Sub-Section A New Cuyama Executive Summary

Transcription

1 Sub-Section A New Cuyama Executive Summary The New Cuyama complex was assessed for deficiencies, and each building system and site was 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 building systems. The condition codes possess, by nature, a subjective element. The condition codes for most of the systems falls into the range of 1.0 to 4.5 ( poor to good ) with many around 2.0 to 2.5 ( poor ). Examination of the County s current funding model shows that the current annual spend of approximately $38,593 for the property cluster falls below required levels and is not sustainable. Given current industry-accepted spend rates and modeling scenarios for the Foster Road Complex, 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 $5.2 MM, the suggested annual spend should fall between $103,000 and $206,000. The econometric model for the properties is further supplemented by the identification of deficiencies that resulted in the generation of some 8 projects that total approximately $536,000 in probable costs. These projects have been further prioritized according to their urgency and have been assigned to suggested funding years 1-3, to years 4-6, and to outlying years The identified project work provides the near-term funding projections derived from the econometric model with a degree of granularity. The Consultant s opinions of these probable costs are based on a variety of methods that reflect the complex nature of the County s facilities, the environment of the County of Santa Barbara, and the local market conditions. Standard industry costing references often served as the starting point in developing budgetary estimates, though difficulty of access, compressed project schedules, and the generally high cost of contractor services all informed the final opinion of probable cost. Some of the larger associated projects include: Paving Repairs Office and Yard - $331,000 Corporate Yard Refurbishment Grounds - $56,000 The Facility Condition Index (FCI) represents a standard means of assessing the relative condition of assets among geographically-dispersed sites. The metric is a ratio of the required repairs and project work to the asset s current replacement value (CRV). The resulting percentage expresses the deficit (deferred repairs and maintenance) against the value. The lower the FCI, the better is the condition. The FCI for New Cuyama is approximately 25.0%, which corresponds to poor on the FCI scale. Page 1 of 1 Sub-Section A Betteravia Government Center, Building C, Executive Summary Copyright 2014 Roy Jorgensen Associates, Inc.

2 Section 1 Audit and Conditions Building Information: Building Name: X01000: New Cuyama Grounds Newsome St., New Cuyama, CA Gross Square Footage: 10,454 Construction Date: 1957 Acreage: na 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. Site is maintained poorly but may fitting with surrounding area. Access roads all need to be re-done, almost no landscaping. No sidewalks or street lighting. 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.

3 System Element System Description Significant Deficiencies Condition Code 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. 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. 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 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.). CONV Conveyance Systems: 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: Almost no amenities including marked parking except for Aquatic s Complex where stripped parking spaces are visible.

4 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $116,002 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

5 Section Three Audit and Conditions Building Information: Building Name: X01001: New Cuyama Modular Library 60 Newsome St., New Cuyama, CA Gross Square Footage: 1,024 Construction Date: 1990 Acreage:.02 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. Site is newly paved dirt. No paved parking, street lights or landscaping. 2.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and damp- Structure in Excellent Condition 4.8

6 System Element System Description Significant Deficiencies Condition Code proofing. 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 in Excellent Condition. 4.8 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Roofing in Excellent Condition. 4.8 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. Mechanical in Excellent Condition. 4.8 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Electrical in Excellent Condition. 4.8 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.). At the moment the plumbing systems are in Good to Excellent Condition, but will need a soft watering system in the near future to keep it in that condition. 3.8 CONV Conveyance Systems: 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 still in Good to Excellent Condition. In 3-5 years may need carpet cleaned and walls re-painted 3.5 Narrative: This is practically a new modular unit.

7 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $100,112 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

8 Facility Condition Assessment 2013 Section 2 Audit and Conditions Building Information: Building Name: X01002: New Cuyama Road Yard Office & Garage 5073 Hwy 166, New Cuyama, CA Gross Square Footage: 1,920 Construction Date: 1957 Acreage:.04 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. Site is maintained but no amenities such as landscaping, sidewalks, poor pavement. 2.2 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Structure is in Poor Condition but is working functionally. 2.2

9 Facility Condition Assessment 2013 System Element System Description Significant Deficiencies Condition Code 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 is in Poor Condition Did not witness any leaks but based on age of structure and general appearance of building would assume in poor condition 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. Old and outdated. Needs replacing. 1.8 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Old and outdated but in working order. 2.2 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.). Bad. No potable water. Running water pumped from Water Treatment plant directly. 1.5 CONV Conveyance Systems: 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. Bad. Whatever finishes were done originally are gone or in bad shape. 1.4 Narrative: Structure built in Garage may still have functionality but the office and restrooms and other facilities are in bad condition.

10 Facility Condition Assessment 2013 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $356,408 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

11 Facility Condition Assessment 2013 Section 2 Audit and Conditions Building Information: Building Name: X01003: New Cuyama Sheriff s Office 70 Newsome St., New Cuyama, CA Gross Square Footage: 1,428 Construction Date: 1964 Acreage:.03 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. Site is poor condition. Needs fence replacement, landscaping and debris removal 2.1 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and dampproofing. Nothing external showing but there are settling cracks on inside and water damage. 1.5

12 Facility Condition Assessment 2013 System Element System Description Significant Deficiencies Condition Code EXT ROOF MECH ELEC 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. 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. Front has been redone but sides and back in bad shape. 1.5 Signs of water penetration into house in some spots. 3.0 Looks to be in poor condition except AC is fairly new. 2.5 Outdated equipment and exposed wiring. 1.3 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.). Only signs showing are hard water buildup. All structures in this area should have water softeners. 1.9 CONV Conveyance Systems: 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. Everything in bad to poor condition. Everything needs to be re-done. 1.4 Narrative: Structure built in probably in 1964 and not maintained well. Interior needs complete replacement. Most exterior walls needs re-doing to match front of house. House needs total re-do or razed and rebuilt.

13 Facility Condition Assessment 2013 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $250,922 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

14 Facility Condition Assessment 2013 Section 2 Audit and Conditions Building Information: Building Name: X01007: New Cuyama Garage & Storage 40 Newsome St., New Cuyama, CA Gross Square Footage: 1,364 Construction Date: 1955 Acreage: na 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. Site is not maintained by GS. This property is off the GS property list. 1.0 STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and damp- Structure is not maintained by GS. This property is off the GS property list. 1.0

15 Facility Condition Assessment 2013 System Element System Description Significant Deficiencies Condition Code proofing. 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. Structure is not maintained by GS. This property is off the GS property list. 1.0 ROOF Roofing: Insulation, vapor retarders, roof coverings, metal roofing, roof openings, skylights, gutters, and flashing. Structure is not maintained by GS. This property is off the GS property list. 1.0 MECH Mechanical Systems: Heat, ventilating and air conditioning systems including controls; solar energy equipment, exhaust fans, or other mechanical equipment associated with indoor air quality. Structure is not maintained by GS. This property is off the GS property list ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. Structure is not maintained by GS. This property is off the GS property list. 1.0 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.). Structure is not maintained by GS. This property is off the GS property list. 1.0 CONV Conveyance Systems: 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. Structure is not maintained by GS. This property is off the GS property list. 1.0 Narrative: Structure is not maintained by GS. This property is off the GS property list. It is being used by Fire Station #41 and they would like it put back on the list with just a few repairs.

16 Facility Condition Assessment 2013 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $250,726 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

17 Facility Condition Assessment 2013 Section 2 Audit and Conditions Building Information: Building Name: X01010: New Cuyama Aquatics Complex 290 Wasioja Rd., New Cuyama, CA Gross Square Footage: 1,700 Construction Date: 2009 Acreage:.04 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. Site is maintained. There are areas of the pool being redone since part of it collapsed. STRUC Structure: Wall and column foundations, superstructure, slabs and floors including pits and covers. Structural mezzanine framing and slabs. Basement walls and damp- Structure is solid block. 4.5

18 Facility Condition Assessment 2013 System Element System Description Significant Deficiencies Condition Code EXT ROOF proofing. 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. Structure is block and painting not required. In good condition. 4.5 In good condition 4.5 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. In good condition 4.5 ELEC Electrical Service & Equipment: Electrical service and distribution equipment, lighting and branch wiring, communications and security equipment, and other electrical equipment and service. In good condition 1.0 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.). In good condition in the structure. Had plumbing leak in pool drain. That area is being redone. CONV Conveyance Systems: 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. In good condition 4.5. Narrative: There was a leak in a wading pool drain. This caused the supporting sand to wash out and the pool collapsed. This is being rebuilt. The other structures are in good condition.

19 Facility Condition Assessment 2013 Facility Condition Index: Performance Measure 2002 Evaluation 2013 FCA Current Replacement Value (CRV) Not Calculated $2,553,154 Accumulated Deferred Maintenance Not Calculated $ Building (Facility) Condition Index (FCI) Not Calculated %

20 Sub-Section C Analytics New Cuyama 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 1 through 10 (year cohorts 1-3, 4-6, 7-10), and The development of a customized econometric model to project ongoing costs for both the near-term years and outlying years. The field data collection process is effective in gleaning detailed information regarding the current condition of the County facilities, from which one can generate costing information with a high degree of granularity. This granularity is in the form of defined projects with detailed scopes of work to address recorded deferred maintenance items. Prioritized, these projects fall into years 1 through 10 and provide managers with a partial map for remediation and maintenance efforts required to preserve the facilities. A summary list of these projects appears in Appendix 2. For full annual projections, the Consultant has relied on an econometric model that is founded on an industry best practice methodology, one that incorporates the unique nature of the County s facilities and historical costing data provided to the Consultant by County managers. For the near-term years, 1 through 10, the econometric model is supplemented by identified project work defined through field data collection. As indicated above, the field data provide granularity and detail to the econometric model projection for nearterm years, with decreasing granularity as one reaches outlying year 10. As an illustrative example of this principle, for cohort years 1-3, the econometric models projects accumulated deferred maintenance (ADM) for the New Cuyama complex and associated grounds of $1,293,092 of which the field data collection has identified some $536,360 in detailed project scope of work. As illustrated in the accompanying graph, the Office and Pool contribute the greatest percentage to the overall ADM. Plumbing and structure account for the greatest portion of the ADM by system. Page 1 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.

21 New Cuyama 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 New Cuyama is approximately $5.15 MM. The CRV is projected to approximately $9.93 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 $1.29 MM), the current FCI is calculated at approximately 25% ( very poor ). Of this overall FCI, the majority of the buildings within the group exhibit individual FCIs over 20% ( very poor ); the Garage and Storage Shed is significantly worse and in excess of 100%. Page 2 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.

22 Assuming the current annual funding level of $38,600, the increase in accumulated deferred maintenance rises from $1.29 MM in FY13/14 to $8.29 MM by FY34/35. Assuming that the existing funding levels continue, the FCI will correspondingly increase to 83% ( off-the-chart ) 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 the Los Alamos Park, current funding can never keep pace with the rate of deterioration. While the funding level is discretionary, the factors in the growth of deferred maintenance include: The difference in recommended sustainment funding and actual sustainment funding The nominal rate of inflation The physical plant deterioration rate An Econometric Model for New Cuyama Projections of suggested funding levels have been generated utilizing a customized econometric model. The econometric model is specific to New Cuyama 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 Page 3 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.

23 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. 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 New Cuyama this corresponds to a calculated spend between approximately $103,000 and $206,000 based on the current CRV. Current spend is estimated at approximately $38,600 for year 1, though the County does not strictly account for costs by building, such that this figure remains inexact. The model also allows one to separate the components of these costs segregating them according to operating expense, project expense, and capital expense. For FY13/14, these are summarized below. The table below maps out the high (2%) and low (4%) funding options by fiscal year with the associated CRV, ADM, and FCI. Page 4 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.

24 Targeted Funding Levels to Address FCI The second approach bases funding levels on suggested FCI targets. Three funding scenarios have been modeled as alternates for consideration. Scenario 1 moves the Facility Condition Index from 25% to a forward average of 22%, which is considered very poor. This scenario will require the investment of $5.86 MM over a 20-year planning horizon. Scenario 2 improves the Facility Condition Index to 15% ( poor ) at the end of the 20-year planning horizon. This scenario will require an investment of $6.45 MM during the modeling period. Scenario 3 The third scenario improves the portfolio FCI to a forward average of 8%, or fair and requires approximately $7.04 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. Page 5 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.

25 Page 6 of 6 Sub-Section C, Analytics New Cuyama Copyright 2014 Roy Jorgensen Associates, Inc.