Capital Needs Assessment and Infrared Camera Assessment Project - - PowerPoint PPT Presentation

Capital Needs Assessment and Infrared Camera Assessment

In December of 2015 NAC was contracted to perform a Capital Needs Assessment and Thermal Imaging Inspection of the Tyrone Township Offices. Purpose: The purpose of this report is to assist Tyrone Township in evaluating the physical aspects of this property and how its condition may affect the Tyrone Township’s financial decisions over time.

Project Introduction

Scope:

 Structure and foundation;  Electrical system;  Heating, ventilation, and air conditioning system (HVAC) components;  Plumbing system and fixtures;  Roof surface including flashings, drainage, and chimneys;  Interior components (concentrating on non-cosmetic considerations);  Site components including walkways, driveways, property improvements

Out of Scope:

 Functional testing of equipment;  Space Utilization;

Project Introduction

 Project Name:

Tyrone Township Hall

 Address:

10408 Center Road Livingston County Fenton, Michigan

 Building Use:

Offices

 Zoning Category:

FR (Farming Residential)

 Parcel Size:

3.33 Acres (site plan)

 Construction Date:

1967 (Additions in 1977, 1986, & 1996)

 Building Area Approximately 6,193 square feet  Utility Providers:

Electricity: Consumers Propane: Webster & Garner Oil & Propane Water: Private Well Sewer: Private Septic

Project Introduction

Summary of Utility Services for the Subject Property

Utility Service Utility Supplier Reported Condition & Adequacy Sanitary sewer Private Septic Good and adequate Storm sewer N/A Good and adequate Domestic water Private Well Poor Electric service Consumers Energy Poor Gas service Webster & Garner Propane & Gas Good and adequate

Utilities

Findings:

According to the property contacts, the utilities provided are adequate for the Subject Property and no complaints or power shortages have been reported. Past water quality issues were reported with the well. Bacteria has been linked to the well. A new well should be drilled to a deeper depth to find cleaner water. IMMEDIATE AND SHORT TERM COSTS: $7,000 for new well drilling

Parking & Paving

Findings: The asphalt paved parking lots were observed to be in fair condition. There was striping designating delineated spaces, as well as van accessible spaces. An estimated cost has been included for resealing and restriping of the asphalt parking lot in Table 2.

IMMEDIATE & SHORT TERM COSTS: $2,500 for concrete stair repair. RESERVE COSTS: $14,916 over 12 Years for asphalt maintenance

There is an asphalt paved parking area at the side and front of the

• building. The parking area contains 44

parking spaces including three accessible spaces which are also considered van-accessible.

Property Improvements

Findings: The building-mounted and pole-mounted light fixtures were observed to be in fair condition and will require as-needed replacement during the reserve term as part of the general maintenance program. The property signage consists of building mounted lettering, located at the main entrance. The sign was observed to be in good condition and will require regular routine maintenance over the reserve term. No costs are included.

IMMEDIATE & SHORT TERM COSTS: None

Property identification signage is provided via building mounted

• lettering. Exterior illumination is

provided by building-mounted and pole-mounted light fixtures. General refuse is deposited into vendor

• wned roll carts.

Foundations

Findings: There is minimal evidence of movement that would indicate differential settlement or structural concerns.

IMMEDIATE & SHORT TERM COSTS: None

The foundations of the building could not be directly observed. Based on construction plans, the building foundation is CMU load-bearing walls, concrete spread footings, and concrete slab on grade.

Superstructure

Findings: The superstructure is not exposed, not allowing for direct observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement.

IMMEDIATE & SHORT TERM COSTS: None

The Subject Building is constructed with CMU load bearing walls and pre- manufactured wooden roof trusses.

Roofing

Findings: The roof age was unknown. Observation of the roof was made from ground level, and was in fair condition. Based on the condition of the roof and the EUL of shingles, replacement will be required during the reserve term. An estimated cost to replace the roof shingles has been included in Table 2. Roof leaks were observed in multiple

• ffices and the township board room. An estimated cost for repairs have been

included in Table 1.

IMMEDIATE & SHORT TERM COSTS: $2,800 Roof Repair RESERVE COSTS: $13,725 Roof Replacement

The subject building has a pitched roof

• throughout. The roof is finished with

asphalt shingles. Stormwater is collected in gutters and downspouts that discharge to the landscaping or underground piping leading to a retention pond.

Roofing

Roof Leak Roof Leaks

Roofing Thermal Imaging

Roof Insulation Roof Insulation

Exterior Walls

Findings: The exterior finishes are in fair condition with minimal areas of damage, and will require routine maintenance during the reserve term. A cost for tuck pointing and re-caulking of the exterior walls has been included in Table 2. Masonry spalling was observed at the front entry due to salt use. An estimated cost for masonry repair has been included in Table 1. The township should consider alternate snow and ice melting methods.

IMMEDIATE & SHORT TERM COSTS: $26,410 Installing Exterior insulation system, $1,750 Masonry Repairs RESERVE COSTS: $20,430 Exterior Painting, Caulking, and Maintenance over 12 Years

The exterior finish materials of the subject building include brick veneer, CMU, and vinyl siding. Building sealants (caulking and expansion gap membranes) are located between dissimilar materials, at joints, and around window and door openings.

Exterior Wall Thermal Imaging

Window Air Leaks Window Air Leaks

Windows & Doors

Findings: The windows were observed to be in fair condition and will require routine maintenance during the reserve term. No evidence of seal failure was observed. Based on RUL it is estimated that the windows will not need replacement during the reserve term. The doors associated with the storefront entrances and interior doors and associated hardware were

• bserved to be functional and in good condition. Based on RUL it is estimated that the

doors will not need replacement during the reserve term.

IMMEDIATE & SHORT TERM COSTS: None

The building windows are double-pane aluminum storefront style windows and wood framed encasement windows. Exterior doors include fully glazed aluminum storefront entry doors and steel man doors. Interior doors typically consist of solid wood doors in the office areas.

HVAC Systems

Findings: The split systems appear to be in fair condition. Information provided indicates that the heating and cooling is adequate, but not properly balanced. The split systems will require replacement during the evaluation period. Estimated costs have been included in Table

• 2. An allowance for testing and balancing of the HVAC system has been included in Table

1.

IMMEDIATE & SHORT TERM COSTS: $3,500 Testing & Balancing RESERVE COSTS: $7,500 AC Condenser replacement over 12 Years

The building is heated and cooled via split system HVAC units, including three electric furnaces (Armstrong Air and Goodman) located in the mechanical closets, and three exterior pad-mounted 3.5 to 5-ton AC condensers (Goodman and Amana).

Plumbing Systems

Findings: The plumbing systems appear to be in good condition. Information provided by the site contact indicates that the water pressure is adequate. The DHW will require replacement during the evaluation period.

IMMEDIATE & SHORT TERM COSTS: $2,800 Install Circulation Pumps RESERVE COSTS: $3,000 Water Heater Replacement over 12 Years

Domestic hot water (DHW) is supplied by two electric 6-gallon hot water heaters. The hot water heaters are located in the mechanical

• closets. The restrooms have commercial

grade fixtures and accessories including the toilet and sink.

Electrical Systems

Findings: The electrical equipment appeared to be in poor operational condition because of the 60-amp service being overloaded, due to service not being expanded since the construction of the building in 1967. Replacement with an adequate sized electrical box will be required. GFCI outlets will need to be installed in all wet areas. An estimated cost has been included in Table 1.

IMMEDIATE & SHORT TERM COSTS: $7,600 Replace Electrical Panels RESERVE COSTS: None

The building is serviced by overhead electrical supply lines that feeds internal circuit breakers located in the office. The building is supplied with a 120/240 volt, single phase, 3-wire electrical

• system. The electrical wiring was observed to be

copper, installed in non-metallic sheathed cable. GFCI outlets were not observed in wet areas.

Electrical Systems

Overloaded Electrical Panel

Building Interior

Findings: The office areas and restrooms appear to be in good condition and will require routine maintenance and repainting during the reserve term. No costs are included. Interior carpet and vinyl tile is in fair condition and will require replacement during the reserve term. An estimated cost has been included in Table 2.

IMMEDIATE & SHORT TERM COSTS: None RESERVE COSTS: $19,000 for Flooring over 12 Years

Typical Space Finishes

Room Floor Walls Ceiling Offices Carpet, vinyl tile CMU and painted drywall Acoustic ceiling tile, painted drywall Restrooms Vinyl tile CMU and painted drywall Acoustic ceiling tile, painted drywall

ADA Accessibility

Findings: Two of the three restrooms are of standardized configuration and were noted to meet minimum clear door widths and floor areas. One handicap accessible toilet is provided in the restroom. The restrooms were noted to be equipped with grab bars and meet minimum widths. The lavatories have a lever faucet and generally accommodate a forward approach. The third restroom will require renovations to meet accessible

• standards. An estimated cost has been included in Table 1.

IMMEDIATE & SHORT TERM COSTS: $24,500 Renovate Bathroom and Renovate Public Countertops RESERVE COSTS: None

The Americans with Disabilities Act (ADA) was signed into law in July 1990 extending civil rights protection for persons with disabilities. Generally, Title III of the ADA prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability.

ADA Accessibility

Improper Height Counter Proper Height Counter

Immediate & Short Term Costs

Reserve Replacement Costs