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Home My WebLink About8.5 ShannonCenterImprovCITY CLERK File # 1:11DIda-�E] AGENDA STATEMENT CITY COUNCIL MEETING DATE: July 20, 2004 SUBJECT: Shannon Community Center Improvements Report by: Diane Lowart, Parks & Community Services Director ATTACHMENTS: 1. Shannon Center Building Analysis, Summary Report, July 5, 2004 2. Resolution 3. Budget Change Form 4. Change Order RECOMMENDATION: 1. Provide direction on community center building options 2. If community center is rebuilt, provide direction on programming options 3. Approve placement of modular buildings at Emerald Glen Park zl� and modifications to Library Expansion Space for Staff offices 4. Adopt Resolution Approving Finding of Emergency Allowing Waiver of Competitive Bid Process and Emergency Contract for Lease of Modular Building 5. Approve Budget Change Form in the amount of $182,985 6. Approve Change Order with Valley Crest Landscape Development in the amount of $23,392.32 FINANCIAL STATEMENT: Building Remediation $3.9 to $5.3 million Building Replacement $5.9 to $7.8 million Capital Cost of Alternate Activity/Office Space $182,985 DESCRIPTION: The Shannon Community Center Improvement Project was initiated in Fiscal Year 2002-2003, when the City commissioned a constructability review of a number of proposed projects including exterior painting, door replacement and deck replacement. This review recommended further investigation and a comprehensive plan for building upgrades and improvements. In Fiscal Year 2003-2004 the City Council approved a contract amendment to the Zahn Group to complete the evaluation of the Shannon Community Center and recommend improvements to the building. For the purpose of evaluating the physical state of the Shannon Center structure, the Zahn Group conducted a review of plans and miscellaneous documents of record, visited the site with the Facility Manager and consultants, and performed a visual inspection of the site and building. Subsequently destructive testing at selected areas of the building roof, floor and walls was conducted and a hygienist was engaged to obtain and evaluate air samples. ------------------------------------------------------------------------------------------------------------- COPIES TO: Zahn Group ITEM NO. �J \\Fileserverl\pcs\COUNCIL\Agenda Statements\2004\7-20-04 Shannon Center.doc (►`� The initial results of the destructive testing and the report from the hygienist was obtained by the City in May 2004. At that time an extensive amount of water damage was identified and slightly elevated levels of airborne mold was found at the base of the stairs in the lower level of the Community Center. As a precautionary measure in that the testing detected only slightly elevated levels in one location, the lower level was sealed off and the preschool classes that meet in the lower level were relocated to the upstairs West Room. In June 2004 at which time additional information on the condition of the building was received by the City, the City Manager determined that in the interest of public health and safety, the Shannon Community Center be closed as of June 21, 2004. This resulted in the relocation of recreation programs to various City and School District facilities and the relocation of employees to the expansion space at the Dublin Public Library. Attachment 1 is the Shannon Center Building Analysis, Summary Report, dated July 2004. As discussed in the report, water infiltration is a major concern in the building. In general, all floor systems have moisture content at/or beyond what is the maximum desirable and moisture readings of the walls indicate entrapped moisture throughout the building. Dry rot is evident in door and window framing as well as in the fascias around the perimeter of the building. There is also visual evidence of mold under the Social Hall floor, in the framing of the crawl spaces in the lower storage areas and in the deck sheathing. The analysis also identifies the need for repairs to the building roof and structure; repair/replace building glazing; repair/replace bridge decking and guard rails; electrical and mechanical upgrades for code compliance; and site work associated with handicapped accessibility. OPTIONS FOR BUILDING REPAIR/REPLACEMENT: Based on the findings outlined in the Summary Report, Staff has identified the following building repair or replacement options, and provided the pros and cons related to each option. Option I - Remediation of Existing Building The effort required to correct deficiencies in the Shannon Community Center consist of the following: A. Removal of all asbestos, lead and PCB containing materials and fixtures B. Correct the water intrusion from grade C. Correct the water intrusion from walls and roof D. Remove and replace contaminated finish materials E. Replace contaminated and/or damaged structural materials F. Repair exterior deck and bridge G. Upgrade electrical service and building electrical distribution H. Correct deficiencies in ADA path of travel, building access and internal spaces I. Remove and replace all flatwork for drainage It should be noted however that because it may not be possible to provide adequate drainage and waterproofing to insure that there is not future water intrusion on the lower level, this option anticipates abandoning the lower level of the Center and expanding the upper level to accommodate for the lost square footage. The estimated cost for the "minimum" remediation project is estimated to be not less than $3.9 million. It is probable that as the work develops, additional areas requiring remediation will be uncovered, and the costs could increase by an unknown amount. An allowance of $1.4 million should be made for these unknown factors; the total cost would then be, at minimum, $5.3 million. 2b~ PROS CONS Shortest time line to complete (approximately 23 months Maintains a Community Landmark - the Center has been inte ral to man communit events Provides a Community Center west of Dougherty Road Building program can be kept in place with better functionalit Renovation will not trigger U.S. Department of Fish and Game issues Unforeseen costs are not completely identifiable Full scope of problems may not be known until entire buildin has been 0 ened u Renovated structure will not have same building life as a new one Option 2 - New Building on Existing Building Site This option would demolish the existing Shannon Community Center and replaces it with a new building of similar size on the existing site (12,300 SF). The option could be considered a major renovation, allowing for a minimum of agency review, and resulting in a compressed implementation schedule. Portions of the existing concrete pier footings should be salvaged and retained as part of the foundation for the replacement structure. By doing so, this will allow all subsequent work under this option to proceed as a major renovation, versus new construction. It is estimated that this work will not be less than $6.5 million. PROS CONS Timing of design and construction may be quicker Construction costs higher than a renovated building if building not moved elsewhere on site or off site (26 months) Minimizes site costs in contrast to moving building Construction time frame exceeds renovated elsewhere on site or off site building Provides a Community Center west of Dougherty U.S. Fish and Game may restrict some of the Road building set backs adjacent to creek Building program can be reevaluated resulting in a more functional design New structure can be designed for a longer, more sustainable life span (allows for green building design) Fully adequate drainage and water proofing can be achieved with new construction. Building within the current creek setback should not trigger U.S. Fish and Game issues Option 3 - New Building on Existing Parking Lot Site This option would demolish the existing Shannon Community Center, restore the existing site with new landscaping and parking, and construct a new building of similar size on a portion ofthe parking lot at the southeast corner of the site. This would constitute a completely new construction project and be subject to the full range of environmental, agency and public review. It is estimated that this work will not be less then $7.5 million. 3 CO~ PROS CONS Greater flexibility in design of building; can be sited for reater visibilit Provides a Community Center west of Dougherty Road Building program can be reevaluated resulting in a more functional desi n New structure can be designed for a longer, more sustainable life span (allows for green building desi Fully adequate drainage and water proofing can be achieved with new construction Construction costs higher than a renovated building or reconstruction on the existin site Construction time frame exceeds that of Option I and 2 30 months U.S. Fish and Game may restrict some park uses in the former buildin site Increased site costs in contrast to building on existing site Potential displacement of existing park facilities Re uires utilities to be relocated May impact ability to proceed with play area renovation as lanned. Option 4 - New Building at Emerald Glen Park This option would demolish the existing Shannon Community Center, restore the existing site with new landscaping and incorporate the square footage of Shannon Center with the planned Community Center at Emerald Glen Park resulting in one 36,300 SF Community Center to serve the community. By increasing the size of the Community Center at Emerald Glen Park, the opportunity to have a State-of-the-Art Recreation! Aquatic Center at this park is eliminated as there would not be adequate space to accommodate the buildings and associated parking needs. The incremental cost difference over the planned Emerald Glen Park Community Center is $5.9 million. It should be noted that at present the Emerald Glen Park Community Center is not scheduled to begin until Fiscal Year 2008-2009. PROS CONS Greater flexibilit of build in desi Building program can be reevaluated resulting in a more functional desi New structure can be designed for a longer, more sustainable life span (allows for green building desi ) Potential decrease in operating costs of one facility versus two No Communit Center west ofDou ert Road Still requires demolition of existing Shannon Center and r lacement of landsca e in the area May impact other uses at Emerald Glen Park and eliminates opportunity to expand Recreation and A uatic Center Construction time frame exceeds that of previous three 0 tions 36± months Ma im act timin of other PFF funded facilities May require additional environmental review (new Ne ative Declaration Option 5 - Identify New Building location in Primary Planning Area This option would demolish the existing Shannon Community Center, restore the existing site with new landscaping and provide for a new Community Center at a location yet to be determined but west of Dougherty Road in the Primary Planning Area. It is estimated that this option will not be less then $7.8 million (not including the cost ofland). 4 UO O¡ PROS CONS Greater flexibilit of build in desi Building program can be reevaluated resulting in a more functional desi New structure can be designed for a longer, more sustainable life span (allows for green building desi n Ma re uire urchase ofland Timing for construction delayed until new site is identified and land ne otiations com lete Still requires demolition of existing Shannon Center and replacement of landscape in the area Implication on Other Planned Proiects At present, the park and facility projects identified for Fiscal Year 2004-2005 utilize the available hours for both the Parks and Facilities Development Manager and the Parks and Facilities Development Coordinator. To move forward immediately with any of the options outlined above would require changes to the time frame for some of the previously approved projects. The biggest impact would be to the Aquatic Center/Recreation Center Project. As planned, an initial Feasibility Study on the project was to be undertaken followed by facility programming and design. Staff anticipates that the Feasibility Study could be accomplished in Fiscal Year 2004-2005 with minor changes to work assignments. However programming and design would be deferred to Fiscal Year 2005-2006 at which time the Senior Center will be complete, thus freeing up the time of the Parks and Facilities Development Manager. This would delay the opening ofthe Aquatic CenterlRecreation Center Project from spring 2008 to fall/winter 2008. If the Council chooses to demolish the Shannon Community Center and rebuild, another consideration is whether the programming for the replacement community center is done independently of the future community center at Emerald Glen Park or if the programming for both community centers is done concurrently. If both centers are programmed concurrently, this would likely add nine months to the time frame for completion as shown on the following table. Estimated Completion Revised Completion Date Date o tion 2 - New Buildin o tion 3 - New Buildin tion 4 - New Buildin October 2006 Febru 2007 Au ust 2007 Jul 2007 November 2007 Ma 2008 Lastly, if the Council wants to reevaluate the programming of all the community building space (community centers and recreation center) at one time in order to consider potential efficiencies for facility use and staffing and to avoid duplication of program space, this would delay the start of any new facilities by one year. Funding Options At this time, the only available source of funding is the City General Fund Reserve. It is not possible to use Public Facility Fees to renovate or rebuild as Public Facility Fees can only be used to offset the need for additional facilities due to the impacts of growth. In order to proceed with any of the options above, a budget change will be necessary at a future date. An insurance claim will be filed to determine if any of the damage to Shannon Center can be recovered. If so, these funds could be used against the cost of building renovation or replacement. IMPACT OF BUILDING CLOSURE ON ACTIVITY AND OFFICE SPACE: As mentioned earlier in the report, at this time Staff has provided for the temporary relocation of recreation classes and programs as well as relocation of Shannon Center Staff. In order to continue to provide programs at a level of service that the community expects Staff will need to find long term 5 ~q solutions to house these programs until such time that the Shannon Community Center is functional or a replacement Community Center is built. Although continuing to use the Library Community Room and the Regional Meeting Room at the Civic Center are options, due to the volume of classes, these rooms are being monopolized with classes and programs to the exclusion of other community use. Also, space that was available at schools during the summer is not available during the regular school year. The Shannon Community Center is a busy facility that has an average of 60 hours of classes and programs each week. During Fiscal Year 2003-2004, over 3,150 hours of classes and programs were conducted serving over 3,900 participants. In addition, the Center is the site of the Shannon Center Preschool which has served the community for over 20 years (18 under the direction ofthe City). Finding alternate activity space is important so that existing programs can be accommodated and the Department can keep pace with the population growth and the expansion of the cultural arts classes over the next several years. Staff investigated several options for program relocation including placing modular buildings on City or School District property, modifying existing City or School District surplus facility spaces, and leasing available commercial properties in Dublin. After reviewing local lease listings and visiting several properties, it was determined that there currently are not any properties available in Dublin that would be functional for the children's classes and programs being displaced from the Community Center. The School District does not have any surplus portable buildings available for use by the City during the 2004- 2005 school year. Space could be made available at Murray Elementary School for the City to install modular buildings. However access to sewer and water connections would not be available. A thorough review was conducted of the expansion spaces at the Library. The larger expansion space is an aesthetically pleasing space that has the feeling of a large ballroom. Using the space as a place for programs, classes or rentals would be problematic due to the lack of restrooms. Facility users would need to exit the building and walk around to the front doors to access the restrooms in the lobby. This would not be desirable to customers during inclement weather, or for customers with disabilities. This option would require breaking the exterior seal ofthe building in two locations. Staff is concerned that this could potentially lead to water intrusion problems in the future. The expansion space is finished off, including the carpet which is glued to the ground. Using this space as a community facility could lead to damage of the carpet and be difficult to match with the rest of the building when the expansion space is opened in the future. Additionally, most of the classes that would be held in this space are smaller and require a room without carpet. The smaller expansion space at the Library could be used as an office space, but the fire code maximum capacity is not sufficient to be a space for programs and classes. Developing an outdoor activity space, which is necessary for the Preschool Classes, near either expansion space would be problematic. Installing modular buildings on eXlstmg City property would require a relatively flat area that is approximately 10,000 square feet in size. The buildings would require sewer and water connections, as well as at least 700-amps of electrical service. The site would need a lighted parking area adjacent to the buildings with space for approximately 60 vehicles. Shannon Park would have ample space for modular units either in the parking lot or on the turf in the park. However, the existing utility connections are all to the north of the site and digging utility trenches through the creek may not be possible. Additionally, the Shannon Community Center currently only has 400-amps of service available and the modular units would require a total of 700-amps. Use of Shannon Park for programs and classes may become problematic if it becomes a construction site due to the need for space for construction staging as well having heavy equipment traversing the site. Access to utilities could also be intermittent during construction. 6~-1 The Dublin Sports Grounds does not have ample space for a modular building without taking a sports field out of use. Additionally it may be costly to repair the fields following the removal of the buildings in three years. At Emerald Glen Park there is a site adjacent to the new temporary parking lot that would be large enough to accommodate modular buildings. Proper utility connections could be made at this location and there is sufficient parking (47 spaces plus an overflow dirt lot) on the site. The modular buildings would be located in the area of the future community center, which currently is not planned to be constructed in the next five years. The location of the modular buildings would not have an impact on development of the Recreation & Aquatic Complex, regardless if the City constructs the facility that is currently planned in the Parks & Recreation Master Plan, or a larger state-of-the-art complex. However, if the Council decides to build a larger Community Center in Emerald Glen Park, rather than renovate or re-build in the current location, then the placement of the modular buildings may have to be adjusted. Proposed Alternate Activitv Space Based on the initial review of the potential sites, it was determined that the best option would be to install two modular buildings at Emerald Glen for alternate activity space. The first building would be used to house the Shannon Center Preschool, Kinder Prep Program, Tenderfoot Day Camp and Camp Shannon. It would include two classrooms totaling 1,630 square feet; 220 square feet of storage space; a children's restroom; and, an adult/ADA accessible restroom. The second building would be used for recreational classes such as Fun for Ones, Terrific Twos, Gymnastics, Tumbling, Cheerleading and J azzercise. It would also be used to continue to expand the cultural arts classes including dance, art, drawing, painting and wood carving. It would include two classrooms totaling 1,860 square feet, 500 square feet of storage, as well as an office space for the Building Attendant. Both buildings would have running water and a sewer hookup. DSRSD has agreed to waive the permit/connection fee to allow the City to connect to the sewer line currently being installed for the temporary restroom building in the park. Time is of the essence in leasing and installing the modular buildings to provide alternate activity space this fall. Preschool registration was taken in May for the upcoming school year. It is important that the City notify these participants as soon as possible if a facility will not be available so that families can find other options for preschool education. The City's fall Activity Guide is ready to go to print. It is imperative that Staff finalize facility locations for classes and programs as soon as possible, or cancel programs if space is not available. In order to assure that facilities are ready for the fall, the City must immediately execute a lease agreement for the modular buildings. Staff has contacted three vendors that lease modular buildings. Mobile Modular of Livermore is the only vendor that indicated they would be able to provide the buildings in time for the start of programs in the fall, and, until the City has leased the buildings, Mobile Modular could lease them to another organization, making them unavailable to the City. The Dublin Municipal Code authorizes the Council to waive the competitive bidding requirements when an emergency requires that an order be placed with the nearest supplier. Therefore, Staff recommends the Council adopt a resolution (Attachment 2) waiving the competitive bidding process and authorizing the City Manager to negotiate and execute a two-year lease agreement with Mobile Modular for an amount not to exceed $125,000 over two years. If the City should need the buildings longer than two-years, the agreement could be amended at a later date to extend the lease. In addition to leasing the buildings, there are site improvements that would need to be made prior to installing the modular buildings. This work would include grading, trenching, hard-scape, fencing and 7~q utility connections. A majority of this work was originally included in the contract with Valley Crest to install a modular Activity Center as part of Emerald Glen Phase II. When funding was not approved for the Activity Center, the work was deleted from the contract and a credit was received back from the contractor. Valley Crest is currently finishing work related to the installation of the temporary restroom facility and has the necessary equipment onsite to complete the trenching for the modular building project. It would be more cost effective to have Valley Crest perform the trenching work now, rather than pay to re- mobilize the heavy equipment that is used to dig the utility trenches. Therefore, Staff recommends the Council authorize the City Manager to execute Change Order No. 26 with Valley Crest for $23,392.32 to complete the trenching work related to the modular buildings. Once an estimate is received from Valley Crest for the remainder of the site work, Staff will prepare another Change Order for City Council approval. It is estimated the total cost of these site improvements would be $151,985. Proposed Alternate Office Space At present, the Shannon Center Staff have been relocated to the smaller expansion space in the Library. Temporary modifications for the space have been made in order for Staff to access the City phone and computer network but at this time the space does not lend itself to serving the public. As with the program relocation, Staff investigated several options for office space including modular buildings, commercial properties and the library expansion space. The initial goal was to determine if Staff could be located in close proximity to programs; the second was to find a cost effective option that would serve the needs of Staff and the community. If modular buildings are approved for Activity Space at Emerald Glen Park, an additional modular building for office staff could potentially be placed at Emerald Glen Park. However, there is not adequate electrical service to operate three buildings. Consequently the electrical service to the site would need to be upgraded. At this time, Staff has not been able to ascertain from PG&E whether electrical service could be upgraded in time for the start of fall programs. A more cost effective option for office space is to make modifications to the Library expansion space. This would include modifications to the doors entering the Library Program Room so that a public counter and window could be installed between the Library Lobby and the smaller expansion space. This would allow the program staff and the clerical staff to share the same office space while providing a Service Center for the public to submit registration forms and facility use permit applications. These modifications would be made in an area that will require modifications when the smaller expansion space is opened in the future. Based on an estimate received from a contractor, the cost to make the building modifications and install a public counter at the Library would be $31,000 (including a 10% contingency). Budget Changes In order to proceed with the improvements related to the installation of the modular buildings as well as the modifications to the Library lobby, it is recommended that the Council re-establish the Emerald Glen Park Activity Center CIP and approve a budget change form (Attachment 3). The total cost of the CIP is estimated to be $182,985 and would be funded from Unappropriated Reserves. Following is a summary of the CIP budget. Site Improvements/Utility Connections for Modular Buildings Installation of Modular Buildings Modifications to Library Lobby for Public Counter Miscellaneous Proiect Expenses Total CIP Budget $122,145 $21,140 $31,000 $8.700 $182,985 8 '~(~ ,) Due to the closure of the Community Center, Staff anticipates operating expenditures will decrease by approximately $106,900. These savings are primarily from reductions in contracted services and internal service fund charges. Staff estimates there will also be a decrease in facility rental revenue of approximately $43,390, resulting in a net savings of$63,51O for Fiscal Year 2004-2005. The net savings would cover the costs of leasing the modular buildings. Therefore no budget change would be required to proceed with the entering into a lease agreement. CONCLUSION: The Shannon Community Center has been integral in the history of Dublin. Having been the first community building to serve the Dublin - San Ramon area it has been the location for numerous community events ranging from community celebrations, public meetings, chamber of commerce and school district functions, weddings, retirement parties and family celebrations. It has served as the main office for the City's Department of Parks and Community Services since 1984 and is the site for the majority of the recreation classes and programs offered to the community. The closing of the Community Center has resulted in the displacement of City Staff, Department Programs and a variety of private functions. Options to deal with the current condition of the Shannon Community Center range from remediation of the existing building to construction of a new building. Regardless of the option selected, it will be a minimum of two years before the City has an operational community center. Consequently it is necessary to determine the preferred option to deal with the building and an interim arrangement for activity and office space. Therefore it is the recommendation of Staff that the City Council receive the report and take the following action: 1. Provide direction on community center building options 2. If community center is rebuilt, provide direction on programming options 3. Approve placement of modular buildings at Emerald Glen Park and modifications to Library Expansion Space for Staff offices 4. Adopt Resolution Approving Finding of Emergency Allowing Waiver of Competitive Bid Process and Emergency Contract for Lease of Modular Building 5. Approve Budget Change Form in the amount of$182,985 6. Approve Change Order with Valley Crest Landscape Development in the amount of $23,392.32 9 ~C\ Shannon Center Building Analysis Dublin, California Prepared by Zahn Group, Inc. 11960 Silvergate Avenue Dublin July 2004 ATTACHMENT 1 ITEM 8.5 \q)9<Q 7-20-04 . . . ~.:'f.......{.r~ Shannon Center Building Analysis I\~' Dublin, California ~IiìK"~Ÿ 2 July 2004 TABLE OF CONTENTS Section 1 Section 2 Section 3 Section 4 Section 5 EXECU TIVE SUMMA R Y ................................................................................... Proj ect History ................................................................................................ Option A - Remediation of the Existing Building........................................... Option B - New Building on the Existing Building Site ................................. Option C - New Building on the Existing Parking Lot Site ............................ Budget Comparison.......................................................................................... Schedule Comparison....................................................................................... OPTION A - Remediation of Existing Building ........................................... Systems............................................................................................................ . Rootì ng and Gutters............................................................................·....·......· Building Exterior.............................................................................................. Doors, Hardware, and Glazing......................................................................... Building Interior............................................................................................... Electrical .......................................................................................................... Sitework ........................................................................................................... Status ................................................................................................................ Destructive Investigation - Roof Plan ........................ .................. .................... Destructive Investigation - Main Level Plan ................................................... Destructive Investigation - Lower Level Plan ................................................. Proposed Work Plan.........................................................................················ OPTION A - Cost Estimates ............................................................................ Summary .......................... .......... ............................ ......... .............. ..... .......... .... Areas........................................... ...................................................................... Details .............................................................................................................. General Conditions / Soft Costs......................................................................· OPTION A - Site Visit Photographs .............................................................. Index of Roof Photographs ............. ................................................................ Roof Photographs ...................................................................................... Index of Main Level................................................ .... ............................ ......... Main Level Photographs............................................................................ Index of Lower Level Photographs .................... ........... ............................ ....... Lower Level Photographs.......................................................................... OPTION A - Consultants' Reports ................................................................ 04/07/04 SMG Consulting 05/12/04 SMG Consulting MHC Mechanical and Electrical Engineers Luk and Associates Civil Engineers HD Rueb Structural Engineer Berloger Geotechnical Memorandum 04/18/04 06/01/04 06/09/04 3 3 3 4 4 5 6 7 7 9 9 10 10 11 11 11 12 13 14 15 19 19 20 21 35 36 36 36 37 37 42 42 49 Prepared by Zahn Group, Dublin · · · ~'~.'..:t;'(f.~~ Shannon Center Building Analysis "~" Dublin, California it¡~:Ø1> 3 July 2004 TABLE OF CONTENTS continued Section 6 OPTION B - New Structure on Existing Site ................................................ Site Plan S k etc h . ... .. ... .. .. .. .. ...... .... .. ..... .. .. . .. .... .. .. .. .. ... .. .. .. .. .. .. . .. ....... ..... ... .. .. ... .. . Cost Estimate - Summary .............. ............. ........ ........................... ................... Cost Estimate - Details ................ ............. ............... ...... ................................... Cost Estimate - General Conditions / Soft Costs ............................................. Section 7 OPTION C - New Structure on Adjacent Site ............................................. Site Plan Sketch...... ........... .......... ...................... ............. ............ ......... ............. Cost Estimate - Summary .. .............. ..... .............................. .................... .......... Cost Estimate - Details.......................................................................·........·.... Cost Estimate - General Conditions / Soft Costs ............................................. SO 52 53 54 56 57 58 59 60 61 Prepared by Zahn Group, Dublin 2 · · · ~:¡Y:I~'" ~,.. "I -; ,..~,& IIJII.W,· If Shannon Center Building Analysis Dublin, California July 2004 SECTION 1 - EXECUTIVE SUMMARY PROJECT HISTORY In 2003, the City of Dublin retained the Zahn Group to study and verify repairs and moditìcations to the Shannon Community Center. The purpose was to identify any new issues and areas requiring upgrade to meet current codes. For the purpose of evaluating the physical state of the Shannon Center structure, Zahn Group conducted a review of plans and miscellaneous documents of record, visited the site with the Facility Manager and consultants, and performed a visual inspection of the site and building. The preliminary report identified recOlmnended corrections and was presented to the City for their review. As part of the City's 2004/2005 upgrade program, the Zahn Group revisited the site and performed detailed analysis. It was at this point that several specific areas of water intrusion damage were identitied. Subsequently, destructive testing at selected areas of building roof, floor and walls was conducted and a hygienist was engaged to obtain and evaluate air samples. Based on these findings noted above, three options could be considered for the community center, a) Remediation and renovation of the existing structure, b) New construction of a replacement building on the existing building site, and c) New construction of a replacement building on the Shannon Center site in the approximate location of the existing parking lot. Please note that all cost estimates are preliminaty in nature. We have utilized the same approximate size of the current building for Option B and Option C. Costs associated with each option should be refined through the design process. OPTION A - REMEDIATION OF THE EXISTING BUILDING The effort required to correct deficiencies in the Shannon Center building consist of items are developed in detail under Option A - Remediation of Existing Building Workplan. These items include the following: A. Remove all asbestos, lead, and PCB containing materials and tìxtures. B. Correct the water intrusion at grade level. C. Correct water intrusion from walls and roof. D. Remove and replace contaminated finish materials. E. Replace contaminated and/or damaged structural materials. F. Repair exterior deck and bridge. G. Upgrade electrical service and building electrical distribution. H. Correct deficiencies in ADA path of travel, building access, and internal spaces. 1. Remove and replace all flatwork for drainage. The estimated cost for the "minimum" remediation project will not be less than $3.9 million. This estimate is developed in detail in the cost development section. It is probable that as the work develops, additional areas requiring remediation will be uncovered, and the costs could increase by an unknown amount. An allowance of $1.4 million should be made for these unknown factors; the total cost would then be, at minimum, $5.3 million. Prepared by Zahn Group, Dublin 3 · · · ~-þI'l¡";t ~\ ~,.~ ~~>i' t5 Shannon Center Building Analysis Dublin, California JulY 2004 Phasing of this efÌòrt is most cost effectively achieved by proceeding with the work as a single effort. Alternatively, phasing of the work, and letting of contracts for specific tasks is also possible. However any remediation work performed on the building must first correct the causes of water intrusion. These initial tasks include removal of all contaminated materials and fixtures, correction of the water intrusion trom grade, and correction of water intrusion from walls and roof, followed by suitable repair of finishes. OPTION B - NEW BUILDING ON THE EXISTING BUILDING SITE Option B would demolish the existing Shannon building and replace it with a new building of similar size on the existing site. This concept could be considered a major renovation, allowing for a minimum of agency review, and resulting in a compressed implementation schedule. Portions of the existing concrete pier footings should be salvaged and retained as part of the foundation for the replacement structure. By doing so, this will allow all subsequent work under this Option to proceed as a major renovation, versus new construction. It is estimated that this work will not be less than $6.5 Million. OPTION C - NEW BUILDING ON THE EXISTING PARKING LOT SITE Option C would demolish the existing Shannon building, restore the existing site with new landscaping and parking, and construct a new Shannon building of similar size to the existing center on a portion of the parking lot at the southeast comer of the site. This would constitute a completely new construction project and be subject to the full range of environmental, agency, and public review. It is estimated that this work will not be less than $ 7.6 Million. Prepared by Zahn Group, Dublin 4 · · · en '~ (ij ~ ã 0> .!! ,£ :ä "0 Q. '5 E ID 0 (¡;<J -C;.! 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Prepared by Zahn Group, Dublin Ii E ~ " ~ ~ ~ i :¡¡ j~ &iII:I.~ 1 ~ IA~~&!ð CO Ii o ~ ~ +-+- t-t- t- ~ 'Ë 8 ~ I~ 'ð u~ If ¡ o on ,5 g¡.?J 'ã! 8 Ii j~ :¡¡ ~ èª m ¡: 0 ü & ~I~I,~ ! j; ILn~,,6 OffiCiO I- on § !!/ on .":" !!/ ~ ~ ~ :¡;; ~ ißg¡ .~ .~ :¡;;ir:¡;;~~Ji~ i~~!~~~ rl!;~l-~'¡ ~ d> c ~ ,-=~ ~Q" __.'111'" 0 rl ~~I I JulY 2004 6 '3 f~.·...~'i...y..~~ Shannon Center Building Analysis '\~.f Dublin, California "IIJ~),!:>' July 2004 · SECTION 2 - OPTION A - Remediation of Existing Building The Shannon Center was originally constructed in the mid-1970's, from design and drawings prepared by Walter Brooks, Architect, Berkeley Ca. The structural engineer was Goplan and Yokoyama, also of Berkeley. Though not specifically identified on the drawings, the design appears to have been constructed to the general requirements of the 1967 Uniform Building Code. At that time Goplan and Yokoyama were noted as being seismically conscious structural engineers. Renovation consisting of addition of an elevator, mechanical and electrical improvements, enlargement of the lower level, and modernization of bathrooms was undertaken in 1988 by Associated Professionals Inc, Livermore, CA This work confonns to the 1985 Unifonn Building Code. The structure was at that time (1988) classified Construction Type V-I-Hour, Occupancy Groups A-2.1. Gross building area (including addition) is 12,318 SF; net usable area is 10,831 (including bathrooms, but excluding storage and mechanical). Under the 1998 Uniform Building Code, Construction Type would remain Type V-I-Hour (the building is sprinkled), and the Occupancy of the building would be as follows (assuming A-2.1 for the meeting areas): Room Area Occupant Factor Occupant Load West Meeting 1080 15 72 Social Hall 3444 7 492 · East Meeting 772 15 51 Pre-School 821 20 41 Classroom 720 20 36 Total 692 Exiting required would then be as follows: Room Occuoant Load Exits Required Complies West Meeting 72 2 Yes I Social Hall 492 2 Yes 1,2 East Meeting 51 2 No 2,3 Pre-School 41 2 Yes Classroom 36 2 Yes I Second exit is separated by 1/2 diagonal room dimension. 2 Access through Entry should not be considered an exitway unless corridors opening onto entry are I-Hour rated or separated. 3 New corridor at the East Room does not appear to be I-Hour rated for its fuIl extent. Adjoining corridor exiting to Entry (original construction) is not rated, but bathroom doors are 20-minute label and electric hold open corridor separation is rated. SYSTEMS · Bridl!e The structure is steel wide flanges supported on concrete piers. The decking is 2x8 at 16" oc, with 2x4 sleepers and 2x decking and is covered with "pourable membrane" type coating. The Prepared by Zahn Group, Dublin 7 · · · t'P;'Ü~~' ~-~' ,~ Shannon Center Building Analysis Dublin, California cr July 2004 guardrail is attached to deck via bolting and blocking. At the end conditions of deck, wood framing abuts concrete beam at grade. The renovation of 1988 removed redwood decking, replaced damaged structural members, and rebuilt the deck with shaped 4x Douglas Fir sleepers 3/4" AC exterior grade plywood. Any failure of the pourable membrane will entrap water at bolted guardrail connections. It is anticipated that bolted connections are rusting, and the wood attachment members are rotting. Exterior Decking The exterior deck is failing as evidenced by "spongy" condition. The decking surface has been replaced on a number of occasions. The deck has insufficient slope to drain; insutlicient count of drains and guardrail construction generates standing water at deck/guardrail connection. The original decking design was constructed as exposed redwood "floating" over a waterproof membrane, and sheet draining to the perimeter under (and through) the guardrail. The 1988 renovation removed redwood decking, replaced damaged structural members, and rebuilt the deck with shaped 4x Douglas Fir sleepers and 3/4" AC exterior grade plywood. An application of "Floorstone poured membrane" was installed on the surface. The renovation drawings indicate 2" diameter venting sub-deck holes at 24" oc along the perimeter of the building, though none are visible at the underside of the sub-deck (in the storage area). Based upon this analysis, we have assumed the original sub-surface membrane has failed, and that moisture has been entrapped both between the new plywood and the old membrane, and quite possibly under the old membrane and old plywood as well. Batt insulation is indicated as occurring between the finished ceiling and the original sub-sheathing. Again, we have assumed that this batt insulation is moisture saturated and contributes to the general smell of the downstairs area. Building Structure The building structure typically consists of concrete pier and grade beam foundation, holddowns at posts, and secondary steel (wide flange) framing at long spans. The upper level flooring is 2xlO joists at 16" oc., with 5/8" plywood sheathing (Structural I), and finish sheeting of 5/8" plywood. The lover level is concrete slab on grade. The exterior wall consists of glazed open sections and 2x6 stud shear walls with 1/2" plywood each side. The roof construction is 16WF24 at 20 foot centers with 8x 12 rafter's framed each way and 2x6 T &0 roof decking with 3/8" plywood. aSB board is visible at the roofing under asphaltic membrane - not being indicated on construction drawings. Indicates renovation to the roofing system at some point in time. The details vary at lower roof with similar framing system. Water Infiltration Water infiltration is a major concern in this building. The lower level storage spaces exhibit evidence of running water after light rains. Stagnate water ponding is occurring in the crawl space behind the lower level storage area walls. Seepage occurs to lower level carpeting and interior finishes resulting in high moisture reading. The interior of the building retaining walls along the south side evidence signs of repeated and long-term wetting. Prepared by Zahn Group, Dublin 8 · · · ED ~~:~~,O~al;:~~i~r Building Analysis Iv July 2004 Significant flow has been reported, and visual evidence would support high levels of water migration under the building. A drainage swale running the full east west direction ofthe building shows repeated signs of wet/dry cycles. This swale empties to the area behind the lower level storage areas, after undercutting a north-south running grade beam. The major source of water intrusion is due to rain, irrigation water, and washdown for cleaning that is seeping into the building. A Soil and Geologic Investigation and boring log performed by Terrasearch, Inc, in 1976, has been reviewed. While this document generally concerns itself with seismic consideration, this information seems to indicate the strong possible of ground water. The site is underlain with bedrock, with layers of silty clay angling into the hill behind providing a means for ground water to emerge from the area to the west of the structure. Additionally, Frank Berloger (Berloger Geotechnical Consultants) met with Zahn Group representatives to discuss the source of the water infiltration. Mr. Berloger stated that the current flat work (concrete walks, etc.) are draining towards the building. Further, the landscaped area next to the building is trapping irrigation water and run-off water from rain and wash down are also seeping into the Shannon Center and causing damage. ROOFING AND GUTTERS The roofs are medium slope with mission tile roofing. The roofing system appears sound with areas at vents penetrations and eaves requiring reworking of tiles. Venting at the northeast comer of the building is clearly failing as evidenced by standing waster at the janitorial area below. Fascia boards and resawn end caps at roofs typically exhibit signs of rot. Fascia boards at corner conditions of roofing (exposed) exhibit signs of rot. Fascia board at east end of building exhibit signs of extensive rotting. Solid wood outrigger beams exhibit excessive twisting and warp; this condition has led to roof damage and allowed water to enter. There is significant checking along the grain in some outrigger beams. BUILDING EXTERIOR The building exterior is generally in good condition. The exterior slab at building perimeter is sound though showing some vertical displacement. The sealant has reached the end of its useful life. There is minor vertical displacement at entry doors. No drainage is indicated or observed at the southeast comer of the building landscaped area. The courtyard drainage is appears non- functional. Rotted fascias, and water damaged fascia and trim, are apparent at multiple conditions ofthe perimeter of the building. Below grade building exterior appears to have been installed without waterproofing membrane. Dirt and vegetation against the footing and wood window framing has been allowed to rise above the finished floor line along the north edge of the Social Hall. Given the nature of the soil surrounding the building (clayey), water retention is almost constant along the edges of the building. Prepared by Zahn Group, Dublin 9 · · · :0\1'!~. (tí Shannon Center Building Analysis Dublin, California I! July 2004 DOORS, HARDWARE, GLAZING The fixed glass wood framed window system typical in this building is deteriorating. The vast majority of the window sills have dry-rot and allow water intrusion even during light rains. The window system sealant is failing and allowing water intrusion to the framing. The code requires tempered glass in all areas subject to human impact. This condition occurs at five different areas, none of which contain tempered glass. Hardware is typically well maintained. Only some of the building hardware serving the public meets ADA requirements for operation. BUILDING INTERIOR Floors. Walls and Ceilings Generally the floor covering is in good finish condition. However, all floor systems appear to have moisture content at/or beyond maximum allowable. There is no finished flooring at chair storage area; excessive destruction of exposed plywood floor sheathing has occurred. There were moisture readings indicating necessity of replacement of finished wall surfaces, and possible subsurface, in the Kitchen Pantry, the Social Hall, the West Hall, and Corridor #15. The Vestibule and Offices indicated low moisture reading, which will not requiring replacement of the wall surfaces. All readings are higher at the base of the wall than at a point 6 feet above floor indicating migration of water from the floor up the walls. The Social Hall floor covering is acceptable but has reached useful life. Hairline cracking visible throughout and framing layout is telescoping through finish. The floor substructure presents readings of high moisture content. Generally, the wall surfacing appears to be in good condition. However, moisture readings indicate entrapped moisture throughout the building, with high concentrations of moisture along the floor line, diminishing up the wall. Ki tchenlPantrv The 1988 renovation included new base cabinets, plastic laminate counter tops and splash, and installation of non-rated coiling door at food service counter. A new Type 1 Range Hood with 1- Hour shaft to exterior and Ansul System is installed. The inspection tag is current on Ansul system. The kitchen area has several base cabinets and countertop areas that have deteriorated due to leaking drains and supply pipes. The entire exhaust system needs to be replaced; it currently does not meet code. Bathrooms The bathrooms are generally well-maintained. However, the upstairs men's bathroom is exhibiting signs of organic growth, and remediation and repair of finishes is required. Bathrooms will need to be up-graded to meet current ADA recommendations. They are missing accessories including grab bars and compliant dispensers. Prepared by Zahn Group, Dublin 10 · · · / £.--- œ ~~~~~,O~I~~:i~r Building Analysis July 2004 Chair Storaí!e There is no finished flooring at chair storage area; this has resulted in excessive destruction of exposed plywood floor sheathing. The wall finishes show signs of heavy use and damage. Janitorial Storage at Northeast comer of Building Water intrusion at this location is considered extensive and immediate remedial action is recommended. The mission tile roofing at the northeast comer of the building, at least 10 feet in each direction, needs replacement of water damaged roof decking and sheathing and application of flashing as required. Wall surfaces (gypsum board), should be removed and any wet insulation of framing replaced, followed by reinstallation of interior finish. The flooring should be removed and any wet sheathing replaced followed by installation of new flooring. ELECTRICAL The building is served by PG&E with a switchboard rated at 400 Amp, 120-208 Volt, 3-phase, 4- wire system. Service is considered sufficient for design, but insufficient for current facilities of this type. The electrical system has been modified and is not conforming to code; these areas need to be corrected. Additionally, the existing panel contains several code problems relating to sufficiency. Emergency lighting consists of individual battery pack emergency light and exit signs. Location and count are insufficient to current code and exiting requirements. The corrections to the electrical system should be made as soon as possible. The entire electrical system, from the switchboard to the lighting system must be upgraded to meet current electrical and safety codes. SITE WORK General ADA Comoliance Various portions of the path of travel and to the building do not comply with ADA requirements. Abrupt drops greater than 1/2" and slopes greater than 8.33% occur frequently. Concrete ramps with a vertical height difference more than 1/2 foot will require handrails. Site Drainaf1:e The uphill portion of the building, adjacent to the hill, lacks a drainage system. Upwelling of water, and runoff from the hill migrate under the building and is channeled to the lower areas where, in effect a "settling pond" is created behind the lower area storage walls. Moisture readings are very high along this wall, and the crawl space side of the wall exhibits some rotted wood members. Additional water intrusion is observed flowing along the south wall of the building at the crawl space, and staining evidences reoccurring pattern. It is considered likely that the source of this water intrusion is both the weeping of the concrete retaining wall (no water proofing installed), and the collection of water from elsewhere under the building. STATUS The building is currently closed to use. Prepared by Zahn Group, Dublin 11 œ . Shannon Center Building Analysis Dublin, California fI. = == GIS e- ;=- =- (,.t <:> :5& == = ".C .. þ( -::: IiI'J Cot ¡; .. QJ ;. ".C (,.t .5 IiI'J QJ = P I '-1 .. :!J L-ì I r-·· I I 81 l . -. f:o,., ~I ~ j I ~ I 8: :;) I J . Prepared by Zahn Group, Dublin ~~ ~ j ã! i = ;¡ iI'I!! ;~ : 1:1 "0 dB ...! . 0.. OIJ=t~ÞJI J3.~.f4:ã '=' II·... ~.- e -! i a ~ Ji~ 1] !gjJ~ CC:.!QO{¡l . . ~ A 1:: = Z L3 July 2004 12 f~··. i$!.'~~i1?~'.'" rl ~ " "'i(¡lfØ- · · · Shannon Center Building Analysis Dublin, California ~ ~ ~ g _c -1= 01.= 01 =.,.= :a '¡ - ! &:: ; ~~~ ... I:> ow .e-== .,.so! -. - o ..c f"I S1i.s .= ~ 0 æ:3~ ~ .2 u - 5~ :11 ~ t . ~.g . 1iJ - f - ~c~ Prepared by Zahn Group, Dublin - = s := - = ~ t ~1 =- i: ~J ~C> ~i ~ e E 0Ii~ - a Q,I 0 .~~ IS ¡ =- ;Q. CII- ~ : ~ (J =..J = = ..c "¡ ~¿ .... ~ Q"J ~ = - Q"J .... ~ CJ e i = ~-ê . ~ t .c::I 2: -.::1 Q,I ~.§ ...i ::I .. - .! e Ii'J ~i .! 15 *2C 'a E !It = . Q,I . I x.g III = -= t:I.G Q,I Q,I~ I:; '! = 0': t~ I'if'J i$ -= ". I»Z ! =- . 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J:I ;¡;;.. =-... =-~ ",,= = = CIi =- :s:. ft ~ CIi""'~"'Ð=O ¡:= ~1:= V'~ it -< 5 . . - 0liliiii .&: 1:: e Z 14 · · · l(o û~.-,.~'((~i?;.-~~ Shannon Center Building Analysis \~~ Dublin, California "'¡;lij.'Ø~ July 2004 OPTION A - REMEDIATION OF EXISTING BUILDING WORKPLAN Problem Remove "hazardous" materials Remediate source of recurring underground water Correct water intrusion under building originating at exterior walls. Correction 1 Remove all lead, asbestos, and PCB containing materials and dispose of in compliance with currant codes and regulations. 2 Remove pigeon excrement and close nesting areas withjurred wood or stucco panels. 3 Interception of ground water to the east o.lthe building by the installation of Sub-sUl/ace catchment system, draining directly to the creek 4 Remove earthen bank at the south edge, and along the east faces of the southeast corner of the building. Install a bentonite type waterproofing system with appropriate drainage for the length o.lthefoundation along the south side of the building. 5 Remove 24" to 36" (wide) of earth and land~caping along the full building perimeter. Provide sheet type waterproofing membrane, with bentonite protection panels to exterior concrete footings. Provide new PVC piped drainage system to point of connection (sump pumps), or evacuation to creek. 6 Remove stucco for the perimeter of the building abutting the exterior deck to a height of 12". Inspect plywood sheathing and framing and replace as necessary. Remove additional building exterior stucco as necessary to accessframing to be replaced. 7 Install new flashings and counter flashings between decking and building exterior as part of the deck reconstruction. 8 Provide drainage system and sump pump at the crawl space beneath building and adjacent to lower level. 9 Provide sump pump and drainage system connected to sump of elevator s hqft. 10 Provide topping concrete "rat~proofing" for the full extent of the crawl space area between the storage wall and the upper level with drainage slope to sump. Provide "rat-proofing" under Social Hall and West Hall. 11 Provide area vents along north and south sides of building. Provide with top grates and cutouts at footings. 12 Drainage discharge to be connected in all cases to storm drain system or through a grease/sand interceptor directly to the creek. 13 Remove existing concrete play area courtyard. Provide additional drainage inlets (non-clogging type). Increase sizes of drainpipe, regrade and reinstall concrete. 14 Replace all building/pavement perimeter sealant. Prepared by Zahn Group, Dublin 15 · · · ~~....¡'fi~.~ Shannon Center Building Analysis '~" Dublin, California ÌiJlii/'¡':> 11 July 2004 Problem Correction Correct water intrusion from roof 15 Check all roofing tile for anchorage. Replace all broken or cracked tile. 16 Remove and replace all roofing to vertical wall flashing reglets. 17 Replace rotted roofsheathing and decking with new materials. 18 Replace wood decking and sheathing above janitors closet. Replace building roofing trim J 9 Replace all rotted and water damaged wood material visible at the exterior of the building. 20 Remove approximately 6 feet of rotted roofing overhang and outrigger beams along outside rake condition the east and west ends of the building, and remove approximately 3 feet of rotted roof fascia and roofing along the north south eave condition. 21 Replace outrigger beams exhibiting severe twisting and checking. Repair and replace building glazing 22 Replace all glazing with new energy efficient (Low E glass), in aluminum frames with reinstallation of wood trim to match. 23 Review wind loads for high glazing and revise glazing type and thickness to meet requirements of current code. 24 Replace all glazing subject to human impact with tempered panes. Building Structure 25 Replace and or repair rotted floor joists and rim joists and sheathing. 26 Provide additional angle connectors and strapping of roof beams. Replace decking and guardrails 27 Remove membrane decking, plywood and sub-surface membrane, batt insulation, and plywood sheathing at areas covering lower classrooms. Inspect original joists to determine extent of rot and replacement required. 28 Remove guardrailfinishforfull extent of guardrail and inspection of framing members. Replacement of rotted members, installation of waterproofing system and flashing as required. Reconstruction of guardrails. 29 Subsequent to repair or replacement of rotted joist andframing members, replace deck sheathing with horizontal sheet membrane and lightweight concrete decking over plastic drainage mat. Decking and drainage matting should be directly drained through additional (new) drains and deck slope. Replace all perimeter flashing. Repair bridge 30 Remove siding at bridge guardrail and inspect bolted guardrail connections. Replace decking edge blocking and guardrail bolts as required. Reconstruction methodology should consider replacement with open metal railing, offset from deck, and deck full wrap flashing. 31 Subsequent to repair or replacement ofrottedjoist andframing members, replace deck sheathing with horizontal sheet membrane and lightweight concrete decking over plastic drainage mat. Decking and drainage matting should be directly drained through additional (new) drains and deck slope. Replace all perimeter flashing. Prepared by Zahn Group, Dublin 16 li œ..;tJ~~ Shannon Center Building Analysis ,~" Dublin, California ~~Ií,);<j$' July 2004 · Problem Correction Building Interior - Walls and Floors · Electrical Mechanical · 32 Replace interior finished ceiling. wall andjloor surfaces, and subsurface as discovered at the Kitchen, Pantry, West Hall and Corridors. All moisture readings are higher at the base of the wall than at a point 6 feet above jloor indicating migration of water from the floor up the walls. 32 Remediate growth at exposed ceilings at Chair Storage. Janitors Closet and similar areas. 33 Remove and replace all carpet in the building. Remove alljlooring and sub flooring at the Main Social Hall. Remove and replace resilient tile flooring at vestibule and corridors. 34 Provide vapor barrier at all floor areas prior to reconstruction. 35 Hardwoodflooring at the East Hall can remain. 36 Replacement of C?ffected materials in conjunction with other water intrusion remediation indicated elsewhere in this report. Actual extent of replacement will be field determined based on uncovered conditions and evaluation of same. 37 Chair Storage: Repair wall surfaces, replace plywoodflooring and apply res ilient type flooring and base. 38 Replace all Kitchen and Pantry countertops, base andfood storage cabinets with stainless steel type. 39 Reconstruct Corridor exiting to Entry. and the Entry to 1-Hour rating. Correct doors to hollow metal in metal frames, and revise door hardware to include closer, and smoke seals at all doors opening on to exit corridors. 40 Provide new rigid type surfaced acoustic insulation at all exposed ceiling areas. 41 Install upgraded electrical services to recommended 1200 Amp service. 42 Fire Alarm system - install all fire alarm wiring in rigid conduit acceptable to local fire marshal. 43 Provide new exiting light (high and low), hard wired into alarm system and meeting current exiting requirements. 44 Replace all light fixtures, and provide additional task and area lighting. Provide additional exterior lighting as requiredfor exiting and identifìcation. 45 Remove abandoned lighting battery packs 46 Replace all electronic ballasts of the PCB type. 47 Provide positive and conditioned air (ventilation) to lower level areas, as well as the elevator shaft and sump area, in order to maintain a relative low humidity. 47 Supply additional ventilation at existing bathrooms. 48 Provide positive ventilation at all crawl space locations. 49 Provide positive ventilation at Chair Storage, Janitors Closet and similar areas currently without ventilation. 50 Cleaning of mechanical filters, and ducting, as well as all registers. 51 Adjust all economizer damper actuators and linkages for proper operation. 52 Install traps at condensate drains. Prepared by Zahn Group, Dublin 17 · · · 1t1 I~.~.·.·.>.~J~ Shannon Center Building Analysis \~l Dublin, California ~llìA_i&' July 2004 Problem Correction 53 54 Plumbing 55 Site Work 56 57 58 Replace malfunctioning thermostats (including thermostat for UH-8) serving front offices. Adjust set points. Ducting penetrations of walls are not sealed. Correct jìre and temperature ratings and penetrations, and provide positive seals. Provide single p iece foam protection at all drains and water lines below lavatories all bathrooms. Correct ADA path of travel including abrupt vertical changes greater than J /2" and .s·lopes and cross slopes in excess of governing codes. Correct parking layout and striping Correct ADA dejìcient signage. Prepared by Zahn Group, Dublin 18 · · · &5i;«(~~ Shannon Center Building Analysis \Ii Dublin, California 2D July 2004 Shannon Center Building Analysis Option A - Repair & Replace; Remain in Existing Bldg Design Area (sJ.): 12318 ITEM DESCRIPTION HARD COSTS 1 Remove Hazardous Materials 2 Correct Water Intrusion from Grade / Dewatering and Drainage System 3 Correct Water Intrusion from Roof and Replace Glazing 4 Replace Finish and Damaged Structural Materials 5 Repair Decking and Bridge 6 Mechanical and Electrical Upgrades 7 Remediate Lower Level 8 Remove Existing Building / Site Demolition 9 New Foundation Waterproofing and Building Construction 10 New Utilities, Paving, and Landscaping 11 Regrade Site / New Sitework 12 Utility Fees Sub-Total 13 General Conditions, Mobilization, Overhead & Profit, Bonds, and Escalation (20.75%) 14 Contingency (10% of hard costs) Sub-Total 15 Soft Costs for Remedication / New Construction Sub-Total Hard and Soft Costs for Option A ESTIMATED ESTIMATED CONSTRUCTION CONSTRUCTION COSTS COSTS (Best Case) (Worst Case) 155,000 193,750 294,944 368,679 393,998 492,498 974,805 1,462,207 264,939 331,173 291,695 437,543 255,720 319,650 20,000 $2,651,100 20,000 $3,625,501 545,953 265,110 3,462,164 748,141 362,550 4,736,192 402,032 550,920 $3,864,196 $5,287,113 Prepared by Zahn Group, Dublin 19 ~.-cr¡~.,.." ,,~ ~/¡j~~ · · · CD r:: '5 " :: E ~Õ CD r:: . :; "~ .¡:¡ 0 w .= - r:: (ij ëi ;: E &; '" - .~ ~ ~ (ij ft .:(g. 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Il) N -0 c: :> g o -~ ã) c:u ~.!!! en 0- ",E enO m- UQ) i?ig' o E ?;.¡!J 35 July 2004 o Il) <D '" ;;; o N ..... u-> Il) N 34 · · · tìj(~ilf;¡, Shannon Center Building Analysis '\~j Dublin, California 3y July 2004 Shannon Center Building Analysis Option A - Repair and Replace; Remain in Existing Building ITEM Percentage ESTIMATED ESTIMATED of Total CONSTRUCTION CONSTRUCTION Hard Costs COSTS COSTS (Best Case) (Worst Case) 12 GENERAL REQUIREMENTS GENERAL CONDITIONS % of project cost 5.00% $ MOBILIZATION, OH & OFF % of project cost 4.00% $ OVERHEAD AND PROFIT, BONDS 6.75% $ ESCALATION % of construction cost 5.00% $ 545,953 $748,141 TOTAL GENERAL REQUIREMENTS 20.75% $ 13 SOFT COSTS 131,555 $180,275 105,244 $144,220 177,599 $243,371 131,555 $180,275 Add for design documents and construction review 10.00% $ 263,110 $360,550 Add for printing and advertising 0.28% $ 7,367 $10,095 Add for Construction Management 5% $ 131,555 $180,275 TOTAL SOFT COSTS 15.28% $ 402,032 $550,920 Prepared by Zahn Group, Dublin 35 · · · ~~~" Shannon Center Building Analysis "~ Dublin, California ~'ítL@'Ø Þ R2 .--- - ï -- L-t 'R3 Upp:r R~})f ~ ~ SECTION 4- OPTION A - Site Visit Photographs RI , ., L- .., ?~'1 July 2004 r ,---J I _..J L-_Lo~R~ Î North Prepared by Zahn Group, Dublin P"otographlnde:l Roof Plan Photograph R I Under side of eave showing fascia rotted from standing moisture. Note galvanized sheet metal capping on outrigger beams. 36 · · · ~~' Shannon Center Building Analysis '~i¡¡~'¢"'~ Dublin, California 3~ July 2004 Prepared by Zahn Group, Dublin Photograph R 2 Extent of overhang along north side of building. Note solid 2 x 6 roof decking and rotted fascia boards and galvanized sheet metal capping on outrigger beams. Renovation would include removal of approximately two feet of eave overhand this side. Note landscaping level as at or above wood base trim at exterior wall. Photograph R 3 Area of mission tile roofing removed for inspection. Note Orientated Strand Fiber board applied on top of roof sheathing. Area appears dry. Pigeon excrement to be removed. 37 · · · $ Shannon Center Building Analysis Dublin, California M~ M8 , , ~ i M7 M4 ... ~M' Â M3 M9 M2 ., 1 M I ..-. . ~ I North Prepared by Zahn Group, Dublin Photograph M 1 34 July 2004 Photograph IDdex Main Level Plan Decking and guardrail requires renovation and replacement. 38 · · · œ Shannon Center Building Analysis Dublin, California LfD July 2004 Prepared by Zahn Group, Dublin Photograph M 2 Wood trim at base of building, at windows and along landscaping is deteriorated and requires replacement. Photograph M 3 General interior view of Social Hall for reference. Photograph M 4 Floor opening approximately 24" square cut at north wall Social Hall. Note moisture in plywood, strand board and white and black biologics. 39 Lfl ~~I&. \~~ 1¡jM':f. Shannon Center Building Analysis Dublin, California July 2004 · · · Prepared by Zahn Group, Dublin Photograph M 5 Grade at exterior adjacent to photograph M 4 above. Note oversaturated moisture in landscaping, and lack of waterproofing barrier at concrete footing. Note rot and decay of wood trim and window trim. Photograph M 6 Vinyl resilient flooring at Social Hall. Note depression lines following sub-structure sheathing and joist lines indicating moisture occurring and compression of sub- surface sheathing. Photograph M 7 Framing at Kitchen north wall. Note insufficient connections and fasteners. Note twisting of framing members. 40 · · · ~~.:'~.J._~ ~K:J Lf"J. Shannon Center Building Analysis Dublin, California July 2004 Prepared by Zahn Group, Dublin Photograph M 8 General view of Kitchen. Kitchen cabinetry and countertops construction of wood to be replaced with stainless steel type. Photograph M 9 Framing at East Hall north wall. Note insufficient connections and fasteners. Note twisting of framing members. 41 · · · f¡)Jf.·.·Ðc' . ,~ ~ "<II\: Shannon Center Building Analysis Dublin, California ~--J r.-J I [-1 I ~ , ¡'u L-r- -1 . L- , ----I Ll ..... 1..4' L.. _ ........... '. .II........... ....... + +... ...... .... II.. t North Prepared by Zahn Group, Dublin LS" ~- L 6 ..,.- I 1..7 ~ I.. 8 ..,. L'~ L I' ,..,.- L II Â .þ c::::::J c::::::J -- LIZ f"" .-...-......... : ~ D ~ n L IJ L 16U 43 July 2004 Photognph Iddes Lower Level Plan Photograph L 1 View of dirt trench running east west along center of Social Hall. Note indications of repeated wetting cycle for dirt resulting in collection of "fines" at the top. Note lack of access under framing. 42 · · · ~ ~~:~~,O~I~~nti~r Building Analysis J' ¡~'::~ I' ;:,,,,- Prepared by Zahn Group, Dublin 4'-1 July 2004 Photograph L 2 Framing along Social Hall south wall. Note rusting of fasteners and anchor bolts. Note evidence of water stains along grade beam down from mudsills. Photograph L 3 Framing along Social Hall west wall. Note rusting of fasteners. Note extensive evidence of water stains along grade beam down from mudsills. Photograph L 4 Framing along Social Hall south wall. Note damp earth and concrete grade beam, and rotting at bottom of floor joist (indicated by knife). 43 (§) Shannon Center Building Analysis Dublin, California t+~ July 2004 · · · Prepared by Zahn Group, Dublin Photograph L 5 Framing along Entry south wall. Note extensive evidence of water stains along grade beam down from mudsills. Photograph L 6 Framing along west wall lower storage area at crawl space. Note buildup of soil ("fines") carried to this location from trench indicated in photograph L I - indicating repeated wetting cycles. Note standing moisture at concrete and biologic growth at base of wood sheathing. Photograph L 7 Framing along west wall lower storage area at crawl space. Note buildup of soil ("fines") carried to this location from trench indicated in photograph L I - indicating repeated wetting cycles. Note standing moisture at grade. 44 t./¡þ ~¡ Shannon Center Building Analysis '\1¢1 Dublin, California · · · Prepared by Zahn Group, Dublin July 2004 Photograph L 8 Framing along west wall lower storage area at crawl space. Note buildup of soil ("fines") carried to this location from trench indicated in photograph L 1 ~ indicating repeated wetting and deposit cycles. Note standing moisture at concrete, rotting of framing and biologic growth at base of wood sheathing. Photograph L 9 Under floor ducting. Note deterioration of system and failing insulation jacketing. Note water staining along ducting indicating water intrusion for flooring above. Photograph L 10 Framing along west wall lower storage area at crawl space. Note buildup of soil ("fines") carried to this location from trench indicated in photograph L I ~ indicating repeated wetting and deposit cycles. Note standing moisture at concrete, rotting of framing and biologic growth at base of wood sheathing. 45 ~ ~1¡¡ii:.~? 41 Shannon Center Building Analysis Dublin, California July 2004 · · · Prepared by Zahn Group, Dublin Photograph L 11 Framing along west wall lower storage area at crawl space. Note buildup of soil ("fines") carried to this location from trench indicated in photograph L 1. Note standing moisture along concrete footing and moisture at dirt bank. Photograph L 12 Concrete retaining wall along south lower storage area at crawl space. Note continuous seeping water along footing and weeping of water through retaining wall at penetrations. No means of exit for this water. Photograph L 13 Exterior deck framing at concrete grate beam south face of decking. Note extensive deterioration of wood framing, lack of adequate clearance from adjacent soil, and wetting of concrete piers. 46 · · · t.f 1.' œ Shannon Center Building Analysis Dublin, California July 2004 Prepared by lahn Group, Dublin Photograph L 14 Drain line under decking at corridor of lower level. Note evidence of failed drain and biologic growth of deck sheathing. See photograph L 15 below for evidence of biologic growth. Photograph L 15 Gypsum board ceiling removed from area of deck drain along corridor lower level. Note evidence of biologic growth. 47 · · · œ Ltc, Shannon Center Building Analysis Dublin, California July 2004 Prepared by Zahn Group, Dublin Photograph L 16 Exterior framing along south wall lower classroom area at exterior doors. Note deterioration and rotting of framing caused by repeated wetting of exterior from deck above. 48 · · · ~~.>i(~~ Shannon Center Building Analysis ~~~ Dublin, California '~'i(¡,,-..~ SD July 2004 SECTION 5- OPTION A - Consultants' Reports Prepared by Zahn Group, Dublin 49 · · · ~, April 7, 2003 Ms. Rosalie Majka The Zahn Group 625 Market Street, 14 Floor San Francisco, CA 94105 Re: City of Dublin Shannon Community Center Subject: Preliminary Report - Inspection of Exterior Windows, Interior Moisture Identification Dear Ms. Majka S.M.G. Consulting performed inspections of the exterior envelope at the above referenced building along with review of the 1988 renovation plans. Inspection of the structure was conducted from the exterior and interior ground and lower level. The primary elements that were investigated were for any condition that show deterioration, structural failure, any condition allowing water penetration into the structure causing degradation of the exterior envelope, non-compliance with the uniform building codes title 24 and range of acceptable sound levels for building interiors. General Descriotion of Community Center EnvelODe The exterior walls consist of a combination of stucco and cedar slat siding. The windows are a mixture of annealed and tempered glass set into wood framing with exterior removable wood stops. Glazing sealants range from silicone to urethane to nothing. The majority of the upper glazing is ~ inch clear annealed glass with an interior applied reflective film. The ground floor and lower level storefront doors consist of wood doors with Y4" tempered glazing. The kitchen has operable windows. Panic hardware appears to per codes. Condition of Interior for Moisture Interior Walls at Lower Level Various areas of the inside of the exterior walls and interior partition walls were investigated for reminisce of water penetration. Moisture readings of a minimum of 25 to over I 00 on a relative scale of 0 to 1 00 was measured using a Tramex Moisture Encounter as manufactured by Chamco House, Shankill Co. Dublin, Ireland. (Note - when the material contains moisture the conductivity increases by at least 6 orders of magnitude, i.e., 1,000,000 times, and the negative signals are attracted to the positive giving an accurate flow, which is measured and indicated on an analogue scale). Relative moisture readings of 50, the point that indicates high moisture content capable of supporting microbial growth were taken at rooms #36 & #34, hallways #35 & #38 and stairway #33. Interior Concrete Floors at Lower Level Because concrete -building materials are porous, they are all somewhat permeable to water. The interior structure of masonry materials is a system of fine, interconnected pores. Wetting by liquid water involves capillary conduction (suction), through this pore system, proceeding along both vertical and horizontal pathways. Vertical transport occurs when water enters as ground water. This penetration amount depends on water table height as well as on the composition and condition of the concrete. Accurate measurements of the advance of this wetting front made on a variety of masonry materials have demonstrated that the characteristic wetting rate and pattern of each material are directly related to its capillary structure and pore distribution. Any added cracking or deformation of these materials as seen through out the lower floors would increase the volume of liquid water penetrating the material. · · · 6--¿,- April 7, 2003 City of Dublin Shannon Community Center Page 2 Pollutant gases are harmful when they are devolved in water; florescence phenomena, as well as the musty smell are dependent on the migration of salts dissolved in water; as seen in at the interior of both lower level (LL) storage rooms #36 and #34. Because of these factors, the water permeability of the existing floor is related to their durability, which is allowing water to migrate to the interior surface of the concrete. All moisture readings were over 100. The uncarpeted storage areas in photographs # 1 & #2 are samples of the condition of the concrete. It can be assumed that the concrete below the carpeted areas resemble these samples. As seen in these sample rooms within the interior pore structure of the concrete the result in physical destruction of the material undergoes the wet/dry cycling. Important is the fact that the presence of moisture is a necessary precondition for the deterioration processes now taking place. Interior Walls at Ground Floor Various areas of the inside of the exterior walls and interior partition walls were investigated for reminisce of water penetration. Moisture readings of a minimum of 15 to 85 on a relative scale of 0 to 1 00 was measured. Relative moisture readings of 50, the point that indicates high moisture content capable of supporting microbial growth were taken at the kitchen, the pantry, the social hall, (all readings were over 80 at the lower portion of the wall, see photographs 3 #3 & #4) and corridor #15. Entry room 1, offices #2, #3, #4, #5 & #6 were below 40. Interior Composite Floors at Ground Level The flooring at social hall, kitchen, pantry and corridor # 15 had moisture readings of 75 to 1 00 or more. Entry room 1(tile), offices (carpet) #2, #3, #4, #5 & #6 were below 50. At this point it is unclear where the moisture in migrating from. Further destructive investigation along with isolation water testing should be performed to investigate the extent of the moisture penetration and what remedial repairs can correct the water penetration. Exterior Windows and Doon Uniform BuildiDl! Codes! American National Standard Codes Wind loads are the principal loads, which a window must resist. The recommended load design in the Dublin area is referenced in the American National Standard Codes ~ A~58.1 ~82 as 70 mph at exposure C., which correlates to a minimum 12.50 P.S.F window wall system, operable windows included. Sound Noise Considerations It is essential to plan for acceptable noise level within a building either at the early design stages or at re- constructive design of remedial repair. There is little that can be done to remedy noise problems caused by inadequate exterior wall sound insulation after the completion of the building. The remedial window application may help in soften the problem. At the same time there's no point in specifying an excessively high level of sound insulation if the intruding noise sources are generated from air condition, heating units, fan, etc. The Sound Transmission Class, (STC) single figure rating of a wall or window as defined by ASTM E413~ 73, may only be used provided the graphical representation to the wall or window sound transmission loss follows the shape of the STC grading curve, and provided the outdoor noise does not contain a strong pure note component such as that produced by a jet aircraft on take off or landing that from a super charged diesel engine. The STC grading curve will apply in the sound design of this building. The higher the STC number, the better the products ability to block sound transmission. · · · '5>3 April 7, 2003 City of Dublin Shannon Community Center Page 3 The statutes of the L.L. Beranek, Noise Reduction, Chapter 20, 1960 and L.L. Beranek, "Revised Criteria for Noise in Buildings, "Noise Control" 1957 have determined that the acceptable sound level of a public multi- purpose halls should be between 30 and 35 dba, the classrooms between 35 and 45 dba. The wood and stucco has a STC rating between 39 and 45dba. We have used a mean average STC 40 rating for the window replacement criteria. No part of a window design will realize its maximum sound insulation potential unless care is taken at time of installation. Air leaks at mechanical and perimeter joints are the most common causes of poor acoustical performance. A crack only 1/16" wide at the perimeter of the vent portion of the window can result in a STC 50 rated window actually perform to a STC 40 when tested per the ASTM E413- 73 standard. Economics Along with design and historical impact, economics should be part of the governing factors in submitting an overall repair of the exterior envelope. The basic idea is to realize the greatest value for money spent. The wood window system now installed is deteriorating, (see photographs #5, #6. #7 & #8). The sealants of the window system are failing allowing large amounts of water into the interior framing and down the walls. It's apparent that the system sealants with in the window wall is missing or has failed. There is a tremendous heat gain, even with the addition ofthe reflective film occurring the summer months and very little thermal protection from the cold. Stagnate air quality and the amount of moisture with in the interior wall shows a need for proper ventilation. Taking into consideration all these factors, the windows should be replaced with thermally improved operable windows. To achieve the STC 40 rating, and keep the standard curtainwall or window wall I " glazing pocket, the recommended glazing will need to be a I" insulated unit made up of 1/4" Solarscreen Low-E glass- x- W' air space x -1/4" clear laminated glass, tempered where required. The solar screen Low-E glass, depending of the type selected will greatly reduce the interior heat gain in the summer and provide a thermal barrier in the winter. Ground Floor Exit Doors To match the new design of the suggested curtainwall or window wall new swing exit doors, automatic door included will need to be incorporated. Major Concerns Because the amounts of moisture present in the floors and interior walls on the ground and lower level there is a strong suggestion of microbial growth with in each substrate of the interior. Sampling of each substrate at areas where the moisture readings reflect the possibility of microbial growth needs to be analyzed as part of the complete investigation. This will help in determining the complexity and extent of the problem. Respectfully Submitted, Stale ~ Steven Granieri SMG Consulting · · · Sf Dublin Shannon Community Center Photograph Log Photographs Taken April 4, 2003 Photograph #1- Water Penetration in LL RM Photograph #2 - Water Penetration in LL RM Photograph #3 -Reading at Social Hall South Wall ill Photograph #4 -Reading at Social Hall West Wall Photograph #5 - Water Penetration Below Window Photograph #6 - Deterioration of Wood & Sealant · · · -' ,....- l;;;> ~.:> Dublin Shannon Conununity Center Photograph Log Page 2 Photograph #7 - Deterioration of Wood Photograph #8 - Typical Water Penetration · · · Ma~ 12 04 11:23a SMG Consultinr; 650 973 6325 p. 1 510 May 12. 2004 Anchw Youngmista- Tho Zabn Group 625 Mabt SIft:ct. 14 f100r San Fmx:isço. CA 941 OS Rt: City of Dublin Shannon Community Ceater Subject: Interior Moisture IdentiEicatîoa Dear Mr. Youngmistcr 8.M.a. CoasuJtin& along with you ~fu...-J iospeccjoøs duriDg tho destruc:ciw: iDM:SIigalion orlbe various IRIS orlbe interior at the above rd'aœcaI building. The tòIIowiag ~ the obsavadioas...... lnestintioa An:. It bœriør FOImdatioa at ~- u.. Ji100r Liae The din was removed tium the Qtajor f.-:e ortbc foundldioo. No tar mcm1nnc as bcco applied. The dirt and vegetation III'C apinsr Ihc: fàcc orlho COIICI'Cœ aad wood. window bming. AcoonIiø& 10 !he buildUIgs manager the dùt was 6 to 8 inches above rile floor line. The various mins md die coasisk:aI wataing of d1csc planred areas exposes Ibc ~ foundaIioo and wood 10 2417 periods otmoisaure. wbic:h OWl" me ~ has migrated to the ildaior floor of Ibc main hall. brvesdndoa. Area iI2 "fItriør Floor MaiD u.U Norell Side InvCltiptioo ofthc interior fiooriDg dicectJy i.aside of invcslÎþtion _Ill sbowcd massive miaobial growda. Samples oldie ørowth woe tabu. It tppcared that anew 0IÎcDt8Þ:d stnmd - bomd I)'pe product was ÎDSbIUcd over die original floor. This 10 sbo~ miaobial poMb. laves....... Area 113 J.terior Floor M'" HIdJ Sou.. Sid, Invcstigatioa of the interior flooring at die souda side of Ihc main hall showed miaobilll growth. Samples of the growth were IakCD.. "'wstintiGn ArM H In__r Floor M.¡.. HaD SoutlllWet C._ (nVÇStigation of thc interioc ftooring at tho soutbIwcsl çcater of the maW. ball showed massive microbial growth. Samples of the growth. were taken. 1Dwstin.... Ana 115 ML lInqie LeoaanI'. Of&e. Hip. D10Ïsblre radiogs were present at the floor. No mi.aobiaI gauwth was ubIerved.. Ia'velllntioa Aral6 MaiD. .....aœ InvestigatiOD of the interior flooring at the south aide of die IDÙ eotnmœ sbowed microbial @roWth. SlIDpIcs of the growth were 1IIken. · · · MI!!I~ 12 04 11:23a SMG Consu1tinc 650 873 6325 p.2 61 May 12. 2004 Sh-..oo C'.œtar PIp 2 ~..CIoa Ål'I:IIlI7lDœrior W.. at ~e West A.1I P'uIIoIe Roe.. High moisture readings Wa'e pre&cnt at the padÌtioo wall "wan the main bait. .. the war tuODL No .......... grow1h - -- l \.OU.I~ Í,.t¡Nèt\\IN O\l~ . 1avestt..1ioa Area .. IDlleriør W. at die AD a....-.. Conck:nsatioo was not:iœd 011 the œílÍDg insuJaIioo. Eß1on:a;:cøce was DOIiccd oø die cœaeœ.... No microbial growth was observed. Iø"....tioa A.rta I19I11Caior HaD Way Adiltftllt to tile AS CI~I'OO. fnvesription oflbe ceiling cavity Iowa- .hall....,- adj-=cnl (0 clasroom AD showed. 1llaSÏ1IC nùaobiaI growth. SImples oftbe growth wcm tB.en. The "'OIIIIIS of moÏSlun: prœcm in Ihc floors aod interior WIlli, 0I11bc sroaad ancIlowcr Icvå ~ is. miaobiaI growth with in each submate ofibe ÌDleriOl". The -.p1a of'thc mic:robia1 &rowth.... fiom.-=h substrate may need to be lII8lyæd to dcb:rmiae Ibc exact type of microbial growth. ~ ~m ~ wlð~\ l~rM ~~ w/aA- W'31t ~ ( \t\t9~ &\L., \.,()\».). · · · 5<6 SHANNONCO~TYC~ DUBLIN, CA. BtnLDING ANALYSIS I. HV AC A. HEATING: The building heating system consists of eight (8) gas fired furnaces. Six for the upper floor and two for the lower floor. Economizer damper control was added to units 1,2,5,6&7 during the 1988-1989 remodel. All existing furnaces were replaced in 2001. All new equipments are functioning properly. B. VENTILATION: All bathrooms have exhaust fans. The economizers added in 1988 allow fresh air supply to meet the ventilation requirement. C. AIR CONDITIONING: Air conditioning units were added to all of the furnaces in 2001. The evaporator coils and air conditioning units are brand new. The condensate drain pipe is made ofPVC. Some units are equipped with condensate pump. D. SUMMARY: All equipments are relatively new and operate without problem. Minor maintenance issues are listed below for reference. 1. Some of the economizer damper actuators and linkages not in proper adjustment.(Photo 1). Contractor to test and adjust the control and linkages for proper operation. 2. The condensate drain pipe was installed without a trap.(Photo 2). This is a source of minor air leakage. Contractor to install trap and vent to avoid air leakage. 3. Thennostat for UH-8 serving the front offices is out of order. The programming and set points are not adjusted properly to serve the occupants. Contractor shall test the function of the thennostat and repair or replace as required. 4. The duct work connection between exposed ductwork and wall penetration is not sealed properly. Air leakage at the joint is causing black steaks on the wall. (Photo 3). II. PLUMBING A. COLD W A lER: There is a 2 _« domestic cold water supply which is adequate for the building load. ''')0 (':.1::1 w ,. A""''''_t...,.r^...~"..;...,... It.,..;..... p...,.;.-...r·~"'."...^" ·t..m,-.. Q1t.j,...~~.... A..,,""....,. ~I"\"" ,~""""'~ · · · !)"f B. HOT WATER: There is a gas fired 50 Gallon 40,000 BTUH water heater. C. SEWER: Building main sewer is 6", exiting the building on the south east comer. D. GAS: The main gas pipe serving the building is 2 _ ". E. PLUMBING FIXTURES: Most of the lavatories have wrist blade faucets in compliance with Handicap code requirements. However, most of the drain pipes are not wrapped: (photo 4). Contractor shall provide prefonned one piece foam protection on drain pipe and water lines below lavatories. III. FIRE SPRINKLER The post indicator valve (PIV) and Fire Department connection (FDC) are located at the south east comer of the building near the water meter. The flow switch is located in the crawl space. The building is fully sprinkled. IV. ELECTRICAL A. MAIN SERVICE: There is a PG&E transfonner located at the North East Comer of the building. The main switch board near the kitchen is rated at 400 Amp. 120-208 Volt, 3 phase, 4 wire. B. DISlRIBUTION: The distribution panel feeds various sub panels. I st floor panel also supplies power for exterior lighting through a time switch. Basement panel serves basement level, Mechanical panel serves all heaters and fans. The 200 I addition of air conditioning also added a panel "C" to serve all the outdoor condensing units. C. LIGHTING: Most of the 150 watt incandescent light bulbs have been replaced with more efficient compact fluorescent bulbs. The original 1000w custom fixtures have also been replaced with HID Fixtures. All lighting systems appear to be functioning properly. D. EMERGENCY LIGHTING: The original central battery rack located next to panel "M" has been abandoned in place and no longer in use. (Photo 5) New individual battery pack emergency lights and exit sings have been installed to replace the old fixtures. E. FIRE ALARM: The building has recently finished the complete upgrade of the entire Fire Alarm System. Annunciator panel located in the front main lobby. Horn strobes located in all ,"'n f1,Q _ ,. ^ ~"'''''*'"to,-r'..,...".I.'"Ã· ^,.t;'·. u-,.t_.~.~""'''''''''''''^''' ....f"I-If"" 1:1.,,''';"" It, ....11.4";~ ..I..,.", , ")/lV.Ii\., · · · lRD assembly rooms and bathrooms. Some of the wiring are not in conduit but acceptable by local fIre department. (photo 6) 1")(\ f1.Q _ 1·1t."'~n'·"""""_I1tt"".· A,..~._ D..o.n.~"'''''''<r.C:\.............""" ...mr Dnt''''~'''''''' ^"'''II......,. ........... ,.,1fV..,n., · · · (PI SHANNON COMMUNITY CENTER DUBLIN, CA. BUILDING ANALYSIS I. HV AC A. HEATING: The building heating system consists of eight (8) gas fired furnaces. Six for the upper floor and two for the lower floor. Economizer damper control was added to units 1,2,5,6&7 during the 1988-1989 remodel. All existing furnaces were replaced in 2001. All new equipments are functioning properly. B. VENTILATION: All bathrooms have exhaust fans. The economizers added in 1988 allow fresh air supply to meet the ventilation requirement. C. AIR CONDITIONING: Air conditioning units were added to all of the furnaces in 2001. The evaporator coils and air conditioning units are brand new. The condensate drain pipe is made ofPVC. Some units are equipped with condensate pump. D. SUMMARY: All equipments are relatively new and operate without problem. Minor maintenance issues are listed below for reference. 1. Some of the economizer damper actuators and linkages not in proper adjustment.(Photo 1). Contractor to test and adjust the control and linkages for proper operation. 2. The condensate drain pipe was installed without a trap. (Photo 2). This is a source of minor air leakage. Contractor to install trap and vent to avoid air leakage. 3. Thennostat for UH-8 serving the front offices is out of order. The programming and set points are not adjusted properly to serve the occupants. Contractor shall test the function of the thennostat and repair or replace as required. 4. The duct work connection between exposed ductwork and wall penetration is not sealed properly. Air leakage at the joint is causing black steaks on the wall. (Photo 3). II. PLUMBING A. COLD WATER: There is a 2 W' domestic cold water supply which is adequate for the building load. U:\02J 13.05 City of Dublin Shannon Center\Reports\060204 Draft\MHC Building Analysis.doc 12106102 · · · f.ø-z- B. HOT WATER: There is a gas fired 50 Gallon 40,000 BTUH water heater. C. SEWER: Building main sewer is 6", exiting the building on the south east comer. D. GAS: The main gas pipe serving the building is 2 Yz ". E. PLUMBING FIXTURES: Most of the lavatories have wrist blade faucets in compliance with Handicap code requirements. However, most of the drain pipes are not wrapped: (Photo 4). Contractor shall provide preformed one piece foam protection on drain pipe and water lines below lavatories. III. FIRE SPRINKLER The post indicator valve (PrY) and Fire Department connection (FDC) are located at the south east comer of the building near the water meter. The flow switch is located in the crawl space. The building is fully sprinkled. IV. ELECTRICAL A. MAIN SERVICE: There is a PG&E transfonner located at the North East Comer of the building. The main switch board near the kitchen is rated at 400 Amp. 120-208 Volt, 3 phase, 4 wire. B. DISTRIBUTION: The distribution panel feeds various sub panels. 1 st floor panel also supplies power for exterior lighting through a time switch. Basement panel serves basement level, Mechanical panel serves all heaters and fans. The 200 I addition of air conditioning also added a panel "C" to serve all the outdoor condensing units. C. LIGHTING: Most of the 150 watt incandescent light bulbs have been replaced with more efficient compact fluorescent bulbs. The original l000w custom fixtures have also been replaced with HID Fixtures. All lighting systems appear to be functioning properly. D. EMERGENCY LIGHTING: The original central battery rack located next to panel "M" has been abandoned in place and no longer in use. (Photo 5) New individual battery pack emergency lights and exit sings have been installed to replace the old fixtures. E. FIRE ALARM: The building has recently finished the complete upgrade of the entire Fire Alann System. Annunciator panel located in the front main lobby. Horn strobes located in all U:\02J 13.05 City of Dublin Shannon Center\Repons\060204 Draft\MHC Building Analysis.doc 12106102 · · · &>? assembly rooms and bathrooms. Some of the wiring are not in conduit but acceptable by local fire department. (Photo 6) U:\02J 13.05 City of Dublin Shannon Cenler\Reports\060204 Draft\MHC Building Analysis.doc 12/06/02 ~+ · Photo 1. Broken damper actuator and linkage. · Photo 2. Condensate drain without a trap. · Photo 3. Air leak at duct connection. ~~ · Photo 4. Waste pipe not wrapped. · Photo 5. Abandoned battery pack. Photo 6. Exposed fire alann wiring. · · · · ~'f' Luk and Associates 399 Taylor Boulevard. Suite 288 'Oleasant Hill. CA 94523 (925) 363~ 1981 Fax: ( 925) 363·5185 Civil Engineering Land Planning Surveying April 18. 2003 Job No. 23022·10 SUMMARY OF FINDINGS Upon analysis of the Shannon Community Center, we identified concerns regarding the drainage, handicap requirement, and retaining wall situations at the site. The major concern is the water ponding issue surrounding the entire building. The flooding is especially prevalent in the basement area. A possibility for this cause is the lack of a connection between the existing roof drain, which daylights above ground, and the underground stonn drain system. The building lacks proper drainage in the entire rear of the building as well as on the deck, wruch causes the water to pond. The scope of our work included a walk through of the facilities and an analysis. Material estimates ( where applicable) are included in the Concluding Remarks. The following issues are identified, with recommendations for nñtigation: HANDICAP REQUIREMENTS Exhibit A: The vertical drop without a ramp violates handicap requirements. This requires the removal and replacement of a 5' long section of concrete patio. Exhibit B: The slope of the ramp at the entryway exceeds the maximum 8.33% slope allowed for handicap access ramps. Exhibit C: The parking lot striping does not comply with the handicap striping code. The layout lacks a path or access route leading to and nom the parking lot. In addition, the slope in the parking lot exceeds the maximum 2% allowable slope. The lot needs to be regraded or the handicap parking stalls need to be modified. Trus will require additional grading. Exhibit D: The handicap access ramp meets handicap regulations. However, the adjacent parking space prevents access to the ramp. To meet the code, the ramp can be rotated away nom the parking space so that the ramp is no longer blocked. Alternatively, the parking spaces can also be extended to clear a path for the handicap ramp. Exhibit E: The trail is not a defined handicap path. Exhibit F: A topographic survey is necessary to determine the existing grade and slope of the ramp and surrounding area. However. both of the ramps violate handicap requirements by visual inspection. The ramp in the forenont of this photo has a slope that exceeds 5% and the vertical height difference is more than the 0.5 feet. Handrails are required for this ramp. The sidewalk adjacent to the ramp in the rear of the photo has cross slopes that exceed the maximum 2% allowable. A landing with maximum 2% slope is necessary immediately beyond the ramp. Exhibit G: The existing concrete ramp slope is more than 5% and the vertical height difference is more than 0.5 feet. Handrails are required for this ramp. ".,I" .., _# . ._ .p~]- "- . ~,.. -,~ ...:;... 7. · · · Luk and Associates 399 Taylor Boulevard, Suite 288 Pleasant Hill, CA 94523 (925) 363-1981 Fax: ( 925) 363·5185 Land Planning Surveying April 18, 2003 Job No. 23022-10 DRAINAGE (Refer to Exhibit "H") Item 1: The lack of drainage on the deck causes water ponding along the entire length of the deck. The existing deck needs to be replaced and regraded. New drain inlets will be required. Item 2: The stonn drain run-off&om the deck above is discharged in the day care center. The existing pipe, which is daylighting above ground, shall connect to the underground stonn drain system. Item 3: The drainage system in the play area of the daycare center is insufficient. The current stonn drain pipe system and the drain inlets are clogged and utilize an inadequate drain size. This requires maintenance and replacement. Additional drain inlets are necessary in this vicinity. Item 4: A sump pump is suggested for the interior of the building to manage the underground drainage needs. The sump pump can be installed inside a new drain inlet. Item 5: The slope of the existing concrete patio towards the building and the lack ofa drainage inlet creates water flow towards the building's entryway. Removing, regrading, and reconstructing the concrete patio will eliminate the water ponding problem. Item 6: The installation of a subdrain system discharging to the creek is suggested. Please refer to the detail in Exhibit I. Item 7: The entire area behind the building lacks a drainage system. The stonn drain run-off from the hill currently does not drain properly towards the creek. Some of the stonn drain run-off infiltrates the subswface and causes the water to pond inside the building. In order to reduce the amount of stonn drain run-off, new drain inlets and an underground stonn drain piping system will be required. The existing grading and the concrete patio will be removed, regraded, and replaced to provide a positive drainage pattern. RETAINING WALL (Please refer to Exhibit "H") Item 8: The existing retaining wall (below the deck) is nearing failure. -Page 2- ~ .-,,~....(" J -~ ~=..:Æ' ..~. - - '-~ -"... -, .', - .-::-:.~. · · · lPÝ> Luk and Associates 399 Taylor Boulevard, Suite 288 Pleasant Hill, CA 94523 (925) 363-1981 Fax: ( 925) 363-5185 Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-10 CONcr TIDING RF.MARK~ A topographic survey is necessary prior to redesigning the grading and drainage systems as recommended. The following are the actions and quantity of material required to execute the recommendations. Exhibit A: Remove and replace 50 square feet of concrete patio. Exhibit B: Remove and replace 60 square feet of concrete patio. Exhibit C: The design intent of the parking lot is unknown and a topographic survey is necessary to detennine a solution. Exhibit D: Remove and replace existing handicap ramp, curb and sidewalk. . Exhibit E: The design intent ofthe trail is unknown. Exhibit F: A topographic survey is necessary prior to redesigning the grading for the ramp and surrounding area. Exhibit G: The design intent of the ramp is unknown. ## l.f. of hand rail will be required. Exhibit H Item 1: The deck within the scope of building construction. Item 2: The stonn drain system is within the scope of building construction. Item 3: Three catch basins are necessary in this vicinity. Installation will require approximately 138 linear feet of 10" PVC pipe. Removal and replacement of the concrete patio will be necessary to install the new storm drain system. The existing storm drain pipe daylighting on the easterly wall needs to be extended to the underground storm drain system or day lighted to the creek. Item 4: A small sump pump, a 24"x24"catch basin, electrical power, and the removal of storm drain water outside the building into the creek will be required. Item 5: Remove and replace approximately 200 square feet of concrete patio. Item 6: Install approximately 150 l.f. of sulxirain, 90 l.f. of solid 4" PVC pipe and daylight to the creek. Item 7: The redesign of the rear patio is unknown and a topographic survey is necessary to detennine a solution. Item 8: The design intent of the retaining wall is W1known. . ,::~ :=_ _.~.~.~P!.!:~--:~~..r ~-:--_t &/1 ~uk and Associates ..,Q9 Taylor Boulevard, Suite 288 sant Hill, CA 94523 (Y.lS) 363·1981 Fax: ( 925) 363-5185 . . Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-10 Exhibit A Exhibit A: The vertical drop without a ramp violates handicap requirements. This requires the removal and replacement of a 5' long section of concrete patio. 1ò Luk and Associates .99 Taylor Boulevard, Suite 288 >ant Hill. CA 94523 (~Ó) 363-1981 Fax: ( 925) 363·5185 Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-10 Exhibit B Exhibit B: The slope of the ramp at the entryway exceeds the maximum 8.33% slope allowed for handicap access ramps. . ., :- - #' ~ -- . .. ..... - ~ ~ ':.... "- - - :::::....~".. ..,;¡¡~;¡;::~¡:;.;r··::--"-- '-".-~: 'JI.~.-.--::-.. iI:'...'~:!,Bi..r-- ~;.:a- '" '10.;.:.",- ~,.¡r.~~"_ _ 1/ ~uk and Associates ~o Taylor Boulevard, Suite 288 . ;ant Hill. CA 94523 (925) 363· I 981 Fax: ( 925) 363-5185 Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022·10 Exhibit C Exhibit C: The parking lot striping does not comply with the handicap striping code. The layout lacks a path or access route leading to and 1Ì'om the parking lot. In addition, the slope in the parking lot exceeds the maximwn 2% allowable slope. The lot needs to be regraded or the handicap parking stalls need to be modified. This will require additional grading. . #A ~, '" -,. , .. ..'!'.........--.. .....,. ~ - - . .,":;~~;&!f~,,'~~.--'='~ ~~-~.,_._~"z.Q . 1 þ' Luk and Associates .':IQ9 Taylor Boulevard, Suite 288 asant Hill, CA 94523 (925) 363-1981 Fax: ( 925) 363-5185 Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-10 Exhibit D . -. "', ;;._~-:::··:l;;~1ltt\h:~:·'i< . .'~'. .-,,~/¡.~41f~ . .. c~;." d. ~,,;:t\{(::~¡·· .";,~;)<,~~,,,t~ ExhI"it D: The handicap access ramp meets handicap regulations. However, the adjacent parking space prevents access to the ramp. To meet the code, the ramp can be rotated away from the parking space so that the ramp is no longer blocked. Alternatively, the parking spaces can also be extended to clear a path for the handicap ramp. . ~\~~,i~~~. . .~" . ". ~,,'i' '~~'1p~-=~,';'~~~=-;--r;:--::::''=" .-.{:"'~~ '.:~ ~¡Ì.'Ji)~..~....J,:~. ""." "~_~~',''''r ~I." ~..:.._.f'~~_._ ... ~~ .. :::-''',,.. . l.? Luk and Associates .99 Taylor Boulevard, Suite 288 1S8J'It Hill, CA 94523 ~::>25) 363-1981 Fax: ( 925) 363-5185 Civil Engineering land Planning Surveying April 18, 2003 Job No. 23022-10 Exhibit E Exhibit E: The trail is not a defined handicap path. . ... .. ..............-...... . ,.,.,' -. .~~~.I,~1i.t''''-.:"_:-........~ !:-'to' .~..... .', . . '.._ ....'.......'...... _ ... _ ~ _ _ l't Luk and Associates .9 Taylor Boulevard, Suite 288 . ;ant Hill, CA 94523 (ÿ..Ô) 363-1981 Fax: ( 925) 363-5185 Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-tO Exhibit F Exhibit F: A topographic survey is necessary to determine the existing grade and slope of the ramp and surrounding area. However, both of the ramps violate handicap requirements by visual inspection. The ramp in the fore1Ì'ont of this photo has a slope that exceeds 5% and the vertical height difference is more than the 0.5 feet. Handrails are required for this ramp. The sidewalk adjacent to the ramp in the rear ofthe photo has cross slopes that exceed the maximum 2% allowable. A landing with maximum 2% slope is necessary ÙTUnediately beyond the ramp. . ~ - ~ .':,- .":.". ._. .,.. ~~.:.~"., _....,;i.,...... ~" . -"'.. ~-:-..- ~~ .~~~.._--,~. ~.'_.' ..·:~~>ì'I;"..Í'~~',··"'1!;..-..·~.,·_-"';:~...·:""~7·"!Wi~'~""-..,'t'71i:-~1't.......-:;. '--<,-' - 1:' 4f~' .,,'_~:.~- -...;.~~...:...;_.~':',~~~<~.,~.~\¡;:....;;......:..~.:~~-:,,;,a..'.:.4...,t.~~:..:·r·'~:: :;." - ~\._~..~..;Ji,'~;t:~~. _ -.: _ ~._. ..... . ' ~uk and Associates "99 Taylor Boulevard, Suite 288 >ant Hill, CA 94523 (~.ô) 363-1981 Fax: ( 925) 363-5185 í~ Civil Engineering Land Planning Surveying April 18, 2003 Job No. 23022-10 Exhibit G Exhibit G: The existing concrete ramp slope is more than 5% and the vertical height difference is more than 0.5 feet. Handrails are required for this ramp. . . ~~~:w~~;.~~ ;--~-- ';;:'-1:., _...... _~~.~'l..~~2!~..~-;i. ..."'-"_. .;"'~~~ ..... ___. _~ n& · · · {It:> -, .~.._-, ( J1 j ~ J ~ . ~ !AI I' ,¡'I i ll¡¡ ,"., ,! - '¡',I "'¡. ~~ mf. ''"-'~'4~ i ¡ !~h~ ,~. ~i¡ :~k~l" ¡:;j~ i i ~.( ;; ~¡"" _.. ií~! '- - _cP~. c ,"'~,-~,~ L::""=7:':::¡<,¡¡ j ,..~:;:-- - ...- L...:.... ---. i .... _~ T;i;Îr::-....;~, L.~ ~ , ;' , e-cr' ¡j '-, )!. 'I'!I I i "" ¡ ll~tt i ~ií _~ I l' Ië~C::"" , "" 1¡1- ,'.,.. "~.,:-... ','_ ' 'j; 111 ,~"< ", r -Ì! l<'IÌì--Þ¡ ! I ¡ l'lj ¡;. , -J - ! i."\i! i:J~\ 'I,~ Ej) I I.,. ,,/ '. ," · ',..... . ,( " I 'I¡, '~h ; ì f I l :jJd:~._~. , f :11: ; , .. II : · 1'1" kt, Ìíl . 'i! 'Iii , ¡', '~-~C'I ¡ , ¡ t ;¡~ ,,¡Iii;''', h :...]1.,' ..;. ¡!;;~~~~_ I lLu" I" -. -- , , .. '1.. . "¡ III .[iln-, ", '"i_'~ '_~~ , II a !-\ i:' .}' ~!. J' .I¡~~.;t'. '. _: _.:}li. , "'---~~ ., . , '. '. 'I"'.. ., co ' ..-...,. c"¥'ii- ," 'lj, ".:: l~.. -,-..:~_ ~ ,; " .., > , .'. .,"~. .. -'-;7' ¡t;,,,,-. , 1'\-;;;' '" ~®., ' ¡;'~:E1_ ¡ ¡~. --L . !~ - r. ~''-, fJ' "'~" ~"" .¡ 'j .: . '... '--'h--~ '.' ':" -~""''''f''~, ',,' ! J!1 ~ ! ;1 f r'¡ :." iF -i: ~,. L. ~ ~ I II: l.IL . 'I .1111 ¡ ~ I > ,-t¡ S':";', ,1,: ~;", fI1~~~ _ _ _no ...._..~.= I 'I "J,.',; ,,~.., t ,'r--"~ l'/'i;~"---;"[ 'I !, ~I" ··t: 'I r ~, :-«__01: t¡ ,..~t ':"¡i.~.;t :¡ ~--= I ';i¡ '! s~ ' ! P,'~ , '-,~' '~,]";_"" , rtJ¡........._--=~';';..::_~:____.._. I I. ":: \·~i!la . C'-, -~·é-:::... 'L..':L";! L:_u.;:--:- I I >." ", ~~ " " ,. , ' "';El,.,. ,j t"''\õ'i ~~ I'. ;, ! 'J'¡:-Ílh""' 4. 7·! 1~~ :~,' !,' , I,!: ¡ €> ¡ :1 ' '.:;rç-~. 'I , . " .... t II I -~- ".C., '1; ! :. 'If ,¡;;,.1 n" iL:,."·' t, ¡ ": ~ "¡ ,Ii Ie ¡¡ .. ~J . ~-!~f'~;lJ i h ¡' ' þ ',. E. . '.. , I ,. .., . ! ". ' · · [-4;""- , , 'I' i II ! ; ,,:~~:¡:':;- : ¡ It ¡ ! ! I ", ~ .... ". ~"E/ ¡ I :; ~ lì~~'~'-""~'<':I ¡, ~ 't i'", " !'; I t! ~- ! ¡ £. .' II 1 'to ~ _. , i.., '-u_ r. ~, ~j I 1 ~ '!'f£:;L'~'=='=~'i'l '. + !. ,....-~'t.,',...t._..~ , A I j¡t:~=-~~,.[~-~-~ . .if,J'=1:r H I ~i .,..."" r~+, r ;' " 1~! f.-''''_·'.u .... ~""I: : l' "iI :t, ..It--. . i.. " __,=,= , "1'" ..;;':. .. p ,~_..... .-'." U~!l \',. . ¡ ¡ .._".~ !:1, -, """ , " . .- î" ·r _~ -- j "L~ };: 4; ii :i '.' &::\ Ii ... * ~ Ii . ,"',--" .. *: ..,,~ --. , ~¡ : ~ ,~. - -';t; .; ,-, I .~ 1;1 ~ ~. ~ . ~~! ~ v~· :¡ ~::: ~I~·~·;··' ..: a::: w I- Z W o :I:~ Z I-:::J -~ !!!~ .J:o [;So :z o z z -< J: tI) .. - _0.:-- _...... ...;. ~.,.. , f_- ~~ ::: Luk and Associates .99 Taylor Boulevard, Suite 288 1SaI1t Hill, CA 94523 v.,,5) 363~1981 Fa.x: ( 925) 363-5185 April 18. 2003 Job No. 23022-10 TYPICAL SUBDRAIN DETAILS EOUAL -~ ~'.. :-.-' ¡;--- , .. - ~ - - - ~ ~. - ~ ~ .~:.:. f~ " I~ "Nl;:!: -z ~ ~ ~--Ir -' ~_. ~,j ; ,.~~. = . ~ ~ - -.. ~.-"- -" -_-........:....:.";""":-:-_-~_-- _-.:..-....:..~.l...:.....-_- .~ _ ~ ,_. ~. I_! ._i ,~. - - ~._- 3/4" TO 1" DRAIN ROCK -~~ - ,'~, - .~ ................ ,- .~~ ,~ - ~, - - - -. ~ - - ',' ,. --~...........---- ~ _t _ ~ - ~ -" ~,~.- ~.~ ~ ~ - - .~ -. .~ --- ~ . GEOTEXTILE FILTER FABRIC MIRAFI 140N OR EOUIVALENT . 1/2" OPEN-GRAND DRAIN ROCK 1,1 "-- ::!: ~ , ~ "'- ~z :i 12"MIN 4" PERFORATED SDR 35 PVC HOLE F ACE DOW~I. TYPICAL PROVIDE MINIMUM 1 % SLOPE FOR ALL SUBDRAIN PIPE, TYPICAL 11 Civil Engineering Land Planning Surveying NOT TO SCALE ...".~.(~".;...' ". .- ~, -.-....".. .._'~-"~ .-.. --__'---T .~ - __..,. .. _~ _ž:::::-· ~'::'"".- · · · Jun 02 04 10:028 H D RUED 925-825~95G1 H D Rueb STRUCTURAL ENGINEER DRAFT June 1. 2004 Zahn Group Planning and Design 11960 Silvergate Drive. Suite 201 Dublin. CA 94568 ATTN: Andrew Youngmeister RE: Structural Evaluation Shannon Center 11600 Shannon Ave. Dublin, CA Dear Andrew: We have performed a limited structural evaluation of the condition of the existing building. This letter summarizes the findings of the evaluation. Scope The purpose of the evaluation was to make a limited visual inspection of the building and make recommendations for any required remedial work. Primary emphasis of the review was on the current physical condition of the building. Review The following documents were reviewed: a. Drawings A 1-14 by Walter Thomas Brooks. Architect dated 3/25/72. b. Drawings 51-10 by Goplen & Yokoyama, Structural Engineers dated 3/25/72. A site visit was made on May 26. 2004. Description The building is a one~story community center with a partial lower floor. The building was built in approximately 1972. 360 CIVIC DRIVE, SUITE F, PLEASANT HILL. CA 94523. TEL 925-825·9540 FAX 925-825-9561 . E-MAIL STAffeHDRSE.COM r~ p.2 · · · Jun 02 04 JO:02a Î,q p.3 H D RUEB 925-B25-95GJ Zahn Group Planning and Design Structural Evaluation 2 June 1, 2004 DRAFT The roof construction is plywood over wood decking supported on solid wood purlins and girders which are supported on steel frames which are supported on wood posts. The first floor construction is plywood over wood joists supported on concrete grade beams (steel beams and wood bearing walls at the two story portion). The lower level construction is concrete slab-on-grade. The wall construction is a combination of wood studs and ·posts and beams". The foundation construction is continuous concrete grade beams supported on isolated concrete piers. The lateral forces are resisted by the plywood roof and floor diaphragms and plywood shear walls. . Discussion 8. General Structural Appearance The structural appearance of the building appears to be average. There was no significant cracking, settling or other signs of structural distress. The following is a list of items which appeared to be 8 potential problem and require further investigation: 1 . Outriggers at Roof -- The exposed ends of the outriggers may contain dry rot. The flashing, on the exposed ends of the outriggers, should be removed and the outriggers checked for dry rot. Some of the outriggers are supported by bolts hanging from an outrigger above. The top and bottom of the bolts should be checked for dry rot. Many of the outriggers were twisted or warped. This probably occurred shortly after the building was constructed, due to shrinkage of the new wood. This is not a structural problem. 2. Floor Framing at First Roor Over Crawl Space - I understand that during an earlier investigation, by your office, that signs of dry rot were discovered in the floor framing and portions of the lower parts of the wall framing. I also understand that you intend to recommend providing improved waterproofing, drainage and ventilation for the crawl space. I recommend that all of the framing be inspected for dry rot during the construction of these improvements. · · · Jun 02 04 10:028 H D RUED 925-825-9561 Zahn Group Planning and Design Structural Evaluation 3 June 1, 2004 ¡DRAFT 3. Floor Framing at First Floor Over Lower Aoor ~- Signs of dry rot were also discovered in the floor framing during your earlier investigation. I recommend that all of the framing be inspected for dry rot. 4. Exterior Decks & Bridge -- There appeared to be some signs of dry rot in the deck and bridge. I recommend that all the framing be inspected for dry rot. b. Vertical Loads The vertical load carrying capacity of the building appears to be good. The building has been supporting the vertical loads for some 30 years and it seems reasonable to assume that it will continue to perform adequately. c. Lateral Loads We have reviewed the building to determine what, if any. deficiencies existed as compared to the lateral force requirements of the 1970 UBC. We found that the building appeared to be in general conformance with the requirements of the 1970 usc. The lateral force (seismic) requirements of the current (2001 CBC) code are significantly more stringent than the 1 970 USC requirements. It was beyond the scope of this evaluation to determine the deficiencies, and required remedial work to bring the building up to current seismic standards. Based on our experience with similar buildings it is reasonable to assume that the building would not meet the requirements of the 2001 cac. Conclusions/Recommendations a. The general structural appearance and vertical carrying capacity appears to be adequate except as noted in b. The lateral load capacity appears to be adequate for the requirements of the 1970 USC. b. Numerous areas of dry rot end potential dry rot were noted and should be further investigated. c. The building would not meet the seismic requirements of the 2001 cac. Limitations The opinions expressed in this evaluation are based on a limited visual examination of the building and review of the available drawings. No physical testing was performed and limited structural calculations prepared. <Zd) p.4 · · · Jun 02 04 10:038 H D RUED 925-925-9561 Zahn Group Planning and Design Structural Evaluation 4 June 1. 2004 DRAFT The following services were specifically excluded from this report: a. Architectural, mechanical, plumbing or electrical conditions. b. Soil condition or site drainage. c. Termite and dry-rot inspection. This report does not express or imply any warranty of the structure. but only addresses the condition of the portion of the building which was readily observable at the time of the site visit. I hope this provides the necessary information. Please call if you have any comments or questions. Best regards, H. D. Rueb Structural Engineer ~J.5 · · · ~~.- ~.~l~., Shannon Center Building Analysis \~ Dublin, California 1.J(¡lS..~ July 2004 SECTION 6 - OPTION B - New Building on Existing Site This Option would replace the existing Shannon building with a new building of similar size on the existing site. The option would in effect be considered a major renovation, allowing for accelerated agency review requirements. Occupancy under this Option is estimated not earlier than Summer of 2006, assuming a project start date in Fall of2004. The budget for this Option should not be less than $6.8 Million as developed in detail in the cost development section. The existing Shannon Center would be cleared of any known and or suspected hazardous materials can be removed in an approved fashion, followed by demolition of the existing building. With the exception of partial re-use of the foundation system, no re-use of materials is anticipated. By re-using the piers, the construction could be considered a major renovation versus new construction; thus reducing the amount of time and money associated with public agency revIews. Demolition and removal of a significant portion of the immediately surrounding grade and landscaping including decking, courtyard and paved surfaces will allow installation of dewatering system to intercept ground water to the east of the building by the installation of sub-surface catchment system. Drainage discharge would be connected in all cases to stonn drain system or through a grease/sand interceptor directly to the creek. The earthen bank at the south edge, and along the east faces of the southeast comer of the building would be removed. A bentonite type waterproofing system would be installed, with appropriate drainage for the length of the foundation along the south side of the building A 24" to 36" wide section of earth and landscaping along the full building perimeter would be removed to provide for sub-drains. Sheet-type waterproofing membrane, with bentonite protection panels would be installed to exterior concrete footings. A new PVC piped drainage system would be installed to the point of connection or evacuation to creek. A new drainage system and sump pump at the crawl space beneath building and adjacent to lower level would be installed. A topping concrete ("rat-proofing") for the full extent of the crawl space area would be installed. Area vents along north and south sides of building would be incorporated into the building. The drainage corrections would also include removing the existing concrete play area courtyard, filling and compacting the lower courtyard area to level of existing parking. The resulting bank would be landscaped and irrigated away from the building. ADA corrections would include reconstructing the path of travel to remediate abrupt vertical changes greater than 1/2" and slopes and cross slopes in excess of governing codes. Additional signage, in conformance with ADA, would be installed and the parking layout and striping would be corrected for compliance. The bridge and decking issues would be corrected. The siding at bridge guardrail and decking would be removed and replaced with new open metal-type guardrails. The deck sheathing would be replaced with horizontal sheet membrane and lightweight concrete decking over plastic drainage mat. Additional drains would be installed to allow the decking and drainage mat to drain away from the building. Prepared by Zahn Group, Dublin 50 · · · ~'r;jD,.,,·(jf,~ ~~ ~ Shannon Center Building Analysis Dublin, California <Z.~ July 2004 A new 12,300 square foot single story structure would constructed to replace the existing, damaged Shannon Center. New up~graded utility connections for domestic water, stOffil drainage, and sewer are required. A new 1200 amp electrical service would be installed. Due to new materials and methodologies, the City would save on future maintenance and utility costs. This Option would take approximately 26 months from the start of pre·design through construction completion. Prepared by Zahn Group, Dublin 51 œ Shannon Center Building Analysis Dublin, California · OPTION B . NEW BUILDING ON EXISTING SITE · · W _4Z0_ Prepared by Zahn Group, Dublin 'í,/-f July 2004 52 (~ '''44K~;¡ Shannon Center Building Analysis Dublin, California ~ç July 2004 · Shannon Center Building Analysis Option B - Replace Building on Existing Site Design Area (sJ.): 12318 ITEM DESCRIPTION ESTIMATED CONSTRUCTION COSTS HARD COSTS 1 Remove Hazardous Materials 35,000 2 Correct Water Intrusion from Grade / Dewatering and Drainage System 192,222 3 Correct Water Intrusion from Roof and Replace Glazing 0 4 Replace Finish and Damaged Structural Materials 0 5 Repair Decking and Bridge 12,000 · 6 Mechanical and Electrical Upgrades 0 7 Remediate Lower Level 0 8 Remove Existing Building / Site Demolition 80,067 9 New Foundation Waterproofing and Building Construction 3,816,483 10 New Utilities, Paving, and Landscaping 195,104 11 Regrade Site / New Sitework 102,083 12 Utility Fees 20,000 Sub-Total $4,452,959 13 General Conditions, Mobilization, Overhead & Profit, Bonds, Escalation, and Contingencies (20.75%) 923,989 14 Contingency (10% of hard costs) 445,296 Sub-Total $5,822,243 15 Soft Costs for Remedication / New Construction 677 ,356 Sub-Total Hard and Soft Costs for Option B $6,499,599 · Prepared by Zahn Group, Dublin 53 Ei(~~ Shannon Center Building Analysis e¿l.t? "I::» Dublin, California July 2004 · Shannon Center Building Analysis Option B· Replace Building on Existing Site Design Area: 12318 UNIT ESTIMATED ITEM DESCRIPTION UNIT QUANTITY PRICE CONSTRUCT. COSTS HAZARDOUS MATERIAL REMOVAL Remove, asbestos lagging, tiles, lead, and PCB containing materials. Remove pigeon excrement and seal. Allow 35,000 $ 35,000 CORRECT WATER INTRUSION FROM GRADE / DEWATERING AND DRAINAGE 2 SYSTEM Remove earthen berm at south west corner Remove landscaping LS 1 2,000.00 2,000 Remove earth CY 278 87.00 24,167 Remove paving at north and east elevation of building SF 1,680 5.75 9.660 Remove landscaping and earth at perimeter and trench for waterproofing CY 355 95.00 33,725 Remove paving at lower level courtyard SF 660 15.75 10,395 · DEWATERING Foundation drain LF 800 15.00 12,000 Drainage fabric and composite board SF 3,200 6.00 19,200 Backfill foundation drain CY 355 65.00 23,075 D.I.'s Catch Basins EA 3 4,500.00 13,500 D.I.'s Catch Basins EA 6 1,500.00 9,000 Creek outfall LS 1 1,500.00 1,500 Rip-rap LS 1 2,500.00 2,500 Repair landscaping LS 1 4,000.00 4,000 Repair irrigation LS 1 2,500.00 2,500 Provide drainage sump under building LS 12,000.00 12,000 Provide (2) grease/sand interceptors EA 2 6,500.00 13,000 $ 192,222 5 REPAIR BRIDGE Renovate Bridge SF 1,500 8.00 12,000 $ 12,000 REMOVE EXISTING BUILDING I SITE 8 DEMOLITION Remove structure and partial footing. SF 12,318 6.50 80.067 $ 80,067 · Prepared by Zahn Group, Dublin 54 (& ~14I\\Ic~P Shannon Center Building Analysis Dublin, California '6í July 2004 · 9 FOUNDATION WATERPROOFING Prepare new waterproofing system SF 1,560 3.50 5,460 Bentonite system SF 1,560 8.50 13,260 $ 18,720 NEW BUILDING CONSTRUCTION Construct new building on existing site SF 12,318 308.31 3,797,763 $ 3,797,763 10 SITE UTILITIES Electric Allow 20,000 1.00 20,000 Gas Allow 5,000 1.00 5,000 Storm Allow 0 1.00 0 Domestic Water Allow 10,000 1.00 10,000 Fire Water Allow 5,000 1.00 5,000 LANDSCAPING Irrigation SF 14,375 2.00 28,750 · Landscaping SF 13,225 4.50 59,513 CONCRETE AND PAVING Provide rat proofing slab SF 12,318 3.25 40.034 Provide area vents along north and south sides of building EA 6 1.500.00 9,000 Replace concrete walkways EA 1 2,500.00 2.500 Repair paving SF 1,680 6.85 11 ,508 Correct path of travel LS 1 1,500.00 1,500 Correct parking layout and striping LS 1 1,500.00 1,500 Correct ADA deficient signage LS 1 800.00 800 $ 195,104 11 RE-GRADE SITE I NEW $ITEWORK Import soil and grade CY 2,917 35.00 102,083 $ 102,083 · Prepared by Zahn Group, Dublin 55 ~ Shannon Center Building Analysis Dublin, California -t( July 2004 · Shannon Center Building Analysis Option B - Replace Building on Existing Site ITEM Percentage of Total Hard Costs ESTIMATED CONSTRUCTION COSTS 12 GENERAL REQUIREMENTS GENERAL CONDITIONS % of project cost 5.00% $ 222,648 MOBILIZATION, OH & OFF % of project cost 4.00% $ 178,118 OVERHEAD AND PROFIT, BONDS 6.75% $ 300,575 ESCALATION % of construction cost 5.00% $ 222,648 TOTAL GENERAL REQUIREMENTS 20.75% $ 923,989 · 13 SOFT COSTS Add for design documents and construction review 10.00% $ 443,296 Add for printing and advertising 0.28% $ 12,412 Add for Construction Management 5% $ 221,648 TOTAL SOFT COSTS 15.28% $ 677,356 · Prepared by Zahn Group, Dublin 56 · · · f~ Shannon Center Building Analysis \~., Dublin, California ~/¡¡^-~"" ~'1 July 2004 SECTION 7 - OPTION C - New Building on Adjacent Site This option would demolish the existing Shannon Building, and construct a new facility on a portion of the existing parking lot at the southeast corner of the site. The Shannon site would be re-graded, landscaped, and additional parking constructed on the old building site to compensate for parking lost at the new building location. This option has the advantages of providing a visible public landmark, on the relatively flat portion of the site overlooking Shannon Drive and San Ramon Boulevard. Utilities are available and the distance from the creek is maintained. After removing the existing Shannon Center, park functions could continue relatively unimpeded during construction of the new facility. The location of the new Shannon Center is adjacent to a known fault line; the design will require sensitivity to this condition, but should not be considered a detriment to construction. This new location would constitute a completely new construction project and the project be subject to the full range of agency and public review. The agency review procedures will be extensive; this Option generates a 25-month planning, design, bidding, and construction time line. The existing Shannon Center has already been vacated and known and or suspected hazardous materials can be removed in an approved fashion, followed by demolition of the existing building and demolition of existing concrete piers. The existing building site can then be re-graded and filled, and the entire site landscaped. Additional parking would be provided to compensate for parking lost at the new building site. A new single story structure of approximately 12,300 square feet is constructed conforming to current construction methodologies and materials. Construction of this structure can occur during demolition and repair of the existing site. For the new structure, new utility connections for domestic water, storm drainage, and sewer are required. A new 1200 amp electrical service will be provided. The budget for this Option should not be less than $7.5 Million as developed in detail in the cost development section. Prepared by Zahn Group, Dublin 57 (§ Shannon Center Building Analysis Dublin, California · OPTION C ~ NEW BUILDING ON ADJACENT SITE ~ · · Prepared by Zahn Group, Dublin t1'O July 2004 58 (§) Shannon Center Building Analysis Dublin, California ~t July 2004 · Shannon Center Building Analysis Option C - New Construction on Parking Lot Site Design Area (5.1.): 12318 ITEM DESCRIPTION ESTIMATED CONSTRUCTION COSTS HARD COSTS · 1 IRemove Hazardous Materials ..... -".----.---.."'..------------------.-....--..--.-.-.. 2 Correct Water Intrusion from Grade / Dewatering and Drainage System _.,_._",-_..,~_..._",',,,.",,""""".""."'-""_._- 3 Correct Water Intrusion from Roof and Replace Glazing ~--,-,..",,,,,,,",",,""""._'- 4 Replace Finish and Damaged Structural Materials 5 Repair D~~king and Bridge 6 Mechanical and Electrical Upgrades 7 Remediate Lower Level 8 Remove ~~!~ting Buil~il1¡;J§i!e Demolition_ 9 New Foundation Waterproofing and Building Construction 10 ~~_'^' Utilities,_~~~ing, and Landscaping 11 Regrade Site / New Sitework -....-..."'.-"'. ,...,.,.- 12 Utility Fees --- . .----L-------- 35,000 ______~__________.,_~~, 700 I -1······-·- I o .....-."'..-----..-- o 12,000 o o ..-..-----.-----....-.----.."'..". .___J 36,605_ .-..,..-- ----....---....-.."". Sub-Total 3,992,067 55!_, 1 00 ______349,6~! 40,000 _,.5,176,139 13 General Conditions, Mobilization, Overhead & Profit, Bonds, Escalation, and Contingencies (20.75%) 14 Contingency (10% of hard costs) ----.---.""'."'. 1 ,07:4,049 517,614 6,767,801 Sub-Total 15 Soft Costs for Remedication / New Construction 783,823 Sub-Total Hard and Soft Costs for Option C $7,551,624 · Prepared by lahn Group, Dublin 59 @) Shannon Center Building Analysis t1'-'" Dublin, California July 2004 · Shannon Center Building Analysis ODtion C - New Construction on Parkina Lot Site UNIT ESTIMATED ITEM DESCRIPTION UNIT QUANTITY PRICE CONSTRUCTION COSTS 1 HAZARDOUS MATERIAL REMOVAL - EXISTING BUILDING Remove, asbestos lagging, tiles, lead, and PCB containing materials, Remove pigeon excrement and seal. Allow 35,000 $35,000 2 DEWATERING AND DRAINAGE SYSTEM Foundation drain LF 800 15.00 12,000 Drainage fabric and composite board SF 3,200 6.00 19,200 D.I.'s Catch Basins EA 3 4,500.00 13,500 D.I.'s Catch Basins EA 6 1,500.00 9,000 $53,700 5 REPAIR BRIDGE Repair bridge SF 1,500 8.00 12,000 $12,000 8 SITE DEMOLITION - EXISTING BUILDING Remove structure and footings. SF 12,318 8.35 102,855 $102,855 · SITE DEMOLITION - NEW BUILDING Remove existing paving SF 15,000 2.25 33,750 $33,750 9 NEW BUILDING CONSTRUCTION Construct new building on adjacent site SF 12,318 324.08 3,992,067 $3,992,067 10 SITE UTILITIES - NEW BUILDING SITE Electric Allow 35,000 1.00 35,000 Gas Allow 10,000 1.00 10,000 Storm Allow 15,000 1.00 15,000 Domestic Water Allow 12,000 1.00 12,000 Fire Water Allow 15,000 1.00 15,000 NEW PARKING AREA SF 30,000 6.85 205,500 LANDSCAPING SF 28,000 9.45 264,600 $557,100 11 RE-GRADE EXISTING SITE Import soil and grade CY 4,083 35.00 142,917 Irrigation SF 15,000 2.00 30,000 Landscaping SF 15,000 4.50 67,500 EXPANDED PARKING AREA ON EXISTING SITE SF 15,000 6.85 102,750 REPLACE CONCRETE WALKWAYS SF 1,000 6.50 6,500 · $349,667 Prepared by lahn Group, Dublin 60 ~~) '~Ijj!(¢~ Shannon Center Building Analysis Dublin, California ?1~ · July 2004 Shannon Center Building Analysis Option C - New Construction on Parking Lot Site ITEM Percentage of Total Hard Costs ESTIMATED CONSTRUCTION COSTS 12 GENERAL REQUIREMENTS GENERAL CONDITIONS % of project cost 5.00% $ 258,807 MOBILIZATION, OH & OFF % of project cost 4.00% $ 207,046 OVERHEAD AND PROFIT, BONDS 6.75% $ 349,389 ESCALATION % of construction cost 5.00% $ 258,807 TOTAL GENERAL REQUIREMENTS 20.75% $ 1,074,049 · 13 50FT COSTS Add for design documents and construction review 10.00% $ 513,614 Add for printing and advertising 0.28% $ 13,402 Add for Construction Management 5% $ 256,807 TOTAL SOFT COSTS 15.28% $ 783,823 · Prepared by Zahn Group, Dublin 61 t11 RESOLUTION NO. - 04 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING FINDING OF EMERGENCY ALLOWING WAIVER OF COMPETITIVE BID PROCESS AND EMERGENCY CONTRACT FOR LEASE OF MODULAR BUILDINGS WHEREAS, the City commissioned a Building Analysis of the Shannon Community Center in order to develop a comprehensive plan for building upgrades and improvements; and WHEREAS, the report identified a serious problem with water intrusion throughout the building; and WHEREAS, as a result of the water intrusion, it was found that some areas of the building are harboring mold, which resulted in the closure of the facility to preserve the well-being of City staff and facility users; and WHEREAS, the closure of the facility in the interest of public health has created a urgent need to provide alternate space for preschool classes by the end of August in order for the preschool program to resume; and WHEREAS, if the alternate space cannot be provided, the preschool program and numerous classes and programs would be cancelled creating a hardship to those participants who have already enrolled in the programs; WHEREAS, only a local vendor of modular buildings, Mobile Modular, can provide said alternate space prior to the beginning of preschool classes, and compliance with the competitive bidding requirements would prevent the City obtaining and outfitting modular buildings before the beginning of preschool classes. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin pursuant to Dublin Municipal Code Section 2.36.050, finds that an emergency created by the closure of the Shannon Center requires that competitive bidding requirements be waived and an order be placed with the nearest source of supply in order for the modular buildings to be installed at Emerald Glen Park prior to the beginning of preschool classes. BE IT FURTHER RESOLVED that the Council authorizes the City Manager to negotiate and execute a two-year lease agreement with Mobile Modular for an amount not to exceed $125,000. PASSED, APPROVED AND ADOPTED this 20th day of July, 2004. AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk ATTACHMENT 2 CITY OF DUBLIN BUDGET CHANGE FORM t1~" CHANGE FORM # New Appropriations (City Council Approval Required): Budget Transfers: X From Unappropriated Reserves (If Other than General Fund,. Fund No - From New Revenues From Budgeted Contingent Reserve (10800-799.000) Within Same Department Activity Between Departments (City Council Approval Required) . Other Name: Name: Emerald Glen Park Activity Center- Improvements not Buildings $174,285 Account #: Name: Account #: 001.95601.750.050 Name: Emerald Glen Park Activity Center ~ Printing & Binding $400 Account #: Name: Account#: 001.95601.716.000 Name: Emerald Glen Park Activity Center- Furniture & Fixtures $2,500 Account #: Name: Account #: 001.95601.750.061 Name: Emerald Glen Park Activity Center- Contracted Service/Design $5,000 Account #: Account #: 001.95601.740.078 Name: Emerald Glen Park Activity Center- Legal Notice $300 Name: Account #: 001.95601.728.000 Name: Emerald Glen Park Activity Center - Plan Check/Inspections (Salary/Benefits) $500 Account #: Account #: 001.95601.701.001 ASD/Fin Mgr '1-~. k--c--- Signature Date: "1 1 J"1' 0 VI REASON FOR BUDGET CHANGE ENTRY: To provide funding for installation of modular buildings at Emerald Glen Park and modifications to Library lobby for public service counter. .~ City Manager: ~....¿/ (,._.-C.\..i C· 4' ", .. I,.~i\ "'" Signature Date: ~/\ </(\7 As approved at the City Council Meeting on: Date: Mayor: Date: Signature Posted By: Date: Signature ATTACHMENT 3 t'fIpÐb q0 CITY OF DUBLIN CONTRACT CHANGE ORDER NO. 26 PROJECT: Emerald Glen Phase II Contract No. 03-05 TO: ValleyCrest Landscape Development PAGE 1 OF 1 AGREEMENT DATED June 3,2003 between ValleyCrest Landscape Development and the City of Dublin You are hereby directed to make the herein described changes from the scope of services or do the following described work not included in the scope of services on this contract. NOTE: This chanl!e order is not effective until approved bv the Citv Manal!er Description of work to be done, estimate of quantities, and prices to be paid. Segregate between additional work at contract price, agreed price and force account. Unless otherwise stated, rates for rental of equipment coyer only such time as equipment is actually used and no allowance will be made for idle time. Change requested by: The City of Dublin I. Install Sewer Lateral and Utility trench for new Temporary Buildings. COST INCREASE: 23,392.32 SUBMITTED BY: APPROVAL RECOMMENDED BY APPROVED BY Diane Lowart Date Parks & Community Services Director Melissa Morton Public Works Director Date Richard C. Ambrose City Manager Date We, the undersigned contractor, have given careful consideration to the change proposed and hereby agree, ifthis proposal is approved, to all terms of this change order, and to provide all equipment and furnish all materials except as may otherwise be noted above, and to perform all services necessary for the work above specified, and to accept as full payment the prices and time extensions shown above for any and all cost and time impacts resulting from this change order. Accepted, Date Contractor: ValleyCrest Landscape Development By Title ATTACHMENT 4