Client: 8995A Rolling Meadows HOA

Transcription

1 Comp #: 103 Concrete Walks - Replace (part) Quantity: Minimal LF Location: Throughout play and pool area Evaluation: Concrete is in overall good condition with isolated areas of cracking and chipping. Recommend repairing any trip/fall hazards immediately and inspect yearly for any ongoing damage. Repair and replace concrete to mitigate any subsurface moisture which will accelerate deterioration. Funding is to replace sections of concrete as needed, with no anticipation of replacing all concrete at one time. 7 years $1, Worst Case: $2, Lower allowance to repair sections Higher allowance to repair sections May 14,2015 Page 1 of 17

2 Comp #: 206 Concrete Pool Deck - Replace Quantity: Approx 7,000 GSF Location: Pool area Evaluation: Concrete is in overall good condition with minor areas of cracking. Recommend repairing any trip/fall hazards immediately as noticed, and inspect yearly for any ongoing damage. Repair and replace concrete to mitigate any subsurface moisture which will accelerate deterioration. Funding is to replace sections of concrete with no anticipation of replacing all concrete at one time. 7 years $5, Worst Case: $7, $2.50/GSF - Lower allowance to replace approx $3.75/GSF - Higher allowance to replace approx 2,000 GSF (30%) 2,000 GSF (30%) Comp #: 401 Awnings - Replace Quantity: (1) Shade Structure Location: Pool center Evaluation: The 8 x 20 metal-framed, canvas shade structures appear to be in overall good condition. Structures should be cleaned regularly to maintain appearance. 7 years $1, Worst Case: $1, $9/GSF - Lower allowance to replace $12/GSF - Higher allowance to replace May 14,2015 Page 2 of 17

3 Comp #: 405 Playground Equipment - Replace Quantity: (1) Play Structures Location: Community center Evaluation: The play structure consists of (1) large structure with climbing stations and slides, (1) swing set and (1) spring toy. Structures appear to be in good condition with some chipped paint on the mounting poles and stairways and slight fading. 20 years 17 years $28, Worst Case: $40, Lower allowance to replace Higher allowance to replace Cost Source: Research with Vendor - Adventure Play Systems Comp #: 413 Park Furnishings - Replace Quantity: (4) Park Items Location: Throughout common areas Evaluation: Park furnishings consist of: (1) vinyl coated table, (1) BBQ and (2) trash receptacles. Furnishings are in overall good condition with fading evident. Equipment should be replaced as needed and inspected regularly. Metal surfaces should be painted regularly to afford protection from the elements. 20 years 17 years $1, Worst Case: $2, $450/each - Lower allowance to replace $650/each - Higher allowance to replace Cost Source: Research with Vendor - The Park Catalog May 14,2015 Page 3 of 17

4 Comp #: 416 Play Surface - Refurbish Quantity: Approx 75 GCY Location: Recreation center Evaluation: Surface maintenance is critical. Recommend periodic renewal, replacement and cleaning to maintain and ensure minimum depth, as indicated in the Public Playground Safety Handbook, is maintained. Areas of high use are showing signs of material loss and heavy compaction. These areas should be raked regularly between refurbishment cycles to ensure a safe depth is maintained. 7 years $2, Worst Case: $3, Lower estimate to refurbish Higher estimate to refurbish Cost Source: Research with Vendor - Denton Sand and Gravel Comp #: 503 Metal Fence - Replace (part) Quantity: Approx 215 LF Location: Pool center Evaluation: Metal fence is in good condition with limited signs of rust or damage. Fence has a powder coated finish that once damaged will require restoring and protecting surface from moisture. Due to prohibitive costs of removing fence to re-powder coat, funding is based on maintaining fence by treating rust and painting. Recommend yearly inspections to identify and treat damaged areas in order to avoid additional future costs to repair. 30 years 26 years $9, Worst Case: $14, $45/LF - Lower allowance to replace $65/LF - Higher allowance to replace May 14,2015 Page 4 of 17

5 Comp #: 505 Wood Fence - Replace Quantity: Approx 3,200 LF Location: Streets Evaluation: Wood fence is in overall good condition with minimal signs of fading, cracked, broken, warped boards, or loose nails. Useful life may vary depending on lumber grade of cedar used, integrity of posts (how well they are secured), and exposure to the elements. 25 years 15 years $89, Worst Case: $102, $28/LF - Lower allowance to replace $32/LF - Higher allowance to replace Cost Source: Research with Local Contractor - Split Rail Fence Company Comp #: 506 Wood Fence - Stain/Seal Quantity: Approx 3,200 LF Location: Streets and pool equipemnt area Evaluation: Wood fence is in overall fair condition with some signs of fading and wear. Recommend the regular application of a quality wood surface stain or sealer to protect the wood from the elements. 5 years 1 years $12, Worst Case: $16, $4/LF - Lower allowance to stain $5/LF - Higher allowance to stain Cost Source: Research with Contractor - Platinum Coatings May 14,2015 Page 5 of 17

6 Comp #: 507 Brick Fence - Replace (part) Quantity: Approx (40) Panels Location: Community entrance Evaluation: Brick panel fencing is a significant repair item for most Texas communities, and will deteriorate with time. Many techniques have been implemented to attempt to extend the life of these items with limited varying success. "Thin Wall" panels are lifted (if prefabricate) or installed (built) into position resting in between columns. This allows the panels to float and move between columns in accordance to the hydraulic forces acting upon it, and/or movement from soils with a high plasticity index which are present in north Texas. The use of a reinforcing "L" bracket at the base, and highly elastic tensile strength mortar (type "S") provides for the flexibility of the wall to withstand the hydraulic load put upon it. The durability of the wall is highly influenced by the quality of the mortar joints and great care should be taken to ensure that dense joints are achieved. Joints should be tooled to a concave or a tight V finish to improve the bond between the mortar and the brick. Raked joints are not acceptable in the thin wall method. Brick walls do not last forever and limited maintenance or no maintenance, will result in a shortened life span. The mortar will require some observation to maintain its reliability and this may require tuck-pointing along with sealing. We further recommend using a stainless steel "ladder" to reduce the possibility of the substructure rusting, which will cause swelling and loosen the mortar. As a standard maintenance, it is advisable to periodically inspect the mortar for cracks on a three to five year cycle. Areas of pooling water and vegetation should not come in contact with the wall or columns. Where possible, irrigation systems should be directed away from the wall. Funding anticipates walls will enter a cycle of refurbishment due to age in the near future. This cycle will continue as the community ages, and timing and quality will need evaluation and adjustment in future reports. 7 years $21, Worst Case: $29, $1.600/panel - Lower allowance to replace 33% $2,200/panel - Higher allowance to replace 33% Cost Source: Research with Local Contractor - Reconstruction Experts May 14,2015 Page 6 of 17

7 Comp #: 507 Brick Fence/Pillars - Regrout Quantity: Approx 400 LF Location: Community entrance Evaluation: Inventory includes approximately 400 LF brick panel fence and (35) brick pillars on the wood fence. Brick panel fencing is a significant repair item for most Texas communities. Brick walls do not last forever and limited maintenance, or no maintenance, will result in a shortened life span. The mortar will require some observation to maintain its reliability and this may require tuck-pointing along with sealing. As a standard maintenance, it is advisable to periodically inspect the mortar for cracks on a three to five year cycle. Areas of pooling water and vegetation should not come in contact with the wall or columns. Where possible, irrigation systems should be directed away from the wall. 6 years $2, Worst Case: $2, $5/LF - Lower allowance to regrout $7/LF - Higher allowance to regrout Cost Source: Research with Local Contractor - Ratliff Construction May 14,2015 Page 7 of 17

8 Comp #: 507 Concrete Panel Fence - Repair Quantity: Approx (206) Panels Location: Throughout community Evaluation: 6-foot high privacy wall is an interlocking concrete block system with concrete columns. Walls throughout community are in fair condition with minimal cracking or leaning. Fence panels and columns will crack due to flex caused by wind loads. Anticipate repair to a small percentage of the wall over a short cycle. 3 years Lower estimate to repair $2, Worst Case: $4, Higher estimate to repair Comp #: 512 Rock Retaining Wall - Repair Quantity: Minimal LF Location: Pool area and entrances Evaluation: The stone planter boxes are in overall fair condition with some signs of cracked and loose grout. Anticipate regrouting areas as needed, funded through the operating budget. No reserve funding is required for this component. Worst Case: Cost Source: May 14,2015 Page 8 of 17

9 Comp #: 720 Emergency Call System - Replace Quantity: (1) Call System Location: Recreation center pool area Evaluation: The emergency call system consists of (1) call box. Anticipate regular upgrade and replacements to this system to maintain safety/security as well as changes in technology. 15 years 12 years $ Worst Case: $ Lower allowance to replace Higher allowance to replace Comp #: 720 Security System - Replace Quantity: (1) Video System Location: Pool area Evaluation: The security system and camera system are reported to be operating properly. Funding anticipates replacing system due to age and changes in technology. 12 years 9 years $2, Worst Case: $2, Lower allowance to replace Higher allowance to replace Cost Source: Research with Vendor - CCTV, Inc. May 14,2015 Page 9 of 17

10 Comp #: 815 Cabana Exterior - Refurbish Quantity: Approx 1,500 GSF Location: Pool center Evaluation: Cabana refurbishment includes repointing stone, paint and replacement of fascia board and miscellaneous trim on an as-needed basis. Periodic application of a waterproof sealer to masonry areas will assist in prolonging the life of the grouted areas. 7 years $3, Worst Case: $5, Lower allowance for refurbishment Higher allowance for refurbishment Comp #: 901 Gate Access Systems - Replace Quantity: Pool and play area Location: Pool area Evaluation: Pool and play area gate systems limit access to the recreational facilities so that areas can not be used by nonmembers. Anticipate replacing access items due to age and use. 20 years 16 years $2, Worst Case: $3, Lower allowance to replace Higher allowance to replace May 14,2015 Page 10 of 17

11 Comp #: 909 Bathrooms/Fixtures - Refurbish Quantity: (2) Bathrooms Location: Pool center Evaluation: Bathrooms are utilitarian in design and are in good condition. Bathrooms have painted walls with concrete floors. Refurbishment includes paint, replacement of fixtures and interior and exterior lights. 20 years 17 years $4, Worst Case: $6, $2,000/each - Lower allowance to refurbish $3,000/each - Higher allowance to refurbish Comp #: 1003 Irrigation System - Replace Quantity: (1) Medium System Location: Common areas Evaluation: Irrigation system is typically repaired on an as-needed basis as part of the landscape contract. Occasionally, extensive repair and replacement of large sections of the irrigation system are necessary as provided herein. Anticipate an allowance to repair sections of the irrigation system or higher cost components such as clocks and backflow prevention devices. 5 years 3 years $3, Worst Case: $6, Lower allowance for repairs or replacement Higher allowance for repairs or replacement May 14,2015 Page 11 of 17

12 Comp #: 1005 Trees - Replace (partial) Quantity: Numerous Trees Location: Adjacent to streets and park Evaluation: Trees and vegetation are mature and appear in overall good condition. Funding is for ongoing replacement of trees and vegetation due to winter kill and disease. 7 years $12, Worst Case: $15, Lower allowance to replace trees and vegetation Higher allowance to replace trees and vegetation Comp #: 1025 Drainage - Clean and Maintain Quantity: (1) Detention Area Location: North boundary of property Evaluation: The detention pond appears to be functioning as designed. Detention ponds are used to slow water run-off and prevent water from overloading the city drainage systems. Pond and base areas will need periodic mowing and cleaning, as well as inlet and outlet jetting to maintain proper function. Pond should be inspected regularly to ensure debris is not collecting which will impede water flow. 8 years $6, Worst Case: $10, Lower allowance to clean and maintain Higher allowance to clean and maintain May 14,2015 Page 12 of 17

13 Comp #: 1113 Metal Surfaces - Repaint Quantity: Approx 215 LF Location: Pool area Evaluation: Metal fencing surface appears in overall good to fair condition. Metal surfaces have a powder coated finish that, once damaged, will require restoring and protecting surface from moisture. Due to prohibitive costs of removing fence to re-powder coat, funding anticipates regular cycles of paint, utilizing a high quality exterior metal surface product. 6 years 2 years $ Worst Case: $1, $4/LF - Lower allowance to prep and paint Cost Source: Research with Contractor - Platinum Coatings $6/LF - Higher allowance to prep and paint Comp #: 1202 Pool - Resurface/Retile Quantity: (1) Pool Location: Pool center Evaluation: The pool surface is in overall good condition. Recommend maintaining water chemistry/balance to ensure useful life of plaster. Also, recommend maintaining pool according to manufacturer's (plaster/surface) recommendations. 7 years $15, Worst Case: $18, Lower estimate to resurface and retile Higher estimate to resurface and retile May 14,2015 Page 13 of 17

14 Comp #: 1202 Splash Park - Resurface/Repair Quantity: (1) Splash Park Location: Pool center Evaluation: Splash park was installed in Recommend maintaining water chemistry/balance to ensure useful life of surface coatings. Also recommend maintaining park according to manufacturer's surface recommendations. 6 years $8, Worst Case: $10, Lower estimate to resurface and repair Higher estimate to resurface and repair Comp #: 1203 Coping Stones - Replace Quantity: Approx 170 LF Location: Pool perimeter Evaluation: Coping is in overall good condition with no signs of cracking. Mastic between coping stones and concrete deck is deteriorated in areas and should be inspected and sealed annually. Recommend immediately repairing any damaged mastic, as damage occurs, to mitigate any subsurface moisture. Anticipate replacing coping with every other pool resurfacing project. 20 years 17 years $7, Worst Case: $11, $45/LF - Lower estimate to replace $65/LF - Higher estimate to replace May 14,2015 Page 14 of 17

15 Comp #: 1207 Pool Filters - Replace Quantity: (3) Filters Location: Pump area Evaluation: Filter inventory includes: (3) Triton TR-100 sand filters. Units appear to be in good condition. Anticipate replacing the sand due to use, and chemicals eroding the sand grains to a smaller size. Wear and chemicals make the grains round instead of faceted and rough. Smooth sand does not catch and trap dirt as efficiently. 20 years 16 years $5, Worst Case: $6, $1,800/each - Lower allowance to replace Cost Source: Research with Vendor - Pool Supply Unlimited $2,200/each - Higher allowance to replace Comp #: 1209 Chemical Feeders - Replace Quantity: (1) Auto Feeder Location: Pump area Evaluation: The Global Water Treatment feeder model CHF-1, appears to be in good working order. Anticipate replacing units due to use and changes in technology. 8 years $1, Worst Case: $2, Lower allowance to replace Higher allowance to replace Cost Source: Research with Vendor - WM Pool Supply May 14,2015 Page 15 of 17

16 Comp #: 1210 Pool Pumps - Replace Quantity: (4) Pool Pumps Location: Pump area Evaluation: The (3) 1-HP and (1) 2-HP pumps are in overall good to fair condition. Funding anticipates replacing pumps on an as-needed basis with no anticipation of replacing all pumps at one time. 5 years 3 years $ Worst Case: $ Lower estimate to replace (1) pump Higher estimate to replace (1) pump Comp #: 1230 Pool Furniture - Replace Quantity: Misc Chairs/Lounge Chairs Location: East pool center Evaluation: Pool furniture inventory consists of (21) chaise lounge chairs, (24) deck chairs and (5) tables. Items appear to be in relatively good condition, but a few broken items exist. Anticipate replacing furniture with a commercial grade product similar to the existing items, on an as-needed basis with no anticipation of replacing all furniture at one time. 5 years 2 years $2, Worst Case: $4, Lower allowance to replace portions Higher allowance to replace portions Cost Source: Research with Vendor - The Park Catalog May 14,2015 Page 16 of 17

17 Comp #: 1303 Asphalt Shingle Roof - Replace Quantity: Approx 650 GSF Location: Pool center Evaluation: Asphalt shingle roof appears in overall good condition with no noted areas of raised or buckled shingles. Recommend yearly inspections by qualified roofer to ensure proper maintenance, repair any damage, and verify if deterioration is consistent with expectations. 25 years 22 years $1, Worst Case: $2, $2.75/GSF - Lower allowance to replace $3.00/GSF - Higher allowance to replace Comp #: 1403 Monument Signs - Refurbish Quantity: (4) Monument Sign Location: Entrance to community Evaluation: Signs are decorative stone, with routed concrete panels and painted inserts. Signs are in fair condition with some lettering fading. Anticipate repairing or refurbishing signs on a cyclical basis with no anticipation of replacing all signs at one time. 6 years 2 years $1, Worst Case: $2, Lower allowance to refurbish Higher allowance to refurbish May 14,2015 Page 17 of 17