Section I Lookout Park Executive Summary

Transcription

1 Facility Condition Assessment 2014 Section I Lookout Park Executive Summary In , the Consultant conducted initial facility condition assessment data collection at the County of Santa Barbara, with specific attention to Lookout Park structures and grounds. Lookout 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 range from 2.0 ( poor ) to 4.0 ( good ), with most around 3.5 ( fair-good ). Examination of the County s current funding model shows that the current annual spend of approximately $52,200 for Lookout Park falls below required levels and is not sustainable. Given current industry-accepted spend rates and modeling scenarios for Lookout 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 $2.61 MM, the suggested annual spend should fall between approximately $52,200 and $104,300. The econometric model for Lookout Park projects a total of $54,900 in deferred maintenance. The Consultant has identified deficiencies that resulted in the generation of some 9 projects totaling $417,000 in probable costs for years 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 - $394,600 Pergola Replacement - $15,000 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 Lookout Park is approximately 2% for the pavements and structures, which corresponds to excellent/very good 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 is 29, or serious 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: D50000: Lookout Park Grounds, 15 Lookout Park Road, Summerland, CA 34,848 Construction Date: 1974 Acreage: 4 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. The pavement shows alligator cracking, potholes, patching and weathering/raveling. The rest of the site system is in fair condition, overall. 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: Lookout Park is a small park located at the top of a beachside cliff. The park features beach access, hiking trails, playground, horseshoes, restrooms, and picnic areas with BBQ grills, benches and tables. The grounds of the park are in fair to poor condition, overall. Pavement (G2010 & G2020) Subsystem Element Narrative: The site comprises asphalt pavement for the park of approximately 3,960 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 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

5 converted into condition codes of 1 to 5 (1 being the worst and 5 being the best). The PCI value for the pavement is 29 and is in serious condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $2,160,576 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: D50001: Lookout Park Restrooms, 15 Lookout Park Road, Summerland, CA 300 Construction Date: 1971 Acreage: 4 (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 Lookout Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The surrounding concrete pavement has no major defects. 4.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. The structure appears to be in good condition. 4.0 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 There is a hole in a screened opening. The fasciae show some weathering. The door frames exhibit rust and finish failure. Downspout is in need of repair

7 System Element System Description Significant Deficiencies Condition Code MECH openings, skylights, gutters, and flashing. Mechanical Systems: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Ventilation system is in good condition. 4.0 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. No significant defects were found. 4.2 PLUMB 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.). Piping and toilet flush valves exhibit corrosion. 3.5 CONV Conveyance Systems: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. NA 0.0 INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Paint is failing near an entrance and around the base of the walls. 3.8 Narrative: The Lookout Park Restroom building is comprised of block wall with a flat wood roof frame. Defects seen from the exterior of the building include a damaged screened opening and a large hole in the downspout. The interior consists of painted roof sheathing and framing, painted block wall, metal partitions, and concrete floors with drains. The paint of the interior wall is flaking in some areas and some of the plumbing is notably corroded. The building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

8 Current Replacement Value (CRV) Not Calculated $58,937 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: D50003: Lookout Park Carport & Storage, 15 Lookout Park Road, Summerland, CA 273 Construction Date: 1970 Acreage: 4 (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 Lookout Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall. - STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Most of the wood framing appears aged, though is without any areas of notable damage. The concrete slab under the overhang has a large crack. 3.8 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. A fascia board has a spot of paint damage. 3.8 Small section of drip edge is damaged. 3.5

10 System Element System Description Significant Deficiencies Condition Code 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. NA 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.). The florescent light fixtures are corroded. 3.5 No significant deficiencies were found. 4.0 CONV Conveyance Systems: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. NA 0.0 INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Nearly all framing, insulation, and decking of the walls and roof are exposed. There are some cracks in the finished concrete. 3.8 Narrative: The Lookout Park Carport and Storage building is a wood-framed structure with board and batten siding and a ballasted flat roof. There is an overhang in the front and the building rests on concrete slab with a finished surface. There is mild damage visible on the fasciae and roof edge. There are also notable defects in the interior light fixtures and concrete floor. The building is in fair condition overall. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $16,817

11 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

12 Facility Condition Assessment 2014 Sub-Section C Lookout 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 near-term 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 Lookout Park of $54,900. Supplementing this, the field data collection has identified some $417,000 in detailed project scope of work for years As illustrated by the accompanying graph, the grounds contribute the largest percentage (nearly 75%) of the overall ADM for the group. Among the various system elements, site contributes the greatest portion (43%) to the overall accumulated deferred maintenance.

13 Facility Condition Assessment 2014 Lookout 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 Lookout Park is approximately $2.61 MM. The CRV is projected at approximately $5.03 MM 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 $54,900), the current FCI is calculated at approximately 2% ( excellent/very good ). Of this overall FCI, most buildings within the group exhibit individual FCIs under 3% ( very good ), whereas the mobile home lies at 6.7% ( fair ). Assuming the current annual funding level of $52,200, the increase in accumulated deferred maintenance rises from $54,900 in FY13/14 to $3.41 MM by FY34/35. Assuming that the existing funding levels continue, the FCI will correspondingly increase to 68% ( off-thechart ) at the end of the modeling period, SBC budget year FY34/FY35. This is an unsustainable course. The relationship between the accumulated deferred maintenance and sustainment level funding is illustrated in the graph below. For Lookout 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:

14 Facility Condition Assessment 2014 The difference in recommended sustainment funding and actual sustainment funding The nominal rate of inflation The physical plant deterioration rate An Econometric Model for Lookout Park Projections of suggested funding levels have been generated utilizing a customized econometric model. The econometric model is specific to Lookout Park 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 Facility Condition Assessment 2014 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 Lookout Park this corresponds to a calculated spend between approximately $52,200 and $104,300 based on the current CRV. Current spend is estimated at approximately $52,200 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.

16 Facility Condition Assessment 2014 The table below maps out the high (2%) and low (4%) funding options by fiscal year with the associated CRV, ADM, and FCI. 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 to approximately 12%, which is considered poor. This scenario will require the investment of $2.01 MM over a 20-year planning horizon. Scenario 2 moves the Facility Condition Index 6% ( good/fair ) at the end of the 20-year planning horizon. This scenario will require an investment of $2.61 MM during the modeling period. Scenario 3 The third scenario improves the portfolio FCI to 4%, or very good/good and requires approximately $2.70 MM 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.

17 Facility Condition Assessment 2014