final - old castro valley library assessment report 2014 0902 · maritza delgadillo, sr. project...

KOMOROUS-TOWEY ARCHITECTS

427 13TH STREET OAKLAND, CA 94612 TEL 510.446.2244 FAX 510.446.2242 www.ktarch.com

September 15, 2014 Maritza Delgadillo, Sr. Project Manager Alameda County GSA/Technical Services Department 1401 Lakeside Drive, Suite 800 Oakland, CA 94612-43059588 Re: Old Castro Valley Library

Physical Needs Assessment 20055 Redwood Road Castro Valley, California

Assessment Date: August 6, 2014 Summary The following is a summary of our findings related to the architectural aspects of the former Castro Valley Library at 20055 Redwood Road in Castro Valley, California. These findings are based on visual site observations only. No destructive or non-destructive work or testing was performed. The one-story building at 20055 Redwood Road was constructed circa 1961. The building is generally rectangular in plan, with approximate dimensions of 196 feet by 66 feet with a floor area of approximately 10,261 square feet. The 66 foot-long east face fronts along Redwood Road. The entrance is from a walkway along the south side. The building sits on a site with approximate dimensions of 364 feet x 118 feet with a parking lot to the west. The building is currently not occupied. Overall the facility is in good condition. The site, building, and utilities are all serviceable and could be put back in operation as they are, however, there are extensive accessibility issues. Given the 53 year old age of the facility, this report recommends that many building systems, components, finishes and equipment be upgraded and accessibility addressed if the facility is to be reoccupied. Please see the specific observations and recommendations in the attached reports from Simpson, Gumpertz & Heger (Structural), Point Energy Innovations (Mechanical and Plumbing) and The Engineering Enterprise (Electrical). Any required remodeling, code upgrades, fixes, etc. would greatly depend on the intended use of the facility. A “Change of Use” of the facility triggers many required CBC Code upgrades, including those related to seismic strength, energy use and accessibility. With regards to accessibility, the site and building have various conditions which do not comply with current California CBC code requirements and Federal ADA guidelines. Corrections required for code compliance and accessibility should be evaluated at such time as the Occupancy Type classification and use of the building and individual spaces are known.



If the building is to be re-occupied, certain aspects such as missing/broken glazing and tripping hazards would need to be addressed and corrected regardless of the new use. Replacement of interior finishes such as carpet and paint and a thorough cleaning would greatly enhance the usability of the facility. The Path-of-Travel would need to be made compliant. The restrooms would need to be completely rebuilt to achieve full compliance. If the facility is not to be occupied in the near future, some of the deferred maintenance issues such as exterior paint, debris removal, and landscaping should be addressed immediately to prevent possible damage to the site and building. Architectural Findings: Site The entire perimeter of the site is fenced. The parking lot is located on the west side of the building. The parking lot and building are accessed from the street at the east side through lockable gates. In general, the existing landscaping needs maintenance, trimming and debris removal. Some areas are severely overgrown. Weeds, debris and animal waste are most severe at the north side.

1. The fence along the east side along Redwood Road is made of iron pickets and appears to be fairly new and is in good condition.

2. The pair of swing gates at the driveway is manually opened. 3. The pedestrian gate does not meet accessibility requirements. The gate could be left open

for disabled access. 4. The concrete walkway along the south side of the building, from street to the parking lot,

is in good condition. Portions of the walkway have a cross slope exceeding the allowed 2% for accessibility. The walkway would need to be replaced for full ADA compliance.

5. The asphalt driveway and parking lot are serviceable but has cracking throughout. It will likely need to be replaced within 5 years.

6. The concrete curb along the south side of the driveway has minor buckling. 7. Exterior light fixture along the driveway is damaged. 8. At least one exterior pole fixture is inoperable. 9. The parking lot is configured for a total of 33 parking stalls. Two spaces are designated

as Staff parking and one space is designated as an accessible parking stall. The accessible stall is not fully compliant but there is sufficient space for corrections. Additional signage is also necessary. Current code requires a minimum of 2 accessible stalls for lots between 26-50 stalls. Minor asphalt overlay may be necessary at the access aisle to meet slope requirements.



10. Striped access aisle exceeds allowable slope at area closest to curb cut. Condition could be corrected with asphalt overlay.

11. The existing slopes at the curb cut do not meet accessibility requirements and will need to be replaced. Tactile warning is missing.

12. Some of the posts at the existing wooden fence along the south side of the parking lot have been replaced. The top rail of the fence is cupping at some locations and will need to be replaced within the next 5 years.

13. The concrete patio area on the north side has minor cracks but is serviceable. 14. Landscaped area on the north side should be maintained to prevent water flow towards

the building. 15. Note: Vermin traps are visible around the perimeter of the building.

Roof A proper height ladder was not available and roof was not fully accessible. Limited views of the roof condition were observed from the north and south side. Overall the roof is in fair condition. No apparent damage to the roof membrane was observed.

16. Joints and edges of eave flashing are rusting. Their condition should be further investigated to determine what action is necessary at this time.

17. Fascia boards are opening at joints and surface rust is visible at nails. Patching, painting and routine maintenance can correct this problem.

18. A lot of debris from the trees is on the roof at the north east corner. This debris should be removed.

19. There is debris at the gutters and roof drains and some standing water at the north “Dutch gutter” from the previous night’s rain was observed. The gutters and drains should be cleared.

20. Mechanical equipment flues are rusted and should be cleaned and painted. 21. Skylight glazing is very dirty. 22. Black spots and staining observed at membrane flashing at skylight and ductwork

penetrations. It is unclear what the staining is and should be further investigated. Exterior Façade General and Typical The exterior of the building is primary composed of brick walls and columns and aluminum storefront windows and doors. There are concrete grille screen walls at the east and west ends. There are stucco soffits and wood trim details all around the building.

23. Overall the brick walls, columns and concrete grilles are in very good condition. There was little evidence of any settlement or failures.



24. There are various locations in the brick walls with small diameter holes and anchors where equipment, piping, signage, etc. have been removed. These holes should be cleaned out and patched to prevent any water penetration.

25. The aluminum storefront and doors are all single glazed. The glazing and doors are in fair condition except for some areas of broken or missing glass. Typically there are loose glazing gaskets as well. The doors do not meet accessibility requirements. Much of the street façade is boarded up.

26. The stucco soffits are in fair condition. There are surface cracks that appear at regular intervals running perpendicular to the soffit, and should be eliminated in paint prep.

27. Most light fixtures in the soffits were functional. Almost all light fixtures have a bird nest inside the grille. These fixtures should be replaced.

West Elevation

28. Exit door is boarded up. Door glazing is missing. Door operation could not be assessed because door is blocked by furnishings on the interior side.

29. Three boarded up bottom glazing units. Could not observe condition of glazing because door is blocked by furnishing on the interior side.

North Elevation

30. Many incoming utility service lines (telephone, power, etc.) are attached to fascia and building surfaces.

31. Portion of old fence has been removed but end post is still attached to the building and should be properly removed.

32. Mechanical louvers are showing rust. 33. Existing floor mounted hose bib to the west of the door is a potential tripping hazard. 34. There are visible water stains at the soffit by the most easterly downspout. It is unclear

where the source of water is coming from. This area is directly below much of the roof debris from the adjacent trees.

35. Most easterly storefront window and door unit is completely boarded up. Door operation could not be assessed. Unit has some missing or broken glazing.

South Elevation

36. Most westerly storefront unit is boarded up. Broken glazing was observed from the inside.

37. Main entry doors do not meet accessible operating pressure and minimum 10” sill height. Doors and operator can either be replaced or retrofitted. Hardware is an exterior lever and an interior panic device.

38. Some of the glazing units appear to have an applied film. Corner of film is peeling in at least one location.



East Elevation 39. Three of four storefront sections are boarded up. Multiple units have broken or missing

glass observed from the inside. 40. The most northerly storefront unit has a detached/damaged horizontal mullion framing

extrusion. This requires new gasketing and reinstallation. 41. One of the beam covers at the soffit has been cut open, possibly for exploratory work.

Conditions should be closed up to prevent access by pests, birds, etc. 42. Lighting control timer box is damaged. 43. Alarm bell and wiring is surface mounted to beam cover and is potentially subject to

vandalism. Interior General and Typical The original interior finishes remain mostly intact.

44. Flooring: With the exception of the restrooms, janitor’s closet, and mechanical room, all flooring is carpeted. The existing carpeting is worn, stained, torn, and has a large number of bolt holes and projecting bolts where shelving was mounted. The carpeting should be replaced.

45. Walls: The perimeter walls are all brick and in acceptable condition with some minor

holes where fixtures were removed. The interior staff and conference room areas are a combination of brick and wood framed walls. The restrooms also have glazed structural unit walls. Generally all walls appear to be in sound condition. Walls that have wood panel finishes are worn and have holes and tape from mounted furnishings but are serviceable. Concrete and plaster walls are painted. Many of the walls are covered by original built-in casework and shelving. Walls and doors have wood trim. There is surface mounted telephone and data cabling throughout the building.

46. Ceiling: The majority of interior spaces have a sprayed on acoustical ceiling. The

restrooms, mechanical room, janitor’s closet, and storage room have smooth plaster ceilings. The ceilings all appear to be in stable condition. There are some minor water stains in various locations. The vertical surfaces above the cove lighting are covered in acoustical tile up to the ceiling. Glazing at the skylights needs to be cleaned.

47. Doors: Most of the interior doors have stained birch veneer and have non-accessible door

knobs. Lobby

48. Charge desk has been removed with exception of the sill plates. East Adult Reading Room



49. All shelving has been removed but bolt heads remain in the floor and require removal. 50. Brick walls have holes where equipment, shelving, furnishings, etc. have been removed. 51. Some floor mounted power and data raceways remain. 52. The ceiling around the most westerly skylight has water stains most likely from a leak at

the roof. It is unclear when this leak may have occurred or if it is still current problem. This area should be more closely inspected.

53. The ceiling around the column at the south side of the opening between the lobby and the reading room has a water stain. It is unclear as to the cause of this stain and when it may have occurred or if it is still current problem. This area should be more closely inspected.

54. There is surface mounted conduit and fire alarm equipment at the ceiling. 55. Column mounted sconce light fixtures would not meet protruding object requirements if

their locations end up on a circulation path. West Children’s Reading Room

56. Most of this room is being used to store shelving, books, and other furnishings which obstructed much of the room from view. It is expected that the flooring and walls are in similar condition to the Adult Reading Room. Shelving and cabinets at the perimeter walls have been retained.

57. A hole remains where a clock was removed above the south lighting cove. Public Restrooms

58. There is a men’s and women’s restroom in the public area. The men’s restroom has a toilet, lavatory, and urinal. The women’s restroom has a toilet and lavatory. Various components in the restrooms. i.e. lavatories, grab bars, dispensers, etc., do not meet accessibility requirements. While these components can be adjusted to comply, the rooms themselves are not accessible and would require a complete new layout and remodel.

59. Staff Area

60. Staff area can be accessed from the lobby area through a bi-directional swinging door. This door meets accessibility requirements only because it has no latch. Another door connects to the East Adult Reading Room. This door does not meet accessibility requirements.

61. All other doors within the staff area are undersized and do not meet accessibility requirements.

62. Staff lockers are available but none are accessible. 63. There are two staff restrooms in this area, each with a toilet and lavatory. Neither is

accessible and would require a complete new layout and remodel. 64. An existing “kitchenette” counter with a sink is provided in this area. There is an open

space where possibly a refrigerator used to be. The counter and base cabinets are well



worn with some finish delamination and should be replaced. The sink and counter are not accessible.

Conference/Meeting Room

65. See General and Typical comments. 66. Door from lobby is accessible except for the hardware.

Equipment Room This room contains the mechanical, electrical, fire alarm and IT equipment. Equipment is described in the attached engineers’ reports. The room is non-accessible to the disabled. Please see the specific observations and recommendations from Structural, Mechanical, Plumbing, and Electrical engineers attached as part of this report.

STAFF AREA

LOBBY

PUBLIC RESTROOM

EQUIP. ROOM

CONFERENCE / MEETING

ROOM

EAST ADULT

READING ROOM

WEST CHILDRENS

READING ROOM

OLD CASTRO VALLEY LIBRARY PLANNORTH

13 August 2014 Mr. Thomas J. Towey, CEO Komorous-Towey Architects 427 13th Street, 2nd Floor Oakland, CA 94612

Project: 147205.00 Structural Engineering Services, 20055 Redwood Road, Castro Valley, CA

Re: Property Condition Assessment

Dear Mr. Towey:

This letter summarizes our findings and recommendations related to the structural aspects of the single-story building at 20055 Redwood Road, Castro Valley. Our opinion is based on limited site observations and review of available construction documents.

1. PROJECT DESCRIPTION

The one-story building at 20055 Redwood Road was constructed circa 1961. The building is generally rectangular in plan, with approximate dimensions of 196 ft by 66 ft. The 66 foot-long east face fronts along Redwood Road. Figure 1 is an aerial view of the site, which is generally flat, with very slight slope away from the building to the west. The building is comprised of structural steel framing, wood framing and reinforced brick masonry. The vertical load resisting system consists of plywood roof sheathing, supported by 2x roof purlins spanning to structural steel framing. Structural steel framing consists of wide flange beams, spanning to wide flange columns, founded on reinforced concrete spread footings. The first floor is a slab-on-grade that is doweled into the continuous strip footings beneath the perimeter walls. The primary lateral force resisting system in the transverse direction (north-south) comprises steel moment frames supported on shallow spread footings interconnected with grade beams aligned in the east-west direction. Reinforced brick masonry walls are the primary lateral force resisting system in the longitudinal direction (east-west). Continuous strip footings support the reinforced masonry walls located around the building exterior and in a few interior locations in the “middle” of the building. A mechanical room is located on the northwest side. A surface parking area is located to the west of the building and a paved access road is located to the south. Planted areas are located to the east and north. A perimeter walkway encircles the building for all but the northeast portion.

Photo 1 depicts the building from the southeast elevation and Photo 2 shows the rear/north face.

Mr. Thomas J. Towey – 147205.00 - 2 - 13 August 2014

Figure 1 – Aerial photograph of site with arrow showing location 20055 Redwood Road

2. SOURCES OF INFORMATION

We obtained information for this project from the following:

Site visit conducted by Mr. Kevin S. Moore of SGH on 6 August 2014.

Civil, Architectural, Structural, Mechanical, Electrical drawings entitled Castro Valley Library, 20055 Redwood Rd. Castro Valley, Alameda County Board of Supervisors, dated 15 September 1960, pp 1-24 .

Landscape Drawings entitled Landscaping & Sprinkler System for Castro Valley Library, 20055 Redwood Road, Castro Valley, Calif., dated 2 November 1961, pp 1-2.

Uniform Building Code, 1958.

California Building Code, 2013.

ASCE/SEI 7-10 Minimum Design Loads for Buildings and Other Structures.

3. FIELD OBSERVATIONS

During our site visit, we observed the following:

Cracking and vertical offsets in the flatwork concrete pathways around the building exterior, mainly located near the southeast corner (Photos 3 and 4).

A

Mr. Thomas J. Towey – 147205.00 - 3 - 13 August 2014

Cracking in the exterior stucco soffit (Photos 5, 6 and 7).

Damage at exterior beam encasement at the building’s east end (Photos 8 and 9).

Condition at top of reinforced brick walls (Photos 10 and 11).

Connection at interior steel frame column (Photos 12 and 13).

Building interior (Photos 14 and 15).

Mechanical equipment in mechanical space (Photos 16, 17 and 18).

4. DISCUSSION

Generally, the building appears to be in very good condition. We observed very little deterioration of the reinforced masonry units, structural steel elements and visible timber framing. The building is over 50 years old, so some of the wood framing may be deteriorated, but was not observable behind finishes. Based on our observations, we do not suspect hidden damage in the steel framing or reinforced brick walls.

We observed bracing and anchorage on most of the mechanical/electrical equipment in the mechanical space. The water heater, tanks and mechanical units all appear to have supplemental seismic bracing, uncommon for the time of original construction. We have not evaluated the adequacy of the observed bracing and anchorage.

The vertical offset in the flatwork along the building’s south side appears to be both local and static (no recent movement). While the area has been ground to eliminate an abrupt edge, the offset is as much as 1 in. high in some locations. This much vertical offset may constitute a trip hazard and would not conform to the Americans with Disabilities (ADA) requirements. We do not know the cause of the offset/settlement. However, the situation may be repaired by removing and replacing a portion of the flatwork. The underlying soil should be properly drained and compacted, with the new section of flatwork doweled into adjacent sections of flatwork to prevent differential movement across the construction joint.

The stucco cracking in the exterior soffit appears to be related to conditions typically associated with construction (shrinkage). The location, character and size of the cracking are not indicative of structural distress. The cracks can be repaired cosmetically, as part of a repainting project. The areas should be monitored for future movement, although no movement is anticipated.

The damaged beam encasement at the east end of the building requires fabrication and installation of new wood panel elements. The underlying structure appears undamaged and will not require repair.

Repairs should be completed by qualified contractors experienced with this type of work. Although we observed the distress noted above, we believe that the structure remains generally safe and serviceable at this time and for many years into the future as long as the building is properly maintained. The reinforced brick walls may present a risk in the presence of significant ground shaking, but we have not evaluated the anticipated performance of these walls as part of this evaluation. Walls without adequate top connections have performed poorly in past earthquakes, sometimes leading to partial collapse.

Mr. Thomas J. Towey – 147205.00 - 4 - 13 August 2014 The building is currently considered a library, which is classified as a Risk Category II building in accordance with Table 1604.5 of the 2013 California Building Code (CBC). If the future use of the building aligns with Risk Category III or IV, the building may be required to comply with the 2013 CBC directly or through advanced analysis and/or seismic retrofit. Fortunately, most general occupancies are consistent with Risk Category II, which will negate the need for confirming compliance with the 2013 CBC.

If the building occupancy aligns with Risk Category III or IV, the building will need to be evaluated for a seismic force that is approximately 7 times higher than that used for the design of the original building. Our review of the original structural drawings revealed that the lateral force resisting systems may not have adequate strength and/or ductility to meet force levels promulgated in the 2013 CBC or other documents applicable to this type of evaluation, specifically ASCE/SEI 41-13 Seismic Evaluation and Retrofit of Existing Buildings. If the proposed building occupancy triggers compliance with the 2013 CBC, we recommend a detailed seismic evaluation using advanced analysis techniques as promulgated in ASCE/SEI 41-13.

We are happy to discuss the project further with you at your convenience, if desired.

Sincerely yours,

Kevin S. Moore Principal CA License 4528 (Structural) I:\SF\Projects\2014\147205.00-CVLA\WP\001KSMoore-L-147205.00.jdi_Condition Assessment Ltr.docx

Encls.

SGH Project 147205 / August 2014

Photo 1 South east building corner.

Photo 2 North face.


Photo 3 Vertical offset in the flatwork on the building’ south side.

Photo 4 Vertical offset in the flatwork on the building’s south side.


Photo 5 Cracking in the soffit stucco, north side.

Photo 6 Cracking in the soffit stucco, west end.


Photo 7 Cracking in the stucco soffit, south side.

Photo 8 Damage at exterior beam encasement, east end.


Photo 9 Damage at exterior beam encasement, east end.

Photo 10 Condition at top of interior reinforced brick wall.


Photo 11 Condition at top of exterior reinforced brick wall.

Photo 12 Connection at interior steel frame (beam-column).


Photo 13 Connection at interior steel frame (beam-column).

Photo 14 Building interior.


Photo 15 Building Interior.

Photo 16 Mechanical equipment, including seismic anchorage.


Photo 17 Mechanical equipment, including seismic anchorage.

Photo 18 Mechanical equipment, including seismic bracing.

5201 Harbord Dr Oakland, CA 94618

650.248.7396

PART 1: PREFACE

This report describes the condition of existing mechanical and plumbing systems and equipment at the former Castro Valley Library located at 20053 Redwood Road. Observations included herein were made during a site visit on August 6, 2014. Recommendations presented in this report are based on visual observations only.

The existing site is an Alameda County owned property consisting of a 10,261 square foot single-story public library building and an on-site parking lot constructed approximately in 1961.

PART 2: MECHANICAL SYSTEMS

2.1. EXISTING MECHANICAL EQUIPMENT 2.1.1. Air Handling Unit

The central air handling unit (AHU) is a constant volume indoor unit with a refrigerant cooling coil and HW heating coil. At the time of the site visit, the fan was running to provide ventilation air to the library, but the cooling and heating systems were inactive. Overall, the unit appears to be in marginal yet functional shape.

● Design capacity: 12,800 CFM ● Original equipment

2.1.2. Boiler

Hot water heating is provided by a natural gas fired boiler. The boiler and hot water piping in the mechanical room show signs of age but appear to be in working order. At the time of the site visit, the heating hot water system was not operational.

● Rated capacity: 525,000 btu/hr input & 420,000 btu/hr output ● Original equipment

2.1.3. Refrigerant Compressor and Evaporative Condenser Cooling is provided by a compressor and outdoor evaporative condensing unit. The compressor is new and in excellent shape, reportedly installed several months before the closure of the library. The evaporative condensing unit and water treatment coupon rack are both original equipment. The evaporative condensing unit, including fan and pump, appears to be in functional condition from the exterior, with no signs of major wear, however, the internal components, which are more susceptible to corrosion and oxidation from the water spray, were not examined.

● Compressor: 30 HP motor (new) ● Evaporative condenser: 368 MBH heat rejection capacity ● Compressor - new equipment; condenser - original equipment

2.1.4. Heating Hot Water Pumps

Heating hot water circulation is achieved with (2) constant speed inline circulator pumps, both of which appear to be in functional condition. We recommend that the hot water piping insulation be examined in case it contains asbestos.

● Pump motors: ¾ HP, 1725 RPM each pump ● Original equipment

Old Castro Valley Library 1 Mechanical and Plumbing Systems Existing Conditions Report September 15, 2014


650.248.7396

2.1.5. Zone Air Distribution Equipment

The building is divided into four thermal zones with air temperature determined by zone thermostats and controlled by mixing air from the hot and cold plenums at the central AHU. Supply air is ducted separately to each of the four zones and delivered via square ceiling mounted diffusers and rectangular perimeter slot diffusers. Some of the slot diffusers in the staff area and offices are equipped with wall mounted manual volume control knobs to allow occupants to adjust the flow of air to meet comfort preferences. The volume control knobs appear to be functional. Air was observed flowing from all of the supply diffusers.

Existing Thermal Zones (4)

2.1.6. Perimeter Heating

The east and west ends of the reading rooms are equipped with Wesix electric baseboard heaters at the exterior perimeter walls. These appear to be original equipment.

2.1.7. Exhaust

Restroom exhaust in the public and private restrooms is provided by inline fans operated via the light switch. These appear to be original equipment and are functional.

The storage closet connected to the original story room is served by a Trane utility exhaust fan operated via a manual switch on the wall in the story room. The fan is functional and appears to be original equipment.

The kitchenette in the staff room is served by a multi-speed inline exhaust fan, operated via wall mounted switch. It appears to be original equipment and is functional.

2.1.8. Controls

The mechanical systems are controlled via electric controls which appear to be original equipment. Several energy efficiency control strategies required by the current California Energy Code are in place, such as outdoor air based reset of hot water temperature and outside air economizing, however, the controls infrastructure predates the current industry standard digital controls systems by several decades. Operation of automatic controls such as hot water temperature reset, airside economizing, and evaporative condensing unit control was not observed as the system was in fan-only ventilation mode.



650.248.7396

2.2. MECHANICAL SYSTEM EVALUATION

2.2.1. Code Compliance

In the strictest sense, the existing mechanical systems are not required to meet the current California building code if they are simply reconditioned for continued use. For reasons pertaining to emissions, energy efficiency, and reliability, however, we do not recommend continued use of the existing equipment. The following section discusses these points in greater detail.

2.2.2. Recommendations

The entirety of the mechanical systems equipment, with the exception of the refrigerant compressor, appear to be original and therefore are more than 50 years old. Typical useful life of mechanical systems ranges from 5-25 years. As the existing mechanical has outlived its useful life, we recommend the equipment upgrades for the purposes of improved thermal comfort, better indoor air quality, higher energy efficiency, and easier maintenance procedures.

● Boiler: replace with high efficiency, ultra-low emissions natural gas condensing boiler ● AHU and compressor/condenser: replace with variable volume packaged rooftop unit

with evaporative condenser ● Heating hot water pumps: replace with variable speed inline pumps ● Zone air distribution: replace with zone VAV boxes with hot water reheat, which

would allow the HVAC system to smoothly ramp up or down as the heating and cooling loads change. Each VAV box will have a hot water coil for heating and an automatic damper for air volume control. Typically, one VAV box is provided per each thermal zone--depending on occupancy, this could range from 5-10 units. This is an industry standard system that nearly all HVAC contractors have experience with.

○ A more energy efficient alternative to a basic VAV reheat system is a variable air volume diffuser system. In such a system, each diffuser acts as a separate zone of space temperature control, providing a much higher level of individual occupant control of the system. Fewer VAV boxes are required, as they no longer provide zone temperature control--instead, they regulate air pressure in the system and provide reheat when needed. We recommend working with Acutherm, a VAV diffuser manufacturer based in Hayward, CA, with extensive experience in cost-efficient retrofits.

● Controls: replace with digital control system

PART 3: PLUMBING SYSTEMS

3.1. EXISTING PLUMBING EQUIPMENT 3.1.1. Domestic Hot Water Domestic hot water heating is provided by a natural gas fired domestic hot water heater. The unit appears to have been replaced in 1998 based on dates marked on the tank. The small inline recirculation pump appears to have been installed at the same time.

● Rated capacity: 33,000 btu/hr input, 30 gallons ● New equipment



650.248.7396

3.1.2. Fixtures A descriptive fixture list is included below. Flow rates were not immediately available by visual inspection or within the historical drawings.

● (4) flush valve toilets ● (1) flush valve urinal ● (4) restroom sinks ● (1) kitchenette sink ● (1) utility sink ● (1) drinking fountain ● All fixtures appear to be original

3.1.3. Gas Meter Sized for 558.0 MBH connected capacity, per historical drawings. This will be sufficient for typical office or similar commercial use, if natural gas is used in the future for space heating and domestic hot water heating. It would be more than adequate with higher efficiency mechanical equipment and upgraded water efficient plumbing fixtures. Equipped with PG&E Smart Meter. 3.1.4. Water Meter The water meter is sized for a maximum load of 77 GPM, per historical drawings. This will be sufficient for typical office or similar commercial use, and would be more than adequate with upgraded water efficient plumbing fixtures.

3.2. PLUMBING SYSTEM EVALUATION

3.2.1. Code Compliance Per California SB-407, by January 1, 2019, the plumbing fixtures must be replaced with water conserving fixtures equal to or better in performance than the following:

● toilets: < 1.6 gallons per flush (gpf) ● urinals: < 1.0 gpf ● faucets: < 2.2 gpm

3.2.2. Recommendations In light of California’s current statewide persistent extreme drought conditions, we highly recommend that all plumbing fixtures be upgraded to meet the following water efficiency metrics:

● toilets: 1.25 gpf ● urinals: 0.25 gpf ● faucets: 0.5 gpm restroom sinks, 1.0 gpm kitchenette sink

The domestic hot water heater and tank are still serviceable, however, a more energy efficient and possibly lower cost replacement choice would be electric instantaneous hot water heaters located in the cabinet beneath each sink. These point of use hot water heaters will reduce energy losses through domestic hot water piping, because hot water will no longer be distributed from a single central location, as well as reduce water lost down the drain while occupants wait for hot water to arrive at the faucet. End of Report


The Engineering Enterprise 1305 Marina Village Parkway, Suit 100 ■ Alameda, CA 94501 ■ (510)769-7600 ■ Fax (510)769-1261

Page 1

PART 1 - PREFACE

This report is based on our observations during a site walk-through on August 6, 2014. Electrical drawings were available for us to review and comment on. The professional opinions in this report rely on visual observation only without destructive demolition, detailed analysis, or performance testing. The impact of unknown conditions may affect the accuracy of our observations.

The existing site is an Alameda County owned property consisting of a 10,261 square foot single-story public library building and an on-site parking lot constructed approximately in 1961. The site is located at 20053 Redwood Road in the community of Castro Valley, California.

PART 2 – POWER ELECTRICAL SERVICE AND DISTRIBUTION

2.01 UTILITY SERVICE

A. The primary electrical service is obtained from overhead utility PG&E power lines serving a pole mounted utility transformer. The utility pole and transformer is located near the northeast corner of the site along the sidewalk of Redwood Road. The pole mounted transformer looks to be relatively new and appears to be in good condition. I would recommend asking PG&E if the transformer has been replaced within the last 5 years or so.

B. Incoming secondary service power conductors from the pole mounted utility transformer are extended down the pole via riser assembly and then transition into underground conduit at the sidewalk. Secondary service conductors installed in underground conduit route along the back of the building along the east property line and into the building electrical/mechanical equipment room. Secondary service power conductors enter the main switchboard pull section compartment from below. The main switchboard for the building is mounted to the floor of the electrical room at a location along the south wall. There is one utility PG&E smart meter for the site at this location within a meter compartment of the main switchboard directly above the pull section compartment.

C. The service derived from the utility transformer is 500 amps at 120/208 volts, 3 phase, 4 wire. This is based on a 500 amp main circuit breaker. The main circuit breaker is installed within a separate compartment of the main switchboard directly above the utility meter compartment..

2.02 DISTRIBUTION

A. The main switchboard consists of two sections as outlined below:

1. Left side – Bottom pull section for termination of incoming service cables with a utility meter compartment at the middle and a 500 amp main circuit breaker above the meter compartment.

B. The distribution from the main switchboard is as follows.

1. Right side distribution section:

a. Two 15 amp, 3 pole circuit breakers each serving heating water circulation pump.

b. 15 amp, 3 pole circuit breaker serving evaporative condenser fan.


Page 2

c. 15 amp, 3 pole circuit breaker serving evaporative spray pump.

d. 70 amp, 3 pole circuit breaker serving supply fan.

e. 150 amp, 3 pole circuit breaker serving refrigerant compressor.

f. 175 amp, 3 pole circuit breaker serving branch circuit Panelboard A. Panelboard is 42-pole, 225 amp rated at 120/208 volt, 3 phase, 4 wire.

g. 175 amp, 3 pole circuit breaker serving branch circuit Panelboard B. Panelboard is 36-pole, 225 amp rated at 277/480 volt, 3 phase, 4 wire.

h. Four 15 amp, single pole circuit breakers serving boiler, temperature control panel, telecommunications equipment and one breaker serving an unlabeled load.

i. Ten 3-pole blank space provisions and two single-pole blank space provisions.

2.03 MAXIMUM SYSTEM CAPACITIES

A. It is customary to apply a derating factor for overcurrent protection devices over 100 amps, since most are only rated to carry 80 percent of their full load capacity.

B. The available capacity at this building is as follows:

1. 500 amps x .80 (percent) = 400 amps.

2. This allows for a capacity of 144 kva (400 amps x .360 volts).

C. Power density: The total density achievable with this service is 14.03 watts per square foot based upon an area of 10,261 square feet of interior building space (144,000 watts / 10,261 sf).

D. We assume any future plans for this building will not include any heavy industrial or manufacturing functions. To determine capacity available based on the existing service size and current code nominal watts per square foot distribution for an office type building are as follows:

1. Lighting system: 3.0 watts per sf.

2. Receptacles and devices: 2.0 watts per sf.

3. Mechanical systems: 4.3 watts per sf.

4. Miscellaneous loads: 1.2 watts per sf.

2.04 SYSTEM EVALUATION

A. Based on the above power density it would appear that there is sufficient utility power service and distribution capacity to handle the allocated loads for a future building tenant of similar use (14.03 watts per square foot).


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B. The switchgear manufacturer nameplate is indicated as Safety Switchboard Company out of Oakland, California. Even though the existing switchgear appears to be clean and in good condition for it’s age, it is our opinion that the switchgear has reached the end of its useful life and should be completely replaced as part of any further remodel. The equipment is as old as the building structure (approximately 53 years) and technology has advanced considerably, making this equipment obsolete. Also, it would be extremely difficult to obtain needed parts for this vintage equipment if remodeling required distribution circuit breaker modifications and or reconfiguration.

C. We would also be concerned about the feeder conductors serving the downstream branch circuit panelboards, mechanical equipment, etc on site. Fifty three years of heat could cause the conductor insulation to become brittle and crack, which may lead to short circuit conditions. Would not recommend reusing any of the feeders unless they were megger tested.

D. There is also multiple new California 2013 Title 24 energy efficiency standards related to electrical distribution system metering that would require the switchgear to be upgraded if additional power distribution is added under any tenant improvement remodel work.

PART 3 - LIGHTING SYSTEM

3.01 LIGHTING FIXTURES

A. In general, the lighting source throughout the building interior is fluorescent. The lamp types for pendant, recessed and surface mounted linear fixtures are old inefficient T12 lamps with magnetic ballasts.

B. Could not determine the lamp source for the large ceiling mounted round recessed lensed downlights but they appear to be either old incandescent or compact fluorescent fixtures.

C. All column mounted wall sconce light fixtures are incandescent ‘A’ lamp bulbs. The majority of the ‘A’ lamps have been removed and replaced with compact fluorescent screw-in type lamps.

D. Combination exit sign/emergency light fixtures are above every egress exit door. Each are integral battery back-up type with two bug-eye emergency light heads near the top of exit fixture housing.

E. All surface ceiling mounted adjustable yoke type accent light fixtures are old incandescent PAR floodlight lamps.

F. Building mounted exterior lighting recessed in canopy soffits above walkways are square incandescent ‘A’ lamp type light fixtures. The majority of the old ‘A’ lamps have been removed and replaced with compact fluorescent screw-in type lamps. Exterior general area lighting mounted to building exterior at various locations are old incandescent PAR floodlight lamps mounted in socket type housings.

G. Exterior parking lot lighting are adjustable-yoke type HID flood light fixtures mounted at the top 20 foot high poles.

3.02 LIGHTING CONTROL


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A. We did not observe any automatic lighting control system, i.e. lighting control panel or any occupancy motion sensor switches throughout the interior spaces. It is our assumption that everything is locally switch controlled.

B. We observed various timeclock type controllers throughout which we assume control the majority of exterior light fixtures. Some exterior flood light fixtures include photocell type devices as one assembly.

3.03 EMERGENCY LIGHTING

A. There was no emergency generator on site. We also assume that no light fixtures contain additional battery pack ballasts providing emergency/egress lighting throughout the building.

B. Above each exit door is a combination exit sign with self-powered battery pack light fixture “bug-eye” type heads providing emergency/egress lighting.


A. All the existing light fixtures and lamp sources are outdated and produce generally poor light levels throughout. All of these light fixtures will need to replaced with more efficient light fixtures complying with current California Title 24 energy standards and to produce a better quality of light throughout the entire building.

B. None of the existing lighting control system is compliant with current California Title 24 energy efficiency standards/requirements. New lighting controls will need to be provided throughout to comply with current California Title 24 energy efficiency standards/requirements to include networkable lighting area controls, multi-level networkable lighting controls with scene on/off raise/lower (dimming) capabilities, automatic daylighting controls where applicable and automatic lighting shut-off controls.

C. Completely new outdoor lighting controls and equipment will need to be provided including motion sensors for exterior incandescent lighting, BUG rating compliance for any new exterior light fixture and photocell or time clock control.

PART 4 – FIRE ALARM SYSTEM

4.01 FIRE ALARM EQUIPMENT

A. The existing fire alarm system is a UL listed conventional (non-addressable), four-zone manual and automatic fire alarm evacuation control panel with battery backup power. The panel includes two supervised 1.5 amp notification circuits. The panel includes a LED annunciator inside the cabinet. The main fire alarm control panel is manufactured by Silent Knight and is a model #5204 series unit. We could not determine by visual inspection if the peripheral field devices are manufactured by Silent Knight.

B. The main fire alarm control panel appears to have a digital communicator to transmit system signals to a remote monitoring central station location.


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C. The system’s existing notification appliance device locations do not comply with current ADA mandated code coverage. No strobe (visual) devices were observed in restrooms, within corridors, break room, and large open public areas.

D. There are existing ceiling mounted area smoke detectors scattered throughout the building interior. These smoke detectors appear to include a sounder base component for notification.


A. Based upon our observations, we are surprised that this building was able to function as an A Occupancy public library with the minimal existing ADA required notification horn/strobe devices present.

B. We recommend replacing the entire fire alarm system with a new code compliant addressable, Class A or B, closed circuit, electronically supervised, device indicating, automatic alarm type system operating from initiating manual pull stations, smoke and or heat detectors and sprinkler system switches (if applicable).

C. The new system shall include alarm notification appliance devices (horns/strobes) where mandated by current ADA code requirements for coverage

End of Report

final - old castro valley library assessment report 2014 0902 · maritza delgadillo, sr. project...

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