Section I Santa Rosa Park Executive Summary

Transcription

1 Facility Condition Assessment 2014 Section I Santa Rosa Park Executive Summary In , the Consultant conducted initial facility condition assessment data collection at the County of Santa Barbara, with specific attention to Santa Rosa Park structures and grounds. Santa Rosa Park was initially assessed for deficiencies, and the grounds and each building system were assigned a condition code that reflects the overall usability of the systems. The condition code is based on the reliability of the systems and reflects the first-hand observations of the Consultant and its knowledge of grounds and building systems. The condition codes possess, by nature, a subjective element. The condition codes for most of the systems were 2.0 ( poor ). The restroom structure has been recommended for demolition. Examination of the County s current funding model shows that the current annual spend of approximately $500 for Santa Rosa Park falls below required levels and is not sustainable. Given current industry-accepted spend rates and modeling scenarios for Santa Rosa Park, the Consultant has suggested an annual spend of 2% to 4% of the current replacement value (CRV) of the County s facilities. Based on the CRV of approximately $376,000, the suggested annual spend should fall between approximately $7,500 and $15,000. The econometric model for Santa Rosa Park projects a total of $126,900 in deferred maintenance. Out of this, the Consultant has identified deficiencies that resulted in the generation of some 5 projects totaling $501,500 in probable costs. These projects have been further prioritized according to their urgency and have been assigned to suggested funding years 1-3, to years 4-6, and to outlying years The identified project work provides the near-term funding projections derived from the econometric model with a degree of granularity. The Consultant s opinions of these probable costs are based on a variety of methods that reflect the complex nature of the County s facilities, the environment of the County of Santa Barbara, and the local market conditions. Standard industry costing references often served as the starting point in developing budgetary estimates, though difficulty of access, compressed project schedules, and the generally high cost of contractor services all informed the final opinion of probable cost. Some of the larger associated projects include: Pavement Refurbishment - $97,000 Restroom Reconstruction - $400,000 The Facility Condition Index (FCI) represents a standard means of assessing the relative condition of buildings, systems, and assets among geographically-dispersed sites. The metric is a ratio of the required repairs and project work to the building s current replacement value (CRV). The resulting percentage expresses the deficit (deferred repairs and maintenance) against the building s value. The lower the FCI, the better is the building's condition. The FCI for Santa Rosa Park is approximately 34% for the pavements and structures, which corresponds to poor on the FCI scale. The pavements were also rated according to the ASTM D Standard Practice for Roads and Parking Lots Pavement Condition Index Surveys. This method is based on the Pavement Condition Index (PCI), which Page 1 of 2 Section I Executive Summary Copyright 2014 Roy Jorgensen Associates, Inc.

2 Facility Condition Assessment 2014 employs a numerical index between 0 and 100 (0 being the worst and 100 being the best) and is an employed standard to indicate pavement condition. This methodology is widely used in transportation civil engineering. It is a statistical measure and requires manual survey of the pavement and calculation methods. The PCI value for the paved area area is 28, or very poor condition. The assessment for the associated park grounds and playground equipment indicates a high level of maintenance: specifically at the lower range of Mode 1 as established by the National Recreation and Park Association (NRPA), which is considered a high level operating standard for municipal parks and recreation systems. With respect to the playground equipment, however, only two (2) out of six (6) playgrounds were found to be in compliance with California Playground Safety Regulations (CPSR). Sixteen (16) renovation projects were identified for the Waller Park grounds and play areas. Some of the principal renovation projects noted for Waller Park include the following: Play Area Renovation - $1,500,000 Group Table Replacement - $340,000 Baseball Field Renovation - $900,000 Details regarding the findings relevant to the park grounds and play areas appear as a separate supplement in Appendix C of the following report. Page 2 of 2 Section I Executive Summary Copyright 2014 Roy Jorgensen Associates, Inc.

3 Section Three Audit and Conditions Building Information: Building Name: Gross Square Footage: D2200: Santa Rosa Park Grounds, 5925 Santa Rosa Road, Lompoc, CA 915,000 Construction Date: Acreage: 21 General: System Element System Description Significant Deficiencies Condition Code SITE Site: Landscaping, irrigation systems, site utilities (i.e., gas mains, water and sewer mains, electrical service), rail spurs, and pavements adjacent to and constructed as part of the facility (i.e., sidewalks, parking lots, access roads) security and site lighting. The overall condition of the asphalt pavement is bad. Alligator cracking, potholes, bumps, sags, shoving and rutting were noted. 2.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. NA 0.0 EXT ROOF Exterior: Non-structural exterior wall construction, steel stud and dryvit, face brick veneer, stone veneer, siding (metal, fiberglass, etc.). Exterior coatings, and sealants, windows, and doors, louvers, grilles, screens, and awnings. Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. NA 0.0 NA 0.0

4 System Element MECH ELEC PLUMB CONV INTF System Description Significant Deficiencies Condition Code Mechanical Systems: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Plumbing Systems: Water and sewer systems, including pumps and plumbing fixtures, fire protection piping and pumps, process piping systems (natural gas, compressed air, chilled water, medical gases, etc.). Conveyance Systems: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. NA 0.0 NA 0.0 NA 0.0 NA 0.0 NA 0.0 Narrative: Santa Rosa Park is 21 acres of hillside land. The park features picnic areas with BBQ grills and benches, a playground, horseshoes, and a volleyball court. There are restrooms, but they are in poor condition and are currently closed off. The park s asphalt pavement exhibits significant deficiencies throughout and will require extensive remediation. Overall, the park grounds are in poor condition. Pavement (G2010 & G2020) Subsystem Element Narrative: The site comprises asphalt pavement for the park of approximately 153,100 square feet. The parking lot surveys were completed using the ASTM D Standard Practice for Roads and Parking Lots Pavement Condition Index Surveys. This method is based on the Pavement Condition Index (PCI), which employs a numerical index between 0 and 100 (0 being the worst and 100 being the best) and is used to

5 indicate the condition of a pavement. This methodology is widely used in transportation civil engineering. It is a statistical measure and requires manual survey of the pavement and calculation methods. The PCI is converted into condition codes of 1 to 5 (1 being the worst and 5 being the best). The PCI value for the pavement is 28 and is in serious condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $ Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

6 Section Three Audit and Conditions Building Information: Building Name: Gross Square Footage: D22003: Santa Rosa Park Men s Restroom, 5925 Santa Rosa Road, Lompoc, CA 180 Construction Date: 1955 Acreage: 21 General: System Element System Description Significant Deficiencies Condition Code SITE Site: Landscaping, irrigation systems, site utilities (i.e., gas mains, water and sewer mains, electrical service), rail spurs, and pavements adjacent to and constructed as part of the facility (i.e., sidewalks, parking lots, access roads) security and site lighting. (The SITE system element was evaluated as part of Santa Rosa Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Front patio area is in poor condition. Flat stone and concrete floor is cracking, mostly at the grout joints. The wood of the two benches has degraded to the point that the benched are unusable. 2.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. From view of the exterior, extensive dry rot and deterioration of the wood framing is evident. 2.0 EXT Exterior: Non-structural exterior wall construction, steel stud and dryvit, face brick veneer, stone veneer, siding (metal, fiberglass, etc.). Exterior coatings, and sealants, windows, and doors, louvers, grilles, screens, and Stucco siding shows some areas of disintegration. Exterior wood is in poor condition. Windows are boarded up. 2.0

7 System Element System Description Significant Deficiencies Condition Code ROOF awnings. Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Flat roof with composition shingles appears to be in adequate condition. 3.0 MECH Mechanical Systems: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Not applicable. 0.0 ELEC PLUMB Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Plumbing Systems: Water and sewer systems, including pumps and plumbing fixtures, fire protection piping and pumps, process piping systems (natural gas, compressed air, chilled water, medical gases, etc.). Unable to inspect system, as building was closed off. - Unable to inspect system, as building was closed off. - CONV Conveyance Systems: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. Not applicable. 0.0 INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Unable to inspect system, as building was closed off. - Narrative: The Men s and Women s Restroom buildings were built at the same time, are of the same type of wood and masonry construction, and are roughly in the same overall condition. Both are situated on an incline and have small stone patio areas with two fixed benches in the front. The buildings appear very dilapidated and ready to be torn down; they have been boarded up due to their very poor condition. It is recommended that a complete inspection be conducted and the buildings demolished and replaced if it is confirmed that they are beyond reasonable repair.

8 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $ Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

9 Section Three Audit and Conditions Building Information: Building Name: Gross Square Footage: D22003: Santa Rosa Park Women s Restroom, 5925 Santa Rosa Road, Lompoc, CA 180 Construction Date: 1955 Acreage: 21 (Site) General: System Element System Description Significant Deficiencies Condition Code SITE Site: Landscaping, irrigation systems, site utilities (i.e., gas mains, water and sewer mains, electrical service), rail spurs, and pavements adjacent to and constructed as part of the facility (i.e., sidewalks, parking lots, access roads) security and site lighting. (The SITE system element was evaluated as part of Santa Rosa Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Front patio area is in poor condition. Flat stone and concrete pavement is cracked with weeds sprouting through. The wood of the two benches has been removed. 2.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. From the exterior, extensive dry rot and deterioration of the wood framing are evident. 2.0 EXT Exterior: Non-structural exterior wall construction, steel stud and dryvit, face brick veneer, stone veneer, siding (metal, fiberglass, etc.). Exterior coatings, and sealants, windows, and doors, louvers, grilles, screens, and awnings. Stucco siding shows some areas of disintegration. Exterior wood is in poor condition. Windows are boarded up. 2.0

10 System Element System Description Significant Deficiencies Condition Code ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Flat rolled composition roof appears to be in adequate condition. 3.0 MECH Mechanical Systems: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Not applicable. 0.0 ELEC PLUMB Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Plumbing Systems: Water and sewer systems, including pumps and plumbing fixtures, fire protection piping and pumps, process piping systems (natural gas, compressed air, chilled water, medical gases, etc.). Unable to inspect system, as building was closed off. - Unable to inspect system, as building was closed off. - CONV Conveyance Systems: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. Not applicable. 0.0 INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Unable to inspect system, as building was closed off. - Narrative: The Men s and Women s Restroom buildings were built at the same time, are of the same type of wood and masonry construction, and are roughly in the same overall condition. Both are situated on an incline and have small stone patio areas with two fixed benches in the front. The buildings appear very dilapidated and ready to be torn down; they have been boarded up due to their very poor condition. It is recommended that a complete inspection be conducted and that the buildings be demolished and replaced if it is confirmed that they are beyond reasonable repair. Facility Condition Index:

11 Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $ Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

12 Sub-Section C Santa Rosa Park Analytics The County of Santa Barbara has requested a twenty-year outlook for its facilities costs. The current section of the report discusses the opinions of probable costs for the long-term outlook derived through two related methodologies: Observed evidence of deferred maintenance and facility deterioration that are prioritized for the nearterm years 1through 10 (year cohorts 1-3, 4-6, 7-10), and The development of a customized econometric model to project ongoing costs for both the near-term years and outlying years. The field data collection process is effective in gleaning detailed information regarding the current condition of the County facilities, from which one can generate costing information with a high degree of granularity. This granularity is in the form of defined projects with detailed scopes of work to address recorded deferred maintenance items. Prioritized, these projects fall into years 1 through 10 and provide managers with a partial map for remediation and maintenance efforts required to preserve the facilities. A summary list of these projects appears in Appendix 2. For full annual projections, the Consultant has relied on an econometric model that is founded on an industry best practice methodology, one that incorporates the unique nature of the County s facilities and historical costing data provided to the Consultant by County managers. For the near-term years, 1 through 10, the econometric model is supplemented by identified project work defined through field data collection. As indicated above, the field data provide granularity and detail to the econometric model projection for nearterm years, with decreasing granularity as one reaches outlying year 10. As an illustrative example of this principle, the econometric models projects accumulated deferred maintenance (ADM) for Santa Rosa Park of $126,925 of which the field data collection has identified some $501,500 in detailed project scope of work. As illustrated in the accompanying graphs, the grounds contribute the most to the ADM requirements. Likewise, the site system element contributes the greatest portion to the ADM by systems element.

13 Santa Rosa Park Current Replacement Value (CRV) and Condition Index (FCI) The Facility Condition Index (FCI) measures the accumulated deferred maintenance against the current replacement value (CRV) of the property. The estimated CRV for the Santa Rosa Park is approximately $376,500. The CRV is projected to approximately $726,000 in budget year FY34/FY35. The accompanying graphic illustration shows the composition of the CRV according to building and to grounds. Based on the amount of accumulated deferred maintenance (approximately $126,900), the current FCI is calculated at approximately 34% ( very poor ). Of this overall FCI, all buildings within the group exhibit very large individual FCIs. Assuming the current annual funding level of $500, the increase in accumulated deferred maintenance rises from $126,900 in FY13/14 to $751,500 by FY34/35. Assuming that the existing funding levels continue, the FCI will correspondingly increase to 104% ( off-the-chart ) at the end of the modeling period, SBC budget year FY34/FY35. This is an unsustainable course and one resulting in a greater accumulated cost of repairs than that value of the assets themselves.

14 The relationship between the accumulated deferred maintenance and sustainment level funding is illustrated in the graph below. For the Santa Rosa Park, current funding can never keep pace with the rate of deterioration. While the funding level is discretionary, the factors in the growth of deferred maintenance include: The difference in recommended sustainment funding and actual sustainment funding The nominal rate of inflation The physical plant deterioration rate An Econometric Model for the Santa Rosa Park Projections of suggested funding levels have been generated utilizing a customized econometric model. The econometric model is specific to Santa Rosa and takes into account the unique nature of the County s facilities, the current conditions and maintenance backlog, and any historical costing data provided to the Consultant by the County. The models are used to produce projections of renewal capital and accumulated deferred maintenance. The opinions of probable cost are based upon an econometric representation of eight variables using two different approaches to addressing the funding requirements of the facilities: 1. Generally-accepted funding levels across all facility types 2. Targeted funding levels to address specific FCI goals Examining both of these approaches will provide the County with greater industry perspectives on sustainment funding, as well as a variety of funding options for addressing the County s long-range strategic interests relative to its facility requirements.

15 Minimum High-Low Sustainment Funding A fundamental premise of the econometric model created for the County of Santa Barbara is that a minimum level of ongoing funding is required in order to maintain the integrity and reliability of the County s physical assets. This premise is reflected in the necessity of planned maintenance work activities that are typically funded through an annual budget cycle to support the assets continuing performance and projected lifecycle. The normal, routine maintenance that is performed on capital assets, such as buildings and fixed assets, generally includes deficiencies that are low in relative cost and that are normally addressed as part of the annual operation and maintenance (O&M) funding, excluding actions that expand the capacity of the asset beyond its original functional intent. The industry broadly maintains that a minimum sustainment funding of 2% to 4% of the CRV is required in most facility environments. For Santa Rosa this corresponds to a calculated spend between approximately $7,500 and $15,000 based on the current CRV. Current spend is estimated at approximately $500 for year 1, though the County does not strictly account for costs by building, such that this figure remains inexact. The model also allows one to separate the components of these costs segregating them according to operating expense, project expense, and capital expense. For FY13/14, these are summarized below. The table below maps out the high (2%) and low (4%) funding options by fiscal year with the associated CRV, ADM, and FCI.

16 Targeted Funding Levels to Address FCI The second approach bases funding levels on suggested FCI targets. Three funding scenarios have been modeled as alternates for consideration. Scenario 1 moves the Facility Condition Index from 34% to a forward average of 29%, which is still considered very poor. This scenario will require the investment of $465,000 over a 20-year planning horizon. Scenario 2 improves the Facility Condition Index to 14% ( poor ) at the end of the 20-year planning horizon. This scenario will require an investment of $536,800 during the modeling period. Scenario 3 The third scenario improves the portfolio FCI to a forward average of 8%, or fair and requires approximately $571,400 in sustainment funding over the 20-year planning horizon. The relationship between the FCI and the sustainment level funding required for each of the three scenarios is represented graphically below, as well as a table with the specific annual funding requirements.

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