Midpeninsula Regional Open Space Building Assessment 5050 ... · Completed in 1981, 5050 El Camino Real is a LEED certified, Class-B, multi-tenant office building located within the

1500 Sansome Street | San Francisco, CA 94111 415.402.0888 | www.mkthink.com

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Midpeninsula Regional Open Space Building Assessment 5050 El Camino Real, Los Altos, CA July 24, 2017 Introduction & Executive Summary

MKThink was retained to performing a high-level building assessment of 5050 El Camino Real, Los Altos, for Midpeninsula Regional Open Space, as a potential property purchase that would house its Administration Offices. Midpen is currently located in the adjacent parcel on 330 Distel Circle.

Our report summarizes existing conditions, improvements required by current codes (including ADA compliance), including fire and life safety systems, and recommended (but not required) improvements to improve overall building performance.

MKThink’s assessment is based on the assumption that Midpen would renovate in part, the facility to adapt it for its specific use, but that it would remain a business office use. There are no design plans at present of any planned renovations.

This report provides a comprehensive analysis of the following systems: Architectural, Life-safety, Accessibility, Structural, Mechanical, Electrical, and Fire Protection. MKThink prepared this report in conjunction with its consultants Hohbach-Lewin (Structural) and Alfa Tech (Mechanical, Electrical, Plumbing, Fire Protection). The team’s evaluation is based on current 2016 California Building Codes and Regulations, in person site visits, and a review of

http://www.mkthink.com/

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existing documentation and drawings provided by Midpen or observed at the Los Altos Building Department. The team conducted its initial site visit on July 12, 2017. Completed in 1981, 5050 El Camino Real is a LEED certified, Class-B, multi-tenant office building located within the city of Los Altos. The building is approximately 40,000 square feet, and comprised of a two (2) story structure with ample off-street parking and a semi-underground parking garage. The property has close proximity to several major arterial roads, local restaurants, and entertainment.

Assessment Highlights:

• The building life-safety system is generally adequate to meet the life-safety and egress requirements of a business office occupancy.

• Potential Cost Impact: Upgrades to stairs and rated enclosures may be required in the event that a large renovation is undertaken.

• The accessibility of the property parking, access to the building entrances, and elevator, are not fully complying with current code.

• Potential Cost Impact: Renovations to the building are likely to trigger moderate accessibility upgrades. This includes parking lots, building access, fire alarm devices, and door hardware.

• The building structural system is generally compliant with the codes that were in effect at the time of construction. A non-structural renovation should not typically trigger a seismic upgrade of the structure.

• Potential Cost Impact: Any significant new loads imposed on the roof (such as a roof deck or larger mechanical units) or changes to the building floors or structural walls will trigger seismic upgrades.

• The Mechanical, Electrical, Plumbing, and Fire Protection systems appear to meet code at the time of installation. They appear to be in good working order and have adequate life-span, except the roof top mechanical units which are near the end of their useful life.

• Potential Cost Impacts:

o Rooftop mechanical equipment should be replaced with a major renovation.

o If more than 10% of lighting is changed, all lighting will need to be upgraded to current energy code standards.

o In renovated areas, quick-response type sprinkler heads would be required to provided.



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Egress Evaluation:

From readily observable construction conditions and door ratings labels, the building’s existing egress capacity should be sufficient to handle typical business office occupant loads, and is in general conformance with exiting code and construction requirements. However, if a renovation includes a significant increase in assembly areas (break rooms, conference, large lobbies) the egress capacity will be strained. Both floor levels have double loaded corridors connected directly to the elevator lobby and have 1-hr fire rated partitions and doors enclosing them. The separation between the corridor and adjacent glass enclosed stairwell is 1-hr fire rated as per code. Fire sprinklers exist throughout corridors as required.

There are three glass enclosed stairwells connecting the two floors to the exterior grade. Egress stairs would not be considered compliant with current code. Stairs do not have closed risers. Handrail and guardrail construction is non-compliant with large openings, improperly shaped, improperly terminating handrails.



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Plumbing Fixture Overview:

The existing plumbing fixtures are in adequate condition and quantity for a business office occupancy. Accessible drinking fountains may need to be added. If new plumbing fixtures are installed they will be required to meet water flow rates loads per code, and be properly located per accessibility requirements. Any large training or assembly rooms may potentially require the addition of more toilet rooms and fixtures. An evaluation of this need can be performed after a preliminary building plan has been provided.

Accessibility Overview:

Generally, the building provides adequate accessible features, with a few exceptions. Both the main entrance doors and a secondary side entrance door appear to require greater than the allowed opening force to operate. Further, some of the existing door hardware is non-compliant. No electronic actuator is provided for entrance or egress. Parking, ramps, and elevators fall short of accessibility code.

Any renovation should include the following upgrades as standard – specific to each area of renovation and to the building as a whole:

General Upgrades Required:

o Parking lot/garage accessible feature upgrades

o Building ramp upgrades

o Elevator upgrades

Upgrades in Specific Areas of Renovation:

o Replace all door hardware with compliant hardware

o All access and room name signage should be replaced with compliant signage

o All fire alarm, strobes, and horns should be replaced.

Existing Accessible Parking Stalls-Basement:

Van stalls at the basement level parking lot are non-compliant under current code because head clearance is less than 98-inches. Existing clearance is 84” – 88”. A hardship variance would be required to allow all van stalls to be parked outside, and converting all basement stalls to being non-van stalls.



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Existing Accessible Parking Stalls-Outside Parking lot:

Generally, stripping is neglected and parking stalls are not respected as there are trash bins are stored over ADA parking stalls. New trash enclosure is probably required to prevent misuse of existing stalls.

Passenger elevator:

Elevator size is non-compliant because it is missing identifying signage on the door jambs and the side (off-centered) and car size is smaller than the minimum inside care side to side dimension of 68-inches per code. Existing car was inside care side to side = 60-inches. The elevator annual permit was recently signed off on 6/12/2017, but this is not an indication of accessible compliance. However, it may be possible to obtain a technical infeasibility hardship to avoid the expense and complication of this upgrade.



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Accessible Ramp:

Existing so-called accessible ramp is non-compliant. Width of ramp is narrower than 48-inches, the guardrail horizontal gaps are greater than 4”, the hand rail is greater than 2-inches, top landing is not 60-inches wide and both intermediate landings where there is a change in direction are not 60”x72”, as required. It may be possible to obtain a technical infeasibility hardship to avoid the expense and complication of this upgrade.



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Accessible Washroom Facilities:

Existing washrooms for men and women comply with current building code. Fixture counts will likely increase with any proposed new assembly occupancy areas like conference rooms or an entry lobby. Door hardware to restrooms is non-compliant per egress code. Door handles must return to the face of the door per code, and will need to be replaced.



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Applicable Building Codes

Building 2016 California Building Code

Mechanical 2016 California Mechanical Code

Electrical 2016 California Electrical Code

Plumbing 2016 California Plumbing Code

Fire Protection 2016 California Fire Code

Energy 2016 California Title-24 Energy Code

Accessibility 2016 California Building Code

Additional City of Los Altos Amendments + Green Building Code

Existing Building Information

Building Address 5050 El Camino Real, Los Altos, CA

Occupancy Type/Class: B (Business)

Existing Type of Construction: Unknown

Maximum Distance allowed to Exits: (specify sprinkled or non-sprinkled)

300 feet (Fully sprinkled if it is in accordance with CBC 2013 Section 903.3.1.1)

Existing Property Violations? None discovered.

Egress Requirements (per 2016 CBC)

Maximum Travel Distance 300 feet (if in accordance with CBC Section 903.3.1.1 for a fully sprinkled building)

No. of Exits Required Two exits (2) required per upper floor – (2) provided on each upper floor.

Egress Compliant Hardware existing?

No. Door latchsets do not return to door. Panic bars should be at all assembly spaces greater than 49 persons.



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Existing Building General Conditions

Floors Building areas based on CAD plans provided by WeWork.

Gross square footage

1st Floor +/-20,500 sf

2nd Floor +/-19,500 sf

Structural System Steel columns, steel decking w/ concrete floors

Façade Façade is glass window walls and spandrel panels set within aluminum frames.

Wall type Interior partitions are rated and non-rated light-gage metal stud/gypsum board assemblies. Stairwells and Elevator core partitions are rated light-gage metal stud/gypsum board assemblies.

Exterior Entry /Storefront Combination of aluminum storefront & frameless glass entryway & doors

Demo State No demolition has begun. 2nd floor partially occupied and 3rd floor is fully unoccupied, but no demo has been completed.

End of Architectural Assessment. Appendices follow.

Accessibility

Notes: • Improper ramps, landings, parking. Thresholds OK.

• Lobby doors not power actuated – Appear to require >5 opening force


MEP Due Diligence Assessment PREPARED FOR: 5050 El Camino Real Los Altos, CA PREPARED BY: TG DAVALLOU, MECHANICAL ENGINEER

SAAGAR SABHARWAL, ELECTRICAL ENGINEER

June 22, 2017

www.atce.com 1Post Street, Suite 2200 San Francisco, CA 94104

5050 El Camino Real Los Altos, CA

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TABLE OF CONTENTS

INTRODUCTION ............................................................................................................................................. 2

MECHANICAL ................................................................................................................................................ 3

ELECTRICAL.................................................................................................................................................... 7

PLUMBING .................................................................................................................................................. 10

FIRE PROTECTION ........................................................................................................................................ 11

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INTRODUCTION

AlfaTech Consulting Engineers, Inc., was retained to prepare high level Mechanical, Electrical, Plumbing and Fire protection (MEPF) due diligence assessment. This document also includes findings as to the condition of the MEPF systems, materials, and equipment.

This analysis is based on visual inspection of the MEPF systems, materials, and equipment and includes general recommendations for corrective action (if any).

The proposed building is a two-story office building with approximately 39,000 SF. The MEP assessment is for all spaces of the building.

Backside of exterior of the building

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MECHANICAL

A. Existing system:

1. The building’s heating, ventilating, and air conditioning (HVAC) consists of dual-duct perimeter and single duct interior variable air volume (VAV) systems from (4) packaged rooftop cooling-only units and (2) packaged gas heating-only units. The VAV-boxes are fitted with pneumatic controls and ducted air distribution with 2x2 ceiling diffusers.

2. The garage is ventilated by means of a combination of passive (via exterior openings) and exhaust fans (total of 2).

3. The supply air duct is insulated with un-faced duct wrap.

Dual-Duct and Single Duct VAVs

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Wall Mounted pneumatic Thermostats

4. The existing control system is a pneumatic control system that is served with compressed air from an air compressor and tank located on the roof

Rooftop Air Compressor and Tank for Controls System

5. The (4) rooftop DX cooling-only units are Carrier units, each with a capacity of 30 Tons and full outdoor air economizer. The (2) rooftop gas heating-only units are made by Reznor. Based on serial numbers, the AC unit appears to be installed in the year 2000.

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Carrier Cooling-Only Units

Reznor Heating-Only Unit

6. The building restrooms, miscellaneous storage, are served by a roof-mounted exhaust fan.

Rooftop Exhaust Fans

RECOMMENDATIONS:

1. The existing HVAC system is typical for the majority of the buildings that were built in the area in the late 1990s and should be adequate for the client’s usage. The cooling capacity (120 ton, 325 SF/ton) is also adequate for a typical office building; Based on observations during the site walk, all HVAC equipment appears to have been regularly maintained. The following should be provided and addressed in the near future:

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a. Where remodeling is required, pre-survey of existing dual-duct and single-duct VAV-boxes should be provided to determine if the existing VAV-boxes need replacement.

b. Rooftop HVAC system cooling units, heating units, and system controls are late in their anticipated life. Units are now 17 years old. Inspection of the equipment indicates that the heating units, cooling units, exhaust fans, and system controls equipment should be replaced within the next five to six years. In the meantime, regular maintenance will be required to keep the equipment in good working order. (replacement cost range: $150,000-$200,000)

c. The pneumatic controls for VAV-boxes should be replaced with electronic DDC-controlled VAV-boxes if they malfunction and require replacement. All remaining pneumatic controls should be replaced concurrently when the rooftop units are replaced (recommended within five to six years). (replacement cost range: $50,000-$60,000)

d. Provide CO sensor control (if not provided) for the garage exhaust fan (this is for energy saving to run the fan when CO sensor activates). (installation cost range: $10,000-$15,000)

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ELECTRICAL

B. Introduction

1. The existing electrical systems were evaluated during a walkthrough of the building during the day. All systems were visually inspected. No testing or monitoring of the system was performed.

C. Existing Service

1. The existing service of 5050 El Camino Real is served from an outdoor PG&E utility transformer with a secondary voltage of 480/277V, 3-phase, 4 wire, which is located outside near the garage.

2. The outdoor utility transformer directly serves an indoor 1200A Main switchboard located at the garage level.

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D. Power Distribution

1. The main switchboard serves a 480/277V, 3-pase, 4-wire lighting panel on the 1st and 2nd level, an MCC on the roof, the elevator, and an adjacent 150kVA step down transformer (480-208/120V) which serves an adjacent 600A Panel DP1. Panel DP1 feeds 208/120V sub-panels on level 1 and 2.

E. Emergency Power

1. There is no generator at the site.

F. Lighting

1. The existing lighting consists of a mixture of fluorescents and LEDs.

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G. Fire Alarm

1. The existing Fire Alarm Control Panel is a Bay Alarm panel located in the First Floor electrical room. It appears to be in good condition.

2. However, existing devices (pull stations, smoke detectors, strobes, horn/strobes, etc.) may require replacing.

RECOMMENDATIONS

1. The 39,010 square feet building with an existing 1200A, 277/480V, 3-phase, 4-wire electrical service will not require upgrading assuming 10 w/sf is sufficient. The main switchboard is recommended to be upgraded though, due to the age of the equipment. (replacement cost range: $200,000-$250,000)

2. If more than 10% of the existing luminaires are to be replaced in a specific area, all light fixtures in that specific area must comply with Title 24 requirements. However, it is recommended that all existing non-LED light fixtures should be replaced with LED-type to meet the latest Title 24 power density requirements. (replacement cost range: $100,000-$120,000)

3. All existing lighting controls should be replaced with low-voltage lighting control systems to meet the latest Title 24 lighting controls requirements.

4. It is recommended to change all exit signs to be Edge Lit type.

5. The fire alarm system is in good condition and should be modified only as needed to meet reconfigured spaces.

6. Consult with the client and prepare a list of equipment which needs battery back up to determine if a generator is needed at the site.

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PLUMBING

H. Existing system:

1. The building is provided with toilet rooms, janitor closets, and some break rooms on each floor.

2. All plumbing fixtures are in good condition. Some of the water closets, urinals, and lavatories have been upgraded.

3. Domestic Hot Water is provided through a single electric gas hot water heater in the garage mechanical / storage room. The hot water heater (4,500 Watts, 50 Gal) is in good condition.

RECOMMENDATIONS:

1. Replace all non-low-flow plumbing fixtures with low-flow fixtures. Replace all manual flush mechanisms with sensor faucets/flush valves for applicable water closets, urinals, and lavatories in restrooms.

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FIRE PROTECTION

I. Existing system:

1. The building is provided with a wet sprinkler system. The fire sprinkler room is located in the garage.

Building sprinkler riser

RECOMMENDATIONS:

1. Where remodeling is required, provide quick-response-type sprinkler heads in accordance with building standards.

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X:\390 Midpen Open Space\06-Deliverables\02-Final\Building Assessment Report\5050 El Camino Real Prelim Struct Eval v0.1.doc

STRUCTURAL ENGINEERING REPORT -DRAFT

Date: June 22, 2017

Project: 5050 El Camino Real Los Altos, California Hohbach-Lewin, Inc. Project No.: 12144E Date of Visit: June 12, 2017 Hohbach-Lewin, Inc. Representative: Doug Hohbach

Copy to: Juan Duque, MK Think Purpose of Visit: To observe the existing condition of visible structural elements of the subject building and to identify possible structural constraints to building remodeling and the addition of loadings to the roof. Reference Drawings: A portion of the original structural construction drawings, showing the wood framed superstructure, sheets S1, S2, S4 and S5 were observed at the City of Los Altos building department. These drawings were prepared by MAI Industries and were dated 6-12-1980. Drawings for the concrete garage portion of the structure were not observed. Building Description: The subject building is a two story multitenant office building (figure 1), constructed over a semi-subterranean parking garage (figure 2). The structure is rectangular in shape, measuring 69 feet by 290 feet and has approximately 40,000 square feet of rentable area. The building features three exterior stair cores with glass curtain walls. The roof structure consists of plywood sheathing over 2x4 subpurlins, spanning to 4x12 purlins, spanning to glu-laminated beams supported by steel columns. At the 2nd story, the structure consists of plywood, over joists spanning to glu-laminated beams, also supported by steel columns. Reportedly there is light weight concrete topping, however we did not verify this information.

(650) 617-5930 Fax (650) 617-5932

260 Sheridan Avenue, Suite 150Palo Alto, CA 94306

Figure 1: Elevation of 5050 El Camino Real

Figure 2: Semi-Subterranean Parking Garage

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The semi-subterranean parking garage first level consists of 3” concrete topping over precast Spancrete planks spanning between precast reinforced concrete beams supported by precast concrete columns. The below grade level has a concrete slab-on-grade and likely has a spread and strip footing foundation; however this was observed. The lateral force resisting system for the building consists of the wood or concrete diaphragms spanning to exterior and interior shear walls. See Figure 5 for the locations of the building’s lateral force resisting elements above the first floor. The structure has a façade that consists of steel framed windows and painted T-111 wood siding. Parapets exist at the roof perimeter to aid in hiding roof equipment. There also is a wood framed mechanical screen. Roofing finish consists of asphalt sheets (figure 4). Per the observed structural drawings, the structure was engineered to support a 20 PSF partition load and a 50 PSF live load. , The building presumably was designed per the 1976 UBC, having been built in the early 1980’s.

Site Visit Report:

The building appeared to be only modestly modified since its construction. The structural framing appeared to be in good condition although much of it was

concealed by finishes. The roof framing is “bouncy”, typical of a wood panelized roof designed to just

meet code

Figure 4: Roof Level View

Figure 3: Typical above ceiling view, 1st floor

Figure 5: Typical Lateral Force Resisting System Location in 2-Story Structure

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Some of the exterior wood siding evidenced minor warping, but overall was in good condition.

Some portions of the roof mechanical screen showed evidence of damage due to sun exposure.

The lower level retaining walls appeared to be in good condition and did not show evidence of water intrusion.

Code Related Issues: The current application of the municipal code for the City of Los Altos is the 2016 California Building Code (CBC). This structure is classified in seismic risk category II, which is the category for a typical commercial or residential building. The seismic design category for these structure is category D. Per Chapter 34 of the CBC, a seismic upgrade could be required if an addition or alteration is done to the building. If an addition is made which results in an increase of more than 5 percent to a gravity load-carrying member, or results in an increase in the demand-capacity ratio of a lateral load-carrying member of more than 10 percent, then the existing structure or element and the new elements will be required to meet current code standards. Also, if an existing gravity load-carrying element’s capacity is decreased, then it will be considered an altered element. Any alteration to an existing gravity load-carrying structural element which results in a more than 5 percent increase in design gravity load, or experiences a decrease in load-carrying capacity, will result in required strengthening, replacement, or supplementation to meet current code standards for new structures. Also, if the alteration results in an increased design live load, then the existing structural elements are required to meet current live load code standards. When an alteration increases design lateral loads, results in a structural irregularity, or decreases the capacity of an existing lateral load-carrying element, the element or structure will be required to meet current code standards. Existing lateral load-carrying elements which result in a less than 10 percent increase in its demand-capacity ratio are permitted to remain unaltered. Findings: Based on the above information and on site observations, we can provide some professional opinions. Although we have not performed any calculations, it appears likely that the building was constructed in general compliance with the code that was in force at the time of construction. Roof framing likely can support only a very modest amount of additional loading. Installation of solar panels would likely required roof strengthening at anchorage location. Any mechanical units located in different locations than the existing units will likely require roof strengthening. We recommend that the wood members supporting the mechanical roof screen be repainted and any damaged connections or wood members be repaired. We estimate that this work could be completed for approximately $4,000. .

Documents

Midpeninsula Regional Open Space Building Assessment 5050 ... · Completed in 1981, 5050 El Camino Real is a LEED certified, Class-B, multi-tenant office building located within the