Section I Jalama Beach Park Executive Summary

Transcription

1 Section I Jalama Beach Park Executive Summary In , the Consultant conducted initial facility condition assessment data collection at the County of Santa Barbara, with specific attention to Jalama Beach Park structures and grounds. Jalama Beach 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 3.5 ( fair ), with conditions as high as 4.2 (good) and as low as 2.0 (poor). Examination of the County s current funding model shows that the current annual spend of approximately $89,500 for Jalama Beach Park are in excess of required levels and is sustainable exceptional with the County s portfolio. Given current industry-accepted spend rates and modeling, 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 $2.06 MM, the suggested annual spend should fall between approximately $41,300 and $82,600 for year 1. The econometric model for Jalama Beach Park projects a total of $237,800 in deferred maintenance. The Consultant has identified deficiencies that resulted in the generation of some 32 projects totaling $1.84 MM 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 - $1,692,000 Residence #4 Demolition and Re-Build - $109,000 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. Whereas the FCI for Jalama Beach Park is currently at approximately 12% for the pavements and structures, which corresponds to poor on the Page 1 of 2 Section I Executive Summary Copyright 2014 Roy Jorgensen Associates, Inc.

2 FCI scale, the current funding level will more than address the projected renewal requirements and result in an FCI of 4% (very good) at the end of the 20-year outlook. 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 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 28, or serious condition. 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 Audit and Conditions Building Information: Building Name: Gross Square Footage: Construction Date: D24000: Jalama Beach Park Grounds, 9999 Jalama Road, Lompoc, CA 1,024, Acreage: 23.5 General: 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 poor. Alligator cracking, potholes and rutting are present. 2.5 STRUC EXT ROOF Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. 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. Not Applicable Not Applicable Not Applicable

4 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Not Applicable ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Not Applicable PLUMB Plumbing s: 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.). Not Applicable CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. Not Applicable INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Not Applicable Narrative: Jalama Beach Park was the result of a donation of 23.5 acres from Atlantic Richfield Company to the County of Santa Barbara in Land near Jalama Creek was once a Chumash Indian settlement called Halama. The park includes roughly 100 camp sites each with a picnic table and BBQ pit, a shower building with 10 showers, picnic areas, a playground, 5 restrooms, cabins, and a store and grill. Significant deficiencies are present in the park s asphalt pavement. The park grounds are in poor condition overall. Pavement (G2010 & G2020) Subsystem Narrative: The site comprises asphalt pavement for the park of approximately 12,800 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 $310,582 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

6 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24006: Jalama Beach Park Store Storage Shed 2, 9999 Jalama Road, Lompoc, CA 240 Construction Date: 1980 Acreage: 23.5 (Site) General: 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 Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall. - STRUC EXT ROOF Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. 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. Wood-framed structure is in good condition. 4.5 No significant defects were noted during inspection. 4.0 No significant defects were noted during inspection. 4.0

7 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. The exterior of the pumping plant panel has extensive corrosion. 3.5 PLUMB Plumbing s: 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.). Pump and piping junction exhibit corrosion and evidence of a slight leak. 3.5 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Narrative: This storage shed has wood panel siding with metal trim and a pitched asphalt shingle roof over its wood frame. The interior is unfinished and the framing, sheathing, and concrete slab are exposed. The shed is a water treatment plant that houses tanks, pumps, and electrical controls and distribution. A pump and the connected joint have corroded and surrounding stains indicate leaking. Also, while the rest of the electrical system is like new, the outside of a panel is heavily corroded. Aside from these significant deficiencies, the building is good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $13,262

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

9 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24007: Jalama Beach Park Store Storage Shed 3, 9999 Jalama Road, Lompoc, CA 64 Construction Date: 1980 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Small section of wood fence shows only superficial weathering. Wood panels that serve as a ramp have failing paint and a few cracks 3.8 STRUC EXT Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. 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. Wood boards on which the shed rests are decaying. 3.8 Some plywood panel and trim need replacement. 3.0

10 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. No significant defects were noted. 4.0 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. The outlet needs a cover plate. 3.8 PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. The floor has dirt and debris. 3.8 Narrative: This storage shed is adjacent to the Residence Garage and is a wood structure with plywood panel and trim siding and an asphalt shingle roof. The siding is in need of some repair and the boards that the building rests on are beginning to disintegrate. The interior walls are of wood panel and trim. A notable amount of debris has collected on the floor. Overall, the building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

11 Current Replacement Value (CRV) Not Calculated $3,536 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

12 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24008: Jalama Beach Park Store Storage Shed 4, 9999 Jalama Road, Lompoc, CA 32 Construction Date: 1980 Acreage: 23.5 (Site) General: 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 Jalama Beach 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. Wood structure is like new 5.0 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. Only very minor surface damage was seen during inspection 4.2 No major defects were noted during inspection. 4.0

13 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Narrative: Storage Shed 4 is a small, basic wood structure with grooved plywood panel and trim siding, a hollow wood door, and a pitched roof with composition shingle covering. The framing and sheathing is exposed in the interior as there are no walls, ceiling or floor covering. The building is in very good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $3,536 Accumulated Deferred Not Calculated $

14 Maintenance Building (Facility) Condition Index (FCI) Not Calculated %

15 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24009: Jalama Beach Park Restroom #1, 9999 Jalama Road, Lompoc, CA 246 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Front section of wood fencing that faces east is leaning considerably. 3.5 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Foundation and concrete walls are without major defects. Woodframed roof appears to be in good condition. 4.0 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. Exterior is in fair to good condition. Some cleaning would enhance the appearance. 3.8 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and Flat roof system with louvered clerestory is in fair to good condition. 3.8

16 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical wiring and lighting appears to be in fair to good condition. 3.8 PLUMB Plumbing s: 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.). Toilet and sink fixtures look relatively new. Piping and fittings have corroded to a notable extent in the marine environment. Sloan valves need replacement. 2.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. No significant defects, though interior is very dirty. Cleaning and touchup patching and painting would better the condition. 3.2 Narrative: Restroom is composed of concrete walls with a wood-framed roof resting on top that has a large wood louvered clerestory in the center. The floors are of ceramic tile and the plumbing fixtures appear relatively new. The most notable defects are in the plumbing which is particularly vulnerable in the corrosive salt air environment. The interior shows less than adequate cleaning maintenance. Overall, the building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

17 Current Replacement Value (CRV) Not Calculated $76,029 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

18 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24010: Jalama Beach Park Restroom #2, 9999 Jalama Road, Lompoc, CA 246 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Faulting has occurred at a slab joint in the sidewalk leading to the entrance. 3.5 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. The visible portions of the building's foundation, walls, and roof seem to be in fair to 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 openings, skylights, gutters, and No significant defects found. Exterior is in fair to good condition. 3.8 Flat roof system with a clerestory is in fair to good condition. 3.8

19 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical wiring and lighting appears to be in fair to good condition. 3.8 PLUMB Plumbing s: 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 fittings have corroded to a notable extent in the marine environment. Flush valves need replacement. Toilet and sink fixtures look relatively new. 2.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. No significant defects, though interior is somewhat dirty. Cleaning and touchup painting would better the condition. 3.5 Narrative: Restroom is composed of concrete walls with a wood-framed roof resting on top that has a large wood louvered clerestory in the center. The most notable defects are in the plumbing, which is particularly vulnerable in the corrosive salt air environment. The ceramic tile floor is dirty with mineral build-up. Overall, the building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $79,425

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

21 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24009: Jalama Beach Park Restroom #3, 9999 Jalama Road, Lompoc, CA 197 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Parks 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. Building appears structurally sound with deterioration that is chiefly superficial. 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 openings, skylights, gutters, and flashing. The wood and concrete exterior is in fair condition. Wood cornice has noticeably degraded. Concrete wall has a few hairline cracks and is slightly chipped along the top edge. 3.5 Flat roof seems to be in good condition. 4.0

22 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical system seems to be in good condition. 4.0 PLUMB Plumbing s: 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.). Plumbing system is in poor condition. Plumbing pipes and fittings show corrosion while the sinks and toilets seem fairly new. Flush valves are leaking and vent pipe is severely deteriorated. 2.5 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. No significant deficiencies, though interior walls and floor are stained and dirty. 3.5 Narrative: This small restroom with concrete block walls and a wood framed roof is in an overall condition of fair. The exterior wood needs some repair. The plumbing system has suffered in the marine environment; the flush valves need to be replaced as does the ventilation pipe. The building could use better janitorial care. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $79,424 Accumulated Deferred Not Calculated $

23 Maintenance Building (Facility) Condition Index (FCI) Not Calculated %

24 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24012: Jalama Beach Park Restroom #4, 9999 Jalama Road, Lompoc, CA 197 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Surrounding pavement is stained but in fair to good condition. 3.8 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Building appears structurally sound with deterioration that is chiefly superficial. 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 Exterior concrete wall is dirty and spalling slightly around the top edge. Wood around the doors needs repair and painting. 3.2 Flat roof seems to be in fair to good condition. 3.8

25 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical system seems to be in good condition. 4.0 PLUMB Plumbing s: 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 fittings are in poor-fair condition due to corrosion. Toilet flush valves are leaking on both sides of the restroom. 2.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior walls and floor are very dirty and stained. Wood trim is degraded in some areas and screened opening needs some repair. 3.0 Narrative: Small concrete block and wood restroom is in fair overall condition. Interior and exterior require cleaning, minor to moderate wood repair, and painting. Marine environment has damaged some of the plumbing which now needs to be replaced with corrosion resistant material. Sealing the cement floor surface will prevent deterioration from the dirt and moisture along with the associated foot traffic. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

26 Current Replacement Value (CRV) Not Calculated $61,553 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

27 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24013: Jalama Beach Park Restroom #5, 9999 Jalama Road, Lompoc, CA 197 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Surrounding pavement shows 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. Building appears structurally sound with deterioration that is chiefly superficial. 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 openings, skylights, gutters, and Exterior concrete wall is spalling slightly all around the top edge. Wood doors and frames need painting. 3.8 Flat roof seems to be in good condition. 4.0

28 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical system appears to be in good condition. 4.2 PLUMB Plumbing s: 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.). Pipe and fittings are in poor condition due to corrosion. Toilet flush valves are leaking on both sides of the restroom and the vent pipe is corroded. 2.5 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior walls and floor are very dirty and stained. 3.5 Narrative: This small concrete block and wood structure restroom is in fair overall condition. The marine environment has damaged the plumbing and sections of it need to be replaced with corrosion resistant material. The interior should be cleaned and painted and the surface of the concrete floor should be sealed. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $51,367

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

30 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24014: Jalama Beach Park Shower Building, 9999 Jalama Road, Lompoc, CA 400 Construction Date: 1992 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The surrounding sidewalk has only one noticeable crack. 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. Foundation, cement block walls and wood roof framing look on the surface to be in good condition. 4.2 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 The metal covering several of the wood door frames has corroded and some of the exposed wood has deteriorated. 3.2 Metal panel roofing is in good condition. 4.2

31 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical service and distribution panels, disconnects and controls are in fair condition. Outlet box is rusted and needs to be replaced. 3.8 PLUMB Plumbing s: 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.). Plumbing and fittings are in fair to good condition. Much of the copper piping in the plumbing gallery exhibits superficial corrosion. Showers and water tanks are mostly in good condition. 3.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. No significant defects were observed. 3.8 Narrative: The shower building is composed of a cement floor, cement block walls, and wood roof framing with metal panel covering. The central plumbing gallery contains the water tanks and a pump and lift station is located in the back of the building, on the east side. Areas of some concern are the door frames and the electrical outlet box inside the building. The pump and lift station and the associated electrical system appear in good condition. The building is in fair to good condition, overall. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

32 Current Replacement Value (CRV) Not Calculated $77,006 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

33 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24015: Jalama Beach Park Office Building, 9999 Jalama Road, Lompoc, CA 288 Construction Date: 1985 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The round rail and post wood fence and landscaping is in good condition. 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. Foundation and wood framing appear on the surface to be in fair to good condition. Rafters show some deterioration at the ends. 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 Many minor defects were found on the wood siding, doors and eves. The condition is fair. 3.2 Composition roofing is in fair to good condition. Past roof repair is 3.8

34 flashing. apparent. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Corrosion of much of the electrical panel housing and conduits has taken place. 3.5 PLUMB Plumbing s: 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.). Plumbing system was not inspected, as access to the building was limited. - CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior finishes were not inspected as access to the building was limited. - Narrative: The office building is a wood structure with board and batten siding and a pitched asphalt shingle roof. The siding is in need of some moderate repair and the metal electrical panel boxes and conduits need to be treated in order to prevent further rusting. Limited access allowed for an inspection of the building from the exterior only. From the exterior, the building appears to be in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $44,075

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

36 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24016: Jalama Beach Park Residence #1, 9999 Jalama Road, Lompoc, CA 1,665 Construction Date: 1973 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Wood deck on the south side of the building is thirty years old and very weathered and worn, though without any severe damage. 2.8 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. What can be seen of the building s wood frame structure indicates that it is in good condition. 4.0 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. Exterior is in fair to poor condition. Repairs are needed to the fascia boards, wood siding, and trim. Screens covering the underside of the eaves should be replaced. 3.0

37 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Asphalt shingle roofing looks to be in good condition. 4.0 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. No significant deficiencies found. 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 deficiencies found. 4.2 PLUMB Plumbing s: 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.). No significant deficiencies found. 4.0 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Inspected interior finishes are in good condition. 4.2 Narrative: Residence house is a wood framed structure with clapboard siding, metal frame windows, and asphalt shingle roof covering. The building is in fair to good condition, overall. The wood deck connected to the south side of the house is very old and weathered, but functional; the deck will eventually need to be replaced. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

38 Current Replacement Value (CRV) Not Calculated $148,842 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

39 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24017: Jalama Beach Park Residence #2, 9999 Jalama Road, Lompoc, CA 1,440 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The pavement leading to the porch is cracked and spalling. 3.5 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Wood frame structure and foundation of this mobile home appears to be in sound condition. 4.2 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. Vinyl clapboard and metal panel siding is in good condition with only very slight deterioration and dents. 4.0 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and No significant defects were noted. 4.0

40 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. No significant defects were noted. 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. Electrical service, panel, lighting, and wiring seem to be in good condition. 4.2 PLUMB Plumbing s: 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, fixtures, and fittings are in good condition. 4.0 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior finishes are without any very noticeable defects. 4.2 Narrative: Mobile home residence is a wood-framed structure with a flat, metal panel roof and vinyl clapboard siding with metal skirting. A roofed deck is on the south side of the building. Besides a problem area in the pavement, no noteworthy issues were discovered in this building and it is in good condition, overall. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $128,100

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

42 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24018: Jalama Beach Park Residence #3, 9999 Jalama Road, Lompoc, CA 1,152 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jamala Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) Landscaping along the perimeter of the building is in very good condition. 4.5 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. The visible portions of the mobile home s wood framing and foundation suggest that the overall condition is good. 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 openings, skylights, gutters, and Wood siding with metal panel at the base is without notable defects as are the doors and windows. Exterior would benefit slightly from cleaning and very minor repairs. 3.8 Asphalt shingle roofing is in fair to good condition. 3.8

43 MECH flashing. Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. No significant deficiencies were noted during inspection. 3.8 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. What was visible of the electrical system indicated that it was in good condition. 4.2 PLUMB Plumbing s: 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.). No significant deficiencies were noted during the inspection. 3.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. No notable defects in the interior finishes were found 4.0 Narrative: Residence is a wood frame mobile home with wood deck attached to the west side. The plywood siding with metal skirting has only some wood trim pieces that are bowing. All other system elements have no major defects and the building is in good general condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $94,029

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

45 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24019: Jalama Beach Park Residence #4, 9999 Jalama Road, Lompoc, CA 1,152 Construction Date: 1974 Acreage: 23.5 (Site) General: 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 Jalama Beach Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The wood roofed porch at the front seems to have been repaired fairly recently and the wood deck in the back is weathered and aged, but is in fair condition. 3.2 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Wood framing of the mobile home appears to be mostly sound, though much of the building is in poor condition which raises concerns about unseen deficiencies. 3.0 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. Wood siding is in poor condition. Boards are very tarnished. Metal skirting panels are damaged. 2.8

46 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Composition roofing is in poor to fair condition. 2.8 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Window A/C unit and gas heater are non-operable. Ventilation system is damaged. 1.0 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical system is in bad condition. Building is not energized, wires are exposed, and many fixtures are loose, broken or missing. 1.5 PLUMB Plumbing s: 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.). Water has been shut off. Visible plumbing and fixture are in poor condition 1.5 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Extensive damage, deterioration, and contamination exist. Interior is in a decrepit state. 1.0 Narrative: Mobile home residence is a wood-framed structure with composite roofing and wood siding exterior with metal skirting panels. Water and electricity have been shut off and the interior is beyond repair. The interior of the building is in a general state of disrepair and the exterior has some significant problems. It is recommended that the building be demolished and replaced, or, if extensive remodeling is preferred, that the building s structure be thoroughly inspected in order to determine whether the building is salvageable. Facility Condition Index:

47 Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $89,216 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

48 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24020: Jalama Beach Park Residence Garage, 9999 Jalama Road, Lompoc, CA 1,152 Construction Date: 1972 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The strip of concrete pavement in front of the garage has only very superficial damage. 4.2 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 is visible from the interior and is in fair to good condition. 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 Wood siding is slightly weathered and some sections are in need of repair. An uncovered receptacle exposes some wiring. Condition is fair. 3.2 Composition roofing is in fair to good condition. 3.8

49 flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical service and distribution panel, lighting, and wiring appear to be in fair condition. 3.8 PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Garage interior consists of cement floor and plywood covered partitions between vehicle spaces which have no notable defects. There are no interior walls or ceiling. 4.0 Narrative: The four-space, wood-framed garage has one entrance door and four wood overhead doors. The plywood siding has some moderate defects. The roof covering is composition shingles with no observed deficiencies. The building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $45,390

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

51 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24021: Jalama Beach Park Maintenance Storage, 9999 Jalama Road, Lompoc, CA 972 Construction Date: 1975 Acreage: 23.5 (Site) General: 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 Jalama Beach 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. Structural elements of wood framing that can be seen show only slight deterioration, mainly at the rafters. 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. Exterior paint is cracking and small repairs to the wood siding are needed in certain areas. 3.0 Composition roofing is in fair to good condition. 3.5

52 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical distribution panel box and connected conduits are rusting. Lighting and wiring seem to be in fair condition. 3.8 PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior walls are dirty, though are without significant defects. Floor is bare concrete and there is no ceiling. 3.5 Narrative: The maintenance storage building is a large garage with a cement floor, wood framing, one overhead wood door, board and batten siding, and an asphalt shingle roof. Some repairs to the exterior and electrical panel inside the garage will be needed. The building is in fair to good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $63,308 Accumulated Deferred Not Calculated $

53 Maintenance Building (Facility) Condition Index (FCI) Not Calculated %

54 Audit and Conditions Building Information: Building Name: Gross Square Footage: Construction Date: Acreage: D24022: Jalama Beach Park HazMat Building Storage, 9999 Jalama Road, Lompoc, CA (Site) General: 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 Jalama Beach 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. Rafters have deteriorated somewhat in the interior and extensively in the eaves of the exterior. Framing appears aged and moderately deteriorated. 3.0 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. Paint is cracked throughout and peeling in a couple areas. Wood siding needs moderate repairs, Window frame and sill have degraded and exterior roof framing exhibits extensive dry rot and damage. 2.8 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof Signs of leakage are on the interior. Asphalt roofing is in need of repair. 2.5

55 openings, skylights, gutters, and flashing. MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior finishes are virtually nonexistent. Narrative: This shed is affixed to the Maintenance Storage Building and is in poor to fair overall condition. Wood framing shows deterioration, particularly in the rafters. The asphalt shingle roof appears to leak and the exterior is particularly weathered. Building is still functional in providing an enclosed, fairly dry storage space. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

56 Current Replacement Value (CRV) Not Calculated $6,142 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

57 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24023: Jalama Beach Park Maintenance Shop, 9999 Jalama Road, Lompoc, CA 1,860 Construction Date: 1985 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The concrete aprons in front of the roll-up doors and the strip of pavement along the west side of the building have no major defects. 3.8 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Wood framing is visible inside the building and is in good condition. Cement foundation is without defects. 4.2 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. Paint is cracked throughout much of the exterior and peeling in some areas. Wood siding needs some repair, fascia board is loose and a window pane is cracked. 3.2

58 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Large water stains seen on the plywood decking indicate leaks in the asphalt shingle roofing. 3.0 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. 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 s: 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.). Electrical system appears to be in fair condition. Exterior outlet is broken and is in need of replacement. Disconnected wiring on the exterior of the building need to be properly removed and disposed of. 3.2 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Interior finishes are virtually nonexistent. The floor is exposed cement. Narrative: The Maintenance Shop is next to the Maintenance Storage Building and is also a large wood frame garage. The building has three roll-up overhead doors, wood framed windows, and the siding is painted plywood that is in need of some repair. Water stains on the plywood roof decking can be seen from the interior. Asphalt shingle roof needs at least some minor repair and should be inspected to determine the actual extent of the problems. The building is in fair condition. Facility Condition Index:

59 Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $125,915 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

60 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24025: Jalama Beach Park Maintenance Storage Shed 96 Construction Date: 1974 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall. - STRUC EXT ROOF Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. 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. The visible portions of the building's structure appear in good condition. 4.2 No major defects were noted during the inspection. 4.0 Composition roofing is in good condition. 4.0 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment,

61 exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. PLUMB Plumbing s: 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.). CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Narrative: The Maintenance Storage Shed is located behind the Maintenance Shop, on the north side. It is a small wood shed with plywood siding and a composition shingle roof covering. No significant deficiencies associated with this simple building were discovered and it is in good condition. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $2,308 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index Not Calculated %

62 (FCI)

63 Audit and Conditions Building Information: Building Name: Gross Square Footage: D24026: Jalama Beach Park Gate House, 9999 Jalama Road, Lompoc, CA 128 Construction Date: 1985 Acreage: 23.5 (Site) General: 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 Jalama Beach Park Grounds. With respect to the building, SITE includes features within five feet of the building exterior wall.) The sidewalk that runs along two sides of the building has been patched, is spalling very slightly, and is dirty, but is not yet in real need of repair. 3.8 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. No major defects were found in the visible structural elements. Very small pits seen in a visible side of the concrete slab. 4.0 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. Wood siding paint, which covers some minor damage and old paint, is blistering to a certain extent. 3.5

64 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Wood shingle roofing is missing some shingles. 3.2 MECH Mechanical s: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical system appears to be in fair to good condition. Outlet next to sink should be updated to a GFCI outlet. 3.8 PLUMB Plumbing s: 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.). Plumbing fixtures and piping seem to be in fair to good condition. 3.8 CONV Conveyance s: Elevators, escalators, cranes, hoists, wheelchair, dumbwaiter, turntable, or other lifting mechanisms. INTF Interior Finishes: Non-load bearing interior walls, all finishes on walls, ceilings, floors, stairways. Interior doors, windows, and millwork. Resilient tile is worn to the point that it should be replaced. Wood sink counter and cabinets are damaged somewhat. 3.2 Narrative: The Gate House is a small wood structure building with plywood siding, a wood door, metal framed windows, and a wood shingle roof which is need of some repair. The floor is resilient tile that is damaged and needs to be replaced. The overall condition of the building is fair. Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA

65 Current Replacement Value (CRV) Not Calculated $12,176 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

66 Sub-Section C Jalama Beach 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 Jalama Beach Park of $237,800 for year 1. The Consultant has identified some $1.84 MM in detailed project scope of work through field data collection for years As illustrated by the accompanying graph, the grounds contribute the largest percentage of the overall ADM for the group nearly two-thirds of the group ADM. Among the various system elements, the site also represents nearly half to the overall accumulated deferred maintenance.

67 Jalama Beach 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 Jalama Beach is approximately $2.06 MM. The CRV is projected to approximately $3.98 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 $237,800), the current FCI is calculated at approximately 12% ( poor ). Of this overall FCI, most buildings within the group exhibit individual FCIs in the range of 2%-5% ( very good to good ).

68 Assuming the current annual funding level of $89,500, the accumulated deferred maintenance decreases from $237,800 in FY13/14 to $161,300 by FY34/35. Assuming that the existing funding levels continue, the FCI will correspondingly decrease to 4% ( very good/good ) at the end of the modeling period, SBC budget year FY34/FY35. The current funding situation is, therefore, one that will result in sustainable facilities assets. The relationship between the accumulated deferred maintenance and sustainment level funding is illustrated in the graph below. For Jalama Beach Park, current funding will keep pace with the rate of deterioration. While the funding level is discretionary, the factors contributing to 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 Jalama Beach Park Facilities Projections of suggested funding levels have been generated utilizing a customized econometric model. The econometric model is specific to the Jalama Beach 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.

69 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 the Jalama Beach Park this corresponds to a calculated spend between approximately $41,300 and $82,600 based on the current CRV. Current spend is estimated at approximately $89,500 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.

70 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. As a function of the high level of current funding for Jalama Beach Park, a single funding scenario has been modeled as an alternate to the above discussed as-is or current state funding model. As illustrated below, the model moves the FCI from an existing 12% to 6% ( good ) at the end of the 20-year outlook. The level of required investment for this approach to the Jalama Beach Park facilities is approximately $2.34 MM across the 20-year period. Differing from most of the other econometric models for the County of Santa Barbara facilities, the model for Jalama Beach Park effectively reins in financial investment from its current trajectory that would otherwise place the FCI at 4% at the end of the 20-year period. The relationship between the FCI and the sustainment level funding required for the scenario is represented graphically below, as well as a table with the specific annual funding requirements.

71