as it allows for minimal disruption of the building's

structure. Installation includes an accessible exterior door at grade level.

2 Landing $50,000.00 $100,000

4

Maintenance ‐ Create Accessible Toilet

The Subject's toilet room presently does not meet the minimum ADA

requirements including access, fixture configuration and clearances. At

this time we recommend the existing toilet room be reconfigured to allow

access by persons with disabilities.

1 ALLOW $15,000.00 $15,000

5

Maintenance ‐ Install Compliant Walkway to Building Entrance

The Subject is without a compliant door entry, which exceeds the

threshold slope minimum. A proper olanding and transition walk to the

doorway are recommended.

25 SF $15.00 $375

Subtotal ADA Modifications $116,075

Total $116,075

* ‐ 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 | 11

Capital Reserve ScheduleProject Number: Reserve Term: 10

Project Name: Inflation Rate (%): 2.50%

Location: Building Age: 65

Description: No. of Buildings: 3

Date: SFG: 48,944

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

Apply 1 1/2" Overlay to Asphalt Pavement 15 13 2 54,000 SF 2.50 135,000 0 135,000 0 0 0 0 0 0 0 0 135,000

Pavement and Curbing - Allowance 4 0 4 89,000 SF 0.50 44,500 0 0 0 44,500 0 0 0 44,500 0 0 89,000

Site Concrete Repairs 15 0 15 200 SF 35.00 7,000 0 0 0 0 0 0 0 0 0 0 0

Annual Storm Water System Maintenance 25 15 10 1 LS 500.00 500 0 0 0 0 0 0 0 0 0 500 500

STRUCTURAL SYSTEM

No Items Required

EXTERIORS

Brick/CMU Pointing 10 6 4 2,000 SF 8.00 16,000 0 0 0 16,000 0 0 0 0 0 0 16,000

Pressure Wash/Clean Building Facades 10 0 10 26,000 SF 0.20 5,200 0 0 0 0 0 0 0 0 0 5,200 5,200

Replace Perimeter Joint Sealants 7 4 3 1,500 LF 5.00 7,500 0 0 7,500 0 0 0 0 0 0 7,500 15,000

Re-Paint Exterior Sidewall Surfaces 10 0 10 2,000 SF 1.50 3,000 0 0 0 0 0 0 0 0 0 3,000 3,000

Replace Overhead Doors, Garage (Residential Grade) 20 15 5 4 EA 1,500.00 6,000 0 0 0 0 6,000 0 0 0 0 0 6,000

ROOFING

BUR-Remove & Replace System (Gym) 20 0 20 5,200 SF 12.00 62,400 0 0 0 0 0 0 0 0 0 0 0

BUR-Remove & Replace System (Rest of Building plus Maintenance Building)

20 18 2 23,000 SF 12.00 276,000 0 276,000 0 0 0 0 0 0 0 0 276,000

Standing Seam Metal-Remove & Replace 40 10 30 4,800 SF 20.00 96,000 0 0 0 0 0 0 0 0 0 0 0

Annual Roof Maintenace 1 1 0 1 LS 500.00 500 500 500 500 500 500 500 500 500 500 500 5,000

INTERIORS

Upgrade Office Area Finishes - As required by tenant 10 9 1 15,000 SF 70.00 1,050,000 0 0 0 0 0 0 0 0 0 0 0

PLUMBING SYSTEMS

Replace Individual Tank Type DWHs, Residential Grade - Office at Maintenance Building

10 8 2 1 EA 1,200.00 1,200 0 1,200 0 0 0 0 0 0 0 0 1,200

Replace Individual Tank Type DWHs, Commercial Grade - Main Building

20 12 8 1 EA 12,000.00 12,000 0 0 0 0 0 0 0 600 600 600 1,800

HEATING, VENTILATION & AIR CONDITIONING

Replace RTU (6 Tons) Knuckle Boom Maintenance Office 20 4 16 6 TON 2,000.00 12,000 0 0 0 0 0 0 0 0 0 0 0

Replace Split Systems, Commercial (1-5 Tons) 20 17 3 91 TON 2,000.00 182,000 0 0 9,100 9,100 9,100 9,100 9,100 9,100 9,100 9,100 72,800

PROBABLE REPLACEMENT DATES & ESTIMATED EXPENDITURES ($)

PC60828394 - 747

1900 Hurtel Complex

1900 Hurtel Street, Mobile AL 36605


October 24, 2017

Page | 12

Capital Reserve ScheduleProject Number: Reserve Term: 10

Project Name: Inflation Rate (%): 2.50%

Location: Building Age: 65

Description: No. of Buildings: 3

Date: SFG: 48,944

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

PROBABLE REPLACEMENT DATES & ESTIMATED EXPENDITURES ($)

PC60828394 - 747

1900 Hurtel Complex

1900 Hurtel Street, Mobile AL 36605


October 24, 2017

ELECTRICAL SYSTEM

Conduct Infra-Red Survey, Residential Scale 2 0 2 EA 2,000.00 0 0 0 0 0 0 0 0 0 0 0

Conduct Infra-Red Survey, Commercial Scale 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

Replace/Upgrade Fire Alarm System 20 16 4 38,144 SF 2.00 76,288 0 0 0 76,288 0 0 0 0 0 0 76,288

GARAGES AND CARPORTS

No Items Required

ELEVATORS

$500 $419,700 $17,100 $153,388 $15,600 $16,600 $9,600 $61,700 $10,200 $33,400 $737,788

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 $500 $430,193 $17,966 $165,182 $17,219 $18,781 $11,133 $73,342 $12,428 $41,712 $788,456

RUL: Remaining Useful Life $1.51

* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost. $1.61

** - 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


P a g e | 14

TOPOGRAPHY & DRAINAGE

The building pads are generally flat but have been graded for drainage with gentle slopes outward from the buildings. Finished grade elevations on the building pad perimeter are even with the adjacent parcels. The ground floor elevations are at, or, slightly above the finished grade and pavement. Storm water drains via sheet-flow to a system of catch basins that drain into the municipal system. A drainage channel boarders the eastern edge of the site.

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

On-site parking areas are paved with asphalt. The lot to the east of the main building is approximately 35,000 SF in area and is a “public” lot. A second lot between the vehicle maintenance shop and the storage building is an additional 48,000 SF of pavement, generally used for storage of city owned vehicles. There are one disabled accessible parking spaces provided at the front entrance. Several other spaces are reserved for specific employees. The building is not considered a public accommodation and in general, the public are not allowed to access the building. Site lighting is provided by pole mounted light fixtures at parking areas and building-mounted fixtures. Sidewalks are limited to the front of the office area and are paved of concrete. The site is landscaped with trees, shrubs, and grass covered yards, primarily limited to the front of the office and perimeter areas. Secure storage and parking areas are provided by a chain link fencing with gates at the main drive. A small open-air gazebo finished with the same brick as the main area is located in the courtyard area near the gymnasium.

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 consists of a substructure of conventional spread footings and cast-in-place foundation walls with a SOG at all but the connection area at the main building, which has a partial basement of cast in place concrete. The structure at the main building is a CMU bearing wall supporting wood or steel structure, depending upon the vintage of the renovation. The vehicle maintenance shop is also load bearing CMU with steel structure. The structure at the storage building is typical to pre-engineered metal buildings with rigid steel frames, z-purlins and metal decking.

EXTERIOR WALLS, DOORS, WINDOWS AND ROOFING

The façade system at the main building and vehicle maintenance shop is red brick veneer on the CMU bearing wall. Door systems are painted metal. Overhead rolling doors provide access to select areas. Windows are limited but are generally metal and glass systems with fixed panes. Roofing is BUR systems of various ages and conditions. While no active leaks were reported or observed, the roofs are beyond their useful life and phased replacement is planned but in immediate needs and in the next two years or so. The storage building is a typical pre-finished metal buildings with prefinished metal wall panels and metal roofing drained by gutters and downspouts.

INTERIORS

The storage and vehicle maintenance buildings are primarily utilitarian in nature, with limited finishes at the work shop and storage areas. Generally, the floors are concrete with exposed structure at the walls and ceilings.

The offices at the main building are in various stages. With roughly half of the building occupied, upgrades have been made in these areas only. We observed carpeting, VCT, ceramic tile, painted walls and ACT throughout these areas. The vacant areas are similar, though mostly dated and will require some work prior to occupancy by other tenants. Multi-user toilets are located on the first and second floor, we observed ceramic tiling, painted walls and painted ceilings. Several of the fixtures were damaged or out of order.


P a g e | 15

Three sets of stairs access the upper floors in these area. The stairs are cast in place concrete with metal railing and painted walls and ceilings. An exterior set of steps is provided on the west side of the building.

SUPPLY PIPING, WASTE PIPING AND DOMESTIC HOT WATER

Domestic water is provided by a 2” copper service line with meter to each building. Domestic water and sanitary sewer treatment is provided by the Mobile Area Water & Sewer System (MAWSS). 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 courtyard of the main building. Natural gas piping was observed to be of black iron, and appears to be provided only at the main building.

Domestic hot water is generated by one natural gas-fired DWH at the main buidling and one electric resistance DWH at the vehicle maintenance office area. Both are manufactured by Rheem. A listing of the equipment is provided in the exhibits.

HEATING, COOLING AND VENTILATION

Air conditioning and heating at the office in the main building is provided by 22 split-systems with condensers located outside the building or on the roof. Two ceiling hung heaters by Dayton are located at the gymnasium. The vehicle service building has a Goodman package unit. The storage building is neither heated nor cooled. A listing of the equipment is provided in the exhibits.

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER

Electrical power is provided Alabama Power. The electrical service at the main building provides 800-amp, 120/208-volt, 3-Phase power to the building via Square D switchgear and enters the site underground to an exterior wall mounted meter. Switchgear is located at the center of the main building. Distribution panels are rated at 200-amp to 225-amp, 208Y/120-volts.

FIRE SPRINKLER, STANDPIPES, EMERGENCY EGRESS AND FIRE ALARMS

Fire suppression at the Mian Building is provided by wall mounted fire extinguishers. Fire extinguishers at the occupied areas were noted to have current inspection tags. They were expired at the vacant areas. Additionally, there are fire sprinkler risers and hoses throughout the main corridors. It was reproted the fire hoses are inspected quarterly. Fire protection is also provided by two DMP fire alarm panels that monitors various devices at the main building and storage building. It was reported the FACP is 5-years old.

ELEVATORS

Vertical transportation is not provided.


P a g e | 17

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 MAP HUD Multifamily Accelerated Processing ACT Acoustical Ceiling Tile MAU Makeup Air Unit AVG Average MBH Thousands of British Thermal Units BMS Building Management System MDP Main Distribution Panel

BOMA Building Owners and Managers Association

MEP Mechanical, Electrical and Plumbing

BTU British Thermal Unit MRL Machine Room-Less (Elevator) BTUH British Thermal Units per Hour NFPA National Fire Protection Association BUR Built-up Roofing NLA Net Leasable Area CAV Constant Air Volume OSB Oriented Strand Board CBS Concrete Block and Stucco OS&Y Outside Screw and Yoke CMU Concrete Masonry Unit OWJ Open Web Joist CO Certificate of Occupancy PCA Property Condition Assessment CO Change Order PCR Property Condition Report CO/ALR Copper to Aluminum, Revised PML Probable Maximum Loss CPVC Chlorinated Polyvinyl Chloride PSI Pounds per Square Inch DWH Domestic Water Heater PTAC Packaged Terminal Air Conditioner DWV Drainage, Waste and Vent PVC Polyvinyl Chloride DX Direct Expansion RPZ Reduced Pressure Zone EFF Effective RTU Rooftop Unit EIFS Exterior Insulation and Finish System RUL Remaining Useful Life EMF Electromagnetic Field SEL Scenario Expected Loss EMS Energy Management System SF Square Feet EPDM Ethylene Propylene Diene Monomer SFG Square Foot Gross EUL Expected Useful Life SFR Square Foot Rentable FCU Fan Coil Unit SOG Slab-on-Grade FEMA Federal Emergency Management Agency STC Sound Transmission Classification FFHA Federal Fair Housing Act SUL Scenario Upper Loss FHA Forced Hot Air TPO Thermoplastic Polyolefin FHW Forced Hot Water UBC Uniform Building Code FIRM Flood Insurance Rate Map UFAS Uniform Federal Accessibility Standards FM Factory Mutual UL Underwriters Laboratories FOIA Freedom of Information Act V Volt FOIL Freedom of Information Letter VAV Variable Air Volume FRP Fiber Reinforced Panel VCT Vinyl Composition Tile FRT Fire Retardant Treated VWC Vinyl Wall Covering

GFCI Ground Fault Circuit Interrupter (sometimes GFI)

W Watt

GFRC Glass Fiber Reinforced Concrete 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


P a g e | 18

EXHIBITS

EQUIPMENT LIST

Asset Name Asset Location Manufacturer Model # Serial # CapacityYear

ManufCondition

Main Building

SS-1 Samsung AQX36VFUAGM Y6K8PAFH500320M 3 tons 2016 Good

SS-2 Samsung AQX36VFUAGM AJ009JNADCH 3 tons 2016 Good

SS-3 Trane 38YCC060540 0201E19452 5 tons 2001 Good/ Fair


SS-5 Trane 38YCC060540 Not Visible 5 tons 2001 Good/ Fair


SS-7 Mitsubishi Mini-split Not Visible 2 Tons 2013 Good





SS-12 Trane 38YCC060540 Illegible 5 tons 2001 Good/ Fair

SS-13 Trane 38YCC060540 Illegible 5 tons 2001 Good/ Fair



SS-16 Daikin DZ13SA0603AA 1405032161 5 tons 2005 Good

SS-17 Daikin PH13PR060-H 2908X71241 5 tons 2008 Good

SS-18 Daikin DZ13SA0603AA Not Visible 5 tons 2005 Good

SS-19 Trane TWA036D300A0 20843JK4F 3 tons 2002 Good

SS-20 Goodman GSH13036ICC 1304620054 3 tons 2013 Good

SS-21 Goodman GSH13042IBB 1406200828 3.5 tons 2014 Good

SS-22 American Standard 4A7C3042A3000BA 9401P525F 3 tons 2009 Good

DWH-1 Rheem G91-300 URN60698G03340 100 gallons 2006 Good

uckle Boom Maintenance Shop

PCK-1 Roof Goodman GPG1330070M41BA 1412075278 6 tons 2014 Good

DWH-2 Toilet Room Rheem 82SV30-2 RH0504279863 30 gallon 2004 Good

PAGE | 19


1. The pavement is asphalt without curbing. Theperimeter of the site is secured by chain linkfencing.

2. Specific spaces have been designated for employees.

3. As accessible parking space is provided in frontof the main building, which is a two-story brickclad structure.

4. The rear elevation of the main building reveals thegymnasium and the south wing.

5. A separate brick building is used for themaintenance of the knuckle boom trucks. Thereare three mechanics bays with offices.

6. There is a 4,800 SFG metal building used for storagelocated on the northeast portion of the site.

PAGE | 20


7. The roof at the primary building and knuckleboom maintenance shop is BUR of advancedage.

8. The storage building has a metal roof typical to pre-engineered buildings.

9. While about half of the building is vacant, theremainder is used for offices and have been fittedout to the tenant specifications.

10. Double loaded corridors are typical with VCT, paintedwalls and ACT ceilings.

11. Cast in place concrete stairs provide access tothe upper levels.

12. The knuckle boom truck maintenance has basicfinishes with painted walls, no ceilings and concretefloors.

PAGE | 21


13. A natural gas meter is provided at the courtyardarea of the main building.

14. Hot water is provided by DWHs in each building.

15. The building is heated and cooled by a variety ofmeans, including split systems with grademounted condensers.

16. A Goodman package unit heats and cools the officearea of the knuckle boom maintenance building.

17. Electrical switchgear is located in a dedicatedroom in the main building.

18. A DMP fire alarm panel is provided to monitor the lifesafety devices.

PAGE | 22

facility condition assessment city of mobile - 747 - hurtel street - fca... · the city of mobile,...

Documents