AllWest Environmental · (2) deferred maintenance, and (3) replacements of components or systems that have realized or exceeded their Expected Useful Life (EUL). Group, February 2007

2141 Mission Street, Suite 100 | San Francisco, CA 94110 | 415.391.2510

1520 Brookhollow Drive, Suite 30 | Santa Ana, CA 92705 | 714.541.5303

AllWest Environmental | AllWest1.com

AllWest Environmental

PROPERTY CONDITION ASSESSMENT

1045 Sansome Street, San Francisco, CA 94111 PREPARED FOR:

Client Name

Address City, State, Zip

ALLWEST PROJECT xxxxx.60 Date

PREPARED BY:

Preparer's Name and Title

REVIEWED BY:

Reviewer's Name and Title

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TABLE OF CONTENTS

I. EXECUTIVE SUMMARY ............................................................................................................. Page 1

A. Property Description ...................................................................................................... Page 1 B. Summary of Findings and Recommendations ............................................................... Page 2 C. Immediate Needs & Replacement Reserves ................................................................. Page 3 D. Immediate Needs & Replacement Reserves Spreadsheet ............................................ Page 3A II. REGULATORY REVIEW ............................................................................................................. Page 3 III. PROPERTY CONDITION ASSESSMENT .................................................................................. Page 4

A. General .......................................................................................................................... Page 4 A.01 Introduction ..................................................................................................... Page 4 A.02 Property Summary Data .................................................................................. Page 4 A.03 Property Directory ........................................................................................... Page 5 A.04 Utility Services ................................................................................................. Page 5 B. Site Development & Landscaping .................................................................................. Page 5 B.01 Landscaping & Irrigation .................................................................................. Page 5 B.02 Parking, Driveways, Concrete Site Work ......................................................... Page 5 B.03 Site Drainage .................................................................................................. Page 5 B.04 Miscellaneous Items and Support Structures .................................................. Page 6 B.05 Fencing and Screening ................................................................................... Page 6 B.06 Signs & Identification ....................................................................................... Page 6 B.07 Stairs, Landings and Railings .......................................................................... Page 6 B.08 Support and Dock Areas ................................................................................. Page 6 C. Exterior Envelope .......................................................................................................... Page 6 C.01 Roof and Accessories ..................................................................................... Page 6 C.02 Exterior Finishes ............................................................................................. Page 6 C.03 Doors, Windows and Skylights ........................................................................ Page 7 C.04 Terraces and Balconies ................................................................................... Page 7 D. Structural Elements ....................................................................................................... Page 7 D.01 Foundations .................................................................................................... Page 7 D.02 Wall Construction ............................................................................................ Page 7 D.03 Roof/Floor Framing ......................................................................................... Page 7 E. Interior Finishes ............................................................................................................. Page 8 E.01 Floor and Base Finishes .................................................................................. Page 8 E.02 Wall Finishes and Doors ................................................................................. Page 8 E.03 Ceiling Finishes ............................................................................................... Page 8 E.04 Interior Stairs ................................................................................................... Page 8

F. Equipment and Systems ................................................................................................ Page 9 F.01 Meters ............................................................................................................. Page 9 F.02 Mechanical - HVAC ......................................................................................... Page 9 F.03 Electrical .......................................................................................................... Page 10 F.04 Gas.................................................................................................................. Page 11 F.05 Plumbing ......................................................................................................... Page 11

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F.06 Fire Protection ................................................................................................. Page 11 F.07 Other Systems ................................................................................................ Page 12 F.08 Security System .............................................................................................. Page 12 F.09 Vertical Transportation and Conveying Systems ............................................. Page 12 G. Accessibility Compliance ............................................................................................... Page 13 G.01 Parking ............................................................................................................ Page 13 G.02 Path of Travel .................................................................................................. Page 13 G.03 Toilets/Plumbing Fixtures ................................................................................ Page 14 G.04 Elevators ......................................................................................................... Page 14 IV. CONSULTANT'S QUALIFIERS .................................................................................................. Page 14

FIGURES Regional Map, Vicinity Map, and Aerial Photo

PHOTOGRAPHS Photos 1 through 60, M-1 through M-32

APPENDIX A Jurisdictional Documents

Assessors Map SF Property Information and Permit History

APPENDIX B Non-Jurisdictional Documents

Completed Questionnaire, Rent Rolls Boiler Replacement Proposal Roof Warrantee

APPENDIX C Authorization for Reliance and General Conditions

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PROPERTY CONDITION ASSESSMENT

1045 Sansome Street, San Francisco, CA 94111

I. EXECUTIVE SUMMARY

AllWest has completed a Property Condition Assessment of the above referenced site in accordance with ASTM E 2018-15 and industry standards. On [Date], AllWest visited the property and observed the condition of the structure, interior areas and tenant spaces. AllWest interviewed [Name], the property owner. AllWest reviewed the City and County of San Francisco Building, Fire and Planning Department records and various permitted architectural, structural and mechanical/ electrical/ plumbing/ fire protection construction documents.

This Executive Summary is provided solely for the purpose of overview. Any party who relies on this report must read the full report. The Executive Summary may have omitted important details, any one of which could be crucial to the proper understanding and subject matter risk assessment.

The purpose of this report is to inform the reader of the condition of the civil, architectural, mechanical, electrical, plumbing and landscape components that comprise the property and identify what conditions, if any, should be corrected to improve building systems, appearance and performance.

A. PROPERTY DESCRIPTION

1045 Sansome is a four story, 89,010 sq ft office structure constructed in 1926 within the historic Northeast Waterfront District of San Francisco, California. The subject property consists of 2 parcels; the primary rectangular parcel is located on the west side of Sansome Street between Green and Vallejo Streets. A second smaller rectangular parcel is located to the west of the primary parcel; it is steeply sloped and undeveloped. Surrounding development is primarily low historic brick structures housing a mix of office and commercial businesses. Levi’s Plaza is located a couple blocks to the north.

The 1.1 acre site is zoned C-2 (Community Business). Building occupancy is Group B (Business), construction is Type IIB. The building is fully sprinklered. The 1926 building was originally constructed as a three level structure; a fourth penthouse level was installed some time thereafter. The structure consists of a cast-in-place concrete frame, partial sub-grade first level, elevated reinforced concrete floor slabs and roof slab over sub-grade concrete retaining walls and continuous perimeter and point load spread footings. The site slopes from west to east; the difference in elevation is steepest along the south property line, with a differential of 30’. Mature broadleaf street trees are provided along the three street frontages; on-site planting is limited to potted plants at the roof terrace. Thirteen parking stalls are provided on-site in an enclosed concrete garage occupying the south end of the ground floor. The building envelope is in “Good” condition and consists of cast-in-place concrete walls with bronze-framed fixed single-pane fenestration on the street facades and the original operable factory sash windows at secondary elevations. Saw tooth roofs with clerestory windows cap the two original printing rooms. The saw tooth roofs are capped by conventional built-up roofing; flat roofs are finished with new single-ply roofing.

The interior finishes are in “Good” condition. Common areas include corridors, restrooms, stairs, elevator lobbies and equipment rooms. The main lobby is accessed along Sansome Street, with another secondary entrance at the south end of the Sansome Street frontage and a third along Green Street. The HVAC is in “Good” condition. Tenants are provided variety of units to meet their air conditioning (AC) requirements. Systems include terminal air conditioners (PTAC), gas-fired package units and heat pumps. Heating is provided by a gas-fired boiler that is approaching the end of its Effective Useful Life (EUL). Some replacement of PTAC and package units is recommended during the term of this report.

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The physical condition of the electrical system appeared “Good”. The electrical system consists of three main switchboards providing a total of 2,600 amps of power, 240/120-volt power, sub-panels with molded plastic breakers and a copper wire-in-conduit distribution system. The physical condition of the plumbing appeared “Good.” The City provides domestic water to the property through a branch off the municipal main beneath Sansome Street. Interior copper piping is typical. A number of plumbing fixtures do not meet code requirements for low-flow fixtures. The physical condition of the fire protection system appeared “Good.” The fire suppression system is located on all floors with two main risers. The City provides firewater to the property through a branch off the municipal main that runs beneath Sansome Road. A minimal fire alarm panel controls the sprinkler flow devices. Building entrances are provided with intercom systems allowing building access. The physical condition of the vertical transportation and conveying systems appeared “Good.” The vertical transportation system includes two passenger elevators located in the main lobby (1045 Sansome) and the secondary lobby (1005 Sansome). It is anticipated both elevators will require modernization during the report term. Accessibility is generally “Good”. Code requires a single Van Accessible parking stall; the number of parking stalls provided meets code requirements. The access path from public transportation to the building entrances was generally compliant. The main building entrance is not Accessible due to a single step at the entrance; signage is provided to direct visitors to the Accessible entrances at 1005 Sansome or 255 Green. Door thresholds, hardware and widths generally comply with code. Common area restrooms at each level are generally compliant, though restrooms serving the penthouse level do not have sufficient maneuvering space and should be reconstructed. Elevator cabs generally meet Accessibility code requirements; upgrade of elevator features to meet current code requirements is included in the modernization.

B. SUMMARY OF FINDINGS

AllWest found the building to be in generally “Good” condition with the following exceptions, summarized in the following categories:

Code/Life Safety

Install compliant handrail at staircases where a second rail is not provided;

Obtain permit to operate gas-fired boiler with BAAQMD;

Perform infrared scanning of electrical panels on a triennial basis for personal and equipment protection;

Perform ground fault testing of the main breaker on a triennial basis as recommended by NFPA 70B;

Replace Federal Pacific Stab-lok panels;

Replace standard electrical receptacles with GFCI type receptacles within six feet of a water source;

Add an automatic earthquake shut-off valve to gas main;

Replace non-low flush toilets and urinals with code-compliant units;

Renew annual elevator and lift permits;

Provide Accessible entrance report in compliance with San Francisco Accessible Business Entrance Program.

Capital Expenditure

Remove coating at concrete garage floor; reseal and restripe;

Replace existing metal exterior door providing access to slope at northwest corner of the site;

Replace built-up roofing at saw tooth roof sections and their perimeters;

Repair window frames and replace glazing compound at original steel sash windows;

Repair clerestory window frames and replace window glazing compound at north clerestory windows;

Replace gas-fired heating water boiler when unit reaches the end of its serviceable life; addition of a new chimney vent liner;

Replace PTAC at end of useful life (EUL);

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Replace Suite 100 HVAC package units;

Modernize hydraulic elevator equipment;

Modernize traction elevator equipment;

Replace elevator cab finishes.

Modernization/Improvement

Install a fire alarm system to include both reporting and horn/strobes placement requirements that meet current ADA compliance standards;

Reconstruct fourth floor restrooms for Accessibility compliance. .

C. IMMEDIATE REPAIRS & REPLACEMENT RESERVES

Immediate Needs Immediate Needs are defined as physical deficiencies that require immediate action to correct (1) existing or potentially unsafe conditions; (2) significant negative conditions impacting marketability or habitability; (3) material building code violations; (4) poor or deteriorated condition of critical element or system or (5) a condition that if left "as is” would cause or contribute to critical element or system failure within one year or a significant escalation in repair costs.

Immediate Repair Needs as indicated in the Immediate Needs & Replacement Reserves Analysis are estimated at $64,300. Expenditures include

compliant handrail installation, electrical upgrades and compliance with San Francisco’s Accessible Entrance Program.

Replacement Reserves Replacement Reserves are funds allocated for (1) priority-based repairs of physical deficiencies resulting from poor design, faulty installation, or the substandard quality of original systems or materials, (2) deferred maintenance, and (3) replacements of components or systems that have realized or exceeded their Expected Useful Life (EUL). EUL is defined as the average amount of time in years that an item, component or system is estimated to function when installed new, assuming routine maintenance is practiced. AllWest applies EUL standards established by such organizations as the American Society of Heating, Refrigeration and Air-conditioning Engineering, Inc. (ASHRAE) and the U.S. Department of Housing and Urban Development

(HUD) and, but may modify them following a subjective evaluation of an item, component or system by experienced, licensed professionals. The 5-year replacement reserve is estimated at $895,459 which includes a 2.5 % per year inflation

factor. Expenditures include, among others, roof replacement at saw tooth roofs, boiler replacement and elevator modernizations

Modernization/Improvement

Items in this category are not mandatory or essential but are recommendations for general improvements and modernization to bring the property up to current standards or best practices. The spreadsheet includes Modernization items as a separate section from the main body of the spreadsheet so that the costs for this work are totaled separately.

Modernization items as indicated in the Immediate Needs & Replacement Reserves Analysis are estimated at $126,000. The suggested items are fire

alarm replacement and reconstruction of fourth floor restrooms for Accessibility compliance.

II. REGULATORY REVIEW

AllWest contacted the City and County of San Francisco for building, zoning, planning, and fire protection information. A record of the permits and inspections are included in Appendix A. There are no known outstanding violations; tenant improvement projects are underway. Documents provided during the preparation of this report include:

Sunset Building partial construction set , T Ronneberg, Structural Engineer, January 21, 1926;

Building Permit Summary, San Francisco Assessor’s Office.

Other documents reviewed include:

Area Summaries, Huntsman Architectural Group, February 2007;

Property Condition Assessment, Marx / Okubo, December 16, 2008.

Due to the age of the structures, the buildings do not comply with the current CBC and other applicable governing standards in numerous ways.

March 19, 2019

Project No: 19019.60

Bldg Age in Years: 93

No. of Floors: 4

Approximate Gross Area: 89,010

SITE WORK

1 B.02 13,14 4 - - 4,800 SF Estimate $1.30 $6,240 $6,240

2 B.05 15,16 - - - 1 EA Estimate $2,200.00 $2,200 $2,200

EXTERIOR ENVELOPE

3 C.01 21,22 20 - - 16,643 SF Estimate $7.00 $116,501 $116,501

4 C.03 23-26 Repair window frames and replace glazing compound at original steel sash windows 20 - - 13,000 LF Estimate $6.50 $16,900 $16,900 $16,900 $16,900 $16,900 $84,500

5 C.03 22 Repair clerestory window frames and replace window glazing compound at north clerestory windows 20 - - 4,500 SF Estimate $8.00 $36,000 $36,000

STRUCTURAL

INTERIOR FINISHES

6 E.04 40, 41 - - - 270 LF RS Means $75.00 $20,250 $0

EQUIPMENT & SYSTEMS

7 F.02 M-10 48 50 0 1 EA Vendor $160,000.00 $160,000 $160,000

8 F.02 M-10 1 3 0 1 EA Estimate $300.00 $300 $0

9 F.02 M-7 10 Var. Var. 1 EA RS Means $1,800.00 $0

10 F.02 - 31 20 0 12 Tons RS Means $2,200.00 $26,400 $26,400

11 F.03 M-11 N/A N/A N/A 1 EA Estimate $3,500.00 $3,500 $3,500 $3,500

12 F.03 M-12-13 N/A N/A N/A 1 EA Estimate $1,400.00 $1,400 $1,400 $1,400

13 F.03 -- N/A N/A N/A 2 EA RS Means $4,000.00 $8,000 $0

14 F.03 M-14 N/A N/A N/A 18 EA Allowance $75.00 $1,350 $0

15 F.04 N/A N/A N/A 1 EA Allowance $1,500.00 $1,500 $0

16 F.05 M-24 N/A N/A N/A 16 EA Allowance $1,500.00 $24,000 $0

17 F.06 _ N/A N/A N/A 1 LS Estimate $90,000.00 $90,000

18 F.09 50-54 Renew annual elevator and lift permits 1 - - 5 EA Estimate $300.00 $1,500 $0

19 F.09 53 30 - - 1 EA Estimate $160,000.00 $160,000 $160,000

20 F.09 50 30 - - 1 EA Estimate $190,000.00 $190,000 $190,000

21 F.09 55,56 10 - - 2 EA Estimate $25,000.00 $25,000 $25,000 $50,000

ACCESSIBILITY

22 G.02 - - - - 1 EA Estimate $2,500.00 $2,500 $0

23 G.03 47,48 MODERNIZATION: Reconstruct fourth floor restrooms for Accessibility compliance - - - 2 EA Estimate $18,000.00 $36,000

ABBREVIATIONS: TOTAL IMMEDIATE NEEDS COSTS

LS = Lump Sum Allowance Sub-Total $87,740 $318,401 $176,900 $236,800 $16,900 $836,741

EA = Each 2.5% Inflation Factor per Year 1.025 1.051 1.077 1.104 1.131

SF = Square Foot Inflation Amount $2,193 $16,119 $13,602 $24,583 $2,221 $58,718

RUL = Remaining Useful Life Total with Inflation $89,934 $334,520 $190,502 $261,383 $19,121

EFF AGE = Effective Age TOTAL ANNUAL RESERVES

UNK = Unknown $10.06

V = Various $2.01

EUL = Expected Useful Life

N/A = Not Applicable or Not Assessable

Replace existing metal exterior door providing access to slope at northwest corner of the site

Replace gas-fired heating water boiler when unit reaches the end of its serviceable life; add a new chimney vent liner

Obtain permit to operate gas-fired boiler with BAAQMD

Replace PTAC at end of useful life (EUL). Assume 2 per year

Replace Suite 100 HVAC package units

IMMEDIATE NEEDS & REPLACEMENT RESERVE ANALYSIS

Avg

EUL

(yr)

EFF

AGE

(yr)

RUL

(yr)

1045 Sansome Street

San Francisco, California

ITEM Quantity Unit

Cost

Estimate

Source

Unit

Cost2019

Year 1

No Sec Photos Immediate Needs

Replacement Reserves

2021

Year 3

2022

Year 4

2023

Year 5

2020

Year 2

Modernization

Costs (Optional)

Years

1-5 Cumulative

TOTAL MODERNIZATION COSTS (Optional)

Total Annual Reserves ($ Per SF Per Year)

$895,459

$126,000

$64,300

Total Annual Reserves ($ Per SF)

Install compliant handrail at staircases where a second rail is not provided

Replace built-up roofing at sawtooth roof sections and their perimeters

Remove coating at concrete garage floor; reseal and restripe

Modernize hydraulic elevator equipment

Modernize traction elevator equipment

Replace elevator cab finishes

Perform infrared scanning of electrical panels on a triennial basis for personal and equipment protection

Perform ground fault testing of the main breaker on a triennial basis as recommended by NFPA 70B.

Replace Federal Pacific Stab-lok panels

Replace standard electrical receptacles with GFCI type receptacles when within six feet of a water source

Provide Accessible entrance report in compliance with San Francisco Accessible Business Entrance Program

Add an automatic earthquake shut-off valve to gas main

Replace standard flush toilets and urinals with code-compliant lo-flow units

MODERNIZATION: Replace the fire alarm system to include both reporting and horn/strobes placement requirements that meet current ADA compliance

standards.

3A

Site, $8,440

Exterior

Envelope, $237,001

Structural, $0

Interiors,

$20,250

Equipment and

Systems,

$632,850

Accessibility, $0

Site

Exterior Envelope

Structural

Interiors

Equipment and Systems

Accessibility

TOTAL EXPENSES BY

CATEGORY (Immediate Needs and

Replacement Reserves)

$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

$800,000

$900,000

$64,300

$895,459

$126,000

Immediate Needs Replacement Reserves Modernization Costs

EXPENSE BY TYPE

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III. PROPERTY CONDITION ASSESSMENT

Please refer to the attached Figures and Photos to supplement the site descriptions and building conditions.

A. GENERAL

A.01 INTRODUCTION

The Sunset Press Building is included in the Northeast Waterfront Historic District; the building is classified as a “Category A” Historic Resource District and may be eligible for the California Register of Historic Places. The subject property includes two parcels. The main parcel is covered by the building footprint. The second parcel is a steeply sloped portion of the east face of Telegraph Hill. A catchment fence is located approximately 40’ uphill from the structure to provide protection from falling rocks. The original three-story concrete industrial building with Neo-Gothic details was constructed in 1926 by Frank Abbott, Jr.; it’s ownership remains in his family to this day. At some point the fourth floor penthouse was added to house the corporate office spaces. The building was designed for printing; two large print rooms were configured with large saw tooth roofs with north-facing clerestories to flood the rooms with indirect light. The building houses a variety of tenants, primarily in the design industry and is currently approximately 95% occupied. One of the large printing rooms is currently under renovation. Current tenants include:

360 Architects

Auerbach

Bonneier / Welson Owen

Cannon Wines

Cavagnero Architects

Emison Hullverson

Gyro HRS

Kate Keating Associates

Kay Victor Associates

EdNet / Onstream Media

Abbott Corporation

A.02 PROPERTY SUMMARY DATA

APN/Address: 0134/001 & 0134/032 1005, 1025 &1045 Sansome Street and 225

Green Street Zoning:

C-2 (Community Business) Occupancy Type:

B (Business) Construction System:

Cast-in-place concrete frame, floors and roof slab.

Construction Type:

II-B Construction date:

1926 Flood Zone:

San Francisco has not been mapped by FEMA; the San Francisco Public Utilities Commission (SFPUC) 100 year Storm Flood Risk Map indicates the site is not within a Special Flood Hazard Area.

Site Area:

1.1 Acres (46,475 sq ft)

No. of Building(s): One

Building Area:

89,010 +/- sq ft No. of Stories:

Four Approximate Height:

50’ to parapet top Parking:

13 stalls Accessible Parking:

One Van Accessible stall; meets Accessibility code requirements

Path of Travel: Generally meets Accessibility code requirements Bathrooms: Generally meets Accessibility code requirements

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A.03 PROPERTY DIRECTORY Owner:

Abbot Corporation 1045 Sansome Street, Suite 400 San Francisco, CA 94111

Structural Engineer of Record: T. Ronneberg, Structural Engineer Crocker Building San Francisco, CA

Mechanical Maintenance (Some Tenants/Boiler):

E.B. Gilmore and Sons 1325 Egbert Avenue San Francisco, CA 94124

Fire Protection Testing:

Mazzy’s Fire Protection 2551 W. Winton Ave., Suite 6-O Hayward, CA 94545

Fire Alarm Testing/Maintenance:

ADT Security Services 280 Utah Avenue South San Francisco, CA

A.04 UTILITY SERVICES

Water: SFPUC

Sewer:

SFPUC Electricity:

Pacific Gas & Electric (PG&E) Gas:

PG&E

B. SITE DEVELOPMENT & LANDSCAPING

The site slopes from west to east; the difference in elevation is steepest along the south property line, with a differential of 30’. The building footprint covers almost all the main parcel; the second parcel to the west ascends Telegraph hill another 25 feet. Mature broadleaf street trees are provided along the three street frontages; on-site planting is limited to potted plants at roof terraces. On-site parking is provided in an enclosed concrete garage occupying the south end of the ground floor.

B.01 LANDSCAPING & IRRIGATION

The physical condition of the landscaping and irrigation appeared “Good.”

On-site landscaping is limited to the hillside to the west of the structure, which due to its extreme slope is left in its natural state. The vegetation is allowed to grow unimpeded and is cut down to grade on a regular basis. Broad-leaf street trees are provided at regular intervals along the three street frontages. No repair cost beyond regular maintenance is anticipated during the report term.

B.02 PARKING, DRIVEWAYS AND CONCRETE SITE WORK

The physical condition of the parking, driveways, walkways and curbs surrounding the building appeared “Good.” Site Accessibility issues are addressed in Section G of this report. Concrete sidewalks and curbs are provided along the street frontages along Green, Sansome and Vallejo Streets. The sidewalks are worn and cracked at some locations but are in serviceable condition. No tripping hazards or uneven settlement were noted; concrete walks have been grinded to remove tripping hazards. The main entrance is one step above street level; two secondary entrances are level with the adjacent sidewalks. A concrete walk is provided along approximately 130 feet of the western edge of the structure, separating the building from the adjacent hillside. A total of 13 parking stalls are provided on-site in the enclosed concrete parking garage; entrance is via a single roll-up steel door located at the southern end of the Sansome Street elevation, which is operated via remote control. At one point a traffic coating was applied to concrete floor slab; the coating is generally worn away at this point. The remainder of the finish should be removed to provide a uniform floor appearance and allow the concrete to be resealed. The striping delineating the parking spaces is worn and should be re-applied. The previous Marx-Okubo report suggested the presence of asbestos in the garage. Identification of hazardous materials is beyond the scope of this report; the presence of hazardous materials is unknown. The cost to refinish the garage floor and restripe the parking stalls is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

B.03 SITE DRAINAGE The physical condition and adequacy of site drainage appeared “Good.”

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The site is almost completely covered by the building footprint; site storm drainage sheet flows across paved sidewalk surfaces to street curbs along the elevations. Site drainage appears adequately maintained. The unimproved lot appears to generally absorb rain water; storm run-off at the base of the hill drains to concrete walks where it is conducted to the storm drain system. Although San Francisco is not mapped by FEMA, the San Francisco Interim Flood Plain Map indicates the area is not in a special flood hazard area.

B.04 MISCELLANEOUS ITEMS AND SUPPORT STRUCTURES

The condition of site support structures appeared “Good.” A small wood-framed shed roof protecting a raised mechanical platform is attached to the west elevation; the structure was recently constructed and appears in good condition.

B.05 FENCING AND SCREENING

The physical condition of fencing and screening appeared “Good.” A short section of chain link fence with green wood slats is provided at the northwest corner of the structure, providing an entrance point to the concrete walk along the base of the hillside. A steel door provides access; it is rusted and the base is damaged: replacement is recommended. A steel mesh catchment fence with steel supports is provided on the secondary lot, approximately half-way up the slope. The fence appears to function as designed and is in good condition. The cost to replace the access gate at the northwest corner of the building is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

B.06 SIGNS & IDENTIFICATION

The physical condition of signage appeared “Good.”

Address information is provided by window stenciling. Small information signs typically consist of surface-applied plastic signage.

B.07 STAIRS, LANDINGS AND RAILINGS

The site is essentially covered by the building footprint; the exterior wall-mounted fire escape is

addressed in the exterior finishes described in Section C.04.

B.08 SERVICE AND DOCK AREAS

There are no service and dock areas at the subject property. Refuse bins are stored in the garage; a set of double doors from the garage to the south lobby serve as a service entrance.

C. EXTERIOR ENVELOPE

The building envelope consists of cast concrete walls with bronze-framed fixed single-pane fenestration on the street facades and the original operable factory sash windows at secondary elevations. Saw tooth roofs with clerestory windows cap the two original printing rooms. The saw tooth roofs appear covered in standard built-up roofing. Flat roofs are finished with new single-ply roofing.

C.01 ROOF AND ACCESSORIES

The physical condition of the roof and accessories appeared “Good.” A Rainsheild single-ply roofing system has been applied over the flat roof portions of the building in 2017. This roof is provided with a 20 year warranty. The saw tooth roofs are capped by conventional built-up roofing; the roof appears somewhat worn and is presumed to have been installed prior to 2000.

BUR membranes generally have a 20-year lifespan. It is anticipated the saw tooth roofs will require replacement during the report term.

The cost to replace the built-up roofing at the saw tooth roof sections is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

Roof Drainage

The physical condition of the roof drainage appeared “Good.”

Roof surfaces are sloped to caged roof drains; overflow drains are not provided, as was common for buildings of this vintage. Roof drains are internally piped to grade and are presumed to connect to the municipal system.

There were no observed or reported blockages.

C.02 EXTERIOR FINISHES

The physical condition of the building exterior finishes appeared “Good.”

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The concrete exterior walls are painted in light gray with vertical pilasters expressed in a darker gray. Minimal decorative elements at the main entrance and along the crown are highlighted in dark gray as well. A mural depicting bright green fauna has been installed at the northeast corner of the building. The finish is in good condition with no chipping or fading noted.

C.03 DOORS, WINDOWS AND SKYLIGHTS

The physical condition of doors and windows appeared “Good.” The original operable steel factory sash windows are in place along the exterior walls not facing street frontages. No issues with water infiltration were observed or disclosed. San Francisco requires the factory sash be retained as a part of the historic fabric of the structure. The steel frames and glazing are in good condition, though the glazing compound is deteriorated in many locations. A budget for maintenance, repair and glazing compound replacement has been provided. Windows along the street elevations have been replaced with fixed single-pane bronze-colored aluminum window assemblies. These window units were replaced approximately 20-30 years ago and appear in good condition. Single-pane fixed glazing in steel framing is utilized at both the north and south saw tooth clerestory windows. The south windows appear in generally good condition, though the glazing compound will need periodic replacement and maintenance during the report term. The north saw tooth clerestory is not weather-tight and is currently covered with plastic to reduce the chance of water infiltration; repair or replacement is required. The main entrance maintains the original gothic-styled wood frames with single-pane glazing at the doors, sidelights and clerestory. It appears in good condition and is a significant feature of the original building envelope

The cost to replace the factory sash and clerestory glazing compound and repair the north saw tooth clerestory is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

C.04 TERRACES AND BALCONIES

The physical condition of patios, terraces, and balconies appeared “Good.”

A single steel fire escape apparatus is installed on the west elevation of the structure. The escape was observed from the adjacent grade, and appears to have been painted in conjunction with the overall building refinishing.

D. STRUCTURAL ELEMENTS

The building was originally constructed as a three level structure in 1926; a fourth penthouse level was installed some time thereafter. The structure consists of a cast-in-place concrete frame, partial sub-grade first level, elevated reinforced concrete floor slabs and roof slab over sub-grade concrete retaining walls and continuous perimeter and point load spread footings. For a complete description and evaluation of the structural system please see the AllWest PML report prepared concurrently with this PCA.

D.01 FOUNDATIONS

The physical condition of foundations appeared “Good.”

The foundation consists of a continuous reinforced spread concrete perimeter footings with isolated spread footings at interior columns and steel reinforced concrete slab. Portions of the ground floor on the south and west perimeter are sub-grade, with reinforced concrete retaining walls. A small partially sub-grade boiler room is constructed at the northeast corner of the structure.

D.02 WALL CONSTRUCTION The physical condition of the wall construction appeared “Good.” Exterior cast-in-place perimeter reinforced concrete walls and interior vertical concrete columns with flared caps support cast concrete floor and roof plates. Perimeter walls beneath adjacent grades are constructed of cast-in-place concrete retaining walls. Interior walls are either poured in place concrete, concrete block or light framed stud walls.

D.03 ROOF/FLOOR FRAMING The physical condition of roof/floor framing appeared “Good.” Floor plates are constructed of cast-in-place flat concrete slabs. The roof is primarily a flat concrete slab; two single story portions of the structure are

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capped by concrete saw tooth roofs with north facing clerestory openings supported by cast concrete bents.

E. INTERIOR FINISHES For the purposes of this report AllWest presumes the maintenance and repair of interior finishes is a tenant responsibility. Upkeep of common areas, as defined below, are presumed the landlord’s responsibility.

Common Areas Common areas include corridors, restrooms, stairs, elevator lobby and service rooms. The main lobby is accessed along Sansome Street, with another secondary entrance at the south end of the Sansome Street frontage and a third along Green Street; it includes a lobby space and access to an open staircase and one passenger elevator. The tile floor and ornate gothic door surround may be original to construction. Restrooms are provided at each level.

Tenant Areas Tenant areas include all office and, commercial and spaces and their related support spaces.

E.01 FLOOR & BASE FINISHES The physical condition of floor finishes appeared “Good.” Office floors are typically commercial grade

broadloom carpet in grey or earth tones with vinyl carpet bases. Break rooms are typically finished with vinyl tiles. A limited amount of hardwood flooring is used in tenant spaces. Lobbies The main lobby is finished with decorative

ceramic tile; the secondary lobby is glazed red brick. Corridors are finished a grey broadloom carpet. Restrooms are finished with 2” square grey tile floors

with white tile base. Service area floors are typically exposed concrete.

E.02 WALL FINISHES AND DOORS The physical condition of wall finishes and doors appeared “Good.” Office walls are typically white painted plaster or

gypsum board. Lobbies and corridors are white painted plaster or

gypsum board.

Restrooms are finished with white painted plaster of

gypsum board with tile wainscot of white subway tile with scattered black accent. Some restrooms are finished with 4” square grey ceramic tile or white hexagonal tile as well Service area walls are of painted plaster or painted

concrete. Doors are typically painted or stained wood paneled doors with the original lever hardware. Restrooms are typically equipped with painted wood doors with lever handles.

E.03 CEILING FINISHES The physical condition of ceiling finishes appeared “Good.” Office ceilings are generally open to the structure and

painted white. The first floor spaces have generally retained suspended ceiling grids with 2’ x 4’ white fissured acoustical lay-in panels and 2’ x 4’ lay-in fluorescent light fixtures. The saw tooth spaces are open to the structure. The penthouse is finished with painted plaster ceilings Lobby ceilings are typically painted plaster. Corridors

generally open to the structure and painted white. The first floor corridors have generally maintained the suspended ceiling grids with 2’ x 4’ white fissured acoustical lay-in panels. Restroom ceilings are open to the structure or white

painted gypsum board. Service areas ceilings are finished with white painted

gypsum board.

E.04 INTERIOR STAIRS The physical condition of stairways appeared “Good.”

Typical exit stairs are cast concrete with striated nosing. A single handrail is typically provided. Main public stairs are finished with ceramic tile, carpet and brick. A single handrail is typically provided at all stairs. Code requires handrails at both sides of all stairs; AllWest recommends adding a second handrail where missing. The central stair off the main lobby guardrails are approximately 12” below current code height requirements. Due to the historic nature of the rails and the fact that retrofit is not required by code no modification to the existing rail is proposed.

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The cost to install a second handrail at the stairs is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

F. EQUIPMENT AND SYSTEMS

Tenants are provided variety of AC units for their individual use. Systems include PTAC units, gas-fired package units and heat pumps. Heating is provided by a gas-fired boiler. The electrical system consists of a main switchboard, 240/120-volt power, sub-panels with molded plastic breakers and a copper wire-in-conduit distribution system. The City provides domestic water to the property through a branch off the municipal main beneath Sansome Street.

The fire suppression system is located on all floors with two main risers. The City provides firewater to the property through a branch off the municipal main that runs beneath Sansome Road.

F.01 METERS

An electrical meter was observed at the main switchboard. The gas and water meters were not observed.

F.02 MECHANICAL - HVAC

The physical condition of the HVAC system appeared “Fair” to “Good”. HVAC is maintained by the tenants but air conditioning varies per tenant. Not all areas have supplemental air conditioning and depend on passive cooling. The core building HVAC system consists of a central gas-fired heating water boiler located inside the sub-grade mechanical equipment room at the northeast corner of the building. The boiler feeds radiators in tenant suites. Corridor and lobby radiators are disconnected. No AC is provided for common areas. Operable windows are typical in these areas. Cooling equipment uses R-22 as a refrigerant. R-22, also known as chlorodifluoroethane, is a hydrochlorofluorocarbon (HCFC). HCFCs are less damaging to the ozone layer than chlorofluorocarbons (CFCs), but still contain ozone-depleting chlorine. A 1992 amendment to the Montreal Protocol established a schedule for the phase-out of HCFCs such as R-22. According to the Montreal Protocol, refrigerant R-22 should be readily available until approximately 2020. Current plans are to completely

phase out the production of R-22 by 2030. Production of new R-22 refrigerant has stopped as have production of new units using R-22. Replacement refrigerant will be available past the serviceable lives of the existing equipment. No refrigerant related issues are anticipated during the evaluation period. As R-22 is phased out of service, costs of remaining supplies are expected to rise. R-410A is an environmentally friendly refrigerant that should be in abundant supply through the serviceable lives of the few split system units that use it.

Space Cooling and Heating Tenant spaces are provided variety of AC unit types. Twenty-five PTAC units were observed along the east and south elevations and within the southern saw-tooth area. The majority of the PTACs are manufactured by Friedrich. The units are likely up to 1 ton. One Amana unit was observed in the Owner’s

office. The PTAC units are replaced by the owner as needed. A budget to replace 2 units per year is included in the spreadsheet. 33 tons of gas-fired Trane HVAC units are currently being installed for a first floor tenant at the northwest corner. Suite 100 has 12 tons of Day & Night HVAC units that are at the end of their EUL and should be replaced. 36 tons of heat pump units manufactured by Mitsubishi, Trane, Fujitsu and LG are provided and should be viable during the term of this report. The central Peerless gas-fired boiler is at the end of its useful life and should be replaced. The low-pressure, full capacity steam boiler has a redundant gas valve setup with a condensate return. There are numerous issues with the unit based on age. The boiler has shown evidence of corrosion and is non-code compliant. The unit likely could not pass the requirements of the Bay Area Air Quality Management District (BAAQMD). An annual permit is required and no current permit was observed or reported. The boiler is accessed from the north elevation along Green Street. Based on a discussion with Peter Gilmore of EB Gilmore the unit should be replaced with a low-NOx unit that is more efficient and has an induced draft. A quote has been provided to the Owner for a new modulating boiler, replacement of the gas, water and steam lines as well as the electrical. One return pump is included in the bid as is a flue pipe. A liner is likely required as venting into a chimney is no longer allowed by code. The gas-fired boiler has an output heating capacity of 1,848,000 Btu/hour. The boiler feeds passive perimeter radiators in tenant suites. Corridor radiators and some tenant suites are disconnected which likely

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reduced the load by 10% by EB Gilmore. Heat is provided for roughly 80,000 sq ft and the existing boiler size appears adequate.

Control System Systems are localized for the individual tenants through thermostats.

Ventilation Natural ventilation by operable windows is typical throughout.

Service EB Gilmore has a long relationship with the building and also maintains service contracts with some tenants. A separate vendor replaces PTACs as needed. They provide annual boiler maintenance on behalf of the building Owners. Gilmore is installing the new units at the 250 Green tenant space.

Equipment The attached Mechanical Equipment Table provides a brief description of the units and indicates the age and the estimated remaining useful life. Replacement and refurbishment of HVAC equipment is anticipated during the evaluation period as it nears the end of its serviceable life. Distribution: Where package units are provided, air

is distributed through sheet metal ducts to diffusers.

The cost for the boiler system replacement, replace HVAC units and to receive a BAAQMD permit is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

F.03 ELECTRICAL

The physical condition of the electrical system appeared “Good.”

Power Supply PG&E provides 240/120-volt, 3-phase, 4-wire service to the main electrical room. A vault mounted transformer beneath the sidewalk along Sansome Street is presumed. There are reportedly three main switchboards. The first is manufactured by Precision Electrotype.

240/120-volt power is fed to electrical equipment and lighting panels and provides 1,200 amps. A knife-switch switchboard is provided behind a cage. The extent of its use is unknown but is reportedly has a

maximum rating of 800 amps. A third main service panel is manufactured by Square D is listed as 600 amps and originally provided for Rapid Typographers. Electrical sub-panels are located in tenant suites or in utility closets and corridors on each floor. Sub-panels are manufactured by Westinghouse, Murray, Meyers Safety, Square D, Cutler-Hammer and Eaton. Federal Pacific Stab-lok panels were reported in a 2008 report but not observed. Stab-lok panels are known for being hazardous and should be replaced. GFCI receptacles are installed within six feet of water sources in common restrooms; however some suites such as above and below the Suite 330 break room counter as well as other isolated locations are lacking GFCI outlets near water sources. Infrared scanning of the electrical system has not been performed for an extended period of time. Scanning detects hot spots and loose connections that develop over time, identifying problems early and preventing costly repairs in the future. AllWest recommends infrared testing on a triennial basis. Breakers rated at 1,000-amps or higher have not been ground fault tested for an extended period of time. The National Electric Code requires periodic ground fault testing of breakers 1,000 amps and higher. AllWest recommends ground fault testing on a triennial basis. No emergency generator was observed. Exit signs have batteries with emergency lighting. They are presumed as older models possibly with incandescent lamps. Exit signs should be maintained and serviced on a regular basis as they reach the end of their useful lives. No cost is included for replacement of exit signs, however when replaced LED units with LED lighting are recommended for energy efficiency. Electrical lighting maintenance was observed during our site visit. Funds for replacing Federal Pacific Stab-lok panels,

performing infrared and breaker scanning and installing GFCI outlets where required within six feet of water sources have been included in the Immediate Needs and Replacement Reserve Analysis spreadsheet.

Lighting

Lighting varies significantly per tenant. Observed fixtures include surface mounted 2x4 fluorescent, direct-indirect pendant hung LED or fluorescent fixtures, common area pendant globes, chandeliers, track lighting with MR16 lamps, recessed compact fluorescent cans and industrial LED. The parking area has ceiling and pendant hung industrial fixtures. No T-12 lamps were observed.

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Exterior lighting is provided by municipal pole-mounted street lighting, one recessed PAR fixture at the south entry vestibule and parapet mounted area flood light fixtures presumably with low-pressure sodium lamps and western elevation wall packs for a concrete walkway and trash area.

Energy Management System

No energy management system was observed or reported.

F.04 GAS

The physical condition of the gas equipment and system appeared “Good.”

The gas main was not observed. Gas is consumed by the main boiler and some HVAC units. The new roof mounted HVAC units at the north end of the building are provided with flexible gas connections which allow lateral movement, thereby reducing the chance of a leak during a seismic event. The gas meter likely lacks a seismic shut-off valve. A shut-off valve can prevent gas leaks in the event of a significant seismic event; AllWest recommends the device be installed.

F.05 PLUMBING

The physical condition of the plumbing appeared “Good.”

Supply Piping

The City of San Francisco provides domestic water to the property through a branch line off of the municipal main that runs beneath Sansome Street. A backflow prevention device is likely in an underground vault beneath the Municipal sidewalk. Municipal water pressure is more than adequate to serve each floor of the building. Domestic water piping inside the building is copper.

Waste Piping Observed waste water and sewage and vent piping is no-hub cast iron. Floor cleanouts are provided at the first and second floors. Adequate cleanouts were observed at both interior and exterior locations.

Fixtures

Wall-mounted toilets and urinals are manually operated or automatic standard and low flush (1.6 gpf or less for toilets and 1.0 gpf or less for urinals) units

manufactured by American Standard, Toto and Kohler. The wall mounted toilets and urinals use manual and automatic flush valves. Floor mounted toilets were also observed with manual flush valves as well as automatic sensor flush valve. Lavatories manufactured by American Standard and Duravit are vitreous china wall-mounted and under counter units with single lever or dual lever faucet controls by Delta, Grohe or others. Break room sinks are stainless steel counter-mounted units with single or dual lever faucet controls. A floor sink is provided in the janitor closet for housekeeping. A Haws hi-lo drinking fountain is provided on the first floor.

A number of standard flow toilet and urinal fixtures were noted on-site. Pursuant to the California Civil Code, approved low-flow toilets and urinals must be installed within commercial spaces; replacement of non-compliant fixtures is recommended. The cost to replace non-compliant toilets and urinals with low-flow fixtures are included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

Domestic Hot Water

The common area restrooms are provided with Chronomite SR-20 or 30L under counter instant-flow water heaters. These units are relatively new and not expected to need replacement during the term of this report. Tenants provide their own hot water if desired. These units were not observed. Two Rheem 40-gallon hot water heaters located in service rooms are presumed abandoned and are significantly passed their EUL.

F.06 FIRE PROTECTION

The physical condition of the fire protection system appeared “Good.” The fire suppression system includes two main risers and serves all floors. The City provides firewater to the property through a branch off the municipal main that runs beneath Sansome Road. A fire alarm panel is located in one of the sprinkler riser rooms.

Firewater Distribution and Suppression Devices

The City provides firewater to the property through a branch off the municipal main that runs beneath

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Sansome Street. FDCs are located at the exterior of the building and in the stairways. The entire building is sprinklered. Two sprinkler mains are provided.

Municipal firewater pressure of 65-75 psi is more than adequate to support the fire suppression system without additional pumping. Interior piping where observable is black steel with Victaulic couplings.

Fire hydrants are located near the building along Sansome Street.

The 5-year NFPA test was last performed in April of 2018. The fire suppression system was last tested by Mazzy’s Fire Protection of Hayward, CA.

Spare sprinkler heads were observed to be manufactured by Rasco. No recall sprinkler heads were observed or reported.

5 lb. ABC-type dry chemical fire extinguishers are located at regular intervals throughout the building. The extinguishers are typically wall hung or in cabinets. Some extinguishers are installed within the hose rack cabinets. Observed extinguisher inspection tags are current with an expiration date of July 2019.

No outstanding issues were identified with the City of San Francisco Fire Department.

A dry stand pipe connection penetrates the penthouse wall at roof level and likely is for the fire hose cabinet on the opposite side of the wall. The fire hose cabinet is abandoned and used for storing HVAC fan belts.

Fire Alarm

A Radionics 2071 fire alarm system is provided at the

fire sprinkler riser and controls the fire water flow devices. As an optional Modernization item, AllWest recommends the system be replaced to support the notification devices required to comply with Accessibility Code.

Smoke Detectors

Different models of smoke detectors were observed is a few different tenant suites.

F.07 OTHER SYSTEMS

Entry System

The physical condition of the entry system appeared “Good.” A DKS door entry system was observed at the main

entrance along Sansome Street. The system is monitored by a stand-alone computer system within the main electrical closet.

F.08 SECURITY SYSTEM

Tenants provide their own security systems.

F.09 VERTICAL TRANSPORTATION AND CONVEYING SYSTEMS

The physical condition of the vertical transportation and conveying systems appeared “Good.” The vertical transportation system includes two passenger elevators located in the main lobby (1045 Sansome) and the secondary lobby (1005 Sansome). The main lobby elevator is a 2,200 lb capacity Miller Elevator traction unit serving levels 1-4; it is presumed the unit was installed during the penthouse addition. Drawings indicate a modernization was undertaken in 1979. The secondary lobby elevator is a 2,500 lb capacity American Elevator hydraulic unit serving levels 1-3; it

was installed in 1973. The hydraulic elevator 5-year load test was last conducted on August 7, 2014: retesting will be required later this year. The permits posted at the cabs indicate re-inspection was due in 2015; permit renewals are required. Elevators typically require modernization every 25-30 years; major renovation of elevators includes replacement of the control systems, new machines, power units, valves, door equipment, and fixtures. Modernization of the elevators should be anticipated during the report term. The previous report suggested replacing the traction elevator with a new in-ground hydraulic elevator; no cost is provided in the Replacement Reserves Spreadsheet for this alternative. Cab interiors include floor carpeting, wood grain laminate walls and luminous ceilings. The finishes are worn but serviceable; updating concurrently with the elevator modernization is recommended. Three wheelchair lifts serve the entrances at 1005 Sansome, 1025 Sansome and 225 Green. 750 lb capacity Wheel-O-Vator units are installed at two of the locations; the unit at 1005 Sansome is a 750 lb capacity Porch Lift unit.

The permits posted at the lifts indicate re-inspection was due in 2016; permit renewals are required. Although the lifts appear to be 20-30 years old, they are very infrequently used and serviced regularly; replacement or repair is not anticipated during the report term.

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The cost to modernize the two passenger elevators & cabs and renew all permits is included in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

G. ACCESSIBILITY COMPLIANCE

The Accessibility Standards of the California Building Code (CBC) establishes guidelines to afford access and mobility to site or building to persons with disabilities. The standards are modeled on the Americans With Disabilities Act (ADA) which prohibits discrimination to access and use of areas of public accommodation and commercial facilities on the basis of disability. In California, Accessibility Standards extend to include quasi-public and portions of multi-residential occupancies.

Public-accessible facilities completed and occupied after January 26, 1992 are required to fully comply with the Americans With Disabilities Act Guidelines (ADAAG). In California, all new construction, as well as substantial renovations and upgrades to existing facilities, are required to meet the current Accessibility Standards of the CBC for public, quasi-public and multi-residential environments. Older facilities are held to a lesser standard of compliance to the extent allowed by structural feasibility, design logistics, historical status or economics. Yet, regardless of age, areas accessible by the public must be maintained and operated to comply with the federal mandates of the ADA. During the Property Condition Survey, a limited visual observation for Accessibility compliance was conducted. The visual observation scope was limited to areas of common use, such as the exterior site, entry areas, restrooms, doors and hardware directly related to common areas. The limited observation described herein is not a full Accessibility Compliance Survey. Access deficiencies were noted within the Tenant spaces; as the property owner is not responsible for compliance within these spaces, no costs for correcting these deficiencies are included in this report.

G.01 PARKING

The physical condition of access and parking appeared “Good.” 13 parking stalls are provided on site, including one Van Accessible stall. Code requires a single Van Accessible parking stall; the number of parking stalls provided meets code requirements.

The Accessible parking stalls are generally compliant for location, parking stall signage, path-of-travel, and pavement markings. The signage required at parking lot entrances is provided at the Accessible stall instead. Stall striping is faded and chipped; restriping is included in Section B.02

G.02 PATH OF TRAVEL

The physical condition of the path of travel appeared “Good.” The access path from public transportation to the building entrances was generally compliant, though in some cases detectable warning surfaces were not provided along the public right-of-ways. This is a minor repair issue; no costs are included in the Replacement Reserves Spreadsheet. The main building entrance is not Accessible due to a single step at the entrance. Signage is provided to direct visitors to the Accessible entrances at 1005 Sansome or 255 Green. Door thresholds, hardware and widths generally comply with code. The path-of-travel includes Access barriers as follows:

The reception desk at some tenant spaces does not provide a surface meeting Accessibility height requirements. The tenant reception desks should be modified as part of tenant improvement projects and are not included in the Immediate Needs & Replacement Spreadsheet.

Doors with non-compliant knob type door hardware were observed in tenant spaces; no costs are included in the Immediate Needs & Replacement Spreadsheet.

The original concrete exit stairs were constructed with a grooved surface adjacent to the stair nose; this feature may not comply with the requirements for visually contrasting striping at the top and bottom tread of interior stairs. Installation of contrasting striping is recommended. This is a minor cost; no costs are included in the Immediate Needs & Replacement Spreadsheet.

G.03 TOILETS/PLUMBING FIXTURES

The accessibility of toilets/plumbing fixtures appeared “Good.” Common area restrooms are provided at each level. The restrooms are generally compliant in terms of

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reach ranges, operable parts mounting heights and clearances. Strobes and audible signals are not provided in the restrooms; a modernization cost for the addition of an ADA compliant fire alarm system is addressed in section F.06. The restrooms serving the penthouse level do not have sufficient maneuvering space to meet Accessibility standards and should be reconstructed. An optional cost to reconstruct the restrooms is included in the Replacement Reserves Spreadsheet as an optional modernization cost. Signage at the restrooms is inconsistent; AllWest recommends installation of compliant signage at all restroom facilities; this is a minor maintenance issue, no costs are included in the replacement reserves spreadsheet. Drinking fountains are Accessible hi-lo models and generally compliant; one fountain includes a single fixture with a bottle filler above. Some tenant break room sinks lack the required under counter knee clearance. AllWest presumes these modifications will be completed in conjunction with upcoming tenant improvements; no costs are included in the Replacement Reserve Spreadsheet.

The cost to reconstruct the fourth level restrooms is included as an optional modernization cost in the Immediate Needs & Replacement Reserves Analysis Spreadsheet.

G.04 ELEVATORS

The accessibility of elevators appeared “Good.”

The elevator cab generally meets Accessibility code requirements for Braille signage, support rails, height of controls, and emergency phones all generally comply with code requirements. Floor & direction indicators, audible signals and jamb signs do not meet current Accessibility requirements; upgrade of elevator features to meet current code requirements is included in the modernization addressed in Section F.07.

IV. CONSULTANT'S QUALIFIERS

A. SCOPE OF WORK

AllWest was retained to assess the existing site physical condition, improvements and buildings at the subject property, research available records and interview individuals familiar with the facility

operations. AllWest was tasked to identify construction and/or code deficiencies and prepare a five-year spreadsheet for immediate and replacement reserve expenditures.

B. METHODOLOGY AllWest used industry standard cost estimating guides such as R. S. Means and Current Costs by Saylor Publications as well as our experience and judgment. AllWest conducts spot-check pricing and uses prices provided by local general contractors. In preparing the report, AllWest utilized industry standard guidelines as a basis for our inquiry including the “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process,” outlined in ASTM E2018-15.

C. ASSESSMENT CRITERIA In evaluating the property, “Excellent” is the best maintained property condition or new construction, with all the building equipment operational and no repairs necessary. A “Good” rating is for a condition that demonstrates consistent building maintenance and grounds, and all the building equipment in sound operating condition, with only a few minor repairs needed. A “Fair” rating indicates some wear or damage present in the building and/or grounds elements, requiring repair or replacement work. A “Poor” rating is for a condition that is clearly the worst, with a uniform run-down appearance, damaged building elements or inoperable building systems present.

D. LIMITING CONDITIONS

During the preparation of this report:

Access to some tenant spaces and the saw tooth roof area was not provided.

ALTA survey or ADA survey were not provided.

Certificate of occupancies and current rent roll were not provided.

Maintenance documents for the HVAC, roof, fire life safety or elevator were not provided. Vendor service agreements were not provided.

Historical repair or improvement documents were not provided. Contracts or proposals for proposed repairs were not provided.

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Building, planning or fire code violation notifications were not provided.

No appraisal was available for the subject property. Quantities were arrived at with input from the property management company. AllWest relied upon field observations and measurements. AllWest recommends that, if feasible and permissible, all building materials or finishes be replaced in kind. AllWest did not operate any building systems or equipment and did not perform any tests. This report does not confirm the presence or absence of hazardous materials.

This evaluation represents AllWest’s opinion based on our site observations. It should be recognized that items, other than those specifically identified in this report, might require repair or replacement. Furthermore, this review is not intended to preempt in any way the technical or professional responsibility of the original design consultants. The inspection procedures do not address termite or environmental inspection. The investigation scope was limited to accessible building areas, structure and its components. Physical removal of wall panels or similar items was not performed to determine structural soundness or equipment reliability. AllWest has visually assessed the subject property, both the land and the improvements thereon, where applicable. It is impossible to personally observe conditions that may exist below the surface of that may be hidden within the structure of the improvements. Therefore, it cannot be guaranteed that hidden or unexpected problems with the facility structural integrity or soil conditions do not exist. The inspection findings contained in this report are based upon quantitative and qualitative factors that exist on the inspection date. There can be no assurance that intervening factors will not affect the report’s conclusions. Sketches, floor plans and maps used in this report are included to aid the reader’s visual understanding and should not be considered surveys or engineering studies. All dimensions and estimates of building size, net or gross are approximations. The report is intended only for the internal use of the addressee or their authorized representative and possession does not imply the right of publication or the use for any other purpose without the written consent of AllWest Environmental, Incorporated. Neither all nor part of this report shall be conveyed to the public through advertising, public relations, news, sales or other media without the prior written consent of AllWest Environmental, Incorporated.

This report is not intended, in any manner, to include any critique or evaluation of the design concept, or the structural, mechanical or electrical systems, which may be incorporated into the subject property. It is not intended as an opinion with respect to any legal relationship or responsibilities between the architect, the engineers, the contractor or the subject property owner. While AllWest Environmental, Inc. has reviewed some documents our statements are not intentional legal opinions. In making this review and subsequent on-site inspection, AllWest Environmental, Inc. does not assume any legal responsibilities for design architects, engineers or contractors for the subject property, nor is any other warranty or representation expressed or implied, included or intended.

E. PREVIOUS REPORTS

A 2008 Property Condition Assessment report by Marx/Okubo was provided during preparation of this report.

F. CONSULTANT QUALIFICATION

Gregg Lossing is a California Licensed Architect with more than 30 years of related experience. Miguel Enguidanos is a California Licensed Architect with more than 37 years of related experience.

G. RELIANCE LANGUAGE

This report was prepared for the sole and exclusive use of [Client], the only intended beneficiary of this work. No excerpts may be taken as representative of the findings of this assessment. The scope of services performed in the execution of this investigation may not be appropriate to satisfy other users, and any use or reuse of this document or findings, conclusions and recommendations are at the user’s sole risk. The information contained in this report has received appropriate technical review and approval. The conclusions represent professional judgments and are founded upon the investigation findings identified in the report and the interpretation of such data based on our experience and expertise according to the existing standard of care. No other warranty or limitation exists, either expressed or implied.

AllWest’s opinion of probable costs has been prepared solely as a general reference document for the use of [Client]. Our estimate has not been prepared by a cost estimator or contractor and as such should not be considered a guaranteed maximum of costs. Our estimate has been prepared to meet the unique needs of [Client]. No other parties may rely on the estimate without AllWest’s consent.

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This report is not a specification for further work and not intended as a substitute RFP. All area, unit costs and line item estimates are order-of-magnitude only. Neither AllWest, nor any staff member assigned to this investigation has any interest or contemplated interest, financial or otherwise, in the subject or surrounding properties, or in any entity which owns,

leases, or occupies the subject of surrounding properties or which may be responsible for issues identified during the course of this investigation, and has no personal bias with respect to the parties involved.

FIGURES

PROJECT NO.xxxxx.20.60.80

REGIONAL MAPFIGURE 11045 SANSOME STREETSAN FRANCISCO, CA 94111SOURCE: DELORME TOPOPREPARED BY: D. CAMACHO DATE:

San Francisco

Sacramento

San Jose

Los Angeles

San Diego

San Francisco


VICINITY MAPFIGURE 21045 SANSOME STREET SAN FRANCISCO, CA 94111SOURCE: DELORME TOPOPREPARED BY: D. CAMACHODATE:

1045 SANSOME ST.

AERIAL PHOTOGRAPHScale: No Scale; Digitized PhotoDate: 5/10/18Photo ID No. Google Earth

NSite Name: Abbott Building

1045 Sansome StreetSan Francisco, California 94111

Project Number: 19019.20

Pattern (1088 Sansome St.)

Commercial Office Building (200 & 202 Green St.)

Parking Garage (955 Sansome St.)

Multi-family Residential Buildings

(Vallejo St.)

Commercial Building (1000 Sansome St.)

Bemis (1050 Sansome St.)

APN 0134/032 APN

0134/001

Former Fuel Oil UST

Former Gasoline

UST

Commercial Office Building (1100 Sansome St.

& 150 Green St.)

Parking Garage

Steeply Sloping Hillside


AERIAL PHOTO / SITE PLANFIGURE 31045 SANSOME STREETSAN FRANCISCO, CA 94111SOURCE: GOOGLEPREPARED BY: B. BLACKIE / D. CAMACHODATE:

PHOTOGRAPHS

AllWest Project xxxxx.60 1045 Sansome Street, San Francisco, CA

1. East elevation, facing Sansome Street. 2. South elevation, facing Vallejo Street.

3. West elevation, south end. 4. West elevation, north end.

5. North elevation, west end. 6. North elevation, east end.


7. Vallejo Street sidewalk, looking west. 8. Sansome Street sidewalk, looking north

9. Curb ramps at corner of Green and Sansome arelacking detectable warning surfaces.

10. Sidewalk along Green Street, looking east.

11. Second parcel showing catchment fence, lookingnorthwest from the roof.

12. Telegraph Hill viewed from the subject property, lookingnorthwest.


13. Garage, showing deteriorated floor finishes 14. Van Accessible parking stall, showing striping condition.

15. Door providing access to west elevation requiresreplacement.

16. Corrosion at access door.

17. Main entrance at Sansome is non-Accessible due to thesingle step at the door.

18. Accessible entrance at Green Street.


19. New single-ply roofing at flat roofs. 20. Roof terrace adjacent to the penthouse.

21. Saw tooth roof at northwest corner of the structure. 22. Clerestory at saw tooth roof.

23. Typical original steel sash windows. 24. Window glazing compound has deteriorated in somelocations.