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Public Works Packet 2017 09-19-17 AGENDA PUBLIC WORKS COMMITTEE MEETING Tuesday, September 19, 2017 6:00 p.m. City Hall Conference Room 800 Game Farm Road, Yorkville, IL Citizen Comments: Minutes for Correction/Approval: July 18, 2017 New Business: 1. PW 2017-58 Water Department Reports for April, May and June 2017 2. PW 2017-59 Autumn Creek Unit 2C Acceptance 3. PW 2017-60 Kennedy Road Shared Use Path (ITEP) – Authorization Nos. 1 and 2 4. PW 2017-61 Road to Better Roads Program for 2018 5. PW 2017-62 Traffic Control Review a. Blackberry Woods area b. Autumn Creek area 6. PW 2017-63 Water Ordinance 7. PW 2017-64 Overview of Downtown Brownfields 8. ADM 2017-70 Building Conditions Survey Results Old Business: 1. PW 2017-49 Selection of YBSD Liaison Additional Business: 2017/2018 City Council Goals – Public Works Committee Goal Priority Staff “Municipal Building Needs and Planning” 5 Bart Olson & Eric Dhuse “Vehicle Replacement” 6 Bart Olson & Eric Dhuse “Water Planning” 8 Eric Dhuse & Brad Sanderson “Capital Improvement Plan” 11 Bart Olson & Eric Dhuse “Water Conservation Plan” 15 Eric Dhuse & Brad Sanderson United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 Telephone: 630-553-4350 www.yorkville.il.us UNITED CITY OF YORKVILLE WORKSHEET PUBLIC WORKS COMMITTEE Tuesday, September 19, 2017 6:00 PM CITY HALL CONFERENCE ROOM --------------------------------------------------------------------------------------------------------------------------------------- CITIZEN COMMENTS: --------------------------------------------------------------------------------------------------------------------------------------- --------------------------------------------------------------------------------------------------------------------------------------- MINUTES FOR CORRECTION/APPROVAL: --------------------------------------------------------------------------------------------------------------------------------------- 1. July 18, 2017 □ Approved __________ □ As presented □ With corrections --------------------------------------------------------------------------------------------------------------------------------------- NEW BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- 1. PW 2017-58 Water Department Reports for April, May and June 2017 □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 2. PW 2017-59 Autumn Creek Unit 2C Acceptance □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 3. PW 2017-60 Kennedy Road Shared Use Path (ITEP) – Authorization Nos. 1 and 2 □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 4. PW 2017-61 Road to Better Roads Program 2018 □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 5. PW 2017-62 Traffic Control Review a. Blackberry Woods area b. Autumn Creek area □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 6. PW 2017-63 Water Ordinance □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 7. PW 2017-64 Overview of Downtown Brownfields □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- 8. ADM 2017-70 Building Conditions Survey Results □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- OLD BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- 1. PW 2017-49 Selection of YBSD Liaison □ Moved forward to CC __________ consent agenda? Y N □ Approved by Committee __________ □ Bring back to Committee __________ □ Informational Item □ Notes ___________________________________________________________________________ _________________________________________________________________________________ _________________________________________________________________________________ --------------------------------------------------------------------------------------------------------------------------------------- ADDITIONAL BUSINESS: --------------------------------------------------------------------------------------------------------------------------------------- Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number Minutes Tracking Number Minutes of the Public Works Committee – July 18, 2017 Public Works Committee – September 19, 2017 Majority Committee Approval Minute Taker Name Department Page 1 of 2 DRAFT UNITED CITY OF YORKVILLE PUBLIC WORKS COMMITTEE Tuesday, July 18, 2017, 6:00pm Yorkville City Hall, Conference Room 800 Game Farm Road IN ATTENDANCE: Committee Members Vice-Chairman Ken Koch Alderman Jackie Milschewski Alderman Seaver Tarulis Absent: Alderman Joel Frieders Other City Officials City Administrator Bart Olson Interim Assistant City Administrator Erin Willrett Engineer Brad Sanderson, EEI Other Guests: None The meeting was called to order at 6:02pm by Vice-Chairman Ken Koch. Citizen Comments: None Previous Meeting Minutes: June 20, 2017 The minutes were approved as presented. New Business: 1. PW 2017-52 Capital Improvement Project Update Mr. Sanderson said this was the current quarterly update and the details were in the packet. No further action. 2. PW 2017-53 Quarterly Bond/LOC Reduction Summary This item is also a quarterly update. Alderman Koch asked if the Hamman watermain was complete. It is finished and will be removed from the list. 3. PW 2017-54 NPDES Annual Report This is a mandatory annual report and will be sent to the IEPA. No further action. Page 2 of 2 4. PW 2017-55 Windett Ridge Bond Call Mr. Sanderson said the agreement with Ryland/CalAtlantic requires that all punchlist items need to be done by the end of August. They have requested additional time to complete the items including grading of ponds. He said a resident has been calling regarding the washed out trail. He said another solution will be required since it's a major waterway. The committee was OK with a 2-month extension and this moves to the consent agenda, however, it will require a vote. 5. PW 2017-56 Water Meter Price Increase Mr. Olson said prices have not been adjusted for a few years, even though the costs have risen. An increase is being recommended on meters for new construction. This will not apply to replacement meters. The committee approved and this moves to the Council agenda next week. 6. PW 2017-57 Downtown Fencing and Sidewalk Mr. Olson said the City went to RFP for the second time for the west and east alleys. Bids were received, research was done, but the City was not comfortable with recommending the bidder due to their distance from the City. It was decided to split the project. It was recommended to reject the bids at this time. This will be brought back in August. Old Business: None Additional Business: Alderman Milschewski asked about the status of the large holes in the Old Second bank parking lot. The city was preparing to resurface it, however, the storm structures were found to be in poor condition and will be repaired first. Alderman Tarulis showed photos of a deep hole on McHugh in the parkway. Comcast has been working there and said it would be fixed by this time. The date has passed and staff will follow-up. Alderman Koch addressed a sidewalk problem on Hawthorne Ct. near Walsh. There are cracks and the sidewalk has raised up in some spots. Mr. Olson thought it was was an ADA matter and will follow up with an email. Mr. Sanderson also said Public Works has been working on this and he will follow-up. There was no further business and the meeting was adjourned at 6:19pm. Minutes respectfully transcribed by Marlys Young, Minute Taker Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #1 Tracking Number PW 2017-58 Water Department Reports for April, May and June 2017 Public Works Committee – September 19, 2017 Majority Approval Monthly water reports. Tom Konen Public Works Name Department Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Agenda Item Number New Business #2 Tracking Number PW 2017-59 Autumn Creek – Unit 2C Acceptance Public Works Committee – September 19, 2017 Consideration of Approval Subdivision Acceptance Consideration Brad Sanderson Engineering Name Department Pulte has requested that the City accept the public improvements for Autumn Creek - Unit 2C for ownership and maintenance (see attached). All work related to the public improvements in Unit 2C, including punch list work has been completed. We recommend that the public improvements within the above described unit for water main, sanitary sewer, storm sewer, paving, sidewalk, street lighting and parkway trees as described in the attached Bill of Sale be accepted for ownership and maintenance by the City. As required by City Code, the developer will be responsible to provide a performance guarantee to cover the one year maintenance period. This period starts after the City formally accepts the improvements. Along with final acceptance, there is a bond reduction to 10% of the value of the public improvements (Maintenance Guarantee). Accordingly, the bond reduction and guarantee value shall be as follows: Unit 2C Improvements Original Value $2,400,150.50 Current Value $698,869.88 Required Value (10% of Original) $240,015.05 Net Reduction $458,854.83 Upon City Council approval of the acceptance and the receipt of the executed Bill of Sale and maintenance guarantee, the existing security may then be released. If you have any questions or require additional information, please call. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: August 30, 2017 Subject: Autumn Creek - Unit 2C 1 BILL OF SALE Seller, _______________, in consideration of One and 00/100th Dollar ($1.00), receipt hereby acknowledged, does hereby sell, assign, transfer and convey to the Buyer, the United City of Yorkville, an Illinois municipal corporation, at 800 Game Farm Road, Yorkville, Illinois 60560, the following personal property to wit described in Exhibit A attached hereto for the development know as Autumn Creek – Unit 2C, and generally shown on Exhibit B. Seller hereby represents and warrants to Buyer that Seller is the absolute owner of said property, that said property is free and clear of all liens, charges and encumbrances, and that Seller has full right, power, and authority to sell said property and to make this Bill of Sale. IN WITNESS WHEREOF, Seller has signed and sealed this Bill of Sale at ___________________________________, this _____ day of _______________, 20__. Subscribed and Sworn to before me this _____ day of _____________, 20__. _______________________ Notary Public EXHIBIT A AUTUMN CREEK ‐ UNIT 2C SUBDIVISION UNITED CITY OF YORKVILLE UNIT QUANTITY Roadway Unit Quantity SQ YD 60 SLATE DRIVE FOOT 380 CU YD 564 SLATE COURT FOOT 550 FOOT 387 EMERALD LANE FOOT 1,340 FOOT 864 LILAC COURT FOOT 520 FOOT 524 LILAC WAY FOOT 1,200 FOOT 684 RUBY DRIVE FOOT 605 FOOT 362 VIOLET COURT FOOT 560 FOOT 1,173 FOOT 834 FOOT 600 FOOT 263 FOOT 471 FOOT 333 FOOT 385 FOOT 45 EACH 28 EACH 36 EACH 1 EACH 1 EACH 14 EACH 18 EACH 8 EACH 75 FOOT 5,725 EACH 16 EACH 1 EACH 13 EACH 28 EACH 47 CU YD 300 CU YD 1,142 FOOT 2,210 FOOT 1,646 FOOT 190 STORM SEWERS, CLASS A, TY 2, 30" MANHOLES, TYPE A, 6' DIAMETER STORM SEWERS, CLASS A, TY 2, 36" STORM SEWERS, CLASS A, TY 2, 42" PRECAST REINFORCED CONCRETE FLARED END SECTIONS 15" W/ GRATE PRECAST REINFORCED CONCRETE FLARED END SECTIONS 42" W/ GRATE WATER MAIN CONSTRUCTION 1" SINGLE FAMILY WATER SERVICE INCLUDING TRENCH BACKFILL (SH UTILITIES STORM SEWER CONSTRUCTION STORM SEWERS, CLASS A, TY 2, 12" STORM SEWERS, CLASS A, TY 2, 15" STORM SEWERS, CLASS A, TY 2, 18" STONE RIP RAP, CLASS A3 TRENCH BACKFILL HDPE PERF STORM SEWERS, 10" HDPE PERF STORM SEWERS, 12" HDPE PERF STORM SEWERS, 15" HDPE PERF STORM SEWERS, 21" HDPE PERF STORM SEWERS, 24" STORM SEWERS, CLASS A, TY 2, 21" STORM SEWERS, CLASS A, TY 2, 24" 4" PVC SUMP CONNECTION CATCH BASINS, TYPE A 4' DIAMETER INLETS, TYPE A 2' DIA MANHOLES, TYPE A, 4' DIAMETER MANHOLES, TYPE A, 5' DIAMETER FIRE HYDRANTS 8" VALVE AND VALVE BOX 8" PVC (DR‐18) SANITARY SEWER (0'‐15' DEEP) AUTOMATIC FLUSHING FIRE HYDRANTS 1" SINGLE FAMILY WATER SERVICE INCLUDING TRENCH BACKFILL (LO TRENCH BACKFILL SANITARY SEWER CONSTRUCTION TRENCH BACKFILL 8 ‐ INCH WATER MAIN, DUCTILE IRON 8" PVC (SDR 26) SANITARY SEWER (0'‐15' DEEP) 12" PVC (C900) SANITARY SEWER (0'‐15' DEEP) EXHIBIT A AUTUMN CREEK ‐ UNIT 2C SUBDIVISION UNITED CITY OF YORKVILLE EACH 19 EACH 41 EACH 34 EACH 18 SQ FT 39,976 SQ YD 1,922 6" SANITARY SEWER SERVICE INCLUDING TRENCH BACKFILL (LONG) 6" SANITARY SEWER SERVICE INCLUDING TRENCH BACKFILL (SHORT) MISCELLANOUS UNDERGROUND CONSTRUCTION STREETLIGHTS ROADWAY CONSTRUCTION BIKE PATH 8' WIDTH (2" MA SURFACE COURSE W/ 8" AGGREGATE B PCC SIDEWALK 5" W/ 2" AGG SUBBASE (6" THRU DRIVE W/ AGG BAS 4' SANITARY MANHOLES (0'‐15' DEEP) KennedyLillianC a n n o n b a l l LilacBristol RidgeSlateEm eraldRubySageTitusLakeview AndreaO v e r lo o kVioletSunset CrimsonCoralBazanRoyal OaksChristyCobaltMaddenA u tu m n C re e kEmerald Engineering Enterprises, Inc.52 Wheeler RoadSugar Grove, Illinois 60554(630) 466-6700 / www.eeiweb.conUNIT 2CLOCATION MAPDATE:AUGUST 2017United City of Yorkville800 Game Farm RoadYorkville, IL 60560(630) 553-4350http://www.yorkville.il.usAUTUMN CREEK CONSULTING ENGINEERSNO. DATE REVISIONSPROJECT NO.:YO1327PATH:H:/GIS/PUBLIC/YORKVILLE/2013/YO1327- AUTUMN CREEK - 2C .MXDFILE:fffääNORTHUnit Boundary800 0 800400 FeetUnit 2C Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #3 Tracking Number PW 2017-60 Kennedy Road Shared Use Path (ITEP) Public Works Committee – September 19, 2017 Consideration of Approval Consideration of Authorization Nos. 1 & 2 Brad Sanderson Engineering Name Department The purpose of this memo is to present Authorizations 1 & 2 for the above referenced project. An authorization, as defined by IDOT, is the written approval of a contract change and the written directive to the contractor to perform said work. By this definition, it alters the contract work from that awarded under the competitive bidding process. An Authorization of Contract Changes signed by the Regional Engineer signifies completed review of and support for the change proposed. Background: The State of Illinois and “D” Construction, Inc. entered into an agreement for a contract value of $753,941.81 for the above referenced project. Construction began on July 17, 2017 and the project is approximately 65% complete. The construction costs are being funded by ITEP funds (federal) and local funds. The maximum federal participation amount is $883,336.00, inclusive of all change orders (authorizations) associated with this contract. Questions Presented: Should the City approve Authorizations Nos. 1 ($7,420.00) and 2 ($605.88) in the amount of $8,025.88? Discussion: Authorization No. 1 covers additional labor, equipment and materials required to place thermoplastic pavement marking symbols, including:  Railroad warning symbols in advance of the pedestrian crossing at the Burlington Northern Santa Fe Railroad at-grade crossing. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 5, 2017 Subject: Kennedy Road Shared Use Path (ITEP)– Authorizations 1 & 2 Authorization No. 2 covers additional labor, equipment and materials required to remove and replace unsuitable soils encountered during excavation including:  Excavation of unsuitable soils.  Replacement of excavated material with 6 inches of CA-06 aggregate. The net change to date for authorizations is $8,025.88 which is a 1.06% increase to the original contract value bringing a revised contract value to date of $761,967.69. The City will be responsible for 20% of the total or $1,605.18. We have attached IDOT form BC-22 for Authorization Nos. 1 & 2 for your information. All authorizations have a pre-approval from the IDOT District 3 Local Agency Bureau of Construction Engineer. We are recommending approval of the Authorizations. Action Required: Consideration of approval from the City Council for Authorizations 1 & 2. Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Agenda Item Number New Business #4 Tracking Number PW 2017-61 2018 RTBR Program Public Works Committee – September 19, 2017 Consideration of Approval Review Recommended Plan Brad Sanderson Engineering Name Department The recommended 2018 (FY19) RTBR program based on a $650,000 budget is noted below. Street Operation Preliminary Cost Spring Street (Bridge to McHugh) Mill/Overlay $190,000 Teri Lane (Spring to North End) Mill/Overlay $90,000 Walsh Drive (Barberry to North End) Mill/Overlay $110,000 Pavillion Road (Rt 71 to City Limit) Overlay $55,000 Crack Sealing Crack Sealing $15,000 Pavillion Road Streambank Stabilization (Construction) Maintenance $100,000 2018 (FY19) RTBR Construction Engineering/Testing N/A $50,000 2019 (FY 20) RTBR Design Engineering N/A $40,000 Total $650,000 For reference, the last approved five-year plan is attached. Spring Street was planned for 2018 (FY19) construction. Teri Lane has deteriorated faster than the program had projected and it is need of repair. It is also adjacent to Spring Street, which will be efficient for a contractor to complete. Walsh Drive has deteriorated faster than the program had projected and a portion of the street was resurfaced last year. The proposed project completes the paving of that section of street. The northern section of Pavillion Road was resurfaced in 2017 (FY18). The southern section near Rt 71 was not completed. This section has deteriorated and is in need of patching and an overlay. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 14, 2017 Subject: 2018 (FY19)Roads to Better Roads Program Also, it is recommended that the Road Study be updated every five to seven years. The field data gathered from the last study was completed in 2012. We are recommending that an updated study per performed and budgeted at $65,000. The new study will include the gathering of field data along with preparing updated exhibits and a five-year plan. At this time we are seeking approval to move forward with the 2018 (FY19) RTBR program. If you have any questions or require additional information, please let us know. ()-()- ()-()-()-()-()-()-()-()-()-()-()-()-()-()-()-()-()-)()-()-()-()-()-()-()-()-()-()-()- ()- ()-()-()-()-()- ()-()-()-()-()-()-()-()-()-()-()-()-()-()-()-()-( )-)()-()-()-()-()-()-()-()-()-()-()- ()- ()-()-()- Madison StMadison CtBridgeSpring Main MillVan Emmon Park Somonauk Center Benjamin OrangeState TeriDeerapl e McHughElm KingOmahaLibertyB a r b e r r y HeustisWashington WackerJackson BruellFreemontBeaverMorganChurchAdrian Ka BristolColonial Madison Coltonhite Oak Blaine F o x b o r o Wolf ked CreekElizabeth BadgerGardenGame FarmAdamsGawneWi n d s o r Ridge Illini Wooden BridgeOlsenWest Walter Martin Wood SaWoodworthDolph WorsleyHydraulic Woodland AuburnSandersOakwoodTowerDydyna R Behrens Marie SpruceBellOx f o r d JohnsonBatorTomasikVictoria Beecher Appletree Rodak Buck t hor n JeffersonB u h r ma s t e r Spicebush Wooddale StateRidge MainDolph MainS c h o ol h o u s eMorganMainHydraulic Legend 2018 RTBR PROGRAM ()-()-()- ( )-()-()-()-TimberCreek ArcadiaPavillion LegionHighview Engineering Enterprises, Inc. 52 Wheeler Road Sugar Grove, Illinois 60554 (630) 466-6700 PROPOSED 2018 RTBR PROGRAM LOCATION MAP www.eeiweb.com DATE: PROJECT NO.: FILE: PATH: BY: September 2017 YO1739 YO1739_2018 Road Program .MXD H:\GIS\PUBLIC\YORKVILLE\2017\ MJT United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 630-553-4350 ³IL Route 71 PROPOSED 5 YEAR RTBR PROGRAMUnited City of YorkvilleOctober 2016STREET FROM TO STRATEGYDEFLECTION CONDITIONDYNAMIC CONDITIONSURFACE CONDITIONCURRENT RANKCOSTMADISON COURTW. MADISON STREETWEST ENDMILL & OVERLAY100686573$7,700MADISON STREETWEST ENDMORGAN STREETMILL & OVERLAY100705264$24,500MAIN STREETW. VAN EMMON STEETW. HYDRAULIC AVENUEMILL & OVERLAY100756275$12,400MAIN STREETS. BRIDGE STREETW. RIDGE STREETMILL & OVERLAY100836076$123,800WASHINGTON STREETW. MORGAN STREETS. MAIN STREETMILL & OVERLAY100675764$40,100PAVILLION ROADFOX ROADCITY LIMITMILL & OVERLAY97676567$139,000E. RIDGE STREETEAST ENDMILL STREETMILL & OVERLAY100834771$32,300TOWER LANESOMONAUK STREETPUBLIC WORKSMILL & OVERLAY100416253$17,900CITY HALL PARKING LOTSMILL & OVERLAYN/AN/AN/AN/A$62,000PUBLIC WORKS PARKING LOTMILL & OVERLAYN/AN/AN/AN/A$121,000$658,700TIF ELIGIBLE PROJECTSRIVERFRONT PARKING LOTMILL & OVERLAYN/AN/AN/AN/A$29,000EAST ALLEY PARKING LOTOVERLAYN/AN/AN/AN/A$42,000ALTERNATIVE STREETS VERSUS PARKING LOT PROJECTSELIZABETH STREET WEST END S. MAIN STREET MILL & OVERLAY 100 69 72 78 $52,500RIDGE STREET JEFFERSON STREET S. MAIN STREET MILL & OVERLAY 100 82 55 76 $15,100STATE STREET W. HYDRAULIC STEET W. RIDGE STREET MILL & OVERLAY 100 80 54 73 $44,000WHEATON AVENUE N. BRIDGE STREET SHADOW WOOD DRIVE MILL & OVERLAY 86 82 71 75 $124,600$236,200TOTAL:2017 (FY18) STREET REHABILITATION LISTTOTAL:BEECHER CENTER, LIBRARY, PARKS AND RECREATION, BRIDGE PARK PARKING LOT SEAL & STRIPE$78,000N/AN/AN/AN/A PROPOSED 5 YEAR RTBR PROGRAMUnited City of YorkvilleOctober 2016STREET FROM TO STRATEGYDEFLECTION CONDITIONDYNAMIC CONDITIONSURFACE CONDITIONCURRENT RANKCOSTELM STREET MCHUGH ROAD FREEMONT STREET MILL & OVERLAY 100 70 61 73 $59,400JACKSON STREET FREEMONT STREET MARTIN AVENUE MILL & OVERLAY 100 69 57 69 $62,700PARK STREET MCHUGH ROAD BRIDGE STREET MILL & OVERLAY 100 66 64 71 $125,000SANDERS COURT E. MAIN STREET NORTH END MILL & OVERLAY 100 46 69 62 $44,100SPRING STREET W. SPRING STREET QUINSEY ROAD MILL & OVERLAY 87 74 64 67 $268,200WHEATON AVENUE N. BRIDGE STREET SHADOW WOOD DRIVE MILL & OVERLAY 86 82 71 75 $124,600$684,0002018 (FY19) STREET REHABILITATION LISTTOTAL: PROPOSED 5 YEAR RTBR PROGRAMUnited City of YorkvilleOctober 2016STREET FROM TO STRATEGYDEFLECTION CONDITIONDYNAMIC CONDITIONSURFACE CONDITIONCURRENT RANKCOSTALAN DALE LANE RED TAIL COURT ALICE AVE MILL & OVERLAY 81 66 80 64 $49,400ALICE AVENUE CANNONBALL TRAIL FAXON ROAD MILL & OVERLAY 85 78 77 76 $148,400ELIZABETH STREET WEST END S. MAIN STREET MILL & OVERLAY 100 69 72 78 $52,500FOX STREET EAST END MILL STREET MILL & OVERLAY 87 71 82 78 $35,200LIBERTY STREET SOUTH END E. PARK STREET MILL & OVERLAY 87 74 83 76 $79,400MCHUGH FARMSTEAD DRIVE CITY LIMIT MILL & OVERLAY 100 78 71 76 $44,300OLSEN STREET MILL STREET EAST END MILL & OVERLAY 74 61 75 64 $40,100ORANGE STREET MILL STREET EAST END MILL & OVERLAY 86 72 71 75 $36,100RIDGE STREET JEFFERSON STREET S. MAIN STREET MILL & OVERLAY 100 82 55 76 $15,100STATE STREET W. HYDRAULIC STEET W. RIDGE STREET MILL & OVERLAY 100 80 54 73 $44,100$544,6002019 (FY20) STREET REHABILITATION LISTTOTAL: PROPOSED 5 YEAR RTBR PROGRAMUnited City of YorkvilleOctober 2016STREET FROM TO STRATEGYDEFLECTION CONDITIONDYNAMIC CONDITIONSURFACE CONDITIONCURRENT RANKCOSTAPPLETREE COURT N. BRIDGE STREET WEST END MILL & OVERLAY 73 57 80 64 $26,200BARBERRY CIRCLE - WEST WALSH DRIVE WALSH DRIVE MILL & OVERLAY 79 65 77 67 $118,600BARBERRY CIRCLE - EAST WALSH DRIVE WALSH DRIVE MILL & OVERLAY 85 69 77 76 $99,300BEAVER STREET S. BRIDGE STREET DEER STREET MILL & OVERLAY 85 79 72 67 $81,800BURNING BUSH DRIVE WALSH DRIVE WEST END MILL & OVERLAY 77 63 77 69 $44,000COLONIAL PARKWAY S. BRIDGE STREET SCHOOLHOUSE ROAD MILL & OVERLAY 85 73 74 75 $90,400DEER STREET WOLF STREET SCHOOLHOUSE ROAD MILL & OVERLAY 84 71 79 69 $100,300$560,6002020 (FY21) STREET REHABILITATION LISTTOTAL: PROPOSED 5 YEAR RTBR PROGRAMUnited City of YorkvilleOctober 2016STREET FROM TO STRATEGYDEFLECTION CONDITIONDYNAMIC CONDITIONSURFACE CONDITIONCURRENT RANKCOSTCOTTONWOOD TRAIL JOHN STREET JOHN STREET MILL & OVERLAY 87 70 80 73 $126,700COTTONWOOD COURT COTTONWOOD TRAIL WEST END MILL & OVERLAY 100 80 75 84 $9,100DEIHL FARM ROAD JOHN STREET W. VETERANS PRKWY MILL & OVERLAY 84 67 71 64 $66,900RIVER BIRCH DR EAST END WEST END MILL & OVERLAY 89 71 80 79 $9,100RIVER BIRCH LN RIVER BIRCH DR WHITE OAK WAY MILL & OVERLAY 99 89 73 85 $19,700SPRUCE COURT WEST END WHITE OAK WAY MILL & OVERLAY 100 67 65 71 $26,500SYCAMORE ROAD W. VETERANS PRKWY CITY LIMIT MILL & OVERLAY 87 70 76 71 $88,800WHITE OAK WAY W. FOX STREET NOWAY CIRCLE MILL & OVERLAY 90 75 74 75 $263,200$610,0002021 (FY22) STREET REHABILITATION LISTTOTAL: Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #5 Tracking Number PW 2017-62 Intersections – Sign Control Public Works Committee – September 19, 2017 Brad Sanderson Engineering Name Department As requested, we investigated the possible installation of stop signs at the intersection of Cannonball Trail and N Carly Circle/Carly Drive. Our findings were as follows:  Currently there is no signage control at the intersection.  The intersection does not appear to have any sight distance constraints.  The governing entity on traffic control signage is the Manual on Uniform Traffic Control Devices (MUTCD). The manual states as follows in regards to stop sign installation: Guidance: Engineering judgment should be used to establish intersection control. The following factors should be considered: A. Vehicular, bicycle, and pedestrian traffic volumes on all approaches; B. Number and angle of approaches; C. Approach speeds; D. Sight distance available on each approach; and E. Reported crash experience. YIELD or STOP signs should be used at an intersection if one or more of the following conditions exist: A. An intersection of a less important road with a main road where application of the normal right-of-way rule would not be expected to provide reasonable compliance with the law; B. A street entering a designated through highway or street; and/or C. An unsignalized intersection in a signalized area. In addition, the use of YIELD or STOP signs should be considered at the intersection of two minor streets or local roads where the intersection has more than three approaches and where one or more of the following conditions exist: A. The combined vehicular, bicycle, and pedestrian volume entering the intersection from all approaches averages more than 2,000 units per day; B. The ability to see conflicting traffic on an approach is not sufficient to allow a road user to stop or yield in compliance with the normal right-of-way rule if such stopping or yielding is necessary; and/or C. Crash records indicate that five or more crashes that involve the failure to yield the right-of- way at the intersection under the normal right-of-way rule have been reported within a 3-year period, or that three or more such crashes have been reported within a 2-year period. Yield or Stop signs should not be used for speed control. Since the traffic volume would appear to be below 2,000 units per day, there are no sight distance constraints and there does not appear to be an accident history, this intersection does not appear to be a Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 6, 2017 Subject: Cannonball Trail and N Carly Circle/Carly Drive Stop Sign good candidate for a stop sign based on the above criteria. Generally, at an unsigned intersection, the application of the normal right-of-way rules would apply. Figure D taken from the Illinois Drivers Manual shows that the minor roadway should yield to traffic on the major roadway at uncontrolled intersections. It is our understanding that there may be a concern regarding speed on Cannonball Trail. This may be more properly addressed with enforcement or if necessary traffic calming devices. As requested, we investigated the possible installation of stop signs at the intersection of Cannonball Trail and Cody Court/Patrick Court. Our findings were as follows:  Currently there is no signage control at the intersection.  The intersection does not appear to have any sight distance constraints.  The governing entity on traffic control signage is the Manual on Uniform Traffic Control Devices (MUTCD). The manual states as follows in regards to stop sign installation: Guidance: Engineering judgment should be used to establish intersection control. The following factors should be considered: A. Vehicular, bicycle, and pedestrian traffic volumes on all approaches; B. Number and angle of approaches; C. Approach speeds; D. Sight distance available on each approach; and E. Reported crash experience. YIELD or STOP signs should be used at an intersection if one or more of the following conditions exist: A. An intersection of a less important road with a main road where application of the normal right-of-way rule would not be expected to provide reasonable compliance with the law; B. A street entering a designated through highway or street; and/or C. An unsignalized intersection in a signalized area. In addition, the use of YIELD or STOP signs should be considered at the intersection of two minor streets or local roads where the intersection has more than three approaches and where one or more of the following conditions exist: A. The combined vehicular, bicycle, and pedestrian volume entering the intersection from all approaches averages more than 2,000 units per day; B. The ability to see conflicting traffic on an approach is not sufficient to allow a road user to stop or yield in compliance with the normal right-of-way rule if such stopping or yielding is necessary; and/or C. Crash records indicate that five or more crashes that involve the failure to yield the right-of- way at the intersection under the normal right-of-way rule have been reported within a 3-year period, or that three or more such crashes have been reported within a 2-year period. Yield or Stop signs should not be used for speed control. Since the traffic volume would appear to be below 2,000 units per day, there are no sight distance constraints and there does not appear to be an accident history, this intersection does not appear to be a Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 6, 2017 Subject: Cannonball Trail and Cody Court/Patrick Court Stop Sign good candidate for a stop sign based on the above criteria. Generally, at an unsigned intersection, the application of the normal right-of-way rules would apply. Figure D taken from the Illinois Drivers Manual shows that the minor roadway should yield to traffic on the major roadway at uncontrolled intersections. It is our understanding that there may be a concern regarding speed on Cannonball Trail. This may be more properly addressed with enforcement or if necessary traffic calming devices. As requested, we investigated the possible installation of stop signs at the intersection of Cannonball Trail and Independence Boulevard. Our findings were as follows:  Currently there are yield signs at the approaches on Independence Boulevard.  The intersection does appear to have sight distance constraints on the southeast corner of the intersection.  The governing entity on traffic control signage is the Manual on Uniform Traffic Control Devices (MUTCD). The manual states as follows in regards to stop sign installation: Guidance: Engineering judgment should be used to establish intersection control. The following factors should be considered: A. Vehicular, bicycle, and pedestrian traffic volumes on all approaches; B. Number and angle of approaches; C. Approach speeds; D. Sight distance available on each approach; and E. Reported crash experience. YIELD or STOP signs should be used at an intersection if one or more of the following conditions exist: A. An intersection of a less important road with a main road where application of the normal right-of-way rule would not be expected to provide reasonable compliance with the law; B. A street entering a designated through highway or street; and/or C. An unsignalized intersection in a signalized area. In addition, the use of YIELD or STOP signs should be considered at the intersection of two minor streets or local roads where the intersection has more than three approaches and where one or more of the following conditions exist: A. The combined vehicular, bicycle, and pedestrian volume entering the intersection from all approaches averages more than 2,000 units per day; B. The ability to see conflicting traffic on an approach is not sufficient to allow a road user to stop or yield in compliance with the normal right-of-way rule if such stopping or yielding is necessary; and/or C. Crash records indicate that five or more crashes that involve the failure to yield the right-of- way at the intersection under the normal right-of-way rule have been reported within a 3-year period, or that three or more such crashes have been reported within a 2-year period. Yield or Stop signs should not be used for speed control. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 6, 2017 Subject: Cannonball Trail and Independence Boulevard Stop Sign The traffic volume appears to be below 2,000 units per day and there does not appear to be an accident history at this location. However, since there are sight distance constraints on the southeast corner of the intersection, the intersection is a good candidate for a two-way intersection control. The MUTCD states as follows in regards to multi-way stop sign installation: Guidance: The decision to install multi-way stop control should be based on an engineering study. The following criteria should be considered in the engineering study for a multi-way STOP sign installation: A. Where traffic control signals are justified, the multi-way stop is an interim measure that can be installed quickly to control traffic while arrangements are being made for the installation of the traffic control signal. B. Five or more reported crashes in a 12-month period that are susceptible to correction by a multi-way stop installation. Such crashes include right-turn and left-turn collisions as well as right-angle collisions. C. Minimum volumes: 1. The vehicular volume entering the intersection from the major street approaches (total of both approaches) averages at least 300 vehicles per hour for any 8 hours of an average day; and 2. The combined vehicular, pedestrian, and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same 8 hours, with an average delay to minor-street vehicular traffic of at least 30 seconds per vehicle during the highest hour; but 3. If the 85th-percentile approach speed of the major-street traffic exceeds 40 mph, the minimum vehicular volume warrants are 70 percent of the values provided in Items 1 and 2. D. Where no single criterion is satisfied, but where Criteria B, C.1, and C.2 are all satisfied to 80 percent of the minimum values. Criterion C.3 is excluded from this condition. Option: Other criteria that may be considered in an engineering study include: A. The need to control left-turn conflicts; B. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes; C. Locations where a road user, after stopping, cannot see conflicting traffic and is not able to negotiate the intersection unless conflicting cross traffic is also required to stop; and D. An intersection of two residential neighborhood collector (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection The intersection does not appear to meet any of these criteria, so it is not a good candidate for a multi-way stop sign installation. To determine whether stop signs are warranted over yield signs, the MUTCD states: Guidance: At intersections where a full stop is not necessary at all times, consideration should first be given to using less restrictive measures such as YIELD signs (see Sections 2B.08 and 2B.09). The use of STOP signs on the minor-street approaches should be considered if engineering judgment indicates that a stop is always required because of one or more of the following conditions: A. The vehicular traffic volumes on the through street or highway exceed 6,000 vehicles per day; B. A restricted view exists that requires road users to stop in order to adequately observe conflicting traffic on the through street or highway; and/or C. Crash records indicate that three or more crashes that are susceptible to correction by the installation of a STOP sign have been reported within a 12-month period, or that five or more such crashes have been reported within a 2-year period. Such crashes include right-angle collisions involving road users on the minor-street approach failing to yield the right-of-way to traffic on the through street or highway. Based on Condition B above, it is recommended that the existing yield signs on the Independence Boulevard approaches be replaced with stop signs. As you can see in the images below, vehicles traveling westbound on Independence Boulevard cannot see vehicles traveling northbound on Cannonball Trail until they stop at the intersection. Westbound Approach, Looking South 1 Westbound Approach, Looking South 2 It is our understanding that there may be a concern regarding speed on Cannonball Trail. This may be more properly addressed with enforcement or if necessary traffic calming devices. As requested, we investigated the possible installation of stop signs at the intersection of Cannonball Trail and John Street. Our findings were as follows:  Currently there are yield signs at the approaches on John Street.  The intersection does appear to have sight distance constraints on the northwest corner of the intersection.  The governing entity on traffic control signage is the Manual on Uniform Traffic Control Devices (MUTCD). The manual states as follows in regards to stop sign installation: Guidance: Engineering judgment should be used to establish intersection control. The following factors should be considered: A. Vehicular, bicycle, and pedestrian traffic volumes on all approaches; B. Number and angle of approaches; C. Approach speeds; D. Sight distance available on each approach; and E. Reported crash experience. YIELD or STOP signs should be used at an intersection if one or more of the following conditions exist: A. An intersection of a less important road with a main road where application of the normal right-of-way rule would not be expected to provide reasonable compliance with the law; B. A street entering a designated through highway or street; and/or C. An unsignalized intersection in a signalized area. In addition, the use of YIELD or STOP signs should be considered at the intersection of two minor streets or local roads where the intersection has more than three approaches and where one or more of the following conditions exist: A. The combined vehicular, bicycle, and pedestrian volume entering the intersection from all approaches averages more than 2,000 units per day; B. The ability to see conflicting traffic on an approach is not sufficient to allow a road user to stop or yield in compliance with the normal right-of-way rule if such stopping or yielding is necessary; and/or C. Crash records indicate that five or more crashes that involve the failure to yield the right-of- way at the intersection under the normal right-of-way rule have been reported within a 3-year period, or that three or more such crashes have been reported within a 2-year period. Yield or Stop signs should not be used for speed control. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 6, 2017 Subject: Cannonball Trail and John Street Stop Sign Since the traffic volume is above 2,000 units per day and there are sight distance constraints on the northwest corner of the intersection, the intersection is a good candidate for a two-way intersection control. The MUTCD states as follows in regards to multi-way stop sign installation: Guidance: The decision to install multi-way stop control should be based on an engineering study. The following criteria should be considered in the engineering study for a multi-way STOP sign installation: A. Where traffic control signals are justified, the multi-way stop is an interim measure that can be installed quickly to control traffic while arrangements are being made for the installation of the traffic control signal. B. Five or more reported crashes in a 12-month period that are susceptible to correction by a multi-way stop installation. Such crashes include right-turn and left-turn collisions as well as right-angle collisions. C. Minimum volumes: 1. The vehicular volume entering the intersection from the major street approaches (total of both approaches) averages at least 300 vehicles per hour for any 8 hours of an average day; and 2. The combined vehicular, pedestrian, and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same 8 hours, with an average delay to minor-street vehicular traffic of at least 30 seconds per vehicle during the highest hour; but 3. If the 85th-percentile approach speed of the major-street traffic exceeds 40 mph, the minimum vehicular volume warrants are 70 percent of the values provided in Items 1 and 2. D. Where no single criterion is satisfied, but where Criteria B, C.1, and C.2 are all satisfied to 80 percent of the minimum values. Criterion C.3 is excluded from this condition. Option: Other criteria that may be considered in an engineering study include: A. The need to control left-turn conflicts; B. The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes; C. Locations where a road user, after stopping, cannot see conflicting traffic and is not able to negotiate the intersection unless conflicting cross traffic is also required to stop; and D. An intersection of two residential neighborhood collector (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection The intersection does not appear to meet any of these criteria, so it is not a good candidate for a multi-way stop sign installation. To determine whether stop signs are warranted over yield signs, the MUTCD states: Guidance: At intersections where a full stop is not necessary at all times, consideration should first be given to using less restrictive measures such as YIELD signs (see Sections 2B.08 and 2B.09). The use of STOP signs on the minor-street approaches should be considered if engineering judgment indicates that a stop is always required because of one or more of the following conditions: A. The vehicular traffic volumes on the through street or highway exceed 6,000 vehicles per day; B. A restricted view exists that requires road users to stop in order to adequately observe conflicting traffic on the through street or highway; and/or C. Crash records indicate that three or more crashes that are susceptible to correction by the installation of a STOP sign have been reported within a 12-month period, or that five or more such crashes have been reported within a 2-year period. Such crashes include right-angle collisions involving road users on the minor-street approach failing to yield the right-of-way to traffic on the through street or highway. Based on Condition B above, it is recommended that the existing yield signs on the John Street approaches be replaced with stop signs. As you can see in the images below, vehicles traveling eastbound on John Street cannot see vehicles traveling southbound on Cannonball Trail until they stop at the intersection. Eastbound Approach, Looking North 1 Eastbound Approach, Looking North 2 It is our understanding that there may be a concern regarding speed on Cannonball Trail. This may be more properly addressed with enforcement or if necessary traffic calming devices. As requested, we investigated the possible installation of stop signs at all of the intersections located within Autumn Creek Unit 2C (Emerald Lane and Lilac Way/Violet Court, Emerald Lane and Ruby Drive, Emerald Lane and Slate Drive/Slate Court, and Slate Drive and Lilac Way/Lilac Court). Our findings were as follows:  Currently there is no signage control at any of the intersections.  The intersections do not appear to have any sight distance constraints.  The governing entity on traffic control signage is the Manual on Uniform Traffic Control Devices (MUTCD). The manual states as follows in regards to stop sign installation: Guidance: Engineering judgment should be used to establish intersection control. The following factors should be considered: A. Vehicular, bicycle, and pedestrian traffic volumes on all approaches; B. Number and angle of approaches; C. Approach speeds; D. Sight distance available on each approach; and E. Reported crash experience. YIELD or STOP signs should be used at an intersection if one or more of the following conditions exist: A. An intersection of a less important road with a main road where application of the normal right-of-way rule would not be expected to provide reasonable compliance with the law; B. A street entering a designated through highway or street; and/or C. An unsignalized intersection in a signalized area. In addition, the use of YIELD or STOP signs should be considered at the intersection of two minor streets or local roads where the intersection has more than three approaches and where one or more of the following conditions exist: A. The combined vehicular, bicycle, and pedestrian volume entering the intersection from all approaches averages more than 2,000 units per day; B. The ability to see conflicting traffic on an approach is not sufficient to allow a road user to stop or yield in compliance with the normal right-of-way rule if such stopping or yielding is necessary; and/or C. Crash records indicate that five or more crashes that involve the failure to yield the right-of- way at the intersection under the normal right-of-way rule have been reported within a 3-year period, or that three or more such crashes have been reported within a 2-year period. Yield or Stop signs should not be used for speed control. Memorandum To: Bart Olson, City Administrator From: Brad Sanderson, EEI CC: Eric Dhuse, Director of Public Works Krysti Barksdale-Noble, Community Dev. Dir. Lisa Pickering, Deputy City Clerk Date: September 13, 2017 Subject: Autumn Creek Unit 2C Stop Signs Since the traffic volumes would appear to be below 2,000 units per day, there are no sight distance constraints and there does not appear to be an accident history, these intersections do not appear to be a good candidate for a stop sign based on the above criteria. Generally, at an unsigned intersection, the application of the normal right-of-way rules would apply. Figure D taken from the Illinois Drivers Manual shows that the minor roadway should yield to traffic on the major roadway at uncontrolled intersections. Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #6 Tracking Number PW 2017-63 Water Ordinance Public Works Committee – September 19, 2017 Majority Approval See attached memo. Erin Willrett Administration Name Department Summary Attached you will find the staff recommended revisions to the City’s Codified Ordinance Title 7 Chapter 5 Water Use and Service. Staff began meeting to revise this Chapter in the Fall of 2016 and reviewed it section by section. Engineering and Legal has also reviewed the recommended changes. Background The red-lined version is attached for your reference. A lot of the changes are updates to match the current practice of the department or to match current legislation. A few key revisions from the Ordinance are listed below:  Throughout the document staff added a reference to the most recent City Subdivision Control Ordinance for a specification reference.  All references to the Superintendent of Public Works have been changed to the Director of Public Works.  All references to the City Treasurer have been changed to the Finance Director.  Bulk Water has been updated from $5.00 to $50.00 per load.  Staff updated the Residential Connection Fee table as outlined in the Master Water Study that EEI authored. This assumes a cost calculated of $1,587.00 per PE from the previous calculation of $1,057.00 per PE.  Changing the water meter testing threshold to meters that are at two percent accuracy, instead of four percent so that more accurate reads can be made.  Proposed change to multi-unit buildings, mandating that each unit must be serviced by a single meter. In the case that that is not feasible, if there are delinquent accounts in the multi-unit building, the entire building may be shut-off, if it is attached by one meter to all units.  Updated the turn-on fee to $50.00 (currently $5.00). This is an accurate reflection of staff time and transportation costs to turn-off/turn-on a unit that had been disconnected. A comparison from current to proposed language is listed below for your use. Several sections have been modified and a side-by-side comparison is used. Memorandum To: Public Works Committee From: Erin Willrett, Assistant City Administrator CC: Bart Olson, City Administrator Date: September 19, 2017 Subject: Revision to Title 7 Chapter 5 Water Use and Service Proposed Change 1  Section 7-5-1: Water Department: CURRENT LANGUAGE A. Supervision: The Water Department of the City shall be under the active supervision of the city administrator/engineer who shall report to the Public Works Committee the water committee of the city council. Said city administrator/engineer shall make a written report to the City Council of all his acts and doings whenever requested by the Council and such reports shall be placed on file with the City Clerk and shall show the kind and amount of materials used, the cost thereof and all expenses attending the work. He shall also keep a correct map of all water mains now or hereinafter laid in the City, with their dimensions, locations and connections, hydrants and cutoffs; and shall keep just, true and correct books of accounts, and such book, records, maps and other accounts shall be delivered to his successor or the City Council at any time, upon request. PROPOSED LANGUAGE A. Supervision: The Water Department of the City shall be under the supervision of the Director of Public Works who shall report to the City Council the activities of the Department whenever requested by the Council. He shall also keep a correct map of all watermains in the City, with their dimensions, locations and connection, hydrants and cutoffs; and shall keep such books, records, maps and other accounts, which shall be delivered to his successor. Proposed Change 2  Section 7-5-1: Water Department: CURRENT LANGUAGE B. 1. Salaries and Wages: Superintendent of Public Works: The Superintendent of Public Works shall receive his wages from the water fund for his services in the active supervision of said waterworks; such sum to be the current compensation policies fixed by resolution and set forth in the annual budget ordinance. PROPOSED LANGUAGE B. 1. Salaries and Wages: Director of Public Works: The Director of Public Works may receive his wages from the water fund for his services in the active supervision of said waterworks; such sum to be determined by the current City compensation policies. Proposed Change 3  Section 7-5-1: Water Department: CURRENT LANGUAGE B. 2. Department Employees: The mayor and members of the city council shall have the authority to hire all other employees necessary for the proper operation and management of the waterworks. The wages of all such employees shall be fixed by resolution, and all wages and other expenses of the water department shall be paid out of the water fund through vouchers authorized and drawn in the like manner all other vouchers; except that such amounts shall be paid only out of the water fund. PROPOSED LANGUAGE B. 2. Department Employees: The Mayor, or his designee, shall have the authority to hire and fire all other employees necessary for the proper operation and management of the waterworks, all wages and other expenses of the water department may be paid out of the water fund in accordance with the budget as approved by the City Council. Proposed Change 4  Section 7-5-1: Water Department: PROPOSED DELETION C. Audit of Department: The City Council shall cause a proper audit to be made at least once each year of the Water Department. The report of such audit shall be open for inspection at all proper times to any taxpayer, water user or any holder of bonds issued by the Water Department. Staff note - The audit is done annually for all City accounts. This language is redundant and therefore, proposed to be deleted. Proposed Change 5  Section 7-5-2: Applications for Water Service and Connections CURRENT LANGUAGE All applications for water service connections and for water service shall be made in writing on forms to be furnished by the City. No approval for water service connection shall be granted unless and until said forms are filled out and signed by the applicant and until all fees for connection and meter are submitted. PROPOSED LANGUAGE All applications for water service connections and for water service shall be made in writing on forms to be furnished by the City. No approval for water service connection shall be granted unless and until said forms are completed and signed by the applicant with all fees for connection and meter. No connection to a water main shall be made without a permit being issued and 24 hour notice to the Director of Public Works. No water from the city water supply shall be turned on for service into any premises by any person until the water meter has been installed and is registering all water used at the premises. Staff note - This language is clear and implicit when it comes to connections and who is allowed to turn on the water service. Proposed Change 6  Section 7-5-3: Water Service Connections and Installation PROPOSED DELETION A: “Projected PE Per Residence” Staff note - The City has already considered this within the calculation and is listed as a total in the chart below. Therefore, staff is recommending removing the number from the chart and only listing the Proposed Connection Fee. Proposed Change 7  Section 7-5-3: Water Service Connections and Installation PROPOSED AMENDED RESIDENTIAL CONNECTION FEE TABLE: Staff updated Residential Connection Fee table as outlined in the Master Water Study that EEI authored. This assumes a cost calculated of $1,587.00 per PE from the previous calculation of $1,057.00 per PE. The columns in the table below in black are proposed to be deleted to show the new PROPOSED cost calculated. The study recommends the new calculation shown, which is based on a portion of total cost based off of Average Daily Demand. See image below of the calculations and assumption from the Master Water Study. For example, a Single Family Home is CURRENTLY calculated by 3.5 PE multiplied by the Current Fee of $1,057.00 which would equal a Connection Fee of $3,700.00. Staff is PROPOSING the calculation for a Single Family Home by calculating the same 3.5 PE multiplied by the Proposed Connection Fee of $1,587.00 which would equal a Connection Fee of $5,554.00. The proposed increase is $1,854.00 (33.3%) for a Single Family Home. RESIDENTIAL CONNECTION FEES Residence Type PE/Type Current Fee * PE Current Connection Fee PROPOSED Fee * PE PROPOSED Connection Fee Efficiency or studio apartment 1 $1,057.00 $1,057.00 $1,587.00 $1,587.00 1 bedroom apartment/condominium 1.5 $1,057.00 $1,586.00 $1,587.00 $2,380.00 2 plus bedroom apartment/condominium 3 $1,057.00 $3,171.00 $1,587.00 $4,761.00 1 bedroom townhome 1.5 $1,057.00 $1,586.00 $1,587.00 $2,380.00 2 plus bedroom townhome 3 $1,057.00 $3,171.00 $1,587.00 $4,761.00 Duplex home 3 $1,057.00 $3,700.00 $1,587.00 $4,761.00 Single-family home 3.5 $1,057.00 $3,700.00 $1,587.00 $5,554.00 Proposed Change 8  Section7-5-3: Water Service Connections and Installation CURRENT LANGUAGE Item B Materials, Equipment and Labor 1. If the superintendent of public works so desires, he may request the applicant furnish materials, equipment and labor to install the service connection. Where such the request is made the materials used shall be approved by the Superintendent of public works and the installer shall be bonded, qualified and approved by the Superintendent of Public Works before installation. If the Superintendent of Public Works provides any materials, equipment and labor to install the service connection, the cost of such equipment, materials and labor for this installation of such connections shall be in additional to the above charges. PROPOSED LANGUAGE Item B Materials, Equipment and Labor 1. The applicant shall furnish materials, equipment and labor to install the service connection. The materials used shall be in compliance with this Chapter and approved by the Director of Public Works and the installer shall be bonded, qualified as a licensed plumber and approved by the Director of Public Works before installation. If the Director of Public Works provides any materials, equipment and labor to install the service connection, the cost of such equipment, materials and labor for the installation of such connections shall be in addition to the above charges. Proposed Change 9  Section 7-5-3: Water Service Connections and Installation PROPOSED DELETION Item B Materials, Equipment and Labor 2. “The installation of the service connection by applicant shall be allowed only where connection will be made to the new watermains that are not yet in service. Where connection is made to existing city owned watermains, the installation of the service connection shall be made by the superintendent.” Staff Note - That language does not represent current practice as the connection is not made by the Superintendent. This language was deleted in its entirety. Proposed Change 9  Section 7-5-4: Water Meters CURRENT LANGUAGE All water furnished consumers shall be metered, and all meters shall be of a standard and approved make and shall be furnished by the City and set by the Water Department. Meters shall remain the property of the City and are subject to removal any time. PROPOSED LANGUAGE All water furnished consumers shall be metered, and all meters shall be in compliance with this Chapter, and shall be furnished by the City and set by the Water Department or licensed plumber. Meters shall remain the property of the City and are subject to removal any time. It shall be the responsibility of the property owner to furnish protection to the water meter from theft, vandalism, breakage due to weather conditions or any other damages which may occur. The property owner will be required to pay for any repair to or replacement costs of the water meter if such is necessary (for other than normal maintenance); otherwise, the water meter is the responsibility of the Department of Public Works for accuracy and maintenance, and/or replacement.” Staff Note - This language clearly defines who is monetarily responsible for repair or replacement of the meter. Proposed Change 10  Section 7-5-4-5: Meter Testing PROPOSED LANGUAGE A. Tests May be Made: “In case of doubt as to the accuracy of a meter, the consumer may request a text to be made….and if the meter is found to measure more than TWO (2%) incorrectly, no charge shall be made; and if an over-register of more than TWO percent (2%) is found….If said meter registers within TWO percent (2%) of accuracy, then all expense of testing shall be borne of the person making the request.” Staff Note – The proposed language above is the same as the current language, except that staff recommends the percentage change from FOUR to TWO percent to gain more accuracy to meter reads. Proposed Change 11  Section 7-5-4-7: Service to More than One Customer Through Single Meter: CURRENT LANGUAGE If, at the request of and for the convenience of the owner of a premises containing more than one customer, water is furnished to said premises through a single meter for the purpose of redistribution to the several customers, the charged set forth for service for a single family meter shall be multiplied by the number of customers served and the product there from shall be the water service connection charge. PROPOSED LANGUAGE SERVICE TO MULTI-FAMILY RESIDENTIAL BUILDINGS WITH ONLY A SINGLE METER OR SHUT-OFF: A. If water is furnished to a multi-family building through a single meter for the purpose of redistribution to the several customers, the water service connection charge shall be the charge for a single-family meter multiplied by the number of customers served. B. No new water service shall be provided by the City to a multi-family building unless each single-family dwelling unit has a separate meter and shutoff box. It is the expressed policy of the City to prevent the establishment of and to encourage the elimination of all multi-family buildings with only a single meter or shutoff box except as allowed in this section. C. Effective August 1, 2018, service to a multi-family building with a single meter or shutoff box shall be billed only in the name of the landlord/owner or his or her duly appointed agent until such water service is exclusive to each single-family dwelling unit with meter and shutoff box. Agents appointed to act for the landlord/owner must be identified and authorized in writing to the City by the landlord/owner. The landlord/owner may also be a person, partnership or corporate entity lawfully designated as being solely responsible for the payment of water service to the City. D. Whenever a disconnection is authorized for a multi-family building with a single meter or shutoff box, water service shall not be reconnected until a separate shutoff box and meter is installed for each single-family dwelling unit at the landlord/owner’s expense. Staff Note - This language allows the City to have access to shut-off and/or turn-on in individual residences in a multi-family dwelling unit. Proposed Change 12  Section 7-5-5-1: Water Service Rates and Charges: Staff Note – We changed the location of bulk water rates by moving those charges to this section of the ordinance under a new Section D, and stipulated that the bulk water rate is $50 per load. Proposed Change 13  Section 7-5-5-1: Water Service Rates and Charges: PROPOSED DELETION D. Temporary Water use; Unmetered Rates: The flat rate for water services supplied on a temporary basis without meters shall be as follow. Staff Note - This was removed because the practice is no longer in place, allowing all to purchase a bulk water rate. Proposed Change 14  Section 7-5-5-1: Water Service Rates and Charges: PROPOSED DELETION E. “Private Sprinkler and Fire Suppression Systems” Staff Note - This is an old practice and is no longer in use. Proposed Changes 15. 16, 17 & 18  Section 7-5-5-2: Bills for Service; Delinquencies: PROPOSED LANGUAGE A. First notice bills for water furnished shall be mailed on or about January 1, March 1, July 1, September 1, and November 1 of each year. Staff Note – This language reflects current practice, outlining the notice for bill dates (every other month starting in January). PROPOSED LANGUAGE B. After 30 days from the mailing of the first bill and the bill not being paid a delinquent second notice bill shall be mailed. Staff Note – This will allow the second notice to be mailed 30 days from the mailing of the first bill not being paid. PROPOSED MODIFICATION C. Turn-on fee increase from a $5.00 to a $50.00 fee. Staff Note - Staff believes this accurately reflects the charge for administration and labor time for the turn on. PROPOSED DELETION Section D. “Additional Deposit Required” Staff Note - It is not the current practice to require an additional deposit for a delinquent user. Proposed Change 19  Section 7-5-5-3: Responsibility of Water Service Customer: PROPOSED ADDITIONAL LANGUAGE: If the bill for a building with multiple units and a single meter with one owner who pays the bill for all of the units is delinquent, the City may shut-off the entire building as provided in Section 7-5-5-2C. Staff Note - This would only affect a multiple-unit building, as it would provide a way for the staff to shut-off the building for delinquent payment. And also links to the shut-off access described in Section 7-5-4-7. Proposed Change 20  Section 7-5-6: Waterworks Revenue: PROPOSED DELETION C. – “Water Surplus Account and Water Bond Redemption Account” Staff Note - These accounts are no longer active and do not apply. Proposed Change 21  Section 7-5-7: Change of Residence By Water Service Customers: PROPOSED MODIFICATION Turn-on fee increase from a $5.00 to a $50.00 fee. Staff Note - Staff believes this accurately reflects the charge for administration and labor time for the turn on. Proposed Change 22  Section 7-5-9: Prohibited Acts and Conditions: CURRENT LANGUAGE B. Unnecessary Waste of Water: Consumers shall prevent unnecessary waste of water and keep all water outlets closed when not in actual use. If unnecessary waste of water takes place, the City Council reserves the right to cut-off the supply, and City further reserves the right to prohibit the use of water for yard sprinklers, elevators and large consumers of water when, in the judgment of the Council, it shall be necessary to do so. PROPOSED LANGUAGE B. It shall be the duty of all consumers of city water, at any times, to exercise due diligence to prevent waste of the water supply and to this end shall stop any leaks on their premises. The city water supply will be shut-off from any and all premises until such violation of this rule is corrected. Proposed Change 23  Section 7-5-9: Prohibited Acts and Conditions: PROPOSED ADDITIONAL LANGUAGE C. 5.: Resale of Water Prohibited: No water shall be resold or distributed by the recipient thereof from the City supply to any premises at a rate other than that charged by the City. A person who resells water from the City supply shall not add any additional costs or charges to the rate charged by the City, other than any applicable administrative fee. The billing statement shall include any applicable administrative fee as a separate line item on the bill. The line item for the administrative fee shall also include the name of the entity that is charging the fee. Any billing statement for water resale shall solely be in the name of the reseller or his or her assigns. The billing statement shall not include any references to the City or the City’s logo. Proposed Change 24  Section 7-5-9: Prohibited Acts and Conditions: PROPOSED ADDITIONAL LANGUAGE C. 6.: Damage to or Tampering with System: It is unlawful for any person not authorized by the Director of Public Works to tamper with, alter, or injure any part of the City’s waterworks or supply system or any meter. Recommendation Staff recommends approval of the attached revision to Title 7 Chapter 5 Water Use and Service to the City’s Codified Ordinances. Title 7 Chapter 5 WATER USE AND SERVICE 7-5-1: WATER DEPARTMENT: 7-5-2: APPLICATIONS FOR WATER SERVICE AND CONNECTIONS: 7-5-3: WATER SERVICE CONNECTIONS AND INSTALLATIONS: 7-5-4: WATER METERS: 7-5-4-1: METER COSTS: 7-5-4-2: METER LOCATIONS: 7-5-4-3: SIZE OF METERS: 7-5-4-4: MAINTENANCE AND REPAIR: 7-5-4-5: METER TESTING: 7-5-4-6: READING METERS: 7-5-4-7: SERVICE TO MORE THAN ONE CUSTOMER THROUGH SINGLE METER: 7-5-5: WATER SERVICE RATES; BILLING PROCEDURES: 7-5-5-1: WATER SERVICE RATES AND CHARGES: 7-5-5-2: BILLS FOR SERVICE; DELINQUENCIES: 7-5-5-3: RESPONSIBILITY OF WATER SERVICE CUSTOMER; DEPOSIT: 7-5-6: WATERWORKS REVENUE: 7-5-7: CHANGE OF RESIDENCE BY WATER SERVICE CUSTOMERS: 7-5-8: WATER SHUTOFFS AND TURNONS: 7-5-9: PROHIBITED ACTS AND CONDITIONS: 7-5-10: TEMPORARY SERVICE TO CONTRACTORS: 7-5-11: REGULATIONS FOR DEVELOPERS: 7-5-12: PRIVATE SPRINKLER AND FIRE PROTECTION SYSTEMS: 7-5-13: WATER CUSTOMER CONTRACTUAL AGREEMENT: 7-5-14: VIOLATION AND PENALTY (REP. BY ORD. 2008-74, 8-26-2008): 7-5-15: WATER CONSERVATION REGULATIONS: 7-5-16: INSPECTION; AUDIT; APPEAL: 7-5-1: WATER DEPARTMENT: A. Supervision: The Water Department of the City shall be under the active supervision of the the city administrator/engineer Director of Public Works who shall report to the PUlic Works Committee the water committee of the city council. who.Said city administrator/engineer Said Director shall make a written report to the City Council the activities of the Departmentof all his acts and doings whenever requested by the Council, and such reports shall be placed on file with the City Clerk and shall show the kind and amount of materials used, the cost thereof and all expenses attending the work. He shall also keep a correct map of all water mains now or hereinafter laid in the City, with their dimensions, locations and connections, hydrants and cutoffs; and shall keep just, true and correct books of accounts, and such books, records, maps and other accounts which shall be delivered to his successor or the City Council at any time, upon request. B. Salaries And Wages: 1. Superintendent Director Oof Public Works: The Superintendent Director of Public Works shall may receive his wages from the water fund for his services in the active supervision of said waterworks; such sum to be determined by the current City compensation policies. compensation policies fixed by resolution and set forth in the annual budget ordinance. (Ord 1974, 69, 10 24 1974; and 19953 Code). 2. Department Employees: The mayor and members of the city council The Mayor, or his designee, shall have the authority to hire and fire all other employees necessary for the proper operation and management of the waterworks, The wages of all such employees shall be fixed by resolution, and all wages and other expenses of the water department mayshall be paid out of the water fund through vouchers authorized and drawn in the like manner s all other vouchers; except that such amounts shall be paid only out of the water fund. in accordance with the budget as approved by the City Council. C. Audit Of Department: The City Council shall cause a proper audit to be made at least once each year of the Water Department. The report of such audit shall be open for inspection at all proper times to any taxpayer, water user or any holder of bonds issued by the Water Department. (Ord. 1974-69, 10-24-1974) 7-5-2: APPLICATIONS FOR WATER SERVICE AND CONNECTIONS: All applications for water service connections and for water service shall be made in writing on forms to be furnished by the City. No approval for water service connection shall be granted unless and until said forms are completedfilled out and signed by the applicant withand until all fees for connection and meter are submitted. No connection to a water main shall be made without a permit being issued and twenty-four (24) hours notice to the Director of Public Works. No water from the City water supply shall be turned on for service into any premises by any person until the water meter has been installed and is registering all water used at the premises. (Ord. 1974-69, 10-24-1974) 7-5-3: WATER SERVICE CONNECTIONS AND INSTALLATIONS: A. Location Of Connections And Installations Charge: All connections and installations of water service shall, upon application, be made from the existing main upon applicant's street to the street side of applicant's sidewalk or to a point four feet (4') within the curb line, whichever point the Superintendent Director of Public Works shall determineso elect. Said connections and installations shall be witnessed by authorized employees of the City and only after payment by the user or property owner at the time of application for water to the Finance DirectorCity Treasurer or collector of a connection fee as outlined below: (Ord. 1982-9, 3-25- 1982; amd. 1994 Code) RESIDENTIAL CONNECTION FEES1 Residence Type Projected PE Per Residence Connection Fee Based On $ 1,057.00/PE Efficiency or studio apartment 1.00 $ 1,057.001,587.00 1 bedroom apartment/condominium 1.50 $1,586.002,380.00 Formatted: Font: 12 pt 2 plus bedroom apartment/condominium 3.00 $4,761.003,171.00 1 bedroom townhome 1.50 $1,586.002,380.00 2 plus bedroom townhome 3.00 $3,171.004,761.00 Duplex home 3.50 $3,700.004,761.00 Single-family home 3.50 $3,700.005,554.00 NON-RESIDENTIAL CONNECTION FEES2 Water Meter Size Water Connection Fee Less than or equal to 1 inch $ 3,700.00 11/2 inch 4,000.00 2 inch 5,000.00 3 inch 8,000.00 4 inch 15,000.00 6 inch and larger TBD Notes: The above connection fees shall not include the connection only for supplying water for fire suppression. Non-residential land use shall be considered all land uses other than those defined in the residential connection fees table. TBD = Connection fee to be determined by City Council on a case by case basis. (Ord. 2006-32, 4-25-2006) B. Materials, Equipment And Labor: 1. If the superintendent of public works so desires, he may request The applicant will shall furnish materials, equipment and labor to install the service connection. Where such request is made the The materials used shall be in compliance with this Chapter and approved by the Superintendent Director of public Public Wworks and the installer shall be bonded, qualified as a licensed andplumber and approved by the Superintendent Director of Public Works before installation. If the Superintendent Director of Public Works provides any materials, equipment and labor to install the service connection, the cost of such equipment, materials and labor for the installation of such connections shall be in addition to the above charges. 2. The installation of the service connection by applicant shall be allowed only where connection will be made to the new watermains that are not yet in service. Where connection is made to existing city owned water mains, the installation of the service connection shall be made by the superintendent. C. Construction Specifications: All service connections and installations shall be in compliance with the City’s then effective Standard Specifications For Improvements adopted by the City Council provided with corporation cock, curb stopcock, shutoff and curb box and of a standard and approved type, and shall be subject to approval by the Superintendent Director of Public Works. All materials, including pipe, stopcock and valves shall be of a standard and approved type and placed and located under the direction of the Superintendent Director of Public Works. (Ord. 1982-9, 3-25-1982; amd. 1994 2016 Code) 7-5-4: WATER METERS: All water furnished consumers shall be metered, and all meters shall be in compliance with this Chapterof a standard and approved make, and shall be furnished by the City and set by the Water Department or licensed plumber. Meters shall remain the property of the City and are subject to removal any time. It shall be the responsibility of the property owner to furnish protection to the water meter from theft, vandalism, breakage due to weather conditions or any other damages which may occur. The property owner will be required to pay for any repair to or replacement costs of the water meter if such is necessary (for other than normal maintenance); otherwise, the water meter is the responsibility of the Department of Public Works for accuracy and maintenance, and/or replacement. (Ord. 1974-69, 10-24-1974) 7-5-4-1: METER COSTS: All meters and shall be purchased fromthrough the City at the then current prices as established by the City Council and will include the meter, couplers, gaskets, back flow prevention device (for residential units only) meter wire and outside reader. Applicants purchasing non-residential meters will be required to purchase an approved back flow prevention device separately. Prices of water meters will be reviewed from time-to-time by the City Council and set by ordinance. Residential Meter Costs 5/8”x3/4” - $435.00 ¾”x3/4” - $460.00 * 1” - $590.00 * used only when necessitated by plumbing code Non-Residential Meter Costs 1 ½” - $1900.00 2” - $2110.00 3” - $2600.00 The costs involved in furnishing and installing the meter shall be borne by the applicant. Costs to be reimbursed to the city shall include the meter, remote readers, valves, checkvalves, meter setting hardware and labor. The charges shall be actual cost for materials and labor including fringe benefits, but excluding any fees for overhead, profit or similar marginal costs. (Ord. 1974 69, 10 24 1974) 7-5-4-2: METER LOCATIONS: The owners must shall provide suitable locations in the water piping systems for the metersame and meters shall be placed on a service pipe not to exceed two feet (2') from the wall where such pipe enters the premises. The owner shall provide a shutoff valve on the inlet side of the meter and a shutoff valve on the outlet side of the meter. The City shall provide a suitable check valve on the outlet side of the meter. The City shall provide a suitable check valve on the outlet side of the meter. There shall be provided a suitable place for the meter so as to keep it dry and clean, and readily accessible at all times to the meter reader and inspector of the Water Department. (Ord. 1974-69, 10-24-1974) 7-5-4-3: SIZE OF METERS: A. The size of meter required for any metered water supply shall be governed by the size and character of the premises served or to be served, as determined by the Building Code Official, in accordance with City Building Codes. The size of meters so specified shall be subject to change from time to time as demand or other condition may require. B. The City mayright is reserved to require an increase or decrease in the size of a meter in any case where, in the discretion of the City, the use of water exceeds the capacity of the meter or the use is not accurately measured. (Ord. 1974-69, 10-24-74) 7-5-4-4: MAINTENANCE AND REPAIR: Owners or occupants shall be responsible for the care and protection of a meter, but a meterthe same shall be subject to inspection and test at any reasonable time by the Water Department; however, meters may be repaired by the City at no cost to the owner and no oneDepartment. No person shall interfere with the registration of or break a seal on any meter; providing, however, that the Superintendent Director of Public Works may grant permission to break a seal for draining pipe or stopping leaks. (Ord. 1974-69, 10-24-74; 1994 Code) 7-5-4-5: METER TESTING: A. Tests May be Made: In case of doubt as to the accuracy of a meter, the consumer may request acomplain and tests tomay be made by the Superintendent Director of Public Works and if the meter is found to measure more than four two percent (42%) incorrectly, no charge shall be made; and if an over-register of more than four two percent (42%) is found, a proportional deduction shall be made from the previous water bill. If said meter registers within four two percent (42%) of accuracy, then all expense of testing shall be borne by the person making the requestcomplaint. (Ord. 1974-69, 10-24-74; amd. Ord. 1983-15, 9-22-83; 1994 Code) B. Entry Powers: The Superintendent Director of Public Works or his designated employees in the City Water Department,Department shall be allowed access at any reasonable time to the residences of all City water users for the purposes of checking the accuracy of the water meter located in the home when the home is equipped with a remote water meter indicator on the outside of the residence at all reasonable times. (Ord. 1984-1, 3-22-84) 7-5-4-6: READING METERS: The Superintendent Director of Public Works shall determine the amount of water usage by each individual customer of the City pursuant to any of the following three methodsfollowing methods to be selected by him in his absolute and sole discretion: A. An actual meter reading done by physical examination of the water meter or remote radio read, by employees of the City Water Department on a quarterly basis, but no less than one time a year on a bi-monthly basis; or B. A customer meter reading returned to the City Water Department at the request of the Superintendent of Public Works by the customer; or B. An estimated reading based on customer's usage. during the quarter being estimated from the last one year of the customer’s usage. In the event any specific customer has less than a one year history of water usage with the City, said estimates Estimates shall be based on the most recently ascertainable data on individual usage available to the Superintendent Director of Public Works. In no event shall estimated water billings be made for more than three (3) calendar quarters consecutive billing periods in any one year. (Ord. 1984-1, 3-22-84) 7-5-4-7: SERVICE TO MORE THAN ONE CUSTOMER THROUGH SINGLE METER: If, at the request of and for the convenience of the owner of a premises containing more than one customer, water is furnished to said premises through a single meter for the purpose of redistribution to the several customers, the charges set forth for service for a single family meter shall be multiplied by the number of customers served and the product there from shall be the water service connection charge. (Ord. 1974 69 10 24 74; 1994 Code) 7-5-5: WATER SERVICE RATES; BILLING PROCEDURES: 7-5-4-7: SERVICE TO MULTI-FAMILY RESIDENTIAL BUILDINGS WITH ONLY A SINGLE METER OR SHUTOFF A. If water is furnished to a multi-family building through a single meter for the purpose of redistribution to the several customers, the water service connection charge shall be the charge for a single-family meter multiplied by the number of customers served. B. No new water service shall be provided by the City to a multi-family building unless each single-family dwelling unit has a separate meter and shutoff box. It is the expressed policy of the City to prevent the establishment of and to encourage the elimination of all multi-family buildings with only a single meter or shutoff box except as allowed in this section. C. Effective August 1, 2018, service to a multi-family building with a single meter or shutoff box shall be billed only in the name of the landlord/owner or his or her duly appointed agent until such water service is exclusive to each single-family dwelling unit with meter and shutoff box. Agents appointed to act for the landlord/owner must be identified and authorized in writing to the City by the landlord/owner. The landlord/owner may also be a person, partnership or corporate entity lawfully designated as being solely responsible for the payment of water service to the City. D. Whenever a disconnection is authorized for a multi-family building with a single meter or shutoff box, water service shall not be reconnected until a separate shutoff box and meter is installed for each single-family dwelling unit at the landlord/owner’s expense.” 7-5-5-1: WATER SERVICE RATES AND CHARGES: A. Water Infrastructure Improvement And Maintenance Fee; Water Service Rates Established: 1. All water users shall be charged a water infrastructure improvement and maintenance fee of four dollars eight dollars twenty five cents ($8.254.00) per month through April 30, 20137. (Ord. 2012-18, 6-26-2012, 2016 Code) 2. Water service rates shall be as follows: a. Effective May 1, 2014, the water rates shall be: $14.00 up to 350 cubic feet of usage $2.97 per 100 cubic feet of usage over 350 cubic feet (Ord. 2014-14, 4-22-2014) b. Effective May 1, 2015, the water rates shall be: $16.00 up to 350 cubic feet of usage $3.65 per 100 cubic feet of usage over 350 cubic feet (Ord. 2015-22, 4-28-2015) c. Effective May 1, 2016, the water rates shall be: $17.00 up to 350 cubic feet of usage $4.30 per 100 cubic feet of usage over 350 cubic feet d. Effective May 1, 2017, the water rates shall be: $17.00 up to 350 cubic feet of usage $4.30 per 100 cubic feet of usage over 350 cubic feet e. Effective May 1, 2018, the water rates shall be: $17.00 up to 350 cubic feet of usage $4.30 per 100 cubic feet of usage over 350 cubic feet (Ord. 2014-14, 4-22-2014) 3. In determining the quantity used for billing purposes, one hundred (100) cubic feet shall include any fractional amount of cubic feet used. (Ord. 2010-21, 5-25-2010) B. More Than One Water Customer Through A Single Meter: After the effective date hereof, Eeach residential dwellinghousing unit or individual multi-tenant commercial tenant unitdevelopments will be charged for water as outlined in this section, regardless of the number of housing or commercial units that are served through a single meter. (Ord. 1982-9, 3-25-1982; amd. 1994 Code) C. Users Outside City Limits: 1. Water Rates: For all water consumption and water services rendered beyond the city limits for which each service shall be by meter registration, charges shall now be at the normal in city water rates and no further double charge shall be made. 1. Water Line And Plant Maintenance Fee: From January 1, 1984, forward, a water line and plant maintenance fee shall be charged at the rate of six dollars and seventy cents ($6.70) per month to be paid with each water bill, and upon the same terms, conditions and enforcements for each water service meter registration outside of the City; with said water line and plant maintenance fee being established herein by reason of the additional costs, which may vary from time to time, incurred by the City in maintaining and servicing a water delivery system not within its boundaries. (Ord. 1983-17, 12-15-1983) D. Bulk Water Rates: Bulk water rates are $50.00 per load. D. Temporary Water Use; Unmetered Rates: The flat rate for water services supplied on a temporary basis without meters shall be as follows: Filling outdoor swimming pools $ 75 .00 Outdoor shows, including carnivals, circuses and wild west shows, per day 105 .00 Unmetered service generally, per day 30 .00 (Ord. 1982-9, 3-25-1982) E. Private Sprinkler And Fire Protection Systems: The following rates and charges shall apply to all sprinkler and fire protection services connected with the water mains of the city: 1. Sprinkler system service: For each connection serving 500 sprinkler heads or less, semiannually $12 .50 For each additional sprinkler head on any connection, over 500 heads, semiannually $0.015 each 2. Fire protection service: For each fire hydrant located on private property, semi-annually $5 .00 For each wet hose connection on private property, semi-annually 1 .00 Sprinkler and fire protection service rates and charges shall not be subject to any discount. Such rates and charges shall be considered as payment only for such water as may be necessary to use in making the usual and ordinary tests of such systems under the underwriters' rules, or for actual fires. Sprinkler and fire protection service shall not be required to be metered unless it shall be found that water is used from same for purposes other than for the usual tests or for firefighting, in which case the city is empowered to require the installation of a meter. (Ord. 1974-69, 10-24- 1974) 7-5-5-2: BILLS FOR SERVICE; DELINQUENCIES: A. Rendition Of Bills; Payment, First Notice: First notice bills for water furnished shall be mailed on or about July 1, October 1, January 1 and April 11 January 1, March 1, May 1, July 1, September 1, and November 1of1 of each year, and all first notice bills and charges for water usagerents and other services are payable at the office of the Finance Director within 30 days of the date of mailingCity Treasurer or collector. (Ord. 1982-9, 3-25-1982) B. Delinquent Bills, Second Notice: After 30 days from the mailing of the first bill and the bill not being paid a delinquent second notice bill shall be mailed. All charges for water shall be due and payable on rendition by mail of first notice of amount to the owner or tenant and shall become delinquent at the expiration of thirty (30) days from the respective rendition of first notice bills date in section 7-5-5-2A above, or from the actual date of mailing of first notice bills if the rendition by mail date occurs later than the respective rendition of bills date in Section 7-5-5-2 A. above. The delinquent second notice bill amount shall be ten percent (10%) greater than the first notice bill amount. The second notice bill shall be due ten (10) days from its date ofthe respective mailing date. For purposes of enforcing a lien as provided by statutes, the date of delinquency on the second notice bill is the first eligible lien date. C. Shut-off Of Water Service For Nonpayment; Turn-on Fee; Payment Plan: Ten (10) daysIf a delinquent after a bill is not paid before its due dateshall become delinquent, the water service may be shut off from the premises, and shall not be turned on until all back rentals and charges are paid, together with a five fifty dollar ($50.00) fee for turning on the water when service is located within the City limits; said fee shall be ten fifty dollars ($1050.00) plus all back rentals and charges when service is located beyond the City limits; provided however, at the discretion of the City Finance Director, a water service customer may enter into a payment plan with the City in order to avoid water shutoff. In this event the customer does not have a prior history of delinquent bills and , the water service customer shall pays the entirety of the current monthly charges, plus a portion of the delinquent charges as determined by the City Finance Director and the customer does not have a prior history of delinquent bills, so long as all delinquent sums are paid in full within not more than eighteen (18) months, the City shall charge a ten (10%) percent penalty every two months on the past due balance. Nothing in this section shall obligate the City to enter into a payment plan with a water service customer. (Ord. 2010-14, 3-9-2010) D. Additional Deposit Required: In the event a water user becomes more than ten (10) days delinquent on two (2) or more separate occasions, the user may be required to furnish an additional deposit to the city in an amount equal to one estimated bill or not less than twenty five dollars ($25.00), and twenty five dollars ($25.00) in the case of all other property, and the city may refuse to turn said water on again until the aforesaid deposit has been received. (Ord. 1982- 9, 3-25-1982) 7-5-5-3: RESPONSIBILITY OF WATER SERVICE CUSTOMER: Water service accounts and charges shall be kept in the name of the owner of the property served, except as to property owned by the state of Illinois. Only such owner shall be recognized as the consumer, except where the tenant has the account in his/her name . When the account is in the name of the tenant makes and maintains a deposit of an amount of money with the city treasurer equal to the estimated water bills for the premises to be served to guarantee payment for water service, but in no case shall such deposit be less than twenty-five dollars ($25.00). The deposit shall accompany the application for service. Where no deposits are made or where the deposit is not maintained, the owner of the premises served shall be held responsible for the payment of all water rentals and all other proper charges in connection with water services to said premises. Such payments shall be accepted from tenants if tendered by them, but accepting payments from tenants shall not subsequently relieve the owner of the premises from the responsibility of paying water rentals or other service charges when due or relieve the real estate from the lien hereinbefore provided. Any deposit made upon application for service shall be returned to consumer upon termination of service. If the bill for a building with multiple units and a single meter with oneis owned by one common owner who pays the bill for all of the unitsand has multiple units, with one shut-off location is delinquent, the City may shut-off the entire building as provided in Section 7-5-5-2C4-7. until the entire building is up-to-date on billing. (Ord. 1974-69, 10-24-1974) 7-5-6: WATERWORKS REVENUE: A. Duties Of Finance DirectorCity Treasurer: 1. Monies To: All money due the water department from all purposes and sources, including the collection of water usage chargesrents or rates, shall be paid to the Finance directorCity Treasurer. 2. Custodian Of Funds: The Finance DirectorCity Treasurer shall be custodian of the funds derived from income received from the waterworks system, and shall begive proper bonded for the faithful discharge of his duties. The Finance DirectorTreasurer shall maintain separate accounts as is necessary or required by law. in which shall be placed the interest and sinking fund monies and another account in which shall be placed the depreciation funds and all other funds necessary to provide for refunding outstanding certificates or bonds payable out of water revenue. B. Water Fund: All revenue derived from the sale of water as herein provided shall be kept separate and apart by the Finance DirectorCity Treasurer from the other revenue of the City. Said money shall be known as the water fund and shall be used exclusively for waterworks purposes; that is, for the maintenance, extension, improvement and operation of said waterworks, the retirement of waterworks bonds and certificates, and under no circumstances shall this revenue be diverted to any other purpose unless authorized by City Council at any time. (Ord. 1974-69, 10-24-1974) C. Water Surplus Account And Water Bond Redemption Account: The city council deems that in its best interest and required pursuant to the terms of an ordinance passed on May 8, 1969, authorizing the issuance of revenue bonds for the purpose of improving its water system, to create two (2) accounts, one designated as a surplus account in which any surplus monies remaining after payment of those monies required to be paid into special accounts created under section 8, subparagraphs (a) through (d) of said ordinance of May 8, 1969, and said account shall be designated as a surplus account and bond redemption account upon the following terms and conditions: 1. Surplus Account: A surplus account shall hereby be established pursuant to the terms of the city ordinance passed May 8, 1969, providing that all monies remaining in the water fund of the city established by said ordinance after all previously described payments shall be placed into the surplus account at the close of each billing quarter. At the end of each fiscal year, a sum of not less than fifty percent (50%) of the amount paid into said surplus account shall be transferred to a bond redemption account created hereafter. The remaining balance contained in said surplus account may be used for the improvement, extension or maintenance of the city water system. 2. Bond Redemption Account: The city hereby creates a bond redemption account which shall be established at the close of the next fiscal year occurring upon the effective date hereof. Fifty percent (50%) of those monies transferred at the close of each fiscal year from the surplus account of the water fund of the city shall be placed in said bond redemption account so as to provide funds with which to retire water bond obligations of the city. (Ord. 1985-16, 10-24- 1985) 7-5-7: CHANGE OF RESIDENCE BY WATER SERVICE CUSTOMERS: No person, either owner or tenant, who, in changing his residence from one location to any other location served by the water department, shall be given water service until any and all delinquent water usage feesrentals which are charged against him at his former place of residence shall have been paid in full, and no water at the new location shall be turned on and, if so, the same shall be turned off until settlement of such delinquent water rental at the former location is made. A charge of five fifty dollars ($50.00) for turning on water and renewing service shall be made, in addition to the payment of the delinquent water usagerental or charges. (Ord. 1974-69, 10-24- 1974) 7-5-8: WATER SHUTOFFS AND TURNONS: A. Authority To Shut-Off Water; Non-liability: The City shall not be held responsible by reason of the breaking of any service pipe or apparatus, or for failure toin the supply of water. The City, when necessary, without notice, may shut the water off in its mains for the purpose of making repairs or extensions or for other purposes. No claims shall be made against tThe City shall not be liable by reason of the breakage of any service pipe or service cock, or from other damage that may result from the shutting off of water for repairing, laying or relaying mains, hydrants or other connections. (Ord. 1974-69, 10-24-1974) B. Requests For Water Shut-off And Turn-on: 1. Water Shut-off: Owners or consumers when they pay for water service desiring to discontinue the use of water shall give notice thereof, in writing, to the superintendent Director of Public Works, or his designee, who shall then cause the water to be turned off. Water usagerents or charges for services shall continuebe made until such notice is given. When water service is discontinued, all water rentals for such service shall become due and payable. When water service is again desired after having been discontinued, a charge of five dollars ($5.00) shall be made and collected before turning on water and renewing service. 2. Water Turn-on: In turning on water, the City Council or the water department shall not be responsible for any damage that may occur by reason of improper fixtures, open or improper connections, or for any other causes. (Ord. 1974-69, 10-24-1974; amd. 1994 Code) 7-5-9: PROHIBITED ACTS AND CONDITIONS: A. Electrical Grounding To Water System: No part of any water service, including the portion owned or used by any user of water, shall be used as a ground for a radio, telephone and other electrical system or appliance It shall be unlawful for any person to ground an electrical system toBonding of the water supply system shall not be considered to be a ground. B. Unnecessary Waste Of Water: Consumers shall prevent unnecessary waste of water and keep all water outlets closed when not in actual use. If unnecessary waste of water takes place, the City Council reserves the right to cut off the supply, and the City further reserves the right to prohibit the use of water for yard sprinklers, elevators and large consumers of water when, in the judgment of the Council, it shall be necessary to do so. (Ord. 1974-69, 10-24-1974) B. It shall be the duty of all consumers of city water at any and all times to exercise due diligence to prevent waste of the water supply and to this end shall stop any leaks on their premises. The city water supply will be shut off from any and all premises until such violation of this rule is corrected. C. Use Of Ground Water Prohibited: 1. Prohibited: The use or attempt to use as a water supply, ground water from within the corporate limits of the United City of Yorkville by the installation or drilling of wells or by any other method is hereby prohibited within the City. (Ord. 2008-78, 8-26-2008) 2. Penalties: (Rep. by Ord. 2008-74, 8-26-2008) 3. Definitions: PERSON: Any individual, partnership, firm, company, limited liability company, corporation, association, joint stock company, trust, estate, political subdivision, or any other legal entity, or their legal representative, agents, or assigns. POTABLE WATER: Any water used for human or domestic consumption, including, but not limited to, water used for drinking, bathing, swimming, washing dishes, or preparing foods. 4. Memorandum Of Understanding: The Mayor of the United City of Yorkville is hereby authorized and directed to enter into a memorandum of understanding with the Illinois environmental protection agency ("Illinois EPA") in which the United City of Yorkville assumes responsibility for tracking the remediation sites, notifying the Illinois EPA of changes to the ordinances, and taking certain precautions when siting public potable water supply wells. (Ord. 2005-50, 6-14-2005) 5. Resale of Water Prohibited: No water shall be resold or distributed by the recipient thereof from the City supply to any premises at a rate other than that charged by the City. A person who resells water from the City supply shall not add any additional costs or charges to the rate charged by the City, other than any applicable administrative fee. The billing statement shall include any applicable administrative fee as a separate line item on the bill. The line item for the administrative fee shall also include the name of the entity that is charging the fee. Any billing statement for water resale shall solely be in the name of the reseller or his or her assigns. The billing statement shall not include any references to the City or the City’s logo. 4. Damage to or Tampering with System: It is unlawful for any person not authorized by the Director of Public Works to tamper with, alter, or injure any part of the City’s waterworks or supply system or any meter. Formatted: Font: (Default) Times New Roman, 12 pt Formatted: Font: (Default) Times New Roman, 12 pt Formatted: Font: (Default) Times New Roman, 12 pt Formatted: Indent: Left: 0.25", No bullets or numbering Formatted: Font: (Default) Times New Roman, 12 pt Formatted: Indent: First line: 0", Space Before: 0 pt, After: 0 pt 7-5-10: TEMPORARY SERVICE TO CONTRACTORS: A. If, during construction of a service installation on a three-quarter inch (3/4") or one inch (1") tap, it is temporarily impossible to install a meter as required, the superintendent of public works or the city council may, upon receipt of application, issue a temporary bulk water permit, and turn on the service and allow use of unmetered water for normal construction purposes. Such permit shall not exceed sixty (60) days after the date of issuance of the permit for construction of said service installation. B. The charges for temporary bulk water permit shall be ten dollars ($10.00) for each thirty (30) days or less that a meter is not installed after issuance of a plumbing permit, and not to exceed a total of sixty (60) days. Said charges shall be paid in advance of each period requested and before water is turned on by the Department. (Ord. 1974-69, 10-24-74; 1994 Code) 7-5-10: REGULATIONS FOR DEVELOPERS: A. Public Water Supply for Subdivisions: No subdivision of land in the corporate limits shall be approved by the City Council unless the lots therein are provided with adequate water connectionsng with the City water system, if at all practical. Water connections and City water main extensions, if necessary in order to connect to the City water system, shall be at the subdivider's expense but under the direct supervision and control of the Director of Public WorksCity Council or its authorized agents. Prior to the time said extension is undertaken, the subdividers shall pay the cost of said extension. Upon completion, any extension shall be dedicated to the City and become property of the City who shall then assume full responsibility for maintenance and repairs of the same. B. Water System Improvements: Use The standards and specifications from Title 11, subdivision control ordinance, of this Code shall be used for contiguity and construction. 1. Where improvements and extensions to the water distribution system are required in order to serve the needs of a development, the developer shall bear all costs ofin the water main installation3. (Ord. 1974-69, 10-24-74) 2. Prior to proceeding with construction, the developer shall prepare and submit plans and specifications to all Federal, State, County, Township and other governmental agencies as required by law for p. Permits or approvals. shall be received from all appropriate agencies. The contractor shall also submit plans and specifications to the Director of Public Works and shall obtain written approval and a permit from the City Council before proceeding with construction. The following requirements shall be met: a. Plans and specifications submitted shall bear the seal of a current registered Professional Engineer. b. Water mains shall be not less than six eight inches (68") in diameter. c. Fire hydrants shall be set at each intersection and at intervals not to exceed four hundred feet (400') (whichever results in closer spacing). (Ord. 1974-69, 10-24-74) (Ord. 1974-69, 10-24-74; 1994 Code) d. All future water mains shall be constructed of ductile iron. Ductile iron valves and appurtenances shall be used whenever possible; however, the Superintendent Director of Public Works may, at his discretion, allow the use of cast iron valves and other cast iron appurtenances to the actual water pipe upon his written consent to the installer. (Ord. 1983-15, 9-22-83; 1994 Code) e. Water mains shall be buried such that finished grade will provide not less than five and one-half feet (51/2') of cover and not greater than eight and one-half feet (81/2') of cover over the main. f. All water main extensions shall be designed, installed and tested in accordance with the the most current edition of the "Standard Specifications for Water and Sewer Main Construction in Illinois". (Ord. 1974-69, 10-24-74) g. The contractor shall pay all expenses incurred by the City to provide field inspections and approval of water mains before, during and after construction. At the sole option of the City, the following procedures shall be followed: (1) Complete field inspection by the SuperintendentDirector of Public Works or his agent, with free advice and consulting on the project by the design engineer; (2) Complete field inspection by the design engineer for the developer with periodic field checking by the Superintendent Director of Public Works or his agent; (3) Complete field inspection by the design engineer for the developer. If the City selects this option, there shall be submitted to the City a sworn statement carrying the design engineer's signature and seal stating that the water system was installed in strict accordance with the plans and specifications as approved, except as shown in the as-built drawings. (Ord. 1974-69, 10-24-74; 1994 Code) h. Mylar or cloth reproducible drawings shall be submitted to the City after construction showing the system as-built. (Ord. 1974-69, 10-24-74; 2016 Codified) C. Installation of Oversize Mains: 1. Notice Requiring Oversized Mains; Compliance: a. When, in any subdivision now within the City or within one and one-half (11/2) miles of the City limits which normally would require an eight inch (8") size water main but which, for the purpose of complying with the plan of development of the City's water system to provide an adequate water supply, not only to the particular subdivision but also to subdivisions which in the future may become a part of the City, and where the City Engineer and Superintendent Director of Public Works have determined that water mains of a larger diameter than eight inches (8") and the size thereof, shall be installed, then the City Engineer or the Superintendent Director of Public Works shall inform the subdividers, builders and developers of the subdivision by a written notice of that fact and require them to install such oversized water mains and at the same time, in said notice, inform them of the size to be installed. (Ord. 1974-69, 10-24-74; 1994 Code) b. Upon being so notified as provided for in this subsection, no subdivider, builder or developer shall install any water main in such subdivision of any size other than that specified to him by the aforesaid notice. 2. Costs: At such time as the installation of said oversized water main pipe shall have been completed in accordance with the plans and specifications submitted to the City for such installation, and also in accordance with the notice specified in this subsection, and all such installations shall have been inspected and approved by the City as provided for by ordinance of the City, then the City will pay any such subdivider, builder or developer who has installed oversized water main pipe as above provided or approve a recapture ordinance, the difference of the cost at current prices, as of the time of said installation, between the eight inch (8") main pipe which was originally planned to be used and the cost of the oversized pipe which the City directed to be used. (Ord. 1974-69, 10-24-74) 7-5-12: PRIVATE SPRINKLER AND FIRE PROTECTION SYSTEMS: Private sprinkler and fire protection water systems may be connected with the City water mains subject to the following provisions and regulations and provided the applicant is a consumer taking water supply for other uses from the City at regular rates for such uses: A. Application for Service; Approval: Whenever sprinkler or fire protection services are desired, application shall be made for the privilege of installing such service, which application shall include complete specifications, adherence to the current CityICC Codes and plans of the installation contemplated. If said application is approved by the City Council, the applicant shall enter into an agreement with the City for connection to City mains, subject to the provisions of this Chapter. (Ord. 1974-69, 10-24-74) B. Inspection of System: 1. City water will be turned into any sprinkler or fire protection system only when such installation shall have been subjected to and passed such inspection and pressure tests as may be required by the Superintendent Director of Public Works. All pipes in connection with such system shall be left exposed until such tests have been made and the system approved. No cross- connections between private water supplies and services connected to City mains shall be permitted. 2. Any and all premises connected to City water mains for sprinkler or fire protection services shall be subject to inspection by the Superintendent Director of Public Works at any time for count and conformity to the City regulations. C. Rates and Charges: Rates and charges shall be as provided in Section 7-5-5-1 of this Chapter. (Ord. 1974-69, 10-24-74; 1994 Code) 7-5-13: WATER CUSTOMER CONTRACTUAL AGREEMENT: The rules and regulations as set forth in this chapter shall be considered a part of the contract of every person who takes water supplied by the City through the City Waterworks. Every such person who takes water shall be considered as having expressly agreed to be bound by the provisions of this chapter upon his acceptance of water service from the City. (Ord. 1974-69, 10- 24-1974) 7-5-14: VIOLATION AND PENALTY: (Rep. by Ord. 2008-74, 8-26-2008) 7-5-15: WATER CONSERVATION REGULATIONS: A. Definitions: The following words and phrases when used in this section shall, for the purpose of this section, have the following meanings: CITY: The United City of Yorkville. DRIP IRRIGATION SYSTEM: A soaking hose that when in use does not result in an actual dissipation of water. DRIP LINE: Pertaining to a tree or shrub, the ground area immediately beneath the branches of the tree or shrub. LANDSCAPE/LANDSCAPING: Sod and seeded turf lawns, gardens, trees, shrubs, and other living plants. PERMITTED HOURS OF WATER USE: A time period between five o'clock (5:00) A.M. and nine o'clock (9:00) A.M., and between nine o'clock (9:00) P.M. and twelve o'clock (12:00) midnight, each day. PERSON: Any individual, firm, partnership, association, corporation, company, organization, or entity of any kind. WATER: The water provided by and obtained by a person from the City water supply and distribution system. B. Application: 1. The provisions of this section shall apply to all persons using water, and to all properties within the City or unincorporated areas which are connected to the City's water supply and distribution system, regardless of whether any person using the water has a contract for service with the City. 2. The provisions of this section shall apply annually from May 1 through September 30, subject to any modifications thereof, including application of these or other regulations during this or any other time, by an emergency proclamation issued pursuant to subsection C of this section. C. Restricted Hours And Days For Specified Uses: 1. Water may be used for landscape watering or the filling of swimming pools only as follows: a. All properties with even numbered street numbers (i.e., numbers ending in 0, 2, 4, 6 or 8) may use water for landscape watering or for pool filling, only on even numbered calendar dates during permitted hours of water use. c. All properties with odd numbered street numbers (i.e., numbers ending in 1, 3, 5, 7, and 9) may use water for landscape watering or for pool filling only on odd numbered calendar dates during permitted hours of water use. d. There shall be no restrictions as to hours or days when water may be used for any of the following: (1) Landscape watering or sprinkling where such watering or sprinkling is done by a person using a handheld watering device; (2) Filling swimming pools with a volume of fifty (50) gallons or less; (3) The automatic watering of trees and shrubs by means of automatic root feed or drip irrigation systems within the drip line of the tree or shrub; or (4) Vehicle and equipment washing; or (5) Any other lawful use of water such as bathing, clothes washing, and other normal household uses not otherwise specifically restricted by the provisions of this section. D. Restrictions For Sod Laying And Lawn Seeding For New Lawns: Notwithstanding the provisions of subsection C of this section, the following special regulations shall apply: 1. Sod laying, lawn seeding, and the planting of other landscaping for the establishment of a new lawn or new landscaping is prohibited from July 1 through August 31 each year unless the source of watering for said sod, lawn seeding and/or planting of landscaping is derived from a private well, imported water source or means other than any municipal water source. 2. From May 1 through June 30 and from September 1 through September 30, water may be used on new lawns (sod or seed), only as follows: a. Priora. Prior to sod laying or lawn seeding, a sod watering permit, attached as exhibit A to the ordinance codified herein, must be shall be obtained from the Director of Public WorksUnited City of Yorkville. b. On the day new sod or seed has been placed on a property, a person may use an automatic sprinkling device to apply water to the sod or seed for a total period of time not to exceed eight (8) hours. c. For the next nine (9) days thereafter, a person may apply water to said sod or seed each day during permitted hours of water use. d. Following the first ten (10) days after the sod or seed is placed, the provisions of subsection C of this section shall apply. 3. Prior to the execution of any real estate contract for the sale of newly constructed property, the builder or owner of such new construction shall: a. Inform prospective purchasers of the restrictions upon the installation of new lawns set forth in this section; b. Attach a copy of these regulations to the contract; and d. Obtain the signature of the purchaser(s) on a statement that he/she or they has /have been informed of the new lawn installation restrictions set forth in this section. 4. The applicant for a certificate of occupancy for any newly constructed property shall submit as a part of his application, and as a condition of issuance of such certificate, a copy of said signed statement. When an application for certificate of occupancy is submitted prior to sale of the property, and the future occupant is unknown, the applicant shall submit his signed statement that he shall comply with the requirements of this section at the time the real estate contract is executed. E. Waste Of Water Prohibited: No person shall allow a continuous stream of water to run off into any gutter, ditch, drain, or street inlet while using water for restricted purposes during the permitted hours of water use. F. Exceptions: The provisions of this section shall not apply to any commercial or industrial entity for which use of water is necessary to continue normal business operations, or to maintain stock or inventory. Provided, however, this exception shall not apply to any and all uses of water not essential to normal business operations or maintenance of inventory or stock, and specifically shall not apply to landscape watering or pool filling. G. Bulk Water Rates: Bulk water rates shall be increased to three (3) times the nonresident water rate during the time described in subsection B of this section. H. Hydrant Use Prohibited: Hydrants connected to the City water supply and distribution system for the purpose of providing water for firefighting purposes shall not be opened by any person, other than authorized City or Fire District personnel, except for the purpose of fighting a fire. I. Emergency Proclamation: 1. Whenever the water supply of the City is diminished from any cause, including, but not limited to, prolonged dry period, increased water demand, equipment failure, or water quality concerns, to an amount which in the opinion of the City Engineer or Director of Public Works is or is likely to become dangerous to the health and safety of the public, the City Mayor is hereby authorized and empowered to issue an emergency proclamation specifying different or additional regulations on the use of water. 2. Such regulations may provide for limitations on the usage of water, limitations on days and hours of use of water for some or all purposes, and the prohibition of specified uses of water. 3. Upon issuing such proclamation, the City Mayor shall make the contents thereof known to the public by posting a copy at the City Hall, and by news release to local newspapers and radio media, and may also endeavor to notify the City residents and other persons in any other practical manner that he or she shall devise. Further, the City Mayor shall immediately deliver notice of such proclamation, and the regulations that have been imposed by such proclamation, to all members of the City Council. 4. The emergency proclamation of the City Mayor, and the regulations imposed thereby, shall remain in full force and effect until any one of the following shall first occur: a. The City Mayor determines that the emergency no longer exists and that the emergency proclamation, and the regulations imposed thereby, shall no longer continue in effect. b. The City Council modifies or repeals the emergency proclamation, and the regulations imposed thereby, by means of an ordinance enacted at any regular or special meeting of the City Council. c. The first regular meeting of the City Council occurring more than thirty (30) days after the date of the emergency proclamation of the City Mayor. 5. Any City employee or officer may, at the direction of the City Mayor, notify and warn any person of the effect of said emergency proclamation and direct said person to comply with said watering or sprinkling restrictions. If any said person, after having first been warned about said restrictions of the emergency proclamation, fails to comply with the water restrictions, the person shall be deemed to be in violation of this section. (Ord. 2004-17, 3-23-2004) J. Restriction On Permanent Landscape Watering Systems Of Nonresidential Properties: 1. This subsection J shall apply only to nonresidential properties, and common and/or open space areas of residential developments. 2. For this subsection J, a "permanent landscape watering system" shall be defined as any system of pipes, sprinkler heads or similar devices installed underground to be used to provide landscape watering. 3. Landscape watering upon nonresidential properties shall be limited as follows: a. For properties with one building, a total area within the property not to exceed one acre may be watered by a permanent landscape watering system using the City's potable water. This area shall be measured by the amount of nonimpervious surface on the property including all landscaped areas, lawn areas and green space regardless of the size of the area initially planned to be irrigated. b. For properties with more than one building, a total area within the property not to exceed three (3) acres may be watered by a permanent landscape watering system using the City's potable water. This area shall be measured by the amount of nonimpervious surface on the property including all landscaped areas, lawn areas and green space regardless of the size of the area initially planned to be irrigated. c. For the common space and/or open space of a primarily residential development, no permanent landscape watering system shall be allowed using the City's potable water. d. All permanent landscape watering systems permitted to use the City's potable water shall be metered the same as domestic water service. No special meters will be permitted. 4. The total area to be watered shall be measured as the area within reach of any permanent device used to water landscape including, but not limited to, sprinkler heads, hoses, trenches or similar devices to water landscape. (Ord. 2006-123, 10-24-2006) 7-5-16: INSPECTION; AUDIT; APPEAL: A. Right Of Access; Use Inspection: The United City of Yorkville and its employees and the Illinois environmental protection agency shall have ready access at all reasonable times to the premises, places or buildings where water service is supplied for the purpose of inspecting, examining and testing the consumption, use and flow of water, and it shall be unlawful for any person to interfere with, prevent or obstruct the United City of Yorkville or its duly authorized agent or the Illinois environmental protection agency in its duties hereunder. Every user of the system shall take the same upon the conditions prescribed in this section. B. Powers And Authority Of Inspectors: 1. The Director of Public Works and other duly authorized employees of the United City of Yorkville and the Illinois Environmental Protection Agency, bearing proper credentials and identification shall be permitted to enter all properties for the purposes of inspection, observation, measurement, sampling, and testing in accordance with the provisions of this section. The United City of Yorkville or its representative shall have no authority to inquire into any processes, including metallurgical, chemical, oil refining, ceramic, paper, or other industries beyond that point having a direct bearing on the kind and source of discharge to the sewers or waterway or facilities for waste treatment. 2. While performing the necessary work on private properties referred to above the director of public works or duly authorized employees of the United City of Yorkville and the Illinois environmental protection agency shall observe all safety rules applicable to the premises established by the property owner or its agent, and the property owner or its agent shall be held harmless for injury or death to the United City of Yorkville employees, and the United City of Yorkville shall indemnify the company against liability claims and demands for personal injury or property damage asserted against the property owner and growing out of the gauging and sampling operation, except as such may be caused by negligence or failure of the property owner or its agent to maintain conditions as required in this chapter. 3. The Director of Public Works and other duly authorized employees of the United City of Yorkville bearing proper credentials and identification shall be permitted to enter all private properties through which the United City of Yorkville holds a duly negotiated easement for the purposes of, but not limited to, inspection, observation, measurement, sampling, repair, and maintenance of any portion of the waterworks lying within said easement. All entry and subsequent work, if any, on said easement, shall be done in full accordance with the terms of the duly negotiated easement pertaining to the private property involved. C. Access To Records: The IEPA or its authorized representative shall have access to any books, documents, papers and records of the United City of Yorkville, which are applicable to the water system, of user charges for the purpose of making audit, examination, excerpts and transcriptions thereof to ensure compliance with the terms of any loan obtained from the IEPA under its Public Water Supply (PWS) loan program. D. Annual Review Of Charges: The adequacy of the water service charge shall be reviewed, not less often than annually, by certified public accountants for the United City of Yorkville in their annual audit report. The water service charge shall be revised periodically to reflect a change in the local capital costs or overhead, maintenance and repair costs. E. Appeals: Users shall be provided the method for computing rates and service charges within fourteen (14) days of written request. City shall make best efforts to remedy any disagreement with the method used or the computations made within thirty (30) days of a formal written appeal outlining the discrepancies. (Ord. 2005-19, 3-8-2005) Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #7 Tracking Number PW 2017-64 Overview of Downtown Brownfields Public Works Committee – September 19, 2017 N/A N/A Discussion Review of brownfield study and process for downtown/east alley properties. Bart Olson Administration Name Department Responsive ■Resourceful ■Reliable 1 Site Summary City of Yorkville Former Grainco FS, Kendall County Farm Bureau, and City Parking Lot I.Site Introduction and History §The site is comprised of three contiguous parcels consisting of a municipal parking lot owned by the City, a parcel owned by the Kendall County Farm Bureau and a former service station and farm supply depot historically owned by Grainco FS §Prior Investigation conducted: o 2003 by Terracon § Phase I Environmental Site Assessment – Kendall Grundy FS, Inc. § Phase II Environmental Site Assessment – Kendall Grundy FS, Inc. o 2005 by Civil & Environmental Consultants, Inc. (CEC) § Phase I Environmental Site Assessment § Comprehensive Site Investigation o 2012-2013 by Terracon § Phase I Environmental Site Assessment § Site Investigation Update §Recognized Environmental Conditions (Terracon 2012) o The historical heating oil UST on the east side of the Kendall County Farm Bureau building o The suspect UST fill pipe on the north side of the office/warehouse building o The historical operation of gasoline UST system on the east side of the historical automobile fuel and service station on the Grainco FS portion of the site o The suspect oil/water separator located inside the historical automobile service station o Prior Phase I ESA, Limited Site Investigation, and Comprehensive Site Investigation reports identified RECs and confirmed soil and groundwater impacts on-site above the Illinois Environmental Protection Agency (IEPA) Site Remediation Program (SRP) default remediation objectives II. Summary of Historical Investigation Results Site Subsurface Conditions §Approximately 5-10 feet of soil overlying bedrock §Groundwater depth of approximately 4-10 feet below ground surface §Groundwater flow through bedrock United City of Yorkville – Site Summary September 12, 2017 ■Terracon Project 11127052 Responsive ■Resourceful ■Reliable 2 Soil §Petroleum indicator contaminants above the Illinois Environmental Protection Agency (IEPA) Residential Tier 1 Remediation Objectives (ROs) at the former fueling station on former Grainco property (BTEX, PNAs) §Lead above the Tier 1 RO in the City parking lot Groundwater §Metals (arsenic, iron, manganese) above the Class I ROs Regulatory Status §Site is actively enrolled in voluntary IEPA Site Remediation Program (enrolled in 2005) §Comprehensive Site Investigation Report (CEC 2007) approved by IEPA §Site Investigation Work Plan (Terracon 2012) approved by IEPA III. Moving Forward to No Further Remediation Letter §New IEPA regulations regarding indoor inhalation (Vapor Intrusion) will need to be evaluated at the site §Update site soil and groundwater conditions may be warranted based on IEPA’s input §Develop Remediation Objectives and Remedial Action Plan incorporating property owner’s development plans as appropriate Project Status Former Grainco FS, Kendall County Farm Bureau, and City Parking Lot Illinois Route 47 and East Van Emmon St Yorkville, IL Site Location Historical Site Diagram Cross Section Location From CEC (2005) Soil Boring Results Extent of Soil Impacts Extent of Ingestion/Inhalation Impacts Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number New Business #8 Tracking Number ADM 2017-70 Building Condition Reports 2017 Public Works Committee - September 19, 2017 N/A N/A N/A Discussion of the Preliminary Reports from the Building Condition Survey that EMG performed on City-owned structures and facilities. Erin Willrett Administration Name Department Summary Discussion of the Preliminary Reports from the Building Condition Survey that EMG performed on City-owned structures and facilities. Background The City went out for qualifications on November 2, 2016. The City contracted with EMG on March 28, 2017. The project was kicked-off on May 10, 2017 and the field work took place during May 15 – June 8th. Three structures were added to the study after the original contract had been approved. Those structures are 102 E. Van Emmon, 609 N. Bridge Street and Prestwick Lift Station. EMG’s reports include an assessment of all City-owned buildings, structures and parking facilities (structural frame and building envelope, curtain wall, roofing, plumbing, heating, air conditioning and ventilation, electrical, vertical transportation, life safety/fire protection, interior elements, code inquiries, ADA, and mold). An equipment inventory was also completed. Bar-coding of the equipment and start-up with facility dude, which is an online portal that will hold the database information, will not be initiated until the reports are finalized. The preliminary Building Conditions Reports are attached for your review. Also attached are 3 spreadsheets breaking down the reports. One is an overall list of structures/facilities reviewed. The second is the structures/facilities reviewed ranked by an immediate repair Facilities Condition Index (FCI) rating from very poor to good. The third is a breakdown of structure/facilities reviewed ranked by a 10 year FCI rating, this is the ratio of anticipated capital reserve needs over the next ten years to the current replacement value. One of the major goals of the reports was to calculate the FCI, which gives an indication of a building’s overall condition. There are a few outstanding items that still need to be addressed between the consultant and the written reports. Staff expects minor updates to the reports to be forthcoming. Recommendation There is no formal staff recommendation during this time of review. Please read the documents provided and let staff know if you have any questions. Memorandum To: Public Works Committee From: Erin Willrett, Assistant City Administrator CC: Bart Olson, City Administrator Date: September 14, 2017 Subject: EMG Building Condition Reports 2017 EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT New City Hall 102 East Van Emmon Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-001.322 June 13, 2017 May 16, 2017 FACILITY CONDITION ASSESSMENT NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 13 6. Building Architectural and Structural Systems ............................................................................... 15 6.1. Foundations ............................................................................................................................... 15 6.2. Superstructure ........................................................................................................................... 15 6.3. Roofing ...................................................................................................................................... 16 6.4. Exterior Walls ............................................................................................................................ 17 6.5. Exterior and Interior Stairs ......................................................................................................... 17 6.6. Exterior Windows and Doors ..................................................................................................... 18 6.7. Patio, Terrace, and Balcony ...................................................................................................... 18 7. Building Mechanical and Plumbing Systems .................................................................................. 19 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 19 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 21 7.3. Building Gas Distribution ........................................................................................................... 22 7.4. Building Electrical ...................................................................................................................... 22 7.5. Building Elevators and Conveying Systems .............................................................................. 23 7.6. Fire Protection and Security Systems ....................................................................................... 24 8. Interior Spaces .................................................................................................................................... 25 8.1. Interior Finishes ......................................................................................................................... 25 9. Other Structures ................................................................................................................................. 27 10. Certification ......................................................................................................................................... 28 11. Appendices ......................................................................................................................................... 29 NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 102 East Van Emmon Street, Yorkville, Illinois 60560 Year Constructed/Renovated: Originally constructed 1930s Addition 2002 Partially renovated 2012 to 2014 Current Occupants: None Percent Utilization: 0% Management Point of Contact: Mr. Peter Ratos, Building Code Official, City of Yorkville 630.553.8574 phone Property Type: Municipal Site Area: 3.43 acres Building Area: 14,000 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 41 spaces in open lots Building Construction: Masonry bearing walls and metal-framed roofs. Roof Construction: Flat roofs with built-up membrane. Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Central system with boilers, air handlers, and split system units. Individual package unit. Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs, and backup light fixtures. Dates of Visit: 5/16/2017 On-Site Point of Contact (POC): Peter Ratos Assessment and Report Prepared by: Kevin Koranda Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair to Poor HVAC Fair Structure Fair Plumbing Fair NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Roof Fair to Poor Electrical Fair Vertical Envelope Fair Elevators Fair Interiors Poor Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  Replace asphalt parking area  Replace site lighting fixtures  Renovate interior spaces  Upgrade building automation system  Upgrade lighting system  Replace main switchgear  Replace air handlers  Upgrade sump pumps and perimeter drainage tile Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years. Capital expenditures include, but are not limited to: roof membrane replacement. The building was newly purchased and the scope of renovations that occurred within the last three years was not clear. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 115% VERY POOR 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 49.1% Poor Current Replacement Value (CRV) 14,000 SF * 78.57 / SF = $1,100,000 Year 0 (Current Year) - Immediate Repairs (IR) $1,268,442 Years 1-10 – Replacement Reserves (RR) $540,971 Total Capital Needs $1,809,413 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Replace asphalt parking area  Replace site lighting fixtures  Renovate interior spaces  Upgrade building automation system  Upgrade lighting system  Replace main switchgear  Replace air handlers  Upgrade sump pumps and perimeter drainage tile Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 4 www.EMGcorp.com p 800.733.0660 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The management staff was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Peter Ratos Building Code Official City of Yorkville 630.553.8574 NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 7 www.EMGcorp.com p 800.733.0660 The FCA was performed with the assistance of Peter Ratos, Building Code Official, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The property has only been owned by the city for a very short period of time and the POC was relatively unfamiliar with the facility. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report. 2.6. Weather Conditions 5/16/17: Clear, with temperatures in the 60s (°F) and light winds. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for cars are not provided.  Adequate number of designated parking stalls and signage for vans are not provided.  Signage indicating accessible parking spaces for cars and vans are not provided.  Curb ramps are required from the parking area to the sidewalks providing access to the building. Paths of Travel  Stair handrails do not extend beyond the top and bottom risers. Elevators  Raised elevator markings at control panel and hall buttons are not provided in Braille and Standard Alphabet.  Audible signals are not provided at floor level changes or elevator lobbies indicating car arrival. Restrooms.  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces.  Add pull station alarm in unisex bathroom. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 14,000 square feet of the building are currently unoccupied but are planned to be renovated to accommodate the City of Yorkville’s new City Hall. The spaces are mostly vacant. Some leftover finishes from previous occupants, including an office/spa area in the basement, bank vaults on the Second Floor, and restrooms, are still in place. Other spaces include a combination of mechanical and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed All of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. Areas of note that were either inaccessible or not observed for other reasons are listed in the table below: Key Spaces Not Observed Room Number Area Access Issues NA Basement vault Locked bank vault room and no combination A “down unit” or area is a term used to describe a unit or space that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. There are no down units or areas. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good and Adequate Storm sewer City of Yorkville Good and Adequate Domestic water City of Yorkville Good and Adequate Electric service Commonwealth Edison Good and Adequate Natural gas service Nicor Gas Good and Adequate Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as septic systems, water or waste water treatment plants, or propane gas tanks. An emergency electrical generator is located on the site. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress East Van Emmon Access from North Additional Entrances Briggs Street Additional Access from West Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Concrete 2000 Fair Parking Lot Asphalt 1995 Poor Drive Aisles Asphalt 1995 Poor Service Aisles None NA -- Sidewalks Concrete 1995 Fair Curbs Concrete 1995 Fair Site Stairs Concrete 1995 Poor Pedestrian Ramps None NA -- NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 41 - - - - Total Number of ADA Compliant Spaces 1 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 41 Parking Ratio (Spaces/Apartments) NA Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition Northwest corner Concrete stairs Metal Poor Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement  Sidewalks  Site stairs Actions/Comments:  The asphalt pavement exhibits significant areas of deterioration in the form of alligator cracking, raveling, large depressions, and displaced pavement surfaces across the entire lot. Much of the lot is in a state of complete failure requiring full-depth replacement. In order to restore an effective and usable pavement system, the paving must be completely replaced, with the sub-base re-graded and compacted.  The concrete sidewalks have isolated areas of cracking and spalling concrete sidewalks. These areas occur along the sidewalk leading to the main entrance at the south side of the facility. The damaged areas of concrete sidewalks will require lifecycle replacement.  The concrete site stairs at the northeast corner of the facility are in poor condition. The steps are uneven and subsiding. Replacement of these concrete stairs is recommended. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☐ -- Inlets ☒ Fair Swales ☒ Fair Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 12 www.EMGcorp.com p 800.733.0660 Drainage System and Erosion Control System Exists At Site Condition Underground Piping ☒ Fair Pits ☐ -- Municipal System ☒ Fair Dry Well ☐ -- Anticipated Lifecycle Replacements:  Sump pumps Actions/Comments:  There is no evidence of storm water runoff from adjacent properties.  The facility is reportedly located atop a natural spring. Water damage is evident in the old area of the basement and is presumably a result of this spring. The existing sump pumps are undersized and will require replacement with larger units. The excavation of a larger sump pit and installation of a new larger sump basin will also be required. The approximate cost for this work is included in the cost for the replacement of the two sump pumps.  Additionally, an upgrade of the perimeter drainage tile system is recommended. A budgetary cost for this work is included in the report. 5.4. Topography and Landscaping Item Description Site Topography Slopes steeply down from the east side of the property to the west property line. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☒ ☐ ☐ ☐ ☐ Landscaping Condition Fair Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition Concrete Adjacent south entrance Fair Concrete Adjacent northeast entrance Fair Concrete South perimeter of parking lot Fair Anticipated Lifecycle Replacements:  No components of significance NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 13 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion.  Some erosion-control gravel from the sloped area of the site has fallen down onto the curb and asphalt parking area at the east side of the site. This stone should be cleared from the parking area and returned to the adjacent slope. The cost for this work is relatively insignificant and can be accomplished through the city’s routine maintenance program. 5.5. General Site Improvements Property Signage Property Signage Building mounted Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☐ ☐ ☐ Fair Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☒ Fair REFUSE DISPOSAL Refuse Disposal Individual garbage bins Dumpster Locations Mounting Enclosure Contracted? Condition Trash room Concrete pad None Yes Fair Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting  Site lighting NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 14 www.EMGcorp.com p 800.733.0660 Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 15 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete foundation walls Fair Basement and Crawl Space None Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  Isolated areas of the foundation systems are exposed, which allows for limited observation. The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. The basement walls appear intact and structurally sound. There is no evidence of movement or water infiltration. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Masonry walls Fair Ground Floor Concrete slab Fair Upper Floor Framing Concrete beams Fair Upper Floor Decking Concrete, cast-in-place Fair Roof Framing Open-web steel joists Fair Roof Decking Metal decking Fair to Poor Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. There is isolated evidence of structural damage due to water intrusion in the older section of the basement. This condition appears to affect the concrete floor decking immediately above the exterior perimeter walls on the west and south side of the basement. The concrete is cracked and deteriorating and several pieces have cracked and come loose. The affected area is approximately 20 SF. The property is reportedly situated near a natural spring and this degradation is presumably due to water from this spring. This concrete will require repairs. Additional repair work will be necessary to divert water from the perimeter of the facility and prevent future damage. This work is discussed in section 5.3. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 16 www.EMGcorp.com p 800.733.0660 6.3. Roofing Primary Roof Type / Geometry Flat Finish Built-up membrane Maintenance In-house Staff Roof Age 3 Yrs Flashing Built-up base and Edge flashing Warranties Unknown Parapet Copings Exposed copings Roof Drains Internal drains Fascia Metal Panel Insulation Rigid Board Soffits None Skylights No Attics None Ponding Yes Ventilation Source-1 Power Vents Leaks Observed No Ventilation Source-2 None Roof Condition Good The primary roof is located over the majority of the building at the newer sections of the facility. Secondary Roof Type / Geometry Flat Finish Built-up membrane Maintenance In-house Staff Roof Age 25 Yrs Flashing Built-up base and Edge flashing Warranties Unknown Parapet Copings Exposed copings Roof Drains Internal drains Fascia Metal Panel Insulation Rigid Board Soffits None Skylights No Attics None Ponding Yes Ventilation Source-1 Power Vents Leaks Observed No Ventilation Source-2 None Roof Condition Poor The secondary roof is located at the older portion of the building at the northwest corner of the facility. Anticipated Lifecycle Replacements:  TPO roof membrane  Modified bituminous roof membrane Actions/Comments:  The roof finishes were reportedly installed in 2014 and 1992 respectively. Information regarding roof warranties or bonds was not available. The roofs are maintained by the in-house maintenance staff. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 17 www.EMGcorp.com p 800.733.0660  According to the POC, it is unknown whether there are active roof leaks. Isolated evidence of roof leaks was observed in several locations. Water damaged ceiling finishes were observed: at the interface between the newer and older sections of the building on the upper floor, in the room outside of the main vault at the southwest corner of the building, and in the small coat room adjacent to the narrow stairwell. Additionally, corrosion was observed on the underside of the metal roof decking throughout the upper floor of the facility. It is unclear whether these roof leaks are still active and they are assumed to have been repaired during the most recent roof replacement. All active roof leaks must be repaired.  There is no significant evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  The field of the older roof has significant areas of cracking, and seam deterioration across the entire roof surface. The roof membrane requires replacement.  Roof drainage appears to be inadequate. Significant areas of ponding are evident across many areas of the roof, including: the center of the facility, the lower potion over the bank vault, and the south of the facility near the package unit.  There are ponding stains and a moderate build-up of debris at some of the drain locations. The affected drains must be cleaned and cleared and debris must be removed from the roof surfaces. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Brick veneer Fair Secondary Finish None -- Accented with None -- Soffits Not Applicable -- Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Caulking  Masonry re-pointing Actions/Comments:  Isolated portions of the mortar joints along the brick veneer are cracked along the East Van Emmon elevation. The damaged mortar joints must be cleaned and re-pointed.  There are isolated areas of brittle and deteriorated sealant along the west elevation of the facility. The damaged sealant must be replaced. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs None None None None -- Building Interior Stairs Steel-framed with pre-cast treads Open Wood Metal Fair Building Interior Stairs Steel-framed with pre-cast treads Closed Wood None Fair NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 18 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed storefront Double glaze Building exterior ☐ Fair Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Fair Secondary Entrance Doors None -- Service Doors None -- Overhead Doors Vinyl Fair Anticipated Lifecycle Replacements:  Storefront glazing  Exterior storefront doors  Overhead doors Actions/Comments:  The windows display isolated evidence of damaged frames at the center of the east elevation of the building. The damaged window frames must be repaired.  The glazing system has isolated areas of missing or loose gaskets at the east elevation of the building. Several windows were observed to have loose thermal glass, with the most notable example being the windows at the southeast corner of the facility. The damaged or loose gaskets must be replaced. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 19 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Building Central Heating System Primary Heating System Type Hot water boilers Quantity and Capacity of Major Components 1 boiler at 150 MBH 1 boiler at 900 MBH Total Heating Capacity 1150 MBH Heating Fuel Natural gas Location of Major Equipment Mechanical rooms Space Served by System Entire building Age Ranges Vary from 1980 to 2002 Boiler Condition Fair Heat Exchanger Condition -- Distribution System HVAC Water Distribution System Two-pipe Heating Water Circulation Pump Size and Quantity 2 pumps at 1/6th HP each Pump Condition Fair Air Distribution System Variable volume Quantity and Capacity of Air Handlers 2 air handlers ranging from 6000 to 15000 CFM each Location of Air Handlers Mechanical rooms Large Spaces the Larger Dedicated AHU’s Serve Entire building Age of Air Handlers All units dated 1976 Air Handler Condition Fair Terminal Units None Quantity and Capacity of Terminal Units One hydronic radiator Location of Terminal Units Basement storage room Spaces Served by Terminal Units Storage room Terminal Unit Condition Fair NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 20 www.EMGcorp.com p 800.733.0660 Supplemental Components Supplemental Component #1 Package unit Location / Space Served Rooftop / First Floor, main area Condition Fair Supplemental Component #2 Split system condensing unit Location / Space Served Rooftop / Air handler 1 Condition Fair Supplemental Component #3 Split system condensing unit Location / Space Served Rooftop / Air handler 2 Condition Fair Controls and Ventilation HVAC Control System BAS, pneumatic controls HVAC Control System Condition Poor Building Ventilation Roof top exhaust fans Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Boilers  Air handling units  Air handler fan motors  Duct fans and motors  Distribution pumps and motors  Fan coil units  Package units  Condensing units  Electric wall heaters  Rooftop exhaust fans  Building automation system  Expansion tank Actions/Comments:  The HVAC systems are maintained by an outside contractor. It is unknown whether records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained.  Approximately 15 percent of the HVAC equipment is original. The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment appears to be functioning adequately overall. The property management staff was interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 21 www.EMGcorp.com p 800.733.0660  The air handler fan motors lack variable frequency drives (VFD’s). As the motors are fairly substantial in size, the overall system would benefit from the utilization of VFD’s to reduce full-speed usage and improve efficiency. Installation of VFD’s is highly recommended.  The facility HVAC is controlled using an outdated pneumatic system supplied by an air compressor. For modernization, reliability, and increased control, full conversion to a web-based direct digital control (DDC) platform is highly recommended. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair Vent Piping Cast iron Fair Water Meter Location Basement riser room Domestic Water Heaters or Boilers Components Water Heaters Fuel Natural gas Quantity and Input Capacity 1 unit at 129,999 BTU/h Storage Capacity 80 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity and Volume None Quantity of Storage Tanks 0 Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heaters  Toilets  Urinals  Sinks  Ejector pumps NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 22 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator is located along the exterior wall of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meter and regulator appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 800 Amps Volts 120/208 Volt, three-phase Meter and Panel Location Basement mechanical room Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-12 Main Distribution Condition Fair Secondary Panel and Transformer Condition Fair Lighting Condition Fair Building Emergency System Size 26 kW Fuel Natural gas Generator / UPS Serves Emergency lights, elevators Tank Location NA Testing Frequency Bi-Weekly Tank Type None Generator / UPS Condition Fair NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 23 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  Circuit breaker panels  Main switchgear  Interior light fixtures  Emergency generator Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The switchgear and some panels are original 1976 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and switchgear and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above.  The light fixtures throughout most of the facility utilize older, inefficient T-12 lamps. Replacement with newer fixtures with electronic ballasts and T-8 lamps is highly recommended to save substantial amounts of energy. 7.5. Building Elevators and Conveying Systems Building Elevators Manufacturer Dover Machinery Location Ground floor or basement adjacent to shaft Safety Stops Mechanical Emergency Equipment Yes Cab Floor Finish Vinyl-tiled Cab Wall Finish Plastic-laminated wood Hydraulic Elevators 1 car at 2500 lbs Overhead Traction Elevators None Freight Elevators None Machinery Condition Fair Controls Condition Fair Cab Finish Condition Fair Other Conveyances Dumb-waiter (non-functional, not inventoried) Other Conveyance Condition Failed Anticipated Lifecycle Replacements:  Elevator controls  Hydraulic machinery Actions/Comments:  The elevators are serviced by Schindler Elevator Corp on a routine basis. The elevator machinery and controls are the originally installed system. The elevators are utilizing outdated controls and equipment. Full modernization is recommended. A budgetary cost for this work is included.  The elevators are inspected on an annual basis by the municipality, and a certificate of inspection is displayed in the elevator cab. The inspection certificates have expired. It is common for inspections to occur behind schedule. A new inspection should be scheduled as soon as possible.  The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.  The finishes in the elevator cabs will require replacement. The cost to replace the finishes is relatively insignificant and the work can be performed as part of the property management’s operations program. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 24 www.EMGcorp.com p 800.733.0660 7.6. Fire Protection and Security Systems Item Description Type Wet pipe Fire Alarm System Central Alarm Panel ☒ Battery-Operated Smoke Detectors ☐ Alarm Horns ☒ Annunciator Panels ☒ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☒ Pull Stations ☒ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☐ Standpipes ☒ Backflow Preventer ☒ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel Water meter room 2013 Fire Extinguishers Last Service Date Servicing Current? January, 2016 Yes Hydrant Location Adjacent to building Siamese Location None Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Central alarm panel  Alarm devices and system Actions/Comments:  Some of the ceiling mounted brackets which hold an area of fire suppression piping in the old storage area were observed to have become detached. The piping is resting on wooden shelving. This condition increases the likelihood of a pipe leak or an inadvertent triggering of the suppression system. This condition must be repaired. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 25 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes The facility is currently vacant. Previously it was used as a bank, and then concurrently as an exercise gym and a massage therapy facility. Planned renovations will result in all 14,000 square feet of the facility being used for municipal offices for the City of Yorkville. The most significant interior spaces include open spaces, offices, and bank vaults. Supporting areas include hallways, stairs, restrooms mechanical rooms, utility closets, and back-of-house areas. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Rubber flooring Basement exercise area, small area in upper area Poor Vinyl plank Renovated area of basement Fair Carpet Basement hallways, upper floor vaults and office areas Poor Quarry tile Entry vestibules Fair Ceramic tile Restrooms Fair Concrete Mechanical/utility areas, storage area Fair Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Throughout building Fair Ceramic tile Restrooms Fair Exposed CMU/masonry Mechanical/utility areas, storage area Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Some areas of basement, upper floor restrooms, stairwells Fair Hard glued tiles Small vault, upper floor Fair Exposed structure Throughout building Fair NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 26 www.EMGcorp.com p 800.733.0660 Interior Doors Item Type Condition Interior Doors Hollow core Solid core Bank vault (solid metal) Fair Door Framing Wood Metal Fair Fire Doors Yes Fair Anticipated Lifecycle Replacements:  Carpet  Vinyl plank  Ceramic tile  Interior paint  Suspended acoustic ceiling tile  Hard tile ceilings  Interior doors Actions/Comments:  The interior areas were last partially renovated around 2012.  The interior finishes have mostly been removed from the facility. Some of the remaining fixtures are in fair condition, however comprehensive renovations are planned for the facility are in order to render it compatible with the planned facility uses. A general cost for this work has been included in the report.  The ceiling tiles have isolated areas of water-damage in several areas, including the basement coat room, the area immediately outside of the main bank vault, and the older section of the facility. The damaged ceiling tiles need to be replaced. This work can be accomplished as part of the planned renovations. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 27 www.EMGcorp.com p 800.733.0660 9. Other Structures A storage building is located at the northeast corner of the parking area. The maintenance building is a cast-in-place concrete structure set on a concrete slab. The building is integrated into the retaining wall. Anticipated Lifecycle Replacements:  Storage shed doors Actions/Comments:  The door weather strip and threshold are deteriorated and damaged. The threshold is splintering and portions of the weather strip are missing. Replacement of these components is recommended. The cost for this work is relatively insignificant and can be accomplished through the City’s routine maintenance program. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 28 www.EMGcorp.com p 800.733.0660 10. Certification The City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of New City Hall, 102 East Van Emmon Street, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of the City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of the City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than the City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at the City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Kevin Koranda, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 29 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #1: EAST ELEVATION PHOTO #2: SOUTH ELEVATION PHOTO #3: EAST ELEVATION PHOTO #4: NORTH ELEVATION PHOTO #5: NORTH ELEVATION PHOTO #6: WEST ELEVATION NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #7: SOUTH ELEVATION PHOTO #8: PARKING AREA PHOTO #9: DAMAGED ASPHALT PHOTO #10: DAAMGED ASPHALT PHOTO #11: HILL ADJACENT PARKING AREA PHOTO #12: SIDEWALK NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #13: SITE LIGHTING PHOTO #14: PARKING AREA RETAINING WALL PHOTO #15: SIDEWALK RETAINING WALL PHOTO #16: PARKING LOT PHOTO #17: SIDEWALK, EAST END OF SITE PHOTO #18: STAIRS, EAST EDGE OF SITE NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #19: STORAGE ROOM PHOTO #20: BUILDING SOFFIT PHOTO #21: STOREFRONT WINDOWS PHOTO #22: MISSING AREA OF WINDOW GASKET PHOTO #23: DAMAGED WINDOW FRAME PHOTO #24: EFFLORESCENCE ON BRICK NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #25: RECESSED LIGHT FIXTURE PHOTO #26: ROOF, WATER STAINING PHOTO #27: ROOF, CLOGGED DRAIN PHOTO #28: ROOF, TPO MEMBRANE PHOTO #29: ROOF, MODIFIED BITUMINOUS MEMBRANE PHOTO #30: PACKAGE UNIT NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #31: EXHAUST FAN PHOTO #32: CONDENSING UNIT PHOTO #33: MAIN DISTRIBUTION PANEL PHOTO #34: BOILER ROOM PHOTO #35: BOILER PHOTO #36: ELECTRICAL/SUMP PUMP ROOM NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #37: COLD WATER ENTRY PHOTO #38: GENERATOR PHOTO #39: MAIN ENTRY DOORS PHOTO #40: UPPER FLOOR, MAIN SPACE PHOTO #41: UPPER FLOOR, EAST WALL PHOTO #42: ROOF DECK, CORROSION NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #43: OLD BUILDING AREA, UPPER FLOOR PHOTO #44: WATER STAIN ADJACENT TO EAST WALL PHOTO #45: CEILING, OLDER AREA PHOTO #46: BRICK INTERIOR WALL PHOTO #47: STEEL STRUCTURAL BEAM PHOTO #48: WATER DAMAGE NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #49: FIRE ALARM STROBE AND SPRINKLER HEAD PHOTO #50: EXIT SIGN AND EMERGENCY LIGHT FIXTURE PHOTO #51: ELEVATOR CAB INTERIOR PHOTO #52: WATER DAMAGED CEILING TILE PHOTO #53: UPPER FLOOR BANK VAULT ROOM PHOTO #54: WATER DAMAGED CEILING TILE NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #55: MAIN ENTRY VESTIBULE, QUARRY TILE PHOTO #56: STAIRWELL PHOTO #57: CENTRAL STAIRWELL PHOTO #58: BASEMENT, VACANT AREA PHOTO #59: RENOVATED BASEMENT AREA PHOTO #60: OLD STORAGE ROOM NEW CITY HALL EMG PROJECT NO: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 PHOTO #61: DETERIORATING CONCRETE PHOTO #62: DETERIORATING CONCRETE PHOTO #63: DETERIORATING CONCRETE PHOTO #64: SHOWERS PHOTO #65: TOILET STALLS PHOTO #66: SINKS NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: New City Hall Project Number: 122700.17R000-001.322 Source: Google Earth Pro On-Site Date: May 16, 2017 NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: May 16, 2017 Property Name: New City Hall EMG Project Number: 122700.17R000-001.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? ✓ 2 Have any ADA improvements been made to the property? ✓ 3 Does a Transition Plan / Barrier Removal Plan exist for the property? ✓ 4 Has building ownership or management received any ADA related complaints that have not been resolved? ✓ 5 Is any litigation pending related to ADA issues? ✓ Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? ✓ 1 accessible space, no signage 2 Are there sufficient van-accessible parking spaces available? ✓ None 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? ✓ 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? ✓ 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? ✓ No depression, only a slope 6 If required does signage exist directing you to accessible parking and an accessible building entrance? ✓ Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) ✓ 2 Are ramps that appear longer than 6 ft complete with railings on both sides? ✓ 3 Does the width between railings appear at least 36 inches? ✓ Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? ✓ Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? ✓ 2 If the main entrance is inaccessible, are there alternate accessible entrances? ✓ 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? ✓ Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? ✓ 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? ✓ Signs removed from doors 3 Is there a path of travel that does not require the use of stairs? ✓ Elevator Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? ✓ 2 Are there visual and audible signals inside cars indicating floor change? ✓ Indicator not functional 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? ✓ 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? ✓ 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? ✓ 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? ✓ Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? ✓ Route is clear to one restroom, threshold renders room inaccessible 2 Are pull handles push/pull or lever type? ✓ 3 Are there audible and visual fire alarm devices in the toilet rooms? ✓ 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? ✓ 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? ✓ All but one at older area of upper floor 6 In unisex toilet rooms, are there safety alarms with pull cords? ✓ 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? ✓ 8 Are grab bars provided in toilet stalls? ✓ 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? ✓ 10 Are sink handles operable with one hand without grasping, pinching or twisting? ✓ 11 Are exposed pipes under sink sufficiently insulated against contact? ✓ Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. ✓ Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. ✓ 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. ✓ Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. ✓ 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? ✓ Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. ✓ Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? ✓ *Based on visual observation only. The slope was not confirmed through measurements. NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire NEW CITY HALL EMG PROJECT NO.: 122700.17R000-001.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system and material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. Report#Name/Address Immediate RepairsImmediate FCIImmediate Rating 10 year repair10 year FCI10 yearratingItemsofNoteReport #Name/AddressRepairs FCIRatingrepair FCIratingItems of Note001102 E. Van Emmon Street $ 1,093,997 99.0% Very Poor $ 540,971 49.1% PoorRoof, Parking Lot, Sump Pump Drainage, Lighting, elevator, monitoring system002609 Bridge Street $ 449,683 49.0% Poor $ 118,443 12.9% PoorSiding, Electrical/Plumbing/Lighting Upgrades, Fire/Sprinkler, Garage Demo003Old Jail $ 132,443 14.4% Poor$ 2,823 3.0% GoodStructural, Roof, Repointing.004CityHall‐800GameFarmRoad$271 02377%Fair$860 87724 7%PoorRoofHVAC/FurnaceParkingLotLightingSprinklerSystemRetrofit004City Hall ‐ 800 Game Farm Road $ 271,023 7.7%Fair$ 860,877 24.7%PoorRoof, HVAC/Furnace, Parking Lot, Lighting, Sprinkler System Retrofit005Beecher Center 908 Game Farm Rd $ 43,159 2.6% Good$ 1,068,339 61.8% Very PoorSidewalks, parking lot, fire alarm system, ADA upgrades006Beecher Storage Shed $ ‐ 0.0% Good$ 2,925 31.9% Poor007BeecherConcessionStand$6 52414 2%Poor$56 084122 0%VeryPoorSprinklerSystem;ADAupdgrades007Beecher Concession Stand $ 6,524 14.2%Poor$ 56,084 122.0%Very PoorSprinkler System; ADA updgrades008Library $ 1,543 0.0% Good$ 2,042,965 27.8% PoorADA upgrades009Non‐Kiwanis Park Shelter $ 31 0.0% Good$ 37,070 40.4% PoorRoof010131EHydraulic$21 62554%Fair$81 56620 6%PoorSprinklerSystemFireAlarmSystemADAFurnaceWaterheater010131 E. Hydraulic $ 21,625 5.4%Fair$ 81,566 20.6%PoorSprinkler System, Fire Alarm System, ADA, Furnace, Water heater013Yak Shack $ 41,907 28.7% Poor$ 99,325 44.2% PoorParking (gravel replacement) Fire Alarm System, Sprinkler System016Stepping Stone Park $ ‐ 0.0% Good$ 4,597 5.0% Good017StBidPkCi$9 18610 0%Fi$44 02648 1%PPkiWlkLd iFiSt017Stevens Bridge Park Concession $ 9,186 10.0% Fair$ 44,026 48.1% PoorParking, Walkway, Landscaping, Fire System018Parks Storage Shed $ ‐ 0.0% Good$ 3,490 38.1% PoorPainting019Non Park Tin Storage Shed $ ‐ 0.0% Good$ 23,619 25.8% Poorkb$d$kd(k)020Town Square Park Gazebo $ 281 0.1% Good$ 44,883 100.0% Very PoorParking, Landscaping, ADA Signage (parking)023Countryside Lift Station $ ‐ 0.0% Good$ 133,788 52.2% PoorPublic Works, garage building024610 Tower Lane $ 22,328 7.2% Fair$ 61,871 19.9% PoorSprinkler System, Fire Alarm System, Floor Repair025Lift Station Bruell $ ‐ 0.0% Good$ 115,015 52.3% Poor034Treatment Facility Well 3 and 4 $ 31,195 4.4% Good$ 215,662 30.2% PoorSprinkler System035Treatment Facility Well 7 $ 25,596 4.4% Good$ 157,269 26.8% PoorFire System036Parks Facility 185 Wolf Street $ 109,797 5.9% Fair$ 53,136 2.8% GoodSprinkler System, Fire Alarm sytem037ARC 201 W Hydraulic $ 51,805 14.1% Poor$ 228,750 61.6% Very PoorFire System, Fire Alarm System, Asphalt pavement mill and overlayyyyyppy038Non‐Rice Park Shelter 545 Poplar Drive $ ‐ 0.0% Good $ 101,565 216.0% Very Poor039River Front Park Pavillion $ 78 0.0% Good$ 1,478 1.6% GoodRepair loose and missing stones$$,pg040River Front Park $ 41,907 45.7% Poor$ 147,516 161.0% Very PoorParking lot seal and stripe, repair of concrete retaining wall041Booster PRV Station $ ‐ 0.0% Good$ 192,050 84.2% Very PoorNon Central Booster Pump 042Non Central Booster Pump 101 E Beaver $ ‐ 0.0% Good $ 81,774 81.8% Very Poor043Public Works Office and Garage ‐ 610 Tower $ 97,079 6.0% Fair$ 953,792 59.0% PoorRepair damage to right elevation exterior wall, fire alarm system, mill /overlay parking lot, fire supression system043Tower $ 97,079 6.0%Fair$ 953,792 59.0%Poor/overlay parking lot, fire supression system044Salt Storage Building $ 21,687 7.4% Fair$ 59,722 20.3% PoorFull replacement of exterior metal siding045Treatment Facility Well 8 and 9 $ 25,596 4.4% Good$ 253,760 43.3% PoorFire Supression System046Wellno.3$16,57890.5%VeryPoor$‐N/AN/ASoilSampling(PostDemo),BuildingDemo046Well no. 3 $ 16,578 90.5%Very Poor$ ‐ N / AN / ASoil Sampling (Post Demo), Building Demo047Well 4 $ ‐ 0.0% Good$ 1,913 9.1% Fair Report#Name/Address Immediate RepairsImmediate FCIImmediate Rating 10 year repair10 year FCI10 yearratingItemsofNoteReport #Name/AddressRepairs FCIRatingrepair FCIratingItems of Note001102 E. Van Emmon Street $ 1,093,997 99.0% Very Poor $ 540,971 49.1% PoorRoof, Parking Lot, Sump Pump Drainage, Lighting, elevator, monitoring system046Wellno3$16,57890.5%VeryPoor$‐N/AN/ASoilSampling(PostDemo)BuildingDemo046Well no. 3 $ 16,578 90.5%Very Poor$ ‐ N / AN / ASoil Sampling (Post Demo), Building Demo002609 Bridge Street $ 449,683 49.0% Poor $ 118,443 12.9% PoorSiding, Electrical/Plumbing/Lighting Upgrades, Fire/Sprinkler, Garage Demo040RiverFrontPark$41 90745 7%Poor$147 516161 0%VeryPoorParkinglotsealandstriperepairofconcreteretainingwall040River Front Park $ 41,907 45.7%Poor$ 147,516 161.0%Very PoorParking lot seal and stripe, repair of concrete retaining wall013Yak Shack $ 41,907 28.7% Poor$ 99,325 44.2% PoorParking (gravel replacement) Fire Alarm System, Sprinkler System003Old Jail $ 132,443 14.4% Poor$ 2,823 3.0% GoodStructural, Roof, Repointing.007BeecherConcessionStand$6 52414 2%Poor$56 084122 0%VeryPoorSprinklerSystem;ADAupdgrades007Beecher Concession Stand $ 6,524 14.2%Poor$ 56,084 122.0%Very PoorSprinkler System; ADA updgrades037ARC 201 W Hydraulic $ 51,805 14.1% Poor$ 228,750 61.6% Very PoorFire System, Fire Alarm System, Asphalt pavement mill and overlay017Stevens Bridge Park Concession $ 9,186 10.0% Fair$ 44,026 48.1% PoorParking, Walkway, Landscaping, Fire System004City Hall ‐ 800 Game Farm Road $ 271,023 7.7% Fair $ 860,877 24.7% PoorRoof, HVAC/Furnace, Parking Lot, Lighting, Sprinkler System Retrofit044Salt Storage Building $ 21,687 7.4% Fair$ 59,722 20.3% PoorFull replacement of exterior metal sidingP bliWkb ildi024Public Works, garage building610 Tower Lane $ 22,328 7.2% Fair $ 61,871 19.9% PoorSprinkler System, Fire Alarm System, Floor RepairPublic Works Office and Garage ‐ 610 $i$Repair damage to right elevation exterior wall, fire alarm system, mill /lklf043Tower $ 97,079 6.0% Fair$ 953,792 59.0% Poor/overlay parking lot, fire supression system036Parks Facility 185 Wolf Street $ 109,797 5.9% Fair$ 53,136 2.8% GoodSprinkler System, Fire Alarm sytem010131 E. Hydraulic $ 21,625 5.4% Fair$ 81,566 20.6% PoorSprinkler System, Fire Alarm System, ADA, Furnace, Water heater034Treatment Facility Well 3 and 4 $ 31,195 4.4% Good$ 215,662 30.2% PoorSprinkler System035Treatment Facility Well 7 $ 25,596 4.4% Good$ 157,269 26.8% PoorFire System045Treatment Facility Well 8 and 9 $ 25,596 4.4% Good$ 253,760 43.3% PoorFire Supression System005Beecher Center 908 Game Farm Rd $ 43,159 2.6% Good$ 1,068,339 61.8% Very PoorSidewalks, parking lot, fire alarm system, ADA upgrades020Town Square Park Gazebo $ 281 0.1% Good$ 44,883 100.0% Very PoorParking, Landscaping, ADA Signage (parking)006Beecher Storage Shed $ ‐ 0.0% Good$ 2,925 31.9% Poorg008Library $ 1,543 0.0% Good$ 2,042,965 27.8% PoorADA upgrades009Non‐Kiwanis Park Shelter $ 31 0.0% Good$ 37,070 40.4% PoorRoof016Stepping Stone Park $ ‐ 0.0% Good$ 4,597 5.0% Goodpp g$$,018Parks Storage Shed $ ‐ 0.0% Good$ 3,490 38.1% PoorPainting019Non Park Tin Storage Shed $ ‐ 0.0% Good$ 23,619 25.8% Poor023Countryside Lift Station $ ‐ 0.0% Good$ 133,788 52.2% Poor023Countryside Lift Station $ 0.0%Good$ 133,788 52.2%Poor025Lift Station Bruell $ ‐ 0.0% Good$ 115,015 52.3% Poor038Non‐Rice Park Shelter 545 Poplar Drive $ ‐ 0.0% Good$ 101,565 216.0% Very Poor038545 Poplar Drive $ 0.0%Good$ 101,565 216.0%Very Poor039River Front Park Pavillion $ 78 0.0% Good$ 1,478 1.6% GoodRepair loose and missing stones041Booster PRV Station $ ‐ 0.0% Good$ 192,050 84.2% Very PoorNonCentralBoosterPump042Non Central Booster Pump 101 E Beaver $ ‐ 0.0% Good $ 81,774 81.8% Very Poor047Well 4 $ ‐ 0.0% Good$ 1,913 9.1% Fair Report#Name/Address Immediate RepairsImmediate FCIImmediate Rating 10 year repair10 year FCI10 yearratingItemsofNoteReport #Name/AddressRepairs FCIRatingrepair FCIratingItems of Note046Well no. 3 $ 16,578 90.5% Very Poor$ ‐ N / AN / ASoil Sampling (Post Demo), Building Demo038Non‐Rice Park Shelter 545PoplarDrive$‐0.0%Good$101,565216.0%VeryPoor038545 Poplar Drive $ ‐ 0.0%Good$ 101,565 216.0%Very Poor040River Front Park $ 41,907 45.7% Poor$ 147,516 161.0% Very PoorParking lot seal and stripe, repair of concrete retaining wall007Beecher Concession Stand $ 6,524 14.2% Poor$ 56,084 122.0% Very PoorSprinkler System; ADA updgrades020TownSquareParkGazebo$28101%Good$44 883100 0%VeryPoorParkingLandscapingADASignage(parking)020Town Square Park Gazebo $ 281 0.1%Good$ 44,883 100.0%Very PoorParking, Landscaping, ADA Signage (parking)041Booster PRV Station $ ‐ 0.0% Good$ 192,050 84.2% Very Poor042Non Central Booster Pump 101EBeaver$00%Good$81 77481 8%VeryPoor042101 E Beaver $ ‐ 0.0%Good$ 81,774 81.8%Very Poor005Beecher Center 908 Game Farm Rd $ 43,159 2.6% Good$ 1,068,339 61.8% Very PoorSidewalks, parking lot, fire alarm system, ADA upgrades037ARC 201 W Hydraulic $ 51,805 14.1% Poor$ 228,750 61.6% Very PoorFire System, Fire Alarm System, Asphalt pavement mill and overlayPublicWorksOfficeandGarage610Repairdamagetorightelevationexteriorwallfirealarmsystemmill043Public Works Office and Garage ‐ 610 Tower $ 97,079 6.0% Fair $ 953,792 59.0% PoorRepair damage to right elevation exterior wall, fire alarm system, mill /overlay parking lot, fire supression system025Lift Station Bruell $ ‐ 0.0% Good$ 115,015 52.3% Poor023CtidLiftSt ti$00%Gd$133 78852 2%P023Countryside Lift Station $ ‐ 0.0% Good$ 133,788 52.2% Poor001102 E. Van Emmon Street $ 1,093,997 99.0% Very Poor $ 540,971 49.1% PoorRoof, Parking Lot, Sump Pump Drainage, Lighting, elevator, monitoring systemdk$i$klkd017Stevens Bridge Park Concession $ 9,186 10.0% Fair$ 44,026 48.1% PoorParking, Walkway, Landscaping, Fire System013Yak Shack $ 41,907 28.7% Poor$ 99,325 44.2% PoorParking (gravel replacement) Fire Alarm System, Sprinkler System045Treatment Facility Well 8 and 9 $ 25,596 4.4% Good$ 253,760 43.3% PoorFire Supression System009Non‐Kiwanis Park Shelter $ 31 0.0% Good$ 37,070 40.4% PoorRoof018Parks Storage Shed $ ‐ 0.0% Good$ 3,490 38.1% PoorPainting006Beecher Storage Shed $ ‐ 0.0% Good$ 2,925 31.9% Poor034Treatment Facility Well 3 and 4 $ 31,195 4.4% Good$ 215,662 30.2% PoorSprinkler System008Library $ 1,543 0.0% Good$ 2,042,965 27.8% PoorADA upgrades035Treatment Facility Well 7 $ 25,596 4.4% Good$ 157,269 26.8% PoorFire Systemyy019Non Park Tin Storage Shed $ ‐ 0.0% Good$ 23,619 25.8% Poor004City Hall ‐ 800 Game Farm Road $ 271,023 7.7% Fair$ 860,877 24.7% PoorRoof, HVAC/Furnace, Parking Lot, Lighting, Sprinkler System Retrofity$,$,f,/,g,gg,pyf010131 E. Hydraulic $ 21,625 5.4% Fair$ 81,566 20.6% PoorSprinkler System, Fire Alarm System, ADA, Furnace, Water heater044Salt Storage Building $ 21,687 7.4% Fair$ 59,722 20.3% PoorFull replacement of exterior metal sidingPublic Works, garage building024Public Works, garage building610 Tower Lane $ 22,328 7.2% Fair $ 61,871 19.9% PoorSprinkler System, Fire Alarm System, Floor Repair002609 Bridge Street $ 449,683 49.0% Poor$ 118,443 12.9% PoorSiding, Electrical/Plumbing/Lighting Upgrades, Fire/Sprinkler, Garage Demo002609 Bridge Street $ 449,683 49.0%Poor$ 118,443 12.9%PoorSiding, Electrical/Plumbing/Lighting Upgrades, Fire/Sprinkler, Garage Demo047Well 4 $ ‐ 0.0% Good$ 1,913 9.1% Fair016Stepping Stone Park $ ‐ 0.0% Good$ 4,597 5.0% Good003OldJail$132,44314.4%Poor$2,8233.0%GoodStructural,Roof,Repointing.003Old Jail $ 132,443 14.4%Poor$ 2,823 3.0%GoodStructural, Roof, Repointing.036Parks Facility 185 Wolf Street $ 109,797 5.9% Fair$ 53,136 2.8% GoodSprinkler System, Fire Alarm sytem039River Front Park Pavillion $ 78 0.0% Good$ 1,478 1.6% GoodRepair loose and missing stones EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT New Public Works 609 North Bridge Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-002.322 September 13, 2017 May 19, 2017 FACILITY CONDITION ASSESSMENT NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 4 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 7 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 4. Existing Building Assessment .......................................................................................................... 10 4.1. Unit or Space Types .................................................................................................................. 10 4.2. Inaccessible Areas or Key Spaces Not Observed .................................................................... 10 5. Site Improvements ............................................................................................................................. 11 5.1. Utilities ....................................................................................................................................... 11 5.2. Parking, Paving, and Sidewalks ................................................................................................ 11 5.3. Drainage Systems and Erosion Control .................................................................................... 12 5.4. Topography and Landscaping ................................................................................................... 13 5.5. General Site Improvements ....................................................................................................... 13 6. Building Architectural and Structural Systems ............................................................................... 15 6.1. Foundations ............................................................................................................................... 15 6.2. Superstructure ........................................................................................................................... 15 6.3. Roofing ...................................................................................................................................... 15 6.4. Exterior Walls ............................................................................................................................ 16 6.5. Exterior and Interior Stairs ......................................................................................................... 17 6.6. Exterior Windows and Doors ..................................................................................................... 17 6.7. Patio, Terrace, and Balcony ...................................................................................................... 18 7. Building Mechanical and Plumbing Systems .................................................................................. 19 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 19 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 20 7.3. Building Gas Distribution ........................................................................................................... 21 7.4. Building Electrical ...................................................................................................................... 22 7.5. Building Elevators and Conveying Systems .............................................................................. 22 7.6. Fire Protection and Security Systems ....................................................................................... 23 8. Interior Spaces .................................................................................................................................... 24 8.1. Interior Finishes ......................................................................................................................... 24 9. Other Structures ................................................................................................................................. 26 10. Certification ......................................................................................................................................... 27 11. Appendices ......................................................................................................................................... 28 NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 609 North Bridge Street, Yorkville, IL 60560 Year Constructed/Renovated: Originally constructed early 1900s Current Occupants: City of Yorkville Percent Utilization: 0% Management Point of Contact: Mr. Peter Ratos, Building Code Official, City of Yorkville 630.553.8574 phone Property Type: Municipal Site Area: 0.5 acres Building Area: 2,464 SF Number of Buildings: 1 Number of Stories: 3 Parking Type and Number of Spaces: No designated spaces Building Construction: Conventional wood framed structure with concrete foundation walls Roof Construction: Pitched roof with asphalt shingles Exterior Finishes: Wood siding Heating, Ventilation & Air Conditioning: Furnace and split system condensing unit Fire and Life/Safety: Aged fire alarm system with pull stations and exit signs Dates of Visit: 5/19/2017 On-Site Point of Contact (POC): Peter Ratos Assessment and Report Prepared by: Kevin Koranda Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Good Structure Fair Plumbing Fair to poor Roof Fair Electrical Fair to poor NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Vertical Envelope Fair Elevators NA Interiors Fair Fire Poor The following bullet points highlight the most significant short term and modernization recommendations: ▪ Wood siding replacement ▪ Electrical system upgrades ▪ Plumbing system upgrades ▪ Lighting upgrades ▪ Sprinkler system retrofit ▪ Fire alarm system upgrades ▪ Interior finish replacement, including: wood floor refinishing, repainting, and carpet replacement ▪ Garage structure demolition Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. According to property management personnel, the property has had a nonexistent capital improvement expenditure program over the past three years. 1.2. F acility Condition Index (FCI ) NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 3 www.EMGcorp.com p 800.733.0660 One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 49.0% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 12.9% Poor Current Replacement Value (CRV) 2,464 SF * 183.24 / SF = $451,503.36 Year 0 (Current Year) - Immediate Repairs (IR) $449,683 Years 1-10 – Replacement Reserves (RR) $118,443 Total Capital Needs $568,126 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below: ▪ Wood siding replacement ▪ Electrical system upgrades ▪ Plumbing system upgrades ▪ Lighting upgrades ▪ Sprinkler system retrofit ▪ Fire alarm system upgrades ▪ Interior finish replacement, including: wood floor refinishing, repainting, and carpet replacement ▪ Garage structure demolition Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow -Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of severe moisture in representative readily accessible areas of the property. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 4 www.EMGcorp.com p 800.733.0660 No studies or follow up recommendations appear to be necessary. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably wi ll vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable c ost for further study should be included in the FCA.w 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediat e Repair Cost Estimate. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred mainten ance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence: ▪ A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. ▪ A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years. ▪ A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following: ▪ Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment. ▪ Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable. ▪ Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions. ▪ Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review. ▪ Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments. ▪ List the current utility service providers. ▪ Review maintenance records and procedures with the in-place maintenance personnel. ▪ Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms. ▪ Provide recommendations for additional studies, if required, with related budgetary information. ▪ Provide an Executive Summary at the beginning of this report. ▪ Prepare a mechanical equipment inventory list. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 7 www.EMGcorp.com p 800.733.0660 2.3. Personnel Interviewed The management staff was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Eric Dhuse Public Works Director City of Yorkville 630.553.4370 The FCA was performed with the assistance of Eric Dhuse, Public Works Director, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The property has only been owned by the city for a short period of time. The POC has been involved with the property since its purchase in 2016. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. 2.5. Pre -Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report. 2.6. Weather Conditions 5/19/17: Partly cloudy and raining with temperatures in the 60s (°F) and moderate winds. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibilit y and Property Resea rch 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. However, the building is not planned to be used as an area of public accommodation. Achieving ADA compliance would require substantial modifications to the facility and modifications may not be necessary given the planned facility use. With this acknowledged, the issues are nonetheless noted below. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking ▪ Adequate number of designated parking stalls and signage for cars are not provided. Provide description of location where new stalls are required (adjacent to rental office/adjacent to XX building) ▪ Adequate number of designated parking stalls and signage for vans are not provided. ▪ Access aisles adjacent to parking spaces, crossing hazardous vehicle areas, from main roadways or public transportation stops to the building sidewalks and entrances are not provided. Ramps ▪ The building requires the construction of a straight entrance ramp with handrails to allow wheelchair access. Entrances/Exits ▪ Install buzzer or intercom for assistance and service at exterior entrance doors or parking space. ▪ Existing entrance doors are not wide enough to accommodate wheelchair access and clear floor space beside the door swing is lacking. ▪ Existing stairs are set too close to the front doors for wheelchair access at ground level door ▪ Lever action hardware is not provided Paths of Travel ▪ There are no accessible paths of travel to the second floor or the basement of the building. ▪ Existing carpeting is not securely attached or has a pile thickness exceeding 1/2”. ▪ Stair handrails do not extend beyond the top and bottom risers. ▪ Stair handrails do not extend beyond the top and bottom risers. ▪ Lower objects mounted higher than 27” off the floor, project more than 4” into walks, halls, corridors, passageways, or aisles. Restrooms ▪ Existing restrooms do not meet any ADA criteria and are inaccessible. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 9 www.EMGcorp.com p 800.733.0660 Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 10 www.EMGcorp.com p 800.733.0660 4. Existing B uilding Assessment 4.1. Unit or Space Types All 5,000 square feet of the building are currently unoccupied. The facility was previously used as a residential home. The spaces are vacant. Primary building areas include: living quarters, a kitchen, and an unfinished basement. 4.2. Inaccessible Areas or Key Spaces N ot Observed All of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof (observed from the ground). Areas of note that were either inaccessible or not observed for other reasons are listed in the table below: A “down unit” or area is a term used to describe a unit or space that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. There are no down units or areas. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 11 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good and Adequate Storm sewer City of Yorkville Good and Adequate Domestic water City of Yorkville Good and Adequate Electric service Commonwealth Edison Good and Adequate Natural gas service Nicor Gas Good and Adequate Actions/Comments: ▪ According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress North Bridge Street Access from East Additional Entrances NA Additional Access from NA Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt 1995 Fair Parking Lot Asphalt 1995 Fair Drive Aisles None NA -- Service Aisles None NA -- Sidewalks Concrete 1995 Fair Curbs None NA -- Site Stairs None NA -- Pedestrian Ramps None NA -- NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 12 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure No designated spaces - - - - Total Number of ADA Compliant Spaces NA Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces NA Parking Ratio (Spaces/Apartments) NA Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition None -- -- - Anticipated Lifecycle Replacements: ▪ Asphalt seal coating ▪ Asphalt pavement milling and overlaying ▪ Sidewalks Actions/Comments: ▪ The asphalt pavement exhibits isolated areas of failure and deterioration, such as alligator cracking, transverse cracking an d localized depressions. The most severely damaged areas of paving must be cut and patched in order to maintain the integrity of the overall pavement system. All of the paving must be overlaid with new asphalt paving in order to maintain the integrity of the overall pavement system. Milling is recommended as part of the overall repair work. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Fair Inlets ☒ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☒ -- Dry Well ☐ -- NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 13 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion 5.4. Topography and Landscaping Item Description Site Topography Slopes gently down from the north side of the property to the south property line. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☐ ☐ ☐ Landscaping Condition Fair Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage None Street Address Displayed? Yes NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 14 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ -- Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair REFUSE DISPOSAL Refuse Disposal Individual garbage bins Dumpster Locations Mounting Enclosure Contracted? Condition NA - vacant None None NA -- Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 15 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Masonry foundation walls Fair Basement and Crawl Space Concrete slab and concrete walls Fair Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ The foundations and footings cannot be directly observed. However, there are isolated areas of standing water, efflorescence, and excessive moisture conditions on the walls and floors in the subterranean basement. The subterranean walls must be repaired and waterproofed. The scope of the repair includes excavation, the installation of a new waterproof system and footing drains, and the backfilling and re-compacting of the excavated soil. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Fair Basement Concrete slab Fair Upper Floor Framing Wood joists Fair Upper Floor Decking Wood Fair Roof Framing Wood trusses Fair Roof Decking Wood boards Fair Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Gable Roof Finish Asphalt shingles NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 16 www.EMGcorp.com p 800.733.0660 Primary Roof Maintenance In-house Staff Roof Age 18 Yrs Flashing Sheet metal Warranties None Parapet Copings None Roof Drains Gutters and downspouts Fascia Wood fascia Insulation Fiberglass batts Soffits Exposed Soffits Skylights No Attics Yes Ponding No Ventilation Source-1 Gable end vents Leaks Observed Yes Ventilation Source-2 None Roof Condition Fair The primary roof is located over the entirety of the building. Anticipated Lifecycle Replacements: ▪ Asphalt shingles Actions/Comments: ▪ The roof finishes appear to be more than 15 years old. Information regarding roof warranties or bonds was not available. The roofs are maintained by the in-house maintenance staff. ▪ According to the POC, there are no active roof leaks. There is no evidence of active roof leaks. ▪ There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work. ▪ Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program. ▪ The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. There is no evidence of moisture, water intrusion, or excessive daylight in the attics. The insulation in the attics appears to be adequate. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Painted wood Fair to Poor Secondary Finish None NA Accented with Wood trim Fair to Poor Soffits Not Applicable -- Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements: ▪ Wood siding ▪ Exterior painting NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 17 www.EMGcorp.com p 800.733.0660 Actions/Comments: ▪ The wood siding has significant areas of weathered wood siding and wood trim. The painted finishes across much of the building are deteriorated. The damaged materials must be replaced. In addition to these repairs, the exterior walls will require painting. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Cast in place concrete Closed Metal Metal Fair Building Exterior Stairs Wood-framed Open Wood Wood Fair Building Interior Stairs Wood-framed Closed Wood Wood Fair Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ The wood stairs at the north side of the building have isolated evidence of deteriorated, treads, risers, and balusters. The damaged stair components must be replaced. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Wood framed, operable Single glaze Throughout building ☐ Poor Building Doors Main Entrance Doors Door Type Condition Wood, partially glazed Fair Secondary Entrance Doors Solid core wood or metal Fair Service Doors None -- Overhead Doors None -- Anticipated Lifecycle Replacements: ▪ Wooden windows ▪ Glazed doors ▪ Metal door NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 18 www.EMGcorp.com p 800.733.0660 Actions/Comments: ▪ The windows are antiquated, energy-inefficient units with single-pane glazing. Some of the windows are difficult to open and close and several of the windows were loose in their sashes. Window replacement is recommended. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 19 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Building Central Heating System Primary Heating System Type Forced air furnace Quantity and Capacity of Major Components 1 furnace at 95 MBH Total Heating Capacity 95 MBH Heating Fuel Natural gas Location of Major Equipment Basement Space Served by System Entire building Age Ranges 2015 Condition Good Heat Exchanger Condition -- Building Central Cooling System Primary Cooling System Type Condensing unit Quantity and Capacity of Major Components 1 condensing unit at 3 tons Total Cooling Capacity 3 tons Refrigerant R-410A Cooling Towers NA Location of Major Equipment Adjacent north wall Space Served by System Entire building Age Ranges 2015 Condensing Unit Condition Good Supplemental Components Supplemental Component #1 NA Location / Space Served NA Condition -- NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 20 www.EMGcorp.com p 800.733.0660 Controls and Ventilation HVAC Control System Individual non-programmable thermostats/controls HVAC Control System Condition Poor Building Ventilation Natural ventilation only Ventilation System Condition Fair Anticipated Lifecycle Replacements: ▪ Furnace ▪ Split system condensing unit Actions/Comments: ▪ The HVAC systems are maintained by the in-house maintenance staff. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied. ▪ Approximately 0 percent of the HVAC equipment is original. HVAC equipment is replaced on an "as needed" basis. ▪ The HVAC equipment appears to be functioning adequately overall. The property management staff was interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper and galvanized iron Fair to poor Waste/Sewer Piping Cast iron and PVC Fair to poor Vent Piping Cast iron and PVC Fair to poor Water Meter Location Basement Domestic Water Heaters or Boilers Components Water Heater Fuel Natural gas Quantity and Input Capacity 1 unit at 32 MBH Storage Capacity 40 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume 0 Quantity of Storage Tanks 0 Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Unknown NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 21 www.EMGcorp.com p 800.733.0660 Domestic Water Heaters or Boilers Adequacy of Water Pressure Unknown Plumbing Fixtures Water Closets Residential Toilet (Water Closet) Flush Rating 3.5 GPF Common Area Faucet Nominal Flow Rate 2.0+ GPM Condition Fair to poor Anticipated Lifecycle Replacements: ▪ Supply distribution piping ▪ Waste/sanitary distribution piping ▪ Water heater ▪ Toilets ▪ Sinks ▪ Bathtubs Actions/Comments: ▪ Most of the domestic water lines are galvanized iron. To date there has been no history of chronic leaks or water pressure problems. However, it is quite common for galvanized iron piping to develop problems due to long-term corrosion with thinning walls and/or interior mineral deposit accumulation, especially once it has aged 40 or 50 years. EMG highly encourages some easily accessible pipe sections be examined to more accurately determine the interior pipe wall conditions after nearly 60 years of use. Pending these results, consideration should be given to replacing all the plumbing supply lines with copper. A budgetary cost for full replacement is included. ▪ The cast iron sanitary piping is aged and appears to be original to the building. The piping is corroded and generally in poor condition. The budgetary cost above includes an amount for the replacement of the original sanitary piping. ▪ The restroom accessories and fixtures are antiquated and exhibit significant wear. The restroom accessories and fixtures require replacement. 7.3. Building Gas D istribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator is located along the exterior wall of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements: ▪ No components of significance Actions/Comments: ▪ The pressure and quantity of gas appear to be adequate. ▪ The gas meter and regulator appear to be functioning adequately and will require routine maintenance. ▪ Only limited observation of the gas distribution piping can be made due to hidden conditions. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 22 www.EMGcorp.com p 800.733.0660 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted Main Service Size 100 Amps Volts 120/208 Volt, three-phase Meter & Panel Location Basement Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures Incandescent Main Distribution Condition Fair Lighting Condition Fair to poor Building Emergency System Size None Fuel -- Generator / UPS Serves -- Tank Location -- Testing Frequency -- Tank Type -- Generator / UPS Condition -- Anticipated Lifecycle Replacements: ▪ Circuit breaker panel ▪ Interior light fixtures ▪ Distribution wiring Actions/Comments: ▪ The onsite electrical systems up to the meters are owned and maintained by the respective utility company. ▪ The electrical service and capacity appear to be adequate for the property’s demands. ▪ Some of the electrical components within the building, including the knob-and-tube style wiring, are original. A partial modernization/upgrade is recommended to the aging interior electrical infrastructure. An overall budgetary allowance is included to account for some corresponding wiring and sub-feed replacements and upgrades. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 23 www.EMGcorp.com p 800.733.0660 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☒ Alarm Horns ☒ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☒ Emergency Battery-Pack Lighting ☐ Illuminated EXIT Signs ☒ Alarm System Condition Poor Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel None NA Fire Extinguishers Last Service Date Servicing Current? None located NA Hydrant Location Adjacent streets Siamese Location None Special Systems Kitchen Suppression System ☐ Computer Room Suppression System ☐ Anticipated Lifecycle Replacements: ▪ Exit light fixture Actions/Comments: ▪ Fire extinguishers appear to be missing at all locations. New fire extinguishers must be installed at all required locations immediately. ▪ The fire alarm systems appear somewhat antiquated and not up to current standards. The system utilized outdated components a nd lacks strobe light alarm, does not have a sufficient number of pull stations, has non-functional lighted exit signs and no backup light fixtures. Due to the age of the components and apparent shortcomings, a full modernization project is recommended. As part of the major planned short term renovations, a facility-wide fire alarm modernization is recommended. A budgetary cost is included. ▪ The building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installatio n of facility- wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. As part of the major recommended short term renovations, a facility-wide fire suppression retrofit is recommended. A budgetary cost is included. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 24 www.EMGcorp.com p 800.733.0660 8. I nterior Spaces 8.1. I nterior Finishes All 2,464 square feet of the building are currently unoccupied. The facility was previously a single-family home. The spaces are vacant. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Wood Throughout first floor living room areas, second floor bedrooms Fair to poor Carpet Stairwell, first floor bedroom Poor Vinyl tile Kitchen, bathrooms Fair to poor Concrete Basement Fair Typical Wall Finishes Wall Finish Locations General Condition Painted plaster Throughout building Fair Painted CMU Basement Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Painted plaster Throughout building Fair Interior Doors Item Type Condition Interior Doors Solid core/hollow core Fair Door Framing Wood Fair Fire Doors No NA Anticipated Lifecycle Replacements: ▪ Carpet ▪ Vinyl tile ▪ Wood flooring refinishing ▪ Interior painting ▪ Interior doors NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 25 www.EMGcorp.com p 800.733.0660 Actions/Comments: ▪ It appears that the interior finishes have not been renovated within the last 30 years. ▪ The interior finishes are old, worn, and outdated The VCT and carpeting is aged. The wood flooring is worn in some areas and will require refinishing. Partial interior renovations that include comprehensive updating of the interior finishes are recommended as part of the overall facility renovation. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 26 www.EMGcorp.com p 800.733.0660 9. Other Structures A garage building is located to the west of the main building. The garage is a wood framed structure set on a concrete slab. The garage is deteriorating and in poor overall condition. Actions/Comments: ▪ The property management stated that the City currently plans on demolishing the garage. No replacement costs for any of the garage finishes are included in the report. A budgetary allowance for the demolition work is included. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 27 www.EMGcorp.com p 800.733.0660 10. Certification The City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of New Public Works, 609 North Bridge Street, Yorkville, IL, the “Property”. It is our understanding that the primary interest of the City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of the City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than the City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at the City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Kevin Koranda, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 28 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #1: FRONT ENTRANCE PHOTO #2: FRONT ELEVATION PHOTO #3: NORTH ELEVATION PHOTO #4: SOUTH ELEVATION PHOTO #5: SOUTH ELEVATION PHOTO #6: WEST ELEVATION NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #7: SITE PHOTO #8: SIDEWALK PHOTO #9: SIDEWALK PHOTO #10: ASPHALT DRIVEWAY PHOTO #11: GARAGE PHOTO #12: ENTRY DOOR NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #13: ENTRY STEPS PHOTO #14: FRONT ENTRY STEPS PHOTO #15: WINDOWS PHOTO #16: SMALL BASEMENT WINDOW PHOTO #17: NORTH ENTRY DOOR PHOTO #18: WOOD SIDING NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #19: NORTH STAIRS PHOTO #20: ROOF DECKING PHOTO #21: INSULATION PHOTO #22: WOOD WINDOW PHOTO #23: LOAD CENTER PHOTO #24: FURNACE NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #25: CONDENSING UNIT PHOTO #26: THERMOSTAT PHOTO #27: WATER HEATER PHOTO #28: GALVANIZED WATER PIPE PHOTO #29: CAST IRON SANITARY PIPE PHOTO #30: CAST IRON SANITARY PIPE, AGED NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #31: PULL STATION PHOTO #32: FIRE ALARM BELL PHOTO #33: EXIT SIGN PHOTO #34: SMOKE DETECTOR PHOTO #35: KITCHEN, VINYL TILE PHOTO #36: KITCHEN CABINETS NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #37: WOOD FLOORING PHOTO #38: WOOD FLOORING PHOTO #39: BUILT-IN CABINETRY PHOTO #40: WINDOWS PHOTO #41: CARPET PHOTO #42: TOILET NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #43: SINK PHOTO #44: TUB PHOTO #45: SINK PHOTO #46: STAIRWELL PHOTO #47: WOOD FLOORING PHOTO #48: SECOND FLOOR EXIT DOOR, METAL NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #49: LIGHT FIXTURE PHOTO #50: LIGHT FIXTURE PHOTO #51: WOOD FLOOR PHOTO #52: BATHROOM, SECOND FLOOR PHOTO #53: VINYL TILE PHOTO #54: BATHTUB NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 PHOTO #55: BASEMENT STAIRS PHOTO #56: CONCRETE SLAB PHOTO #57: CONCRETE LAUNDRY SINK PHOTO #58: WORKSHOP ROOM NORTH OF STAIRS PHOTO #59: EFFLORESCENCE AND WATER STAINING PHOTO #60: WATER DAMAGED WALL NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 Appendix B: S ite Plan Site Plan Project Name: New Public Works Project Number: 122700.17R000-002.322 Source: Google Earth Pro On-Site Date: 5/19/2017 NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: 5/19/17 Property Name: New Public Works EMG Project Number: 122700.17R000-002.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? ✔ 2 Have any ADA improvements been made to the property? ✔ 3 Does a Transition Plan / Barrier Removal Plan exist for the property? ✔ 4 Has building ownership or management received any ADA related complaints that have not been resolved? ✔ 5 Is any litigation pending related to ADA issues? ✔ Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? ✔ 2 Are there sufficient van-accessible parking spaces available? ✔ 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? ✔ 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? ✔ 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? ✔ 6 If required does signage exist directing you to accessible parking and an accessible building entrance? ✔ Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) ✔ 2 Are ramps that appear longer than 6 ft complete with railings on both sides? ✔ Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? ✔ 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? ✔ Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? ✔ 2 If the main entrance is inaccessible, are there alternate accessible entrances? ✔ 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? ✔ Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? ✔ 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? ✔ 3 Is there a path of travel that does not require the use of stairs? ✔ Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? ✔ 2 Are there visual and audible signals inside cars indicating floor change? ✔ 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? ✔ 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? ✔ 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? ✔ 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? ✔ Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? ✔ 2 Are pull handles push/pull or lever type? ✔ 3 Are there audible and visual fire alarm devices in the toilet rooms? ✔ 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? ✔ 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? ✔ 6 In unisex toilet rooms, are there safety alarms with pull cords? ✔ 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? ✔ 8 Are grab bars provided in toilet stalls? ✔ 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? ✔ 10 Are sink handles operable with one hand without grasping, pinching or twisting? ✔ 11 Are exposed pipes under sink sufficiently insulated against contact? ✔ Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. ✔ Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. ✔ 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. ✔ Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. ✔ 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? ✔ Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. ✔ Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? ✔ *Based on visual observation only. The slope was not confirmed through measurements. NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire NEW PUBLIC WORKS EMG PROJECT NO.: 122700.17R000-002.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Historic Jail 111 West Madison Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-003.322 September 13, 2017 May 17, 2017 FACILITY CONDITION ASSESSMENT Immediate Repairs Report Historic Jail 9/13/2017 Location NameEMG Renamed Item NumberID Cost Description QuantityUnit Unit Cost Subtotal Deficiency Repair Estimate * Historic Jail 1.3 609536 Engineer, Environmental, Mold Remediation, Evaluate/Report 1 EA $3,162.50 $3,163 $3,163 Historic Jail 5.2 609539 Exterior Stairs, Concrete, Replace 15 SF $48.94 $734 $734 Historic Jail 5.5 609221 Lighting Fixture, 80 W, Replace 2 EA $256.88 $514 $514 Historic Jail 5.5 609191 Exterior Light Pole 1 EA $2,721.00 $2,721 $2,721 Historic Jail 6.2 609223 Structural Frame 1000 SF $25.10 $25,100 $25,100 Historic Jail 6.2 609216 Study, Structural, Superstructure,1 EA $10,120.00 $10,120 $10,120 Historic Jail 6.3 609196 Roof, , Replace 60 SF $10.52 $631 $631 Historic Jail 6.3 609225 Roof, Premium Grade, Replace 3765 SF $5.04 $18,975 $18,975 Historic Jail 6.4 609174 Brick Veneer Exterior Wall, Exterior, 1-2 Stories, Repair 80 SF $48.56 $3,884 $3,884 Historic Jail 6.4 609179 Brick Veneer Exterior Wall, Exterior, 1-2 Stories, Repair 600 SF $41.28 $24,770 $24,770 Historic Jail 6.4 609228 Exterior Wall 80 LF $2.82 $226 $226 Historic Jail 6.4 609232 Field Stone, Exterior, 1-2 Stories, Repair 150 SF $49.82 $7,473 $7,473 Historic Jail 6.4 609188 Wood Shakes/Shingles, 1-2 Stories, Replace 90 SF $6.69 $602 $602 Historic Jail 6.5 609183 Interior Stairs/Ramp, Interior Stairs, Replace 110 SF $44.53 $4,898 $4,898 Historic Jail 6.6 609181 Window, 1-2 Stories, 12 SF, Replace 4 EA $719.86 $2,879 $2,879 Historic Jail 6.6 609175 Exterior Door, Solid Core, Fully Glazed, Exterior Door, Replace 2 EA $1,982.31 $3,965 $3,965 Historic Jail 6.6 609193 Exterior Door, Solid Core, Painted, Exterior Door, Replace 2 EA $1,423.11 $2,846 $2,846 Historic Jail 6.6 609234 Overhead Door, 144 SF, Replace 1 EA $2,634.03 $2,634 $2,634 Historic Jail 7.6 609205 Fire Extinguisher, , Replace 5 EA $356.54 $1,783 $1,783 Historic Jail 7.6 614544 Emergency Lighting Pack, 2 Light w/ Battery, Replace 1 EA $1,227.87 $1,228 $1,228 Historic Jail 8.1 609227 Interior Walls, Interior Wall, Repair 1800 SF $3.18 $5,726 $5,726 Historic Jail 8.1 609219 Ceilings, Ceiling, Repair 850 SF $7.32 $6,221 $6,221 Immediate Repairs Total $131,093 * Location Factor included in totals. Replacement Reserves Report Historic Jail 9/13/2017 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Historic Jail 1.3 609536 Engineer, Environmental, Mold Remediation, Evaluate/Report 0 2016 0 1 EA $3,162.50 $3,163 $3,163 $3,163 Historic Jail 5.2 609539 Exterior Stairs, Concrete, Replace 50 50 0 15 SF $48.94 $734 $734 $734 Historic Jail 5.2 609180 Parking Lot, Parking Lot, Repair 5 3 2 1000 SF $0.38 $380 $380 $380 $380 $380 $1,518 Historic Jail 5.2 609236 Parking Lot, Parking Lot, Repair 25 7 18 1000 SF $3.28 $3,280 $3,280 $3,280 Historic Jail 5.5 609221 Lighting Fixture, 80 W, Replace 20 27 0 2 EA $256.88 $514 $514 $514 Historic Jail 5.5 609191 Exterior Light Pole 20 27 0 1 EA $2,721.00 $2,721 $2,721 $2,721 Historic Jail 6.2 609223 Structural Frame 50 50 0 1000 SF $25.10 $25,100 $25,100 $25,100 Historic Jail 6.2 609216 Study, Structural, Superstructure,0 50 0 1 EA $10,120.00 $10,120 $10,120 $10,120 Historic Jail 6.3 609196 Roof, , Replace 20 27 0 60 SF $10.52 $631 $631 $631 Historic Jail 6.3 609225 Roof, Premium Grade, Replace 30 41 0 3765 SF $5.04 $18,975 $18,975 $18,975 Historic Jail 6.3 609213 Roof, , Replace 20 18 2 150 SF $9.00 $1,349 $1,349 $1,349 Historic Jail 6.4 609174 Brick Veneer Exterior Wall, Exterior, 1-2 Stories, Repair 0 121 0 80 SF $48.56 $3,884 $3,884 $3,884 Historic Jail 6.4 609179 Brick Veneer Exterior Wall, Exterior, 1-2 Stories, Repair 25 41 0 600 SF $41.28 $24,770 $24,770 $24,770 Historic Jail 6.4 609228 Exterior Wall 10 17 0 80 LF $2.82 $226 $226 $226 $451 Historic Jail 6.4 609232 Field Stone, Exterior, 1-2 Stories, Repair 0 121 0 150 SF $49.82 $7,473 $7,473 $7,473 Historic Jail 6.4 609188 Wood Shakes/Shingles, 1-2 Stories, Replace 20 41 0 90 SF $6.69 $602 $602 $602 Historic Jail 6.5 609183 Interior Stairs/Ramp, Interior Stairs, Replace 50 50 0 110 SF $44.53 $4,898 $4,898 $4,898 Historic Jail 6.6 609181 Window, 1-2 Stories, 12 SF, Replace 30 41 0 4 EA $719.86 $2,879 $2,879 $2,879 Historic Jail 6.6 609175 Exterior Door, Solid Core, Fully Glazed, Exterior Door, Replace 25 41 0 2 EA $1,982.31 $3,965 $3,965 $3,965 Historic Jail 6.6 609193 Exterior Door, Solid Core, Painted, Exterior Door, Replace 25 41 0 2 EA $1,423.11 $2,846 $2,846 $2,846 Historic Jail 6.6 609234 Overhead Door, 144 SF, Replace 35 41 0 1 EA $2,634.03 $2,634 $2,634 $2,634 Historic Jail 7.6 609205 Fire Extinguisher, , Replace 15 22 0 5 EA $356.54 $1,783 $1,783 $1,783 $3,565 Historic Jail 7.6 614544 Emergency Lighting Pack, 2 Light w/ Battery, Replace 10 26 0 1 EA $1,227.87 $1,228 $1,228 $1,228 $2,456 Historic Jail 8.1 609227 Interior Walls, Interior Wall, Repair 0 39 0 1800 SF $3.18 $5,726 $5,726 $5,726 Historic Jail 8.1 609219 Ceilings, Ceiling, Repair 0 39 0 850 SF $7.32 $6,221 $6,221 $6,221 Totals, Unescalated $131,093 $0 $1,729 $0 $0 $0 $0 $380 $0 $0 $1,453 $0 $380 $0 $0 $1,783 $0 $380 $3,280 $0 $140,477 Totals, Escalated (3.0% inflation, compounded annually)$131,093 $0 $1,834 $0 $0 $0 $0 $467 $0 $0 $1,953 $0 $541 $0 $0 $2,777 $0 $627 $5,585 $0 $144,877 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 4 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 6 2.1. Purpose ....................................................................................................................................... 6 2.2. Scope .......................................................................................................................................... 7 2.3. Personnel Interviewed ................................................................................................................. 7 2.4. Documentation Reviewed ........................................................................................................... 8 2.5. Pre-Survey Questionnaire ........................................................................................................... 8 2.6. Weather Conditions ..................................................................................................................... 8 3. Accessibility and Property Research ................................................................................................. 9 3.1. ADA Accessibility ........................................................................................................................ 9 4. Existing Building Assessment .......................................................................................................... 10 4.1. Unit or Space Types .................................................................................................................. 10 4.2. Inaccessible Areas or Key Spaces Not Observed .................................................................... 10 5. Site Improvements ............................................................................................................................. 11 5.1. Utilities ....................................................................................................................................... 11 5.2. Parking, Paving, and Sidewalks ................................................................................................ 11 5.3. Drainage Systems and Erosion Control .................................................................................... 12 5.4. Topography and Landscaping ................................................................................................... 13 5.5. General Site Improvements ....................................................................................................... 13 6. Building Architectural and Structural Systems ............................................................................... 15 6.1. Foundations ............................................................................................................................... 15 6.2. Superstructure ........................................................................................................................... 15 6.3. Roofing ...................................................................................................................................... 16 6.4. Exterior Walls ............................................................................................................................ 17 6.5. Exterior and Interior Stairs ......................................................................................................... 17 6.6. Exterior Windows and Doors ..................................................................................................... 18 6.7. Patio, Terrace, and Balcony ...................................................................................................... 18 7. Building Mechanical and Plumbing Systems .................................................................................. 19 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 19 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 20 7.3. Building Gas Distribution ........................................................................................................... 21 7.4. Building Electrical ...................................................................................................................... 21 7.5. Building Elevators and Conveying Systems .............................................................................. 22 7.6. Fire Protection and Security Systems ....................................................................................... 22 8. Interior Spaces .................................................................................................................................... 24 8.1. Interior Finishes ......................................................................................................................... 24 9. Other Structures ................................................................................................................................. 26 10. Certification ......................................................................................................................................... 27 11. Appendices ......................................................................................................................................... 28 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 111 West Madison Street, Yorkville, Illinois 60560 Year Constructed/Renovated: Originally constructed 1893 Addition/restoration 1970s Current Occupants: None Percent Utilization: 0% Management Point of Contact: Mr. Peter Ratos, Building Code Official, City of Yorkville 630.553.8574 phone Property Type: Municipal Site Area: 0.30 acres Building Area: 5,000 SF Number of Buildings: 1 Number of Stories: 3 Parking Type and Number of Spaces: 3 spaces adjacent to street Building Construction: Conventional wood framed structure with areas of reinforced concrete Roof Construction: Pitched roof with asphalt shingles Flat roofs with built-up membrane at small area Exterior Finishes: Brick Veneer Field stone Heating, Ventilation and Air Conditioning: Central system with boiler serving older area Furnace and split system condensing unit serving newer area and garage Fire and Life/Safety: Hydrants, extinguishers, and one backup light fixture. Dates of Visit: 5/17/2016 On-Site Point of Contact (POC): Peter Ratos Assessment and Report Prepared by: Kevin Koranda Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Poor HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Structure Poor Plumbing Poor Roof Failed Electrical Poor Vertical Envelope Poor Elevators NA Interiors Failed Fire Poor The following bullet points highlight the most significant short term and modernization recommendations:  Structural evaluation and repairs  Roof replacement  Exterior brick repointing  Foundation wall repointing Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been poorly maintained in recent years and is in poor overall condition. According to property management personnel, the property has had a nonexistent capital improvement expenditure program over the past three years. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 14.4% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 0.3% Good Current Replacement Value (CRV) 5,000 SF * 183.24 / SF = $916,186 Year 0 (Current Year) - Immediate Repairs (IR) $132,443 Years 1-10 – Replacement Reserves (RR) $2,823 Total Capital Needs $135,266 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Structural evaluation and repairs  Roof replacement  Exterior brick repointing  Foundation wall repointing Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. Areas of suspect fungal growth, fungal or mildew-like odors, moisture, elevated humidity, moisture stains, mildew, and water damage were observed along the drywall in the following areas:  Central hallway, upper and lower floors: a severe roof leak has resulted in significant water damage to these areas of the facility. Substantial micro-mold growth and the growth of both plants and macro-fungi was observed. Additional growth is presumed to be present within the walls, floors, and attic spaces in this area.  Third Floor loft: moisture stains and mold/mildew odors were observed in this area. Based on the apparent extent of fungal growth (more than 30 square feet), the fungal growth must be abated by a qualified fungal growth remediation contractor. The cost to retain a consultant to conduct an extensive fungal growth survey and to recommend clean- up methods and repairs is included in the cost tables. A cost allowance to address the roof and replace the affected areas of fungal growth is also included. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 4 www.EMGcorp.com p 800.733.0660 The following study is recommended.  The central hallway is in very poor condition due to water infiltration. The structure in this area has potentially been rendered unsound from water damage. A professional engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in the cost tables. A cost allowance to repair structural damage is also included in the cost tables. There are a number of unresolved Fire Code violations. See Section 7.6 for descriptions and comments. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 5 www.EMGcorp.com p 800.733.0660 EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 6 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 7 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The management staff was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Peter Ratos Building Code Official City of Yorkville 630.553.8574 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 8 www.EMGcorp.com p 800.733.0660 The FCA was performed with the assistance of Peter Ratos, Building Code Official, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s involvement with the property has spanned the past 6 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report. 2.6. Weather Conditions 5/17/17: Clear to partly cloudy, with temperatures in the 70s (°F) and moderate winds. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 9 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for vans are not provided. Paths of Travel  Door thresholds do not allow for wheelchair access Restrooms.  Restrooms do not meet any ADA accessibility criteria. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. Because this facility is currently unused and no major renovations are currently planned, the cost to address the achievable items noted above is not included in the cost tables. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 10 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 5,000 square feet of the building are currently unoccupied. The facility was previously used as the Yorkville Sherrif’s office and jail. The spaces are vacant. Primary building areas include: living quarters, the jail/holding area, a garage, office space, and an unfinished basement. 4.2. Inaccessible Areas or Key Spaces Not Observed All of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof (observed from the ground). Areas of note that were either inaccessible or not observed for other reasons are listed in the table below: A “down unit” or area is a term used to describe a unit or space that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. There are substantial portion of the facility that are down, and the entire facility is considered to be a down area. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 11 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good and Adequate Storm sewer City of Yorkville Good and Adequate Domestic water City of Yorkville Good and Adequate Electric service Commonwealth Edison Good and Adequate Natural gas service Nicor Gas Good and Adequate Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress West Madison Street Access from South Additional Entrances NA Additional Access from NA Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron None -- -- Parking Lot Asphalt 2010 Good Drive Aisles None -- -- Service Aisles None -- -- Sidewalks Concrete 2010 Good Curbs Concrete 2010 Good Site Stairs Concrete 1970 Poor Pedestrian Ramps None -- -- HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 12 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 3 - - - - Total Number of ADA Compliant Spaces 1 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 3 Parking Ratio (Spaces/Apartments) NA Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition East wall of building Concrete stairs None Poor Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement milling and overlaying  Sidewalks  Concrete stairs Actions/Comments:  The concrete site stairs at the northeast corner of the facility are in poor condition. The steps are spalling and deteriorated. Replacement of these concrete stairs is recommended. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☐ -- Inlets ☒ Fair Swales ☒ Fair Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☒ Fair Pits ☐ -- Municipal System ☒ Fair Dry Well ☐ -- HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 13 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion 5.4. Topography and Landscaping Item Description Site Topography Slopes moderately down from the south side of the property to the north property line. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☐ ☐ ☐ Landscaping Condition Fair Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Building mounted Street Address Displayed? Yes HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 14 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ -- Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Poor REFUSE DISPOSAL Refuse Disposal Individual garbage bins Dumpster Locations Mounting Enclosure Contracted? Condition NA - vacant None None NA -- Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting Actions/Comments:  The exterior lighting fixture is aged. Replacement is recommended. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 15 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete foundation walls Fair Basement and Crawl Space Concrete slab and concrete walls Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  Isolated areas of the foundation systems are exposed, which allows for limited observation. The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. The basement walls appear intact and structurally sound. There is no evidence of movement or water infiltration. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Fair Ground Floor Raised wood or concrete slab Fair Upper Floor Framing Wood joists Fair to Poor Upper Floor Decking Wood or concrete, cast-in-place Fair to Poor Roof Framing Wood trusses Fair to Poor Roof Decking Wood boards or plywood Fair to Poor Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. There is significant evidence of structural damage due to water intrusion in the central hallway on the First and Second Floors. This condition appears to affect the rafters, joists, and studs in these areas as well as the floor and roof decking. A Professional Engineer with specific expertise in structural design and construction in this geographical area must be retained to evaluate the structure and to provide remedial recommendations consistent with local regulatory and code requirements. Although the estimated cost of repair cannot be accurately determined without the recommended study, a budgetary cost allowance to repair the affected elements is also included. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 16 www.EMGcorp.com p 800.733.0660 6.3. Roofing Primary Roof Type / Geometry Hip Roof Finish Asphalt shingles Maintenance In-house Staff Roof Age 50 Yrs Flashing Sheet metal Warranties None Parapet Copings Exposed copings Roof Drains Gutters and downspouts Fascia Concrete cornice Metal panel fascia Insulation Fiberglass batts Soffits Exposed Soffits Skylights No Attics Yes Ponding No Ventilation Source-1 Gable end vents Leaks Observed Yes Ventilation Source-2 None Roof Condition Failed The primary roof is located over the majority of the building. The roof valley at the intersection between the older and newer portions of the building is clad with a TPO membrane. Secondary Roof Type / Geometry Flat Finish Single-ply membrane Maintenance In-house Staff Roof Age 50 Yrs Flashing Sheet metal Warranties Unknown Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Rigid Board Soffits None Skylights No Attics None Ponding No Ventilation Source-1 Power Vents Leaks Observed No Ventilation Source-2 None Roof Condition Poor The secondary roof is located at a small area at the south end of the facility. Anticipated Lifecycle Replacements:  TPO roof membrane  Asphalt shingles Actions/Comments:  The roof finishes appear to be more than 30 years old. Information regarding roof warranties or bonds was not available. The roofs are maintained by the in-house maintenance staff.  There is evidence of active roof leaks. There are areas of severe water damage within several areas of the building. The most severe area of water damage was observed at the central hallway of the facility. The water damage in this area is extensive and affects the upper and lower levels. All active leaks must be repaired. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 17 www.EMGcorp.com p 800.733.0660  The roof sheathing exhibits signs of significant areas of sagging and visible penetrations. This condition is indicative of substrate damage. The damaged areas must be repaired or replaced. The cost of this work is included with the roof finish replacement costs.  The roof insulation has significant areas of missing or water damaged materials. This condition is present in several locations, most notably at the central hallway mentioned above. New insulation must be installed in this area. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Brick veneer Fair to Poor Secondary Finish Field stone Fair to Poor Accented with Concrete Fair to Poor Soffits Exposed Fair Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Caulking  Masonry re-pointing Actions/Comments:  Significant portions of the mortar joints along the brick veneer and stone veneer are cracked at the front elevation, east elevation, and north elevation of the older portion of the facility. The damaged mortar joints must be cleaned and re-pointed.  The brick masonry has isolated areas of efflorescence at the front elevation of the building. The affected areas of brick masonry must be cleaned and an efflorescence-checking coating must also be applied to the brick masonry. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Cast in place concrete Closed None None Poor Building Interior Stairs Steel-framed with pre-cast treads Open Metal Metal Poor Building Interior Stairs Wood-framed Closed Wood None Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The interior metal stairs at the south stairwell have suffered extensive water damage from the active roof leak in this area. The stairs are severely corroded and will require replacement.  The exterior concrete steps leading to the basement boiler room are spalling and uneven. Replacement of these steps is recommended. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 18 www.EMGcorp.com p 800.733.0660 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Wood framed, operable Single glaze Throughout building ☐ Poor to Failed Building Doors Main Entrance Doors Door Type Condition Wood, partially or fully glazed Poor Secondary Entrance Doors Solid core wood Poor Service Doors None -- Overhead Doors Wood Poor Anticipated Lifecycle Replacements:  Wooden windows  Glazed doors  Solid door  Overhead door Actions/Comments:  The windows are antiquated, energy-inefficient units with single-pane glazing. Some of the windows are difficult to open and close and several of the windows were loose in their sashes. Replacement of the deteriorated windows is recommended.  Several windows were rendered unnecessary as a result of the building renovations. These windows look onto interior structural elements of the building or have been covered entirely. These interior windows are not included in the replacement costs.  The exterior doors are antiquated and in poor condition. The basement door does not close properly, the upper floor stairwell door has a cracked pane of glass, and the main entry door has a single pane of glazing. Replacement of all of the exterior doors is recommended. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 19 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Building Central Heating System Primary Heating System Type Hot water boiler Forced air furnace Quantity and Capacity of Major Components 1 boiler at 250 MBH (estimated) 1 furnace at 90 MBH Total Heating Capacity 340 MBH Heating Fuel Natural gas Location of Major Equipment Basement Garage mechanical room Space Served by System Older portion of building Newer portion of building Age Ranges 1930s (estimated) 1978 Condition Poor Heat Exchanger Condition -- Distribution System HVAC Water Distribution System Two-pipe Heating Water Circulation Pump Size and Quantity None Pump Condition -- Air Distribution System NA Quantity and Capacity of Air Handlers NA Location of Air Handlers -- Large Spaces the Larger Dedicated AHU’s Serve NA Age of Air Handlers NA Air Handler Condition -- Terminal Units Radiators Quantity and Capacity of Terminal Units Five cast-iron radiators Location of Terminal Units Throughout older portion of building Spaces Served by Terminal Units Older portion of building HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 20 www.EMGcorp.com p 800.733.0660 Distribution System Terminal Unit Condition Poor Controls and Ventilation HVAC Control System Individual non-programmable thermostats/controls HVAC Control System Condition Poor Building Ventilation Natural ventilation only Ventilation System Condition Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The HVAC systems are maintained by the in-house staff. It is unknown whether records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained.  Approximately 50 percent of the HVAC equipment is original. The HVAC equipment varies in age. All of the equipment is antiquated. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment is non-functional. The property management staff was interviewed about the historical and recent performance of the equipment and systems. The systems are antiquated and the management staff stated that the systems are unused. The facility is vacant and the systems are not necessary. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. Replacement of the HVAC components is not recommended. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper and galvanized iron Fair to poor Waste/Sewer Piping Cast iron Fair Vent Piping Cast iron Fair Water Meter Location Basement Domestic Water Heaters or Boilers Components Water Heater Fuel Natural gas Quantity and Input Capacity 1 unit at 45 MBH Storage Capacity 40 gallons Boiler or Water Heater Condition Poor Supplementary Storage Tanks? Yes Storage Tank Quantity and Volume 2 at 30 gallons each Quantity of Storage Tanks 0 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 21 www.EMGcorp.com p 800.733.0660 Domestic Water Heaters or Boilers Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Unknown Adequacy of Water Pressure Unknown Plumbing Fixtures Water Closets Commercial and residential Toilet (Water Closet) Flush Rating 1.6 to 3.5 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Poor Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  Most of the domestic water lines are galvanized iron original to the 1970s renovation. The plumbing system is currently unused and has not been functional for a significant period of time. It is quite common for galvanized iron piping to develop problems due to long- term corrosion with thinning walls and/or interior mineral deposit accumulation, especially once it has aged 40 or 50 years. As such, EMG recommends replacing all the plumbing supply lines with copper. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. Replacement of the domestic plumbing components is not recommended.  The restroom accessories and fixtures appear outdated and exhibit significant evidence of heavy wear or damage. The plumbing fixtures in the First Floor restroom, except for the toilet, are missing. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. Replacement of the plumbing fixtures is not recommended. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator is located along the exterior wall of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meters and regulators appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 22 www.EMGcorp.com p 800.733.0660 Building Electrical Systems Main Service Size 200 Amps Volts 120/208 Volt, three-phase Meter and Panel Location Basement Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures Incandescent and T-12 Main Distribution Condition Poor Secondary Panel and Transformer Condition Poor Lighting Condition Poor Building Emergency System Size None Fuel NA Generator / UPS Serves NA Tank Location NA Testing Frequency NA Tank Type NA Generator / UPS Condition -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels and wiring are a mix of 1978 components and 1950s components. Despite the age of the electrical components, because the facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state, an upgrade of the electrical systems is not recommended.  The light fixtures throughout a portion of the facility utilize older, inefficient T-12 lamps. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state, an upgrade of the lighting fixtures is not recommended 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type None HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 23 www.EMGcorp.com p 800.733.0660 Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☐ Alarm Horns ☐ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☐ Alarm System Condition Failed Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel None NA Fire Extinguishers Last Service Date Servicing Current? October, 2010 No Hydrant Location Adjacent streets Siamese Location None Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Backup light fixture Actions/Comments:  The fire extinguishers have not been inspected within the last year. A qualified fire equipment contractor must inspect and service the fire extinguishers.  Fire extinguishers appear to be missing at many locations. New fire extinguishers must be installed at all required locations immediately.  The only backup light fixture at the building is in the central hallway on the Second Floor. The light fixture appears to be failed.  The fire alarm systems are largely nonexistent and are not up to current standards. The system lacks smoke detectors, carbon monoxide detectors, strobe alarms, pull stations, and older non-illuminated exit signs. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. An upgrade of the fire alarm system is not recommended  The building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. Installation of a fire suppression system is not recommended HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 24 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes All 5,000 square feet of the building are currently unoccupied. The facility was previously used as the Yorkville Sherrif’s office and jail. The spaces are vacant. Primary building areas include: living quarters, the jail/holding area, a garage, office space, and an unfinished basement. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Unfinished (wood) Older area of building on First and Second Floors Poor Carpet Second Floor central hallway and newer area of Second Floor Poor to Failed Vinyl tile First Floor hallway, Second Floor restroom and kitchen Poor Linoleum Old kitchen area Poor to Failed Concrete Garage, jail area, basement Poor Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Newer area of building Poor Painted plaster Older area of building Poor Unfinished Garage, basement Poor Painted concrete Jail area Poor Wooden wainscoting Third Floor of old section of building Poor Typical Ceiling Finishes Ceiling Finish Locations General Condition Painted drywall Some areas of basement, upper floor restrooms, stairwells Poor Painted plaster Small vault, upper floor Poor Painted concrete Jail area Poor Unfinished Basement Poor Wooden wainscoting Third Floor of old section of building Poor HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 25 www.EMGcorp.com p 800.733.0660 Interior Doors Item Type Condition Interior Doors Hollow core Poor Door Framing Wood Poor Fire Doors No Poor Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The interior areas were last partially renovated around 2000.  The interior finishes have mostly been removed from the facility. The remaining interior finishes area aged, worn, and generally in poor to failed condition. The facility is unused and there are no immediate plans to renovate the building or restore the facility to a functional state. Replacement of the interior finishes is not recommended  The ceilings have significant areas of water-damage in the central hallway and several isolated area of physical damage from animals on the Third Floor of the old section of the facility and the Second Floor of the newer section of the facility. The damaged ceiling areas need to be replaced.  There are significant areas of water-damaged and physically damaged wall finishes throughout the building. The most severely damaged areas are located in the central hallway of the facility. The damaged wall areas need to be replaced. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 26 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 27 www.EMGcorp.com p 800.733.0660 10. Certification The City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Historic Jail, 111 West Madison Street, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of the City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of the City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than the City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at the City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Kevin Koranda, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 28 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #1: FRONT ELEVATION PHOTO #2: EAST ELEVATION PHOTO #3: NORTH ELEVATION PHOTO #4: WEST ELEVATION PHOTO #5: CURB CUTAWAY PHOTO #6: SIDEWALK HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #7: ACCESSIBLE PARKING SPACE PHOTO #8: CORNICE AND SHINGLES PHOTO #9: ASPHALT SHINGLE ROOF, DETERIORATING PHOTO #10: EFFLORESCENCE AND DETERIORATED MORTAR PHOTO #11: MISSING MORTAR PHOTO #12: MISSING MORTAR HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #13: WINDOW, WOOD FRAME, SINGLE PANE PHOTO #14: GARAGE DOOR, WOOD PHOTO #15: FOUNDATION WALL, MISSING MORTAR, LOOSE STONES PHOTO #16: EFFLORESCENCE AND MISSING MORTAR PHOTO #17: CHIMNEY, DETERIORATING PHOTO #18: CONDENSING UNIT HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #19: RADIATOR PHOTO #20: EXPANSION TANKS, JAIL AREA PHOTO #21: EXTINGUISHER PHOTO #22: LOAD CENTER PHOTO #23: SANITARY PIPING PHOTO #24: DOMESTIC WATER HEATER HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #25: FURNACE PHOTO #26: CIRCUIT BREAKER PHOTO #27: WATER SOFTENER PHOTO #28: BOILER PHOTO #29: EXPANSION TANK PHOTO #30: OLD KITCHEN AREA HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #31: METAL STAIRS, JAIL PHOTO #32: CELLS PHOTO #33: CELL TOILET PHOTO #34: CELL INTERIOR PHOTO #35: CENTRAL HALLWAY PHOTO #36: WATER DAMAGE, CENTRAL HALLWAY HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #37: SOUTH STAIRS PHOTO #38: WATER DAMAGE, SECOND FLOOR, SOUTH STAIRS PHOTO #39: WATER DAMAGE PHOTO #40: FUNGAL GROWTH PHOTO #41: GARAGE AREA PHOTO #42: GARAGE DOOR HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #43: GARAGE DOOR OPENER PHOTO #44: GARAGE UTILITY AND STORAGE AREA PHOTO #45: SECOND FLOOR CENTRAL HALLWAY, MOSS GROWING FROM CARPET PHOTO #46: SECOND FLOOR CENTRAL HALLWAY, CEILING PHOTO #47: SECOND FLOOR, NEW WING, DAMAGED CEILING PHOTO #48: SECOND FLOOR RESTROOM, NEW WING HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #49: SECOND FLOOR OFFICE AREA, CARPET PHOTO #50: WATER DAMAGED CEILING PHOTO #51: LIVING QUARTERS, RESTROOM PHOTO #52: LIVING QUARTERS PHOTO #53: LIVING QUARTERS PHOTO #54: FUNGAL GROWTH HISTORIC JAIL EMG PROJECT NO: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 PHOTO #55: LIVING QUARTERS, THIRD FLOOR PHOTO #56: LIVING QUARTERS, THIRD FLOOR PHOTO #57: WATER DAMAGE, THIRD FLOOR PHOTO #58: BASEMENT PHOTO #59: BASEMENT CONDUIT PHOTO #60: CORRUGATED STEEL ARCH FIRST FLOOR FRAMING HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Historic Jail Project Number: 122700.17R000-003.322 Source: Google Earth Pro On-Site Date: May 17, 2017 HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: May 17, 2017 Property Name: Historic Jail EMG Project Number: 122700.17R000-003.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? ✔ 2 Have any ADA improvements been made to the property? ✔ Parking area only 3 Does a Transition Plan / Barrier Removal Plan exist for the property? ✔ 4 Has building ownership or management received any ADA related complaints that have not been resolved? ✔ 5 Is any litigation pending related to ADA issues? ✔ Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? ✔ 2 Are there sufficient van-accessible parking spaces available? ✔ None 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? ✔ 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? ✔ 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? ✔ 6 If required does signage exist directing you to accessible parking and an accessible building entrance? ✔ Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) ✔ 2 Are ramps that appear longer than 6 ft complete with railings on both sides? ✔ 3 Does the width between railings appear at least 36 inches? ✔ Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? ✔ Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? ✔ 2 If the main entrance is inaccessible, are there alternate accessible entrances? ✔ 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? ✔ Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? ✔ 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? ✔ 3 Is there a path of travel that does not require the use of stairs? ✔ Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? ✔ 2 Are there visual and audible signals inside cars indicating floor change? ✔ 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? ✔ 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? ✔ 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? ✔ 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? ✔ Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? ✔ 2 Are pull handles push/pull or lever type? ✔ 3 Are there audible and visual fire alarm devices in the toilet rooms? ✔ 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? ✔ 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? ✔ 6 In unisex toilet rooms, are there safety alarms with pull cords? ✔ 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? ✔ 8 Are grab bars provided in toilet stalls? ✔ 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? ✔ 10 Are sink handles operable with one hand without grasping, pinching or twisting? ✔ 11 Are exposed pipes under sink sufficiently insulated against contact? ✔ Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. ✔ Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. ✔ 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. ✔ Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. ✔ 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? ✔ Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. ✔ Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? ✔ *Based on visual observation only. The slope was not confirmed through measurements. HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire HISTORIC JAIL EMG PROJECT NO.: 122700.17R000-003.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system and material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT City Hall/Police Department 800 Game Farm Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-004.322 September 13, 2017 May 18, 2017 FACILITY CONDITION ASSESSMENT Immediate Repairs Report City Hall/Police Department 9/13/2017 Location Name EMG Renamed Item NumberID Cost Description QuantityUnit Unit Cost Subtotal Deficiency Repair Estimate * City Hall/Police Department 3.1 610281 Accessible Parking, Parking, Designated Stall with Pavement Markings & Signage (Van),2 EA $1,391.50 $2,783 $2,783 City Hall/Police Department 3.1 610289 Accessible Restroom, Restroom, Lavatory Pipe Wraps,7 EA $75.90 $531 $531 City Hall/Police Department 5.2 610309 Parking Lot, Parking Lot, Repair 6275 SF $0.38 $2,381 $2,381 City Hall/Police Department 5.2 610262 Parking Lot, Parking Lot, Repair 11590 SF $0.38 $4,398 $4,398 City Hall/Police Department 5.2 610347 Parking Lot, Parking Lot, Repair 8410 SF $0.38 $3,192 $3,192 City Hall/Police Department 5.5 610260 Exterior Light Pole, Exterior, 135 to 1000 W HID (Fixture, Ballast, & Lamp), Repair 8 EA $2,246.90 $17,975 $17,975 City Hall/Police Department 6.3 610266 Roof, Premium Grade, Replace 14300 SF $5.04 $72,069 $72,069 City Hall/Police Department 6.5 610311 Exterior Stair/Ramp, (per LF of Nosing), Replace 80 LF $8.54 $683 $683 City Hall/Police Department 6.6 610304 Exterior Door, Exterior Door, Repair 7 EA $69.94 $490 $490 City Hall/Police Department 7.1 610273 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610313 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610328 Split System, Split System DX, Air-Cooled, 1 Ton, Replace 1 EA $2,118.94 $2,119 $2,119 City Hall/Police Department 7.1 610297 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610337 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610308 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610336 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610283 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 1 EA $6,439.81 $6,440 $6,440 City Hall/Police Department 7.1 610272 HVAC System, Full Upgrade, Office (per SF),1000 SF $37.86 $37,859 $37,859 City Hall/Police Department 7.2 610332 Water Pumps, 1 to 3 HP, Replace 1 EA $2,993.56 $2,994 $2,994 City Hall/Police Department 7.2 610345 Water Pumps, 1 to 3 HP, Replace 1 EA $2,993.56 $2,994 $2,994 City Hall/Police Department 7.2 610294 Water Pumps, 1 to 3 HP, Replace 1 EA $2,993.56 $2,994 $2,994 City Hall/Police Department 7.2 610317 Water Pumps, 1 to 3 HP, Replace 1 EA $2,993.56 $2,994 $2,994 City Hall/Police Department 8.1 610290 Floor Finishings, Standard Commercial, Medium Traffic, Replace 1500 SF $7.26 $10,884 $10,884 Immediate Repairs Total $212,418 * Location Factor included in totals. Replacement Reserves Report City Hall/Police Department 9/13/2017 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate City Hall/Police Department 3.1 610281 Accessible Parking, Parking, Designated Stall with Pavement Markings & Signage (Van),0 0 0 2 EA $1,391.50 $2,783 $2,783 $2,783 City Hall/Police Department 3.1 610289 Accessible Restroom, Restroom, Lavatory Pipe Wraps,0 0 0 7 EA $75.90 $531 $531 $531 City Hall/Police Department 5.2 610309 Parking Lot, Parking Lot, Repair 5 17 0 6275 SF $0.38 $2,381 $2,381 $2,381 $2,381 $2,381 $9,525 City Hall/Police Department 5.2 610262 Parking Lot, Parking Lot, Repair 5 17 0 11590 SF $0.38 $4,398 $4,398 $4,398 $4,398 $4,398 $17,594 City Hall/Police Department 5.2 610347 Parking Lot, Parking Lot, Repair 5 17 0 8410 SF $0.38 $3,192 $3,192 $3,192 $3,192 $3,192 $12,766 City Hall/Police Department 5.2 610282 Parking Lot, Parking Lot, Repair 25 20 5 8410 SF $3.28 $27,588 $27,588 $27,588 City Hall/Police Department 5.2 610258 Pedestrian Pavement, , Replace 30 17 13 2825 SF $19.82 $55,997 $55,997 $55,997 City Hall/Police Department 5.5 610287 Lighting Fixture, 80 W, Replace 20 17 3 9 EA $256.88 $2,312 $2,312 $2,312 City Hall/Police Department 5.5 610322 Site Signage, Property, Monument/Pylon, Replace/Install 20 12 8 1 EA $8,602.00 $8,602 $8,602 $8,602 City Hall/Police Department 5.5 610260 Exterior Light Pole, Exterior, 135 to 1000 W HID (Fixture, Ballast, & Lamp), Repair 10 17 0 8 EA $2,246.90 $17,975 $17,975 $17,975 $35,950 City Hall/Police Department 6.3 610266 Roof, Premium Grade, Replace 30 30 0 14300 SF $5.04 $72,069 $72,069 $72,069 City Hall/Police Department 6.4 610335 Exterior Wall 10 7 3 200 LF $2.82 $564 $564 $564 $1,128 City Hall/Police Department 6.4 610286 Vinyl Siding, Exterior, 1-2 Stories, Replace 25 17 8 3850 SF $7.81 $30,065 $30,065 $30,065 City Hall/Police Department 6.4 610346 Brick Veneer Exterior Wall, Exterior, 1-2 Stories, Repair 25 17 8 40 SF $41.28 $1,651 $1,651 $1,651 City Hall/Police Department 6.5 610311 Exterior Stair/Ramp, (per LF of Nosing), Replace 0 17 0 80 LF $8.54 $683 $683 $683 City Hall/Police Department 6.6 610321 Window, Double Glazed, 1-2 Stories, 12 SF, Replace 30 17 13 14 EA $555.58 $7,778 $7,778 $7,778 City Hall/Police Department 6.6 610314 Window, Double Glazed, 1-2 Stories, 24 SF, Replace 30 17 13 39 EA $813.20 $31,715 $31,715 $31,715 City Hall/Police Department 6.6 610324 Storefront 30 17 13 40 SF $48.00 $1,920 $1,920 $1,920 City Hall/Police Department 6.6 610304 Exterior Door, Exterior Door, Repair 10 17 0 7 EA $69.94 $490 $490 $490 $979 City Hall/Police Department 6.6 610275 Exterior Door, Exterior Door, Replace 25 17 8 2 EA $1,352.72 $2,705 $2,705 $2,705 City Hall/Police Department 6.6 610291 Exterior Door, Insulated, Exterior Door, Replace 25 17 8 7 EA $1,577.53 $11,043 $11,043 $11,043 City Hall/Police Department 6.6 610327 Overhead Door, 144 SF, Replace 35 17 18 3 EA $4,025.54 $12,077 $12,077 $12,077 City Hall/Police Department 6.6 610318 Garage Door Opener, Belt Drive, 0.5 HP, Replace 15 7 8 3 EA $519.03 $1,557 $1,557 $1,557 City Hall/Police Department 7.1 610334 Elevator, Hydraulic, 1500 to 2500 LB, 2 Floors,30 17 13 1 EA $108,794.40 $108,794 $108,794 $108,794 City Hall/Police Department 7.1 610325 Water Heater, Gas, Commercial, 60 to 120 GAL, Replace 15 4 11 1 EA $10,698.82 $10,699 $10,699 $10,699 City Hall/Police Department 7.1 610263 Hydraulic Pump, Submersible, 20 HP, Replace 15 8 7 1 EA $5,000.00 $5,000 $5,000 $5,000 City Hall/Police Department 7.1 610273 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610313 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610328 Split System, Split System DX, Air-Cooled, 1 Ton, Replace 15 17 0 1 EA $2,118.94 $2,119 $2,119 $2,119 $4,238 City Hall/Police Department 7.1 610297 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610337 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610308 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610336 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610283 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 17 0 1 EA $6,439.81 $6,440 $6,440 $6,440 $12,880 City Hall/Police Department 7.1 610259 Split System, Split System DX, Air-Cooled, 5 Ton, Replace 15 8 7 1 EA $6,439.81 $6,440 $6,440 $6,440 City Hall/Police Department 7.1 610306 Exhaust Fan, Centrifugal, 251 to 800 CFM, Replace 15 13 2 1 EA $2,021.87 $2,022 $2,022 $2,022 $4,044 City Hall/Police Department 7.1 610296 Exhaust Fan, Centrifugal, 251 to 800 CFM, Replace 15 13 2 1 EA $2,021.87 $2,022 $2,022 $2,022 $4,044 City Hall/Police Department 7.1 610272 HVAC System, Full Upgrade, Office (per SF),20 20 0 1000 SF $37.86 $37,859 $37,859 $37,859 City Hall/Police Department 7.1 610331 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610265 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610285 Unit Heater, Natural Gas, 26 to 55 MBH, Replace 20 17 3 1 EA $4,281.60 $4,282 $4,282 $4,282 City Hall/Police Department 7.1 610330 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610315 Unit Heater, Natural Gas, 26 to 55 MBH, Replace 20 17 3 1 EA $4,281.60 $4,282 $4,282 $4,282 City Hall/Police Department 7.1 610329 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610343 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610307 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate City Hall/Police Department 7.1 610316 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610270 Unit Heater, Electric, Infrared, 1 to 2 kW, Replace 20 17 3 1 EA $1,095.84 $1,096 $1,096 $1,096 City Hall/Police Department 7.1 610292 Furnace, Gas, 101 to 150 MBH, Replace 20 17 3 1 EA $5,644.27 $5,644 $5,644 $5,644 City Hall/Police Department 7.1 610299 Unit Heater, Electric, Infrared, 3 to 6 kW, Replace 20 17 3 1 EA $1,741.57 $1,742 $1,742 $1,742 City Hall/Police Department 7.1 610312 Transfer Switch, Auto, 600 V, 40 Amp, Replace 18 13 5 1 EA $6,704.24 $6,704 $6,704 $6,704 City Hall/Police Department 7.1 610340 Fire Alarm System, Addressable, Replace 15 13 2 1 EA $20,297.59 $20,298 $20,298 $20,298 $40,595 City Hall/Police Department 7.2 610269 Toilet Partitions, Metal, Overhead Braced, Replace 20 12 8 2 EA $850.00 $1,700 $1,700 $1,700 City Hall/Police Department 7.2 610293 Toilet, , Replace 20 12 8 4 EA $842.97 $3,372 $3,372 $3,372 City Hall/Police Department 7.2 610279 Toilet, One Piece, Replace 20 12 8 2 EA $1,055.15 $2,110 $2,110 $2,110 City Hall/Police Department 7.2 610319 Urinal, Vitreous China, Replace 20 12 8 3 EA $1,193.44 $3,580 $3,580 $3,580 City Hall/Police Department 7.2 610303 Lavatory, Enameled Steel, Replace 20 12 8 7 EA $353.05 $2,471 $2,471 $2,471 City Hall/Police Department 7.2 610268 Sink, Plastic, Replace 20 12 8 1 EA $575.99 $576 $576 $576 City Hall/Police Department 7.2 610264 Bathtub/Shower, Fiberglass, Replace 20 12 8 2 EA $2,599.44 $5,199 $5,199 $5,199 City Hall/Police Department 7.2 610288 Drinking Fountain, Refrigerated, Replace 10 8 2 3 EA $1,257.51 $3,773 $3,773 $3,773 $7,545 City Hall/Police Department 7.2 610339 Emergency Eye Wash, , Replace 15 9 6 1 EA $1,417.04 $1,417 $1,417 $1,417 City Hall/Police Department 7.2 610332 Water Pumps, 1 to 3 HP, Replace 15 17 0 1 EA $2,993.56 $2,994 $2,994 $2,994 $5,987 City Hall/Police Department 7.2 610345 Water Pumps, 1 to 3 HP, Replace 15 17 0 1 EA $2,993.56 $2,994 $2,994 $2,994 $5,987 City Hall/Police Department 7.2 610294 Water Pumps, 1 to 3 HP, Replace 15 17 0 1 EA $2,993.56 $2,994 $2,994 $2,994 $5,987 City Hall/Police Department 7.2 610317 Water Pumps, 1 to 3 HP, Replace 15 17 0 1 EA $2,993.56 $2,994 $2,994 $2,994 $5,987 City Hall/Police Department 7.4 610276 Distribution Panel, 208 Y, 120 V, 100 Amp, Replace 30 17 13 3 EA $5,079.93 $15,240 $15,240 $15,240 City Hall/Police Department 7.4 610320 Distribution Panel, 208 Y, 120 V, 100 Amp, Replace 30 17 13 5 EA $5,079.93 $25,400 $25,400 $25,400 City Hall/Police Department 7.4 610302 Distribution Panel, 208 Y, 120 V, 800 Amp, Replace 30 17 13 1 EA $13,423.81 $13,424 $13,424 $13,424 City Hall/Police Department 7.4 610261 Lighting & Branch Wiring System, Full Upgrade, Office (per SF),25 17 8 18568 SF $9.24 $171,605 $171,605 $171,605 City Hall/Police Department 7.4 610305 Generator, Diesel, 65 to 125 kW, Replace 25 13 12 1 EA $113,996.22 $113,996 $113,996 $113,996 City Hall/Police Department 7.4 610278 Ceiling Fan, Residential, Replace 15 12 3 10 EA $354.11 $3,541 $3,541 $3,541 $7,082 City Hall/Police Department 7.6 610333 Fire Extinguisher, , Replace 15 8 7 6 EA $356.54 $2,139 $2,139 $2,139 City Hall/Police Department 7.6 610344 Emergency Exit System, 2 Light w/ Battery, Replace 10 6 4 2 EA $1,227.87 $2,456 $2,456 $2,456 $4,911 City Hall/Police Department 7.6 610323 Emergency Exit System, w/ Battery, Replace 10 6 4 10 EA $418.95 $4,190 $4,190 $4,190 $8,379 City Hall/Police Department 7.6 610271 Defibrillator, Cabinet Mounted, Replace 5 3 2 1 EA $1,409.50 $1,410 $1,410 $1,410 $1,410 $1,410 $5,638 City Hall/Police Department 8.1 610295 Interior Door, , Replace 15 12 3 4 EA $762.99 $3,052 $3,052 $3,052 $6,104 City Hall/Police Department 8.1 610338 Interior Door, Painted/Stained, Fully Glazed, Interior Door, Replace 15 12 3 3 EA $1,982.31 $5,947 $5,947 $5,947 $11,894 City Hall/Police Department 8.1 610326 Interior Door, , Replace 20 12 8 11 EA $1,649.06 $18,140 $18,140 $18,140 City Hall/Police Department 8.1 610342 Interior Door, Solid Core, Painted/Stained, Interior Door, Replace 20 12 8 47 EA $1,423.11 $66,886 $66,886 $66,886 City Hall/Police Department 8.1 610280 Interior Walls, Interior Wall, Repair 8 1 7 36208 SF $1.42 $51,531 $51,531 $51,531 $103,062 City Hall/Police Department 8.1 610298 Floor Finishings, , Replace 15 10 5 1856 SF $4.80 $8,910 $8,910 $8,910 City Hall/Police Department 8.1 610290 Floor Finishings, Standard Commercial, Medium Traffic, Replace 10 17 0 1500 SF $7.26 $10,884 $10,884 $10,884 $21,769 City Hall/Police Department 8.1 610274 Ceilings, Ceiling, Repair 10 8 2 12070 SF $1.94 $23,375 $23,375 $23,375 $46,750 City Hall/Police Department 8.1 610348 Ceilings, , Replace 20 8 12 12070 SF $3.11 $37,550 $37,550 $37,550 City Hall/Police Department 8.1 610300 Refrigerator, Residential, 14-18 CF,15 9 6 2 EA $956.04 $1,912 $1,912 $1,912 City Hall/Police Department 8.1 610284 Range, Gas, Residential,15 9 6 1 EA $768.11 $768 $768 $768 City Hall/Police Department 8.1 610277 Kitchen Cabinet, Base and Wall Section, Wood, Replace 20 12 8 16 LF $467.63 $7,482 $7,482 $7,482 Totals, Unescalated $212,418 $0 $52,898 $71,971 $6,645 $53,174 $4,097 $66,520 $338,746 $0 $39,321 $10,699 $180,103 $260,831 $6,645 $120,674 $0 $25,751 $24,617 $0 $1,475,110 Totals, Escalated (3.0% inflation, compounded annually)$212,418 $0 $56,120 $78,644 $7,479 $61,643 $4,892 $81,811 $429,113 $0 $52,844 $14,810 $256,783 $383,039 $10,052 $188,007 $0 $42,562 $41,908 $0 $1,922,126 CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 7 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 17 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 19 7.3. Building Gas Distribution ........................................................................................................... 20 7.4. Building Electrical ...................................................................................................................... 20 7.5. Building Elevators and Conveying Systems .............................................................................. 21 7.6. Fire Protection and Security Systems ....................................................................................... 22 8. Interior Spaces .................................................................................................................................... 24 8.1. Interior Finishes ......................................................................................................................... 24 9. Other Structures ................................................................................................................................. 26 10. Certification ......................................................................................................................................... 27 11. Appendices ......................................................................................................................................... 28 CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 800 Game Farm Road, Yorkville, IL 60560 Year Constructed/Renovated: Constructed 2000 Current Occupants: City of Yorkville Percent Utilization: 100% Management Point of Contact: Mr. Peter Ratos, Building Code Official, City of Yorkville 630.553.8574 phone Property Type: Municipal Site Area: 1 acre Building Area: 18,988 SF Number of Buildings: 1 Number of Stories: 2 Parking Type and Number of Spaces: 66 spaces in open lots (12 for police vehicles) Building Construction: Wood and concrete framed structure set on a concrete slab Roof Construction: Pitched roof with asphalt shingles Exterior Finishes: Brick veneer Vinyl siding Heating, Ventilation & Air Conditioning: Central system with furnaces and split-system condensing units Supplemental components: electric wall heaters Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs, and backup light fixtures. Dates of Visit: May 18, 2017 On-Site Point of Contact (POC): Peter Ratos Assessment and Report Prepared by: Kevin Koranda Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair to Poor CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Structure Fair Plumbing Fair Roof Fair to Poor Electrical Fair Vertical Envelope Fair Elevators Fair Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  Roof replacement  HVAC upgrades and replacement of aged condensing units and furnaces  Asphalt parking area milling and overlaying  Site lighting replacements  Interior carpet replacements  Sprinkler system retrofit Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. According to property management personnel, the property has not had a capital improvement expenditure program over the past three years. 1.2. F acility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 7.7% Fair 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 24.7% Poor Current Replacement Value (CRV) 18,988 SF * 183.24 / SF = $3,479,307 Year 0 (Current Year) - Immediate Repairs (IR) $271,023 Years 1-10 – Replacement Reserves (RR) $860,877 Total Capital Needs $1,131,900 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Roof replacement  HVAC upgrades and replacement of aged condensing units and furnaces  Asphalt parking area milling and overlaying  Site lighting replacements  Interior carpet replacements Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 4 www.EMGcorp.com p 800.733.0660 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 7 www.EMGcorp.com p 800.733.0660 2.3. Personnel Interviewed The management staff was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Peter Ratos Building Code Official City of Yorkville 630.553.8574 The FCA was performed with the assistance of Peter Ratos, Building Code Official, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s involvement with the property has spanned the past 6 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report. 2.6. Weather Conditions 5/18/17: Clear, with temperatures in the 70s (°F) and light winds. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Signage indicating accessible parking spaces for cars and vans are not provided. Restrooms.  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 18,988 square feet of the building are currently occupied by the City of Yorkville and is used as the city hall and police department. The spaces are mostly office areas. Other significant spaces include: the city council chambers and meeting rooms, and a police vehicle service bay. Other spaces include a combination of restrooms, mechanical spaces, storage areas, and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed All of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. All areas of the property were available for observation during the site visit. A “down unit” or area is a term used to describe a unit or space that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. There are no down units or areas. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good and Adequate Storm sewer City of Yorkville Good and Adequate Domestic water City of Yorkville Good and Adequate Electric service Commonwealth Edison Good and Adequate Natural gas service Nicor Gas Good and Adequate Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as septic systems, water or waste water treatment plants, or propane gas tanks. An emergency electrical generator is located on the site. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Game Farm Road Access from West Additional Entrances Adjacent parking areas/drive aisles Additional Access from North and South Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt 2000 Fair Parking Lot Asphalt 2000 Fair to Poor Drive Aisles Asphalt 2000 Fair to Poor Service Aisles None -- -- Sidewalks Concrete 2000 Fair Curbs Concrete 2000 Fair Site Stairs Concrete 2000 Fair to Poor Pedestrian Ramps Concrete 2000 Fair CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 54 spaces 12 spaces for police vehicles - - - - Total Number of ADA Compliant Spaces 2 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 66 Parking Ratio (Spaces/Apartments) NA Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition None -- -- -- Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt milling and overlaying  Sidewalks Actions/Comments:  The asphalt pavement exhibits significant areas of deterioration in the form of alligator cracking, raveling, and medium-sized depressions. The deterioration primarily affects the west lot and northeast lot. All of the paving must be overlaid with new asphalt paving in order to maintain the integrity of the overall pavement system. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☐ -- Inlets ☒ Fair Swales ☒ Fair Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☒ Fair Pits ☐ -- Municipal System ☒ Fair Dry Well ☐ -- CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 12 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Relatively flat Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☒ ☐ ☐ ☐ ☐ Landscaping Condition Fair Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition Concrete Stairwells Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Post mounted wood Street Address Displayed? Yes CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 13 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☐ ☐ ☐ Fair Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☒ Fair REFUSE DISPOSAL Refuse Disposal Common area dumpsters Dumpster Locations Mounting Enclosure Contracted? Condition Northeast parking area Concrete pad Chain link fence Yes Fair Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting  Site lighting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete foundation walls Good Basement and Crawl Space Concrete slab and concrete walls Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  Isolated areas of the foundation systems are exposed, which allows for limited observation. The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. The basement walls appear intact and structurally sound. There is no evidence of movement or water infiltration. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Good Ground Floor Concrete slab Good Upper Floor Framing Concrete beams Good Upper Floor Decking Metal decking Good Roof Framing Wood trusses Good Roof Decking Plywood or OSB Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Hip Roof Finish Asphalt shingles CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Maintenance In-house Staff Roof Age 18 Yrs Flashing Sheet metal Warranties Unknown Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Fiberglass batts Soffits Exposed Soffits Skylights No Attics Yes Ponding No Ventilation Source-1 Power Vents Leaks Observed No Ventilation Source-2 None Roof Condition Fair The primary roof is located over the majority of the building at the newer sections of the facility. Anticipated Lifecycle Replacements:  Asphalt shingles Actions/Comments:  The roof finishes are original. Information regarding roof warranties or bonds was not available.  According to the POC, there are no active roof leaks. There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics.  The field of the roofs have curling and deteriorated shingles, primarily at the south side of the facility. Replacement of the entire roof is recommended. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Vinyl siding Fair Secondary Finish Brick veneer Good Accented with None -- Soffits Exposed Fair Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Vinyl siding  Caulking  Masonry re-pointing CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 16 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The vinyl siding has isolated areas of cracking and damage on the south side of the building near the condensing unit. The damaged finishes must be replaced. The cost for this work is relatively insignificant and can be accomplished through the City’s routine maintenance program. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Concrete stairs Closed Metal Metal Good Building Interior Stairs Steel-framed with pre-cast treads Closed Metal Metal Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed storefront Double glaze Building exterior ☐ Fair Vinyl framed Double glaze Building exterior ☒ Fair Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Fair Secondary Entrance Doors Partially glazed, metal framed Fair Service Doors Metal, insulated Fair Overhead Doors Vinyl, sectional Fair Anticipated Lifecycle Replacements:  Storefront glazing  Exterior storefront doors  Overhead doors Actions/Comments:  There are a significant number of delaminated doors. The damaged doors must be refinished. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 17 www.EMGcorp.com p 800.733.0660 6.7. Patio, Terrace, and Balcony Building Patio, Terrace and Balcony Type Description Location Condition Ground Floor Patio Pavers East elevation Fair Upper Balcony Structure None -- -- Balcony Decks None -- -- Balcony Deck Toppings None -- -- Balcony Guardrails None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 18 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 8 furnaces ranging from 120 MBH to 135 MBH 9 condensing units ranging from 1 ton to 5 tons Total Heating or Cooling Capacity 1032 MBH 31 tons Heating Fuel Refrigerant Natural gas R-22 and R-134A Location of Equipment Furnaces in mechanical rooms Condensing units located adjacent to east wall Space Served by System Entire building Age Ranges Majority dated 2000 Primary Component Condition Fair to Poor Supplemental Components Supplemental Component #1 Split system condensing unit Location / Space Served Adjacent east wall/IT Room Condition Fair Supplemental Component #2 Electric wall heater Location / Space Served Entry vestibule Condition Fair Controls and Ventilation HVAC Control System Individual programmable thermostats/controls HVAC Control System Condition Fair Building Ventilation Roof top exhaust fans CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 19 www.EMGcorp.com p 800.733.0660 Controls and Ventilation Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Furnaces  Condensing units  Gas-fried unit heaters  Exhaust fans  Electric wall heaters Actions/Comments:  The HVAC systems are maintained by an outside contractor. It is unknown whether records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained.  Approximately 90 percent of the HVAC equipment is original. The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment appears to be not functioning adequately. The property management staff was interviewed about the historical and recent performance of the equipment and systems. The staff member reported that the system is zoned poorly and does not keep up with cooling loads. A budgetary cost for the upgrade or addition of supplementary components has been included in the report.  The existing component are generally in fair condition, however, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping PVC Fair Vent Piping PVC Fair Water Meter Location Basement mechanical room Domestic Water Heaters or Boilers Components Water Heater Fuel Natural gas Quantity and Input Capacity 1 unit at 75,100 BTU/h Storage Capacity 70 gallons Boiler or Water Heater Condition Good Supplementary Storage Tanks? No Storage Tank Quantity & Volume None Quantity of Storage Tanks 0 Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 20 www.EMGcorp.com p 800.733.0660 Domestic Water Heaters or Boilers Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heaters  Toilets  Urinals  Sinks  Ejector pumps  Eyewash station  Toilet stalls  Drinking fountains Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator is located along the exterior wall of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meter and regulator appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 800 Amps Volts 120/208 Volt, three-phase CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 21 www.EMGcorp.com p 800.733.0660 Building Electrical Systems Meter & Panel Location Basement mechanical room Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-8 Main Distribution Condition Good Secondary Panel and Transformer Condition Good Lighting Condition Fair Building Emergency System Size 125 kW Fuel Diesel Generator / UPS Serves Emergency lights, elevator Tank Location Integral Testing Frequency Bi-Weekly Tank Type Integral ("belly") tank Generator / UPS Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Main switchgear  Interior light fixtures  Emergency generator  Ceiling fans Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The switchgear and some panels are original 2000 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and switchgear and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Building Elevators Manufacturer Dover Machinery Location Ground floor or basement adjacent to shaft Safety Stops Electronic Emergency Equipment Yes Cab Floor Finish Vinyl-tiled Cab Wall Finish Plastic-laminated wood CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 22 www.EMGcorp.com p 800.733.0660 Building Elevators Hydraulic Elevators 1 car at 2500 lbs Overhead Traction Elevators None Freight Elevators None Machinery Condition Fair Controls Condition Fair Cab Finish Condition Fair Other Conveyances None Other Conveyance Condition NA Anticipated Lifecycle Replacements:  Elevator controls  Hydraulic machinery Actions/Comments:  The elevators are serviced by Schindler Elevator Corp on a routine basis. The elevator machinery and controls are the originally installed system. The elevators will require continued periodic maintenance.  The elevators are inspected on an annual basis by the municipality, and a certificate of inspection is displayed in each elevator cab.  The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.  The finishes in the elevator cabs will require replacement. The cost to replace the finishes is relatively insignificant and the work can be performed as part of the property management’s operations program. 7.6. Fire Protection and Security Systems Item Description Type Wet pipe Fire Alarm System Central Alarm Panel ☒ Battery-Operated Smoke Detectors ☐ Alarm Horns ☒ Annunciator Panels ☒ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☒ Pull Stations ☒ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☐ Standpipes ☐ Backflow Preventer ☒ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel Basement mechanical room 2000 CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 23 www.EMGcorp.com p 800.733.0660 Item Description Type Wet pipe Fire Extinguishers Last Service Date Servicing Current? March, 2017 Yes Hydrant Location Adjacent to building Siamese Location None Special Systems Kitchen Suppression System ☐ Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Central alarm panel  Exit signs  Backup light fixtures  Extinguishers  Automated external defibrillator Actions/Comments:  The majority of the building is not protected by fire suppression; sprinkler heads are currently limited to the files storage room in the basement near the mechanical room. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility-wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 24 www.EMGcorp.com p 800.733.0660 8. I nterior Spaces 8.1. I nterior Finishes All 18,988 square feet of the building are currently occupied by the City of Yorkville and is used as the city hall and police department. The spaces are mostly office areas. Other significant spaces include: the city council chambers and meeting rooms, and a police vehicle service bay. Other spaces include a combination of restrooms, mechanical spaces, storage areas, and other utility spaces. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Carpet Throughout building Fair Vinyl tile Throughout building, stairwells, miscellaneous spaces Fair Ceramic tile Restrooms Fair Quarry tile Entry vestibule Fair Concrete Sally port, storage areas Fair Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Throughout building Fair Exposed CMU/masonry Basement mechanical room Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Office spaces, basement areas Fair Painted drywall Council chambers, entry vestibule, sally port Fair Exposed structure Basement mechanical room Fair Interior Doors Item Type Condition Interior Doors Hollow core Solid core Fair Door Framing Wood Metal Fair Fire Doors Yes Fair CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 25 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  Carpet  Vinyl tile  Interior paint  Suspended acoustic ceiling tile  Interior doors  Kitchenette cabinetry  Residential grade appliances Actions/Comments:  The interior areas were last renovated in 2015. The renovations consisted primarily of repainting.  The carpeting in the city hall area is rippling and in poor condition. Replacement of the carpeting in this area is recommended. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 26 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 27 www.EMGcorp.com p 800.733.0660 10. Certification The City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of City Hall/Police Department, Yorkville, IL, the “Property”. It is our understanding that the primary interest of the City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of the City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than the City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at the City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Kevin Koranda, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 28 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #1: COVER PHOTO PHOTO #2: FRONT ELEVATION PHOTO #3: NORTH ELEVATION PHOTO #4: NORTH ELEVATION PHOTO #5: EAST ELEVATION PHOTO #6: SOUTH ELEVATION CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #7: SITE IDENTIFICATION SIGNAGE PHOTO #8: SIDEWALK PHOTO #9: CURB, DAMAGED PHOTO #10: SITE LIGHTING PHOTO #11: MAIN ENTRANCE RAMP PHOTO #12: RAMP WALL CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #13: STAIR WALL, SPALLING PHOTO #14: FRONT LOT, CRACKING AND DETERIORATED PHOTO #15: NORTHEAST LOT, CRACKING PHOTO #16: DUMPSTER AREA PHOTO #17: BUILDING LIGHTING PHOTO #18: BUILDING LIGHTING CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #19: EXTERIOR DOOR PHOTO #20: EXTERIOR DOOR PHOTO #21: MAIN ENTRANCE, DOOR OPENER PHOTO #22: SMALL BASEMENT WINDOW PHOTO #23: LARGE WINDOW PHOTO #24: PATIO AREA CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #25: ROOF PHOTO #26: ROOF, CURLING PHOTO #27: ROOF PHOTO #28: VINYL SIDING PHOTO #29: STAIRWELL PHOTO #30: STAIRWELL CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #31: GENERATOR PHOTO #32: CONDENSING UNITS PHOTO #33: DISTRIBUTION PANEL PHOTO #34: CIRCUIT BREAKERS PHOTO #35: MAIN MECHANICAL ROOM PHOTO #36: FURNACES CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #37: UNIT HEATER, SALLY PORT PHOTO #38: THERMOSTAT PHOTO #39: WALL MOUNTED ELECTRIC HEATER PHOTO #40: BACKUP LIGHT FIXTURE AND STROBE ALARM PHOTO #41: SMOKE DETECTOR PHOTO #42: EXIT SIGN CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #43: EXTINGUISHER PHOTO #44: RESTROOM PHOTO #45: URINAL PHOTO #46: TOILET PHOTO #47: LAVATORY SINKS PHOTO #48: BUILDING DEPARTMENT OFFICE AREA CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #49: STAIRS PHOTO #50: FIRE DOOR PHOTO #51: ENTRY VESTIBULE PHOTO #52: HALLWAY PHOTO #53: DRINKING FOUNTAINS PHOTO #54: COUNCIL CHAMBERS CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #55: LIGHTING FIXTURES PHOTO #56: ACOUSTICAL TILE CEILING PHOTO #57: CARPET, RIPPLING PHOTO #58: KITCHENETTE PHOTO #59: SOLID CORE DOOR PHOTO #60: SALLY PORT CITY HALL/POLICE DEPARTMENT 800 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 PHOTO #61: BATHROOM, POLICE AREA PHOTO #62: EYEWASH PHOTO #63: OFFICE, POLICE AREA PHOTO #64: OFFICE, POLICE AREA PHOTO #65: KITCHENETTE PHOTO #66: POLICE SERVICE DESK AND WAITING ROOM CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: City Hall/Police Station Project Number: 122700.17R000-004.322 Source: Google Earth Pro On-Site Date: 5/18/2017 CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: 5/19/17 Property Name: City Hall/Police Station EMG Project Number: 122700.17R000-004.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? ✔ 2 Have any ADA improvements been made to the property? ✔ 3 Does a Transition Plan / Barrier Removal Plan exist for the property? ✔ 4 Has building ownership or management received any ADA related complaints that have not been resolved? ✔ 5 Is any litigation pending related to ADA issues? ✔ Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? ✔ 2 Are there sufficient van-accessible parking spaces available? ✔ 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? ✔ 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? ✔ 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? ✔ 6 If required does signage exist directing you to accessible parking and an accessible building entrance? ✔ Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) ✔ 2 Are ramps that appear longer than 6 ft complete with railings on both sides? ✔ Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? ✔ 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? ✔ Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? ✔ 2 If the main entrance is inaccessible, are there alternate accessible entrances? ✔ 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? ✔ Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? ✔ 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? ✔ 3 Is there a path of travel that does not require the use of stairs? ✔ Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? ✔ 2 Are there visual and audible signals inside cars indicating floor change? ✔ 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? ✔ 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? ✔ 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? ✔ 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? ✔ Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? ✔ 2 Are pull handles push/pull or lever type? ✔ 3 Are there audible and visual fire alarm devices in the toilet rooms? ✔ 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? ✔ 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? ✔ 6 In unisex toilet rooms, are there safety alarms with pull cords? ✔ 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? ✔ 8 Are grab bars provided in toilet stalls? ✔ 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? ✔ 10 Are sink handles operable with one hand without grasping, pinching or twisting? ✔ 11 Are exposed pipes under sink sufficiently insulated against contact? ✔ Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. ✔ Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. ✔ 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. ✔ Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. ✔ 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? ✔ Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. ✔ Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? ✔ *Based on visual observation only. The slope was not confirmed through measurements. CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire CITY HALL/POLICE DEPARTMENT EMG PROJECT NO.: 122700.17R000-004.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Beecher Community Center 908 Game Farm Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-005.322 September 13, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT Immediate Repairs Report Beecher Community Center 9/13/2017 Location Name EMG Renamed Item NumberID Cost Description QuantityUnit Unit Cost Subtotal Deficiency Repair Estimate * Beecher Community Center 5.4 612426 Retaining Wall, Brick/Stone (per SF Face), Repair 50 SF $11.39 $569 $569 Beecher Community Center 7.2 612452 Backflow Preventer, 2", Replace 1 EA $2,603.17 $2,603 $2,603 Beecher Community Center 7.2 612469 ADA, Restroom, Lavatory Pipe Wraps, Install 6 EA $75.90 $455 $455 Beecher Community Center 7.6 612440 Fire Alarm System, Office Building, Upgrade 9423 SF $2.36 $22,234 $22,234 Beecher Community Center 7.6 612434 Fire Alarm Control Panel, Addressable, Replace 1 EA $20,297.59 $20,298 $20,298 Immediate Repairs Total $46,159 * Location Factor included in totals. Replacement Reserves Report Beecher Community Center 9/13/2017 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Beecher Community Center 5.2 612307 Parking Lots, Asphalt Pavement, Mill & Overlay 25 23 2 43802 SF $3.28 $143,688 $143,688 $143,688 Beecher Community Center 5.2 612308 Parking Lots, Asphalt Pavement, Seal & Stripe 5 0 5 11308 SF $0.38 $4,291 $4,291 $4,291 $4,291 $12,874 Beecher Community Center 5.2 612309 Pedestrian Pavement, Sidewalk, Concrete, Replace 30 29 1 6052 SF $19.82 $119,962 $119,962 $119,962 Beecher Community Center 5.4 612426 Retaining Wall, Brick/Stone (per SF Face), Repair 0 0 0 50 SF $11.39 $569 $569 $569 Beecher Community Center 5.5 612412 High Pressure Sodium Lighting Fixture, 400 W, Replace 20 10 10 1 EA $1,033.67 $1,034 $1,034 $1,034 Beecher Community Center 5.5 612305 Signage, Property, Monument/Pylon, Replace 20 10 10 1 EA $8,602.00 $8,602 $8,602 $8,602 Beecher Community Center 5.5 612411 Flagpole, Metal, Replace 20 5 15 1 EA $2,530.00 $2,530 $2,530 $2,530 Beecher Community Center 5.5 612410 Pole Light, Exterior, 135 to 1000 W HID (Fixture Only), Replace 20 10 10 4 EA $4,630.42 $18,522 $18,522 $18,522 Beecher Community Center 6.3 612306 Roof, Asphalt Shingle, Replace 20 15 5 11308 SF $3.42 $38,679 $38,679 $38,679 Beecher Community Center 6.4 612310 Exterior Wall, Aluminum Siding, Replace 40 34 6 6000 SF $8.67 $52,049 $52,049 $52,049 Beecher Community Center 6.6 612419 Window, Aluminum, Replace 30 28 2 2 EA $584.21 $1,168 $1,168 $1,168 Beecher Community Center 6.6 612418 Window, Aluminum Double-Glazed Large, Replace 30 15 15 6 EA $870.45 $5,223 $5,223 $5,223 Beecher Community Center 6.6 612420 Window, Aluminum Double-Glazed Small, Replace 30 15 15 29 EA $584.21 $16,942 $16,942 $16,942 Beecher Community Center 6.6 612414 Exterior Door, Fully-Glazed Aluminum-Framed Swinging Motor-Operated, Replace 30 20 10 2 EA $10,194.36 $20,389 $20,389 $20,389 Beecher Community Center 6.6 612413 Exterior Door, Fully-Glazed Aluminum-Framed Swinging, Replace 30 20 10 5 EA $2,106.57 $10,533 $10,533 $10,533 Beecher Community Center 6.7 612425 Pedestrian Pavement, Sidewalk, Clay Brick/Masonry Pavers, Replace 30 20 10 75 SF $34.11 $2,558 $2,558 $2,558 Beecher Community Center 7.1 612487 Air Handler, Exterior, 10,001 to 16,000 CFM, Replace 15 12 3 1 EA $70,713.29 $70,713 $70,713 $70,713 $141,427 Beecher Community Center 7.1 612483 Air Handler, Exterior, 4,001 to 6,000 CFM, Replace 15 12 3 1 EA $27,804.57 $27,805 $27,805 $27,805 $55,609 Beecher Community Center 7.1 612482 Air Handler, Exterior, 8,001 to 10,000 CFM, Replace 15 12 3 1 EA $45,895.13 $45,895 $45,895 $45,895 $91,790 Beecher Community Center 7.1 612490 Exhaust Fan, Centrifugal, 1,500 CFM, Replace 15 12 3 1 EA $2,664.18 $2,664 $2,664 $2,664 $5,328 Beecher Community Center 7.1 612488 Exhaust Fan, Centrifugal, 2,500 CFM, Replace 15 12 3 1 EA $3,072.78 $3,073 $3,073 $3,073 $6,146 Beecher Community Center 7.1 612489 Exhaust Fan, Centrifugal, 2,000 CFM, Replace 15 12 3 1 EA $2,664.18 $2,664 $2,664 $2,664 $5,328 Beecher Community Center 7.2 612475 Toilet, Tankless (Water Closet), Replace 20 10 10 5 EA $842.97 $4,215 $4,215 $4,215 Beecher Community Center 7.2 612476 Urinal, Vitreous China, Replace 20 10 10 2 EA $1,193.44 $2,387 $2,387 $2,387 Beecher Community Center 7.2 612468 Lavatory, Vitreous China, Replace 20 10 10 6 EA $572.66 $3,436 $3,436 $3,436 Beecher Community Center 7.2 612478 Service Sink, Porcelain Enamel, Cast Iron, Replace 20 10 10 1 EA $1,360.33 $1,360 $1,360 $1,360 Beecher Community Center 7.2 612462 Sink, Stainless Steel, Replace 20 10 10 2 EA $1,054.05 $2,108 $2,108 $2,108 Beecher Community Center 7.2 612481 Drinking Fountain, Refrigerated, Replace 10 5 5 1 EA $1,257.51 $1,258 $1,258 $1,258 $2,515 Beecher Community Center 7.2 612452 Backflow Preventer, 2", Replace 15 15 0 1 EA $2,603.17 $2,603 $2,603 $2,603 $5,206 Beecher Community Center 7.2 612477 Water Heater, Gas, Residential, 50 GAL, Replace 10 4 6 1 EA $2,349.48 $2,349 $2,349 $2,349 $4,699 Beecher Community Center 7.2 612469 ADA, Restroom, Lavatory Pipe Wraps, Install 0 0 0 6 EA $75.90 $455 $455 $455 Beecher Community Center 7.4 612448 Distribution Panel, 208 Y, 120 V, 100 Amp, Replace 30 20 10 1 EA $5,079.93 $5,080 $5,080 $5,080 Beecher Community Center 7.4 612461 Distribution Panel, 208 Y, 120 V, 100 Amp, Replace 30 20 10 1 EA $5,079.93 $5,080 $5,080 $5,080 Beecher Community Center 7.4 612441 Main Distribution Panel, 208 Y, 120 V, 800 Amp, Replace 30 20 10 1 EA $13,423.81 $13,424 $13,424 $13,424 Beecher Community Center 7.4 612442 Distribution Panel, 208 Y, 120 V, 225 Amp, Replace 30 20 10 1 EA $7,951.00 $7,951 $7,951 $7,951 Beecher Community Center 7.4 612421 Metal Halide Lighting Fixture, 250 W, Replace 20 10 10 3 EA $748.18 $2,245 $2,245 $2,245 Beecher Community Center 7.4 612449 Lighting System, Interior, Upgrade 25 15 10 9423 SF $9.24 $87,087 $87,087 $87,087 Beecher Community Center 7.6 612450 Backflow Preventer, 6", Replace 15 5 10 1 EA $9,344.53 $9,345 $9,345 $9,345 Beecher Community Center 7.6 612433 Sprinkler Heads (per SF), Replace 20 17 3 9423 SF $1.33 $12,531 $12,531 $12,531 Beecher Community Center 7.6 612480 Fire Extinguisher, Replace 15 0 15 3 EA $356.54 $1,070 $1,070 $1,070 Beecher Community Center 7.6 612457 Fire Suppression System, Wet Chemical, Replace 15 12 3 1 EA $3,488.87 $3,489 $3,489 $3,489 $6,978 Beecher Community Center 7.6 612440 Fire Alarm System, Office Building, Upgrade 20 34 0 9423 SF $2.36 $22,234 $22,234 $22,234 Beecher Community Center 7.6 612434 Fire Alarm Control Panel, Addressable, Replace 15 34 0 1 EA $20,297.59 $20,298 $20,298 $20,298 $40,595 Beecher Community Center 7.6 612430 Emergency/Exit Combo, Replace 10 7 3 2 EA $687.51 $1,375 $1,375 $1,375 $2,750 Beecher Community Center 7.6 612427 Exit Lighting Fixture, Backlit, Replace 10 7 3 6 EA $405.01 $2,430 $2,430 $2,430 $4,860 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Beecher Community Center 8.1 612455 Interior Door, Wood Solid-Core, Replace 20 10 10 20 EA $1,423.11 $28,462 $28,462 $28,462 Beecher Community Center 8.1 612456 Interior Door, Fire 90-Minutes and Over, Replace 20 10 10 3 EA $1,649.06 $4,947 $4,947 $4,947 Beecher Community Center 8.1 612454 Interior Door, Fully-Glazed Aluminum-Framed Swinging, Replace 30 15 15 1 EA $2,106.57 $2,107 $2,107 $2,107 Beecher Community Center 8.1 612470 Toilet Partitions, Metal Overhead-Braced, Replace 20 10 10 5 EA $850.00 $4,250 $4,250 $4,250 Beecher Community Center 8.1 612311 Interior Wall Finish, Concrete/Masonry, Prep & Paint 8 4 4 4947 SF $1.45 $7,178 $7,178 $7,178 $14,356 Beecher Community Center 8.1 612312 Interior Wall Finish, Gypsum Board/Plaster/Metal, Prep & Paint 8 4 4 707 SF $1.42 $1,006 $1,006 $1,006 $2,012 Beecher Community Center 8.1 612320 Interior Wall Finish, Acoustical Tile (ACT) Fabric-Faced, Replace 20 10 10 707 SF $13.33 $9,424 $9,424 $9,424 Beecher Community Center 8.1 612327 Interior Floor Finish, Vinyl Tile (VCT), Replace 15 12 3 2827 SF $4.80 $13,571 $13,571 $13,571 $27,143 Beecher Community Center 8.1 612404 Interior Floor Finish, Quarry Tile, Replace 50 34 16 942 SF $15.19 $14,307 $14,307 $14,307 Beecher Community Center 8.1 612321 Interior Floor Finish, Carpet Standard-Commercial Medium-Traffic, Replace 10 7 3 5654 SF $7.26 $41,027 $41,027 $41,027 $82,054 Beecher Community Center 8.1 612409 Interior Ceiling Finish, Gypsum Board/Plaster, Prep & Paint 10 6 4 471 SF $1.94 $912 $912 $912 $1,824 Beecher Community Center 8.1 612406 Interior Ceiling Finish, Acoustical Tile (ACT), Replace 20 18 2 942 SF $3.11 $2,931 $2,931 $2,931 Beecher Community Center 8.1 612408 Interior Ceiling Finish, Acoustical Tile (ACT), Replace 20 5 15 754 SF $3.11 $2,346 $2,346 $2,346 Beecher Community Center 8.1 612431 Kitchen Cabinet, Base and Wall Section, Wood, Replace 20 15 5 80 LF $467.63 $37,411 $37,411 $37,411 Beecher Community Center 8.1 612432 Kitchen Counter, Plastic Laminate, Postformed, Replace 10 5 5 80 LF $43.90 $3,512 $3,512 $3,512 $7,023 Beecher Community Center 8.2 612459 Commercial Kitchen, Exhaust Hood, Replace 15 12 3 1 EA $7,571.72 $7,572 $7,572 $7,572 $15,143 Beecher Community Center 8.2 612460 Commercial Kitchen, Range/Oven, 6-Burner w/ Griddle, Replace 15 5 10 1 EA $9,288.00 $9,288 $9,288 $9,288 Totals, Unescalated $46,159 $119,962 $147,787 $234,809 $9,096 $85,150 $54,398 $0 $0 $0 $266,017 $0 $8,184 $44,832 $912 $62,178 $16,656 $0 $177,446 $0 $1,273,587 Totals, Escalated (3.0% inflation, compounded annually)$46,159 $123,560 $156,787 $256,582 $10,238 $98,712 $64,954 $0 $0 $0 $357,505 $0 $11,669 $65,838 $1,380 $96,871 $26,728 $0 $302,090 $0 $1,619,074 BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 16 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 18 7.3. Building Gas Distribution ........................................................................................................... 19 7.4. Building Electrical ...................................................................................................................... 20 7.5. Building Elevators and Conveying Systems .............................................................................. 20 7.6. Fire Protection and Security Systems ....................................................................................... 20 7.7. Life Support Systems ................................................................................................................ 21 8. Interior Spaces .................................................................................................................................... 22 8.1. Interior Finishes ......................................................................................................................... 22 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 23 9. Other Structures ................................................................................................................................. 24 10. Certification ......................................................................................................................................... 25 11. Appendices ......................................................................................................................................... 26 BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 908 Game Farm Road, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 1982 Current Occupants: Village of Yorkville Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Municipal Site Area: 2.55 acres Building Area: 9,423 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 94 spaces in open lots Building Construction: Conventional wood frame structure on concrete slab Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick veneer and metal siding Heating, Ventilation and Air Conditioning: Central system air handlers Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs, and emergency battery powered lights. Dates of Visit: May 22, 2017 to May 23, 2017 On-Site Point of Contact (POC): Erin Willret Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager ahupp@emgcorp.com 800.733.0660 x6623 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Vertical Envelope Fair Elevators -- Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  Full replacement of concrete sidewalks  Mill and overlay of asphalt parking lot  Modernization of the fire alarm system  ADA accessibility upgrades Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of painting and sidewalk repairs. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 2.6% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 61.8% Very Poor Current Replacement Value (CRV) 9,423 SF * 183.24 / SF = $1,726,643 Year 0 (Current Year) - Immediate Repairs (IR) $46,159 Years 1-10 – Replacement Reserves (RR) $1,068,339 Total Capital Needs $1,114,498 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Full replacement of concrete sidewalks  Mill and overlay of asphalt parking lot  Modernization of the fire alarm system Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 4 www.EMGcorp.com p 800.733.0660 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide an Executive Summary at the beginning of this report. 2.3. Personnel Interviewed The management and building engineer were interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Erin Willret City of Yorkville 630.553.8574 The FCA was performed without the assistance of an onsite Point of Contact (POC). BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 7 www.EMGcorp.com p 800.733.0660 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents were available 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. 2.6. Weather Conditions May 22, 2017: Clear, with temperatures in the 80s (°F) and light winds. May 23, 2017: Raining, with temperatures in the 70s (°F) and light winds. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At an office property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for vans are not provided. Restrooms  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces.  Add pull station alarm in unisex bathroom. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 9,423 square feet of the building are occupied by a single occupant, City of Yorkville. The spaces are a combination of offices, recreation rooms, kitchen, supporting restrooms, mechanical, and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. All areas of the property were available for observation during the site visit. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Game Farm Road Access from West Additional Entrances Library Parking Lot Additional Access from South Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt Less than 5 years Good Parking Lot Asphalt More than 20 years Poor Drive Aisles Asphalt More than 20 years Poor Service Aisles None -- -- Sidewalks Concrete More than 20 years Poor Curbs Concrete More than 20 years Poor Site Stairs None -- -- Pedestrian Ramps None -- -- BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 94 -- -- -- -- Total Number of ADA Compliant Spaces 4 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 94 Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition None -- -- -- Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement  Sidewalks  Curbs Actions/Comments:  The asphalt pavement exhibits significant areas of failure and deterioration, such as alligator cracking, transverse cracking and heavy overall surface wear. All of the paving must be overlaid with new asphalt paving in order to maintain the integrity of the overall pavement system. Milling is recommended as part of the overall repair work.  The concrete sidewalks and curbs have significant areas of cracking concrete curbs and sidewalks. These areas occur throughout the property. The damaged areas of concrete curbs and sidewalks require replacement. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☐ -- Inlets ☒ Good Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☒ Good Pits ☐ -- Municipal System ☒ Good BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 12 www.EMGcorp.com p 800.733.0660 Drainage System and Erosion Control System Exists At Site Condition Dry Well ☐ -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Generally flat Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☒ ☐ ☒ ☒ ☐ Landscaping Condition Good Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition Stone masonry Around light poles Poor Anticipated Lifecycle Replacements:  Stone retaining walls Actions/Comments:  The retaining walls appear problematic. The stones have been removed and are damaged. Damaged portions of the retaining walls must be replaced. 5.5. General Site Improvements Property Signage Property Signage Monument BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 13 www.EMGcorp.com p 800.733.0660 Property Signage Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☐ ☐ ☐ Fair Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair Site Fencing Type Location Condition None -- -- REFUSE DISPOSAL Refuse Disposal Individual garbage bins Dumpster Locations Mounting Enclosure Contracted? Condition -- None None Yes -- Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Signage  Exterior lighting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete spread footings Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Good Ground Floor Concrete slab Good Upper Floor Framing -- -- Upper Floor Decking -- -- Roof Framing Heavy lumber beams Good Roof Decking Plywood or OSB Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Multiple Gable Roofs Finish Asphalt shingles Maintenance Outside Contractor Roof Age Approximately 15 Yrs BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Flashing Sheet metal Warranties No Parapet Copings None Roof Drains Gutters and downspouts Fascia None Insulation Fiberglass batts Soffits Concealed Soffits Skylights No Attics Wood joists with plywood sheathing Ponding No Ventilation Source-1 Ridge Vents Leaks Observed No Ventilation Source-2 Soffit Vents Roof Condition Poor Anticipated Lifecycle Replacements:  Asphalt shingles  Roof flashings (included as part of overall replacement) Actions/Comments:  The roof finishes appear to be more than 15 years old. Information regarding roof warranties or bonds was not available.  There are no active roof leaks observed. There is no evidence of active roof leaks. Roof leaks appear to have occurred in the past. The leaks have since been repaired, and no active roof leaks are evident.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Brick veneer Fair Secondary Finish Metal siding Fair Accented with -- -- Soffits Concealed Fair Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Metal siding  Masonry re-pointing Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 16 www.EMGcorp.com p 800.733.0660 6.5. Exterior and Interior Stairs Not applicable. There are no exterior or interior stairs. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed, fixed Double glaze Exterior walls ☐ Fair Aluminum framed, operable Double glaze Exterior walls ☐ Fair Aluminum framed, fixed, sidelight Single glaze Exterior doors ☐ Poor Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Fair Secondary Entrance Doors Fully glazed, metal framed Fair Service Doors -- -- Overhead Doors -- -- Anticipated Lifecycle Replacements:  Windows  Exterior fully glazed doors Actions/Comments:  The sidelight windows are antiquated, energy-inefficient units with single-pane glazing. Window replacement is recommended. 6.7. Patio, Terrace, and Balcony Building Patio, Terrace and Balcony Type Description Location Condition Ground Floor Patio Brick pavers Right side Fair Upper Balcony Structure -- -- -- Balcony Decks -- -- -- Balcony Deck Toppings -- -- -- Balcony Guardrails -- -- -- Anticipated Lifecycle Replacements:  Brick pavers BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 17 www.EMGcorp.com p 800.733.0660 Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 18 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Distribution System Air Distribution System Constant volume Quantity and Capacity of Air Handlers 3 air handlers ranging from approximately 5,000 to 11,000 CFM Location of Air Handlers Rooftop, penthouse Large Spaces the Larger Dedicated AHU’s Serve Recreation Room, Kitchen Age of Air Handlers All units appear to be original 1982 equipment Air Handler Condition Fair Controls and Ventilation HVAC Control System Individual non-programmable thermostats/controls HVAC Control System Condition Fair Building Ventilation Roof top exhaust fans Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Air handling units  Rooftop exhaust fans Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.  Approximately all of the HVAC equipment is original.  The HVAC equipment appears to be functioning adequately overall. The engineering staff was interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. A budgetary cost for this work is included. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 19 www.EMGcorp.com p 800.733.0660 Building Plumbing System Type Description Condition Vent Piping Cast iron and PVC Fair Water Meter Location Fire Sprinkler Room Domestic Water Heaters or Boilers Components Water Heater Fuel Natural gas Quantity and Input Capacity 1 unit at 40,000 BTUH Storage Capacity 50 gallons Boiler or Water Heater Condition Good Supplementary Storage Tanks? No Storage Tank Quantity and Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial grade Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heaters  Toilets  Urinals  Sinks  Lavatories Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator location could not be determined. The gas distribution piping within the building is malleable steel (black iron). BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 20 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 800 Amps Volts 120/208 Volt, three-phase Meter and Panel Location Front of building Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-12 Main Distribution Condition Fair Secondary Panel and Transformer Condition Fair Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are mostly original 1982 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type Wet pipe BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 21 www.EMGcorp.com p 800.733.0660 Item Description Type Wet pipe Fire Alarm System Central Alarm Panel ☒ Battery-Operated Smoke Detectors ☐ Alarm Horns ☒ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☒ Pull Stations ☒ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Poor Sprinkler System None ☐ Standpipes ☐ Backflow Preventer ☒ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☒ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel Fire Alarm Room 1982 Fire Extinguishers Last Service Date Servicing Current? 02/2017 Yes Hydrant Location Rear of building Siamese Location Rear Elevation Special Systems Kitchen Suppression System ☒Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Central alarm panel  Alarm devices and system  Sprinkler heads Actions/Comments:  The fire alarm systems appear somewhat antiquated and not up to current standards. A lack of strobes and audio alarms was present in the restrooms. Due to the age of the components and apparent shortcomings, a full modernization project is recommended. A budgetary cost is included.  The central alarm panel appears to be original and of the relay style. Based on its age and because replacement parts and components for this type of equipment may be obsolete, the alarm panel requires replacement. 7.7. Life Support Systems Not applicable. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 22 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes The facility is used as a senior community center for the City of Yorkville. The most significant interior spaces include recreation spaces, offices, kitchen, and main entrance lobby. Supporting areas include hallways, restrooms, mechanical penthouse, and utility closet. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Vinyl tile Recreation rooms Fair Carpet Offices, recreation rooms Fair Quarry tile Lobby, restrooms, kitchen Fair Typical Wall Finishes Wall Finish Locations General Condition Painted CMU Offices, restrooms, utility closets Fair Exposed CMU/masonry Lobby, recreation rooms, kitchen, recreation rooms, offices Fair Painted drywall Offices Fair Fabric panels Recreation room Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Lobby, kitchen, restrooms Fair Painted drywall Offices, recreation rooms Fair Exposed structure Recreation rooms, offices Fair Interior Doors Item Type Condition Interior Doors Solid core wood Fair Door Framing Metal Fair Fire Doors Yes Fair Anticipated Lifecycle Replacements:  Carpet BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 23 www.EMGcorp.com p 800.733.0660  Vinyl tile  Quarry tile  Interior paint  Suspended acoustic ceiling tile  Interior doors Actions/Comments:  It appears that the interior finishes are original.  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 8.2. Commercial Kitchen & Laundry Equipment The kitchen area has a variety of commercial kitchen appliances, fixtures, and equipment. The equipment is owned and maintained in- house and by the tenants. The tenants are responsible for any necessary replacement costs of their equipment only. The kitchen includes the following major appliances, fixtures, and equipment: Commercial Kitchen Appliance Comment Condition Refrigerators (tenant owned) Up-right Good Freezers (tenant owned) Up-right Good Ranges Gas Fair Ovens Gas Fair Griddles / Grills Gas Fair Fryers ☐ -- Hood Exhaust ducted to exterior Fair Dishwasher ☐ -- Microwave ☐ -- Ice Machines ☐ -- Steam Tables ☐ -- Work Tables ☒ Good Shelving ☐ -- Anticipated Lifecycle Replacements:  Cooking Range /Oven/Grill Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 24 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 25 www.EMGcorp.com p 800.733.0660 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Beecher Community Center, 908 Game Farm Road, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Paul Prusa P.E., LEED AP, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager ahupp@emgcorp.com 800.733.0660 x6623 BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 26 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Supporting Documentation Appendix D: EMG Accessibility Checklist Appendix E: Pre-Survey Questionnaire BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: LEFT ELEVATION #4: REAR ELEVATION #5: SIDEWALK #6: DETERIORATING SIDEWALK AND REPAIRED CRACKS Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #7: PARKING LOTS, ASPHALT PAVEMENT #8: SIGNIFICANT CRACKING AND DETERIORATION OF PARKING LOT #9: HIGH PRESSURE SODIUM LIGHTING FIXTURE #10: FLAGPOLE #11: POLE LIGHT #12: SIGNAGE Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #13: ROOF, ASPHALT SHINGLE #14: EXTERIOR WALL, ALUMINUM SIDING #15: EXTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED SWINGING #16: WINDOW, ALUMINUM DOUBLE- GLAZED OPERABLE #17: WINDOW, ALUMINUM DOUBLE- GLAZED FIXED #18: PEDESTRIAN PAVEMENT, SIDEWALK, CLAY BRICK/MASONRY PAVERS Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #19: EXHAUST FAN #20: AIR HANDLER #21: WATER HEATER #22: SINK, MULTI-COMPARTMENT #23: LAVATORY #24: SINK, STAINLESS STEEL Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #25: DRINKING FOUNTAIN, REFRIGERATED #26: TOILET, TANKLESS (WATER CLOSET) #27: SERVICE SINK #28: LIGHTING #29: MAIN DISTRIBUTION PANEL #30: METAL HALIDE LIGHTING FIXTURE Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #31: EMERGENCY/EXIT LIGHT COMBO #32: FIRE EXTINGUISHER #33: BACKFLOW PREVENTER, FIRE #34: FIRE ALARM CONTROL PANEL, ADDRESSABLE #35: FIRE ALARM DEVICES #36: SPRINKLER HEAD Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #37: FIRE SUPPRESSION SYSTEM, WET CHEMICAL #38: VINYL TILE (VCT) #39: CARPET #40: TOILET PARTITIONS #41: INTERIOR WALL FINISH, ACOUSTICAL TILE (ACT) FABRIC-FACED #42: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #43: INTERIOR WALL FINISH, CONCRETE/MASONRY #44: QUARRY TILE #45: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) #46: WATER STAINED ACOUSTICAL TILES #47: INTERIOR WALL FINISH #48: INTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED SWINGING Beecher Community Center EMG PROJECT NO: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 #49: INTERIOR DOOR, WOOD SOLID- CORE #50: INTERIOR DOOR, FIRE 90- MINUTES AND OVER #51: KITCHEN CABINET #52: COMMERCIAL KITCHEN, RANGE/OVEN, 6-BURNER WITH GRIDDLE #53: COMMERCIAL KITCHEN, EXHAUST HOOD BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Beecher Community Center Project Number: 122700.17R000-005.322 Source: Google Maps On-Site Date: May 23, 2017 BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Beecher Community Center EMG Project Number: 122700.17R000-005.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X However no spaces are designated for vans. 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X No designated van spaces. 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Name of Person Completing Questionnaire:N/A - Not returned to EMG Association with Property: Length of Assocation with Property: Date Completed: Phone Number: Property Name: EMG Project Number: Inspections Date Last Inspected List any Outstanding Repairs Required 1 Elevators 2 HVAC, Mechanical, Electric, Plumbing 3 Life-Safety/Fire 4 Roofs Question Response 5 List any major capital improvement within the last three years. 6 List any major capital expenditures planned for the next year. 7 What is the age of the roof(s)? 8 What building systems (HVAC, roof, interior/exterior finishes, paving, etc.) are the responsibilities of the tenant to maintain and replace? Question Yes No Unk N/A Comments 9 Are there any unresolved building, fire, or zoning code issues? 10 Are there any "down" or unusable units? 11 Are there any problems with erosion, stormwater drainage or areas of paving that do not drain? 12 Is the property served by a private water well? 13 Is the property served by a private septic system or other waste treatment systems? 14 Are there any problems with foundations or structures? 15 Is there any water infiltration in basements or crawl spaces? 16 Are there any wall, or window leaks? 17 Are there any roof leaks? 18 Is the roofing covered by a warranty or bond? 19 Are there any poorly insulated areas? 20 Is Fire Retardant Treated (FRT) plywood used? PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Question Yes No Unk N/A Comments 21 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? 22 Are there any problems with the utilities, such as inadequate capacities? 23 Are there any problems with the landscape irrigation systems? 24 Has a termite/wood boring insect inspection been performed within the last year? 25 Do any of the HVAC systems use R-11, 12, or 22 refrigerants? 26 Has any part of the property ever contained visible suspect mold growth? 27 Is there a mold Operations and Maintenance Plan? 28 Have there been indoor air quality or mold related complaints from tenants? 29 Is polybutylene piping used? 30 Are there any plumbing leaks or water pressure problems? 31 Are there any leaks or pressure problems with natural gas service? 32 Does any part of the electrical system use aluminum wiring? 33 Do Residential units have a less than 60-Amp service? 34 Do Commercial units have less than 200-Amp service? 35 Are there any recalled fire sprinkler heads (Star, GEM, Central, Omega)? 36 Is there any pending litigation concerning the property? 37 Has the management previously completed an ADA review? 38 Have any ADA improvements been made to the property? 39 Does a Barrier Removal Plan exist for the property? 40 Has the Barrier Removal Plan been approved by an arms-length third party? 41 Has building ownership or management received any ADA related complaints? 42 Does elevator equipment require upgrades to meet ADA standards? 43 Are there any problems with exterior lighting? 44 Are there any other significant issues/hazards with the property? PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Question Yes No Unk N/A Comments 45 Are there any unresolved construction defects at the property? Comments BEECHER COMMUNITY CENTER EMG PROJECT NO.: 122700.17R000-005.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system and material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Beecher Storage Shed 908 Game Farm Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-006.366 June 13, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 908 Game Farm Road, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 2004 Current Occupants: Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Garage Site Area: 0.01 acres Building Area: 560 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Not applicable Building Construction: Conventional wood frame structure on concrete slab Roof Construction: Gabled roof with asphalt shingles Exterior Finishes: Vinyl Siding Heating, Ventilation and Air Conditioning: Not applicable Fire and Life/Safety: Not applicable Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing -- Roof Fair Electrical -- Vertical Envelope Fair Elevators -- Interiors Fair Fire -- BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  None Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in good overall condition. The property has had no major capital improvements. The property is less than 13 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 31.9% Poor Current Replacement Value (CRV) 560 SF * 183.24 / SF = $9,162 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $2,925 Total Capital Needs $2,925 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  No immediate needs were identified. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record Beecher Storage Shed 908 Game Farm Road Yorkville, Illinois 60560 EMG PROJECT NO: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: RIGHT ELEVATION #4: REAR ELEVATION #5: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #6: STRUCTURAL FRAME, WOOD CONVENTIONAL STUD Beecher Storage Shed 908 Game Farm Road Yorkville, Illinois 60560 EMG PROJECT NO: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 #7: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #8: ROOF, ASPHALT SHINGLE #9: EXTERIOR WALL, VINYL SIDING #10: DAMAGED VINYL SIDING, LOWER REAR ELEVATION #11: OVERHEAD DOOR, ALUMINUM ROLL-UP #12: EXTERIOR DOOR, STEEL Beecher Storage Shed 908 Game Farm Road Yorkville, Illinois 60560 EMG PROJECT NO: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 #13: INTERIOR - GENERAL BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Beecher Storage Shed Project Number: 122700.17R000-006.366 Source: Google Maps On-Site Date: May 22, 2017 BEECHER STORAGE SHED EMG PROJECT NO.: 122700.17R000-006.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 5, 2017 Property Name: Beecher Storage Shed EMG Project Number: 122700.17R000-006.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Beecher Concession Stand 908 Game Farm Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-007.366 September 13, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT Immediate Repairs Report Beecher Concession Stand 9/13/2017 Location Name EMG Renamed Item NumberID Cost Description QuantityUnit Unit CostSubtotalDeficiency Repair Estimate * Beecher Concession Stand 3.1 611358 ADA, Door, Lever Handle Hardware, Install 2 EA $202.40 $405 $405 Beecher Concession Stand 5.2 611442 Pedestrian Pavement, Sidewalk, Asphalt, Repair 100 SF $1.60 $160 $160 Immediate Repairs Total $565 * Location Factor included in totals. Replacement Reserves Report Beecher Concession Stand 9/13/2017 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Beecher Concession Stand 3.1 611358 ADA, Door, Lever Handle Hardware, Install 0 0 0 2 EA $202.40 $405 $405 $405 Beecher Concession Stand 5.2 611442 Pedestrian Pavement, Sidewalk, Asphalt, Repair 25 25 0 100 SF $1.60 $160 $160 $160 Beecher Concession Stand 5.2 611406 Pedestrian Pavement, Sidewalk, Asphalt, Seal 5 2 3 4780 SF $0.38 $1,814 $1,814 $1,814 $1,814 $1,814 $7,256 Beecher Concession Stand 5.2 611410 Pedestrian Pavement, Sidewalk, Asphalt, Overlay 25 12 13 4780 SF $1.36 $6,486 $6,486 $6,486 Beecher Concession Stand 5.5 611404 Pole Light, Exterior, 135 to 1000 W HID (Fixture, Ballast, & Lamp), Replace 10 5 5 1 EA $2,246.90 $2,247 $2,247 $2,247 $4,494 Beecher Concession Stand 6.3 611361 Roof, Asphalt Shingle, Replace 20 12 8 895 SF $3.42 $3,061 $3,061 $3,061 Beecher Concession Stand 6.4 611349 Exterior Wall, Vinyl Siding, Replace 25 20 5 1090 SF $7.81 $8,512 $8,512 $8,512 Beecher Concession Stand 6.6 611553 Exterior Wall, Painted Surface, Prep & Paint 10 9 1 50 SF $2.87 $144 $144 $144 $287 Beecher Concession Stand 6.6 611469 Window, Vinyl-Clad Double-Glazed Slider, Replace 30 12 18 1 EA $813.20 $813 $813 $813 Beecher Concession Stand 6.6 611471 Window, Vinyl-Clad Double-Glazed Double Hung, Replace 30 12 18 1 EA $555.58 $556 $556 $556 Beecher Concession Stand 6.6 611356 Exterior Door, Steel, Replace 25 12 13 4 EA $950.12 $3,800 $3,800 $3,800 Beecher Concession Stand 7.1 611398 Condensing Unit/Heat Pump, Split System, 2 Ton, Replace 15 10 5 1 EA $3,122.18 $3,122 $3,122 $3,122 Beecher Concession Stand 7.1 611508 Furnace, Electric, 10 to 25 MBH, Replace 20 13 7 1 EA $3,136.39 $3,136 $3,136 $3,136 Beecher Concession Stand 7.2 611365 Toilet, Flush Tank (Water Closet), Replace 20 12 8 2 EA $1,055.15 $2,110 $2,110 $2,110 Beecher Concession Stand 7.2 611362 Lavatory, Vitreous China, Replace 20 12 8 3 EA $572.66 $1,718 $1,718 $1,718 Beecher Concession Stand 7.2 611502 Sink, Plastic, Replace 20 10 10 1 EA $575.99 $576 $576 $576 Beecher Concession Stand 7.2 611506 Water Heater, Electric, Residential, 19.9 GAL, Replace 15 12 3 1 EA $1,249.92 $1,250 $1,250 $1,250 $2,500 Beecher Concession Stand 7.4 611360 Metal Halide Lighting Fixture, Wall Mount, 100 W, Replace 20 12 8 2 EA $678.47 $1,357 $1,357 $1,357 Beecher Concession Stand 7.4 611498 Lighting System, Interior, Upgrade 25 10 15 745 SF $9.24 $6,885 $6,885 $6,885 Beecher Concession Stand 7.6 611511 Fire Extinguisher, Replace 15 4 11 1 EA $314.93 $315 $315 $315 Beecher Concession Stand 7.6 611444 Exit Lighting Fixture, , Replace 10 7 3 3 EA $405.01 $1,215 $1,215 $1,215 $2,430 Beecher Concession Stand 8.1 611475 Interior Door, Aluminum, Replace 30 12 18 1 EA $1,368.37 $1,368 $1,368 $1,368 Beecher Concession Stand 8.1 611367 Interior Wall Finish, Vinyl, Replace 15 10 5 1118 SF $2.27 $2,542 $2,542 $2,542 Beecher Concession Stand 8.1 611371 Interior Floor Finish, Vinyl Sheeting, Replace 15 10 5 745 SF $7.01 $5,222 $5,222 $5,222 Beecher Concession Stand 8.1 611310 Interior Ceiling Finish, Vinyl, Replace 20 12 8 145 SF $2.10 $304 $304 $304 Beecher Concession Stand 8.1 611316 Interior Ceiling Finish, Acoustical Tile (ACT), Replace 20 12 8 600 SF $3.11 $1,867 $1,867 $1,867 Beecher Concession Stand 8.1 611456 Residential Appliances, Refrigerator, 14-18 CF, Replace 15 10 5 1 EA $956.04 $956 $956 $956 Beecher Concession Stand 8.2 611460 Commercial Kitchen, Refrigerator, 2-Door Reach-In, Replace 15 10 5 1 EA $4,256.00 $4,256 $4,256 $4,256 Totals, Unescalated $565 $144 $0 $4,279 $0 $26,857 $0 $3,136 $12,231 $0 $576 $458 $0 $13,316 $0 $9,132 $0 $0 $5,801 $0 $76,496 Totals, Escalated (3.0% inflation, compounded annually)$565 $148 $0 $4,676 $0 $31,135 $0 $3,857 $15,494 $0 $774 $635 $0 $19,555 $0 $14,228 $0 $0 $9,876 $0 $100,943 BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 908 Game Farm Road, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 2004 Current Occupants: Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Concession Stand Site Area: 0.13 acres Building Area: 745 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Not applicable Building Construction: Conventional wood frame structure on concrete slab Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Vinyl Siding Heating, Ventilation and Air Conditioning: Individual package split-system unit Fire and Life/Safety: Smoke detectors, extinguishers, and exit signs. Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Fair Elevators -- Interiors Fair Fire -- BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete fire suppression system  ADA accessibility upgrades Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in good overall condition. The property has had no major capital improvements. The property is less than 13 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 14.2% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 122% Very Poor Current Replacement Value (CRV) 745 SF * 183.24 / SF = $45,809 Year 0 (Current Year) - Immediate Repairs (IR) $6,524 Years 1-10 – Replacement Reserves (RR) $56,084 Total Capital Needs $62,608 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system  ADA accessibility upgrades Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: LEFT ELEVATION #4: REAR ELEVATION #5: PEDESTRIAN PAVEMENT, SIDEWALK, ASPHALT #6: PEDESTRIAN PAVEMENT, SIDEWALK, CRACKING BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #7: POLE LIGHT, EXTERIOR #8: ROOF, ASPHALT SHINGLE #9: EXTERIOR WALL, VINYL SIDING #10: DAMAGED VINYL SIDING #11: WINDOW, VINYL-CLAD DOUBLE- GLAZED DOUBLE HUNG #12: EXTERIOR DOOR, STEEL BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #13: OVERHEAD DOOR, STEEL SECURITY GATE #14: WINDOW, VINYL-CLAD DOUBLE- GLAZED SLIDER #15: CONDENSING UNIT/HEAT PUMP, SPLIT SYSTEM, 2 TON #16: FURNACE, ELECTRIC #17: SINK, POT, MULTI- COMPARTMENT #18: LAVATORY, VITREOUS CHINA BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #19: TOILET, FLUSH TANK (WATER CLOSET) #20: SINK, PLASTIC #21: WATER HEATER, ELECTRIC #22: METAL HALIDE LIGHTING FIXTURE, WALL MOUNT #23: LIGHTING SYSTEM, INTERIOR, OFFICE BUILDING #24: MAIN DISTRIBUTION PANEL BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #25: EXIT LIGHTING FIXTURE #26: FIRE EXTINGUISHER #27: INTERIOR DOOR, ALUMINUM #28: INTERIOR DOOR BROKEN HANDLE #29: INTERIOR CEILING FINISH, VINYL #30: INTERIOR WALL FINISH, VINYL BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 #31: RESIDENTIAL APPLIANCES, REFRIGERATOR #32: INTERIOR FLOOR FINISH, VINYL SHEETING #33: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) #34: COMMERCIAL KITCHEN, REFRIGERATOR, 2-DOOR REACH-IN BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Beecher Concession Stand Project Number: 122700.17R000-007.366 Source: Google Maps On-Site Date: May 22, 2017 BEECHER CONCESSION STAND EMG PROJECT NO.: 122700.17R000-007.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: May 22, 2017 Property Name: Beecher Concession Stand EMG Project Number: 122700.17R000-007.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Public Library 902 Game Farm Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-008.322 June 14, 2017 May 24, 2017 FACILITY CONDITION ASSESSMENT PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 16 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 17 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 20 7.3. Building Gas Distribution ........................................................................................................... 21 7.4. Building Electrical ...................................................................................................................... 22 7.5. Building Elevators and Conveying Systems .............................................................................. 22 7.6. Fire Protection and Security Systems ....................................................................................... 23 7.7. Life Support Systems ................................................................................................................ 24 8. Interior Spaces .................................................................................................................................... 25 8.1. Interior Finishes ......................................................................................................................... 25 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 26 9. Other Structures ................................................................................................................................. 27 10. Certification ......................................................................................................................................... 28 11. Appendices ......................................................................................................................................... 29 PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 902 Game Farm Road, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 1983 Current Occupants: City of Yorkville – Public Library Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Library Site Area: 2.29 acres Building Area: 40,000 SF Number of Buildings: 1 Number of Stories: 2 Parking Type and Number of Spaces: 59 spaces in open lots Building Construction: Steel frame with concrete-topped metal decks Roof Construction: Sloped roofs with metal finish Flat roof with EPDM membrane Exterior Finishes: Stone, brick veneer, siding. Heating, Ventilation & Air Conditioning: Central system with boilers, chillers, and air handlers feeding VAV and hydronic baseboard and ceiling radiators. Supplemental components: computer room air conditioning unit, cabinet unit heaters, and suspended unit heaters. Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, exit signs, and emergency lighting. Dates of Visit: May 24, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6623 Systemic Condition Summary Site Good HVAC Fair PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Structure Good Plumbing Fair Roof Good Electrical Good Vertical Envelope Good Elevators Fair Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  No significant short term of modernization recommendations were observed. Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in good overall condition. The property has had no major capital improvements. The property is less than 10 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 27.8% Poor Current Replacement Value (CRV) 40,000 SF * 183.24 / SF = $7,329,485 Year 0 (Current Year) - Immediate Repairs (IR) $1,543 Years 1-10 – Replacement Reserves (RR) $2,042,965 Total Capital Needs $2,044,508 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  No significant immediate repair costs were observed. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 4 www.EMGcorp.com p 800.733.0660 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The building engineer were interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Scott Sleezer City of Yorkville – Parks and Recreation 630.878.7291 The FCA was performed without the assistance of an onsite Point of Contact (POC). PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 7 www.EMGcorp.com p 800.733.0660 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents were provided. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit and was not returned. The questionnaire is included in Appendix E. 2.6. Weather Conditions May 24, 2017: Cloudy, with temperatures in the 80s (°F) and light winds. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a office property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for vans are not provided. Restrooms  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces. Original library area only. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 40,000 square feet of the building are occupied by a single occupant, City of Yorkville Public Library. The spaces are a combination of offices, reading rooms, library, meeting rooms, supporting restrooms, mechanical, and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. All areas of the property were available for observation during the site visit. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Game Farm Road Access from West Additional Entrances -- Additional Access from -- Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt 2006 Fair Parking Lot Asphalt 2006 Fair Drive Aisles Asphalt 2006 Fair Service Aisles None -- -- Sidewalks Concrete 2006 Good Curbs Concrete 2006 Good Site Stairs Cast-in-place concrete 2006 Good Pedestrian Ramps None -- -- PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 59 0 0 0 0 Total Number of ADA Compliant Spaces 6 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 59 Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition Right side of building Concrete stairs Metal Good Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☐ -- Inlets ☒ Good Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☒ Good Pits ☐ -- Municipal System ☒ Good Dry Well ☐ -- Anticipated Lifecycle Replacements:  No components of significance PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 12 www.EMGcorp.com p 800.733.0660 Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Generally flat Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☒ ☒ ☐ Landscaping Condition Good Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition Concrete East end of site separating parking lot of adjacent building Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Monument Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☒ ☐ ☒ Fair PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 13 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☒ Fair Site Fencing Type Location Condition Wrought iron Multiple locations Good REFUSE DISPOSAL Refuse Disposal Common area dumpsters Dumpster Locations Mounting Enclosure Contracted? Condition East side of property Concrete pad Wood board fence Yes Good Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting  Site fencing  Benches Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete spread footings Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Steel columns and beams Good Ground Floor Concrete slab Good Upper Floor Framing Steel beams Good Upper Floor Decking Metal decking with concrete topping Good Roof Framing Steel beams or girders Good Roof Decking Metal decking Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Sloped Finish Metal Maintenance Outside Contractor Roof Age 10 Years Flashing Sheet metal Warranties Yes PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Rigid Board Soffits Concealed Soffits Skylights No Attics None Ponding No Ventilation Source-1 Turtle Vents Leaks Observed No Ventilation Source-2 Soffit Vents Roof Condition Good The primary roof is located throughout the majority of the building. Secondary Roof Type / Geometry Flat Finish EPDM Membrane Maintenance Outside Contractor Roof Age 10 Years Flashing Built-up base and Edge flashing Warranties Yes Parapet Copings Pre-cast Concrete and Sheet Metal Roof Drains Internal drains Fascia None Insulation Rigid Board Soffits None Skylights No Attics None Ponding Yes Ventilation Source-1 Parapet and Wall Vent Leaks Observed No Ventilation Source-2 -- Roof Condition Fair The secondary roof is located at the center portion of the building, second story. Anticipated Lifecycle Replacements:  EPDM roof membrane  Roof flashings (included as part of overall membrane replacement)  Parapet wall copings (included as part of overall membrane replacement) Actions/Comments:  The roof finishes were reportedly installed in 2006. Information regarding roof warranties or bonds was not available but given the age it is assumed a warranty is still active. The roofs are maintained by an outside contractor.  According to the POC, there are no active roof leaks. There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. However, debris build-up has caused ponding issues around the flat roof drains. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 16 www.EMGcorp.com p 800.733.0660 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Cement board siding Good Secondary Finish Brick veneer Good Accented with Stone veneer Good Soffits Concealed Good Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Exterior painting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Concrete stairs Closed Metal Metal Good Building Interior Stairs Steel framed with pan-filled concrete Closed Metal Metal Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Curtain wall Double glaze Exterior walls ☐ Good Aluminum framed storefront Double glaze Front elevation ☐ Good Aluminum framed, fixed Double glaze Exterior walls ☐ Good PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 17 www.EMGcorp.com p 800.733.0660 Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Good Secondary Entrance Doors Fully glazed, metal framed Good Service Doors Metal, insulated Fair Overhead Doors None -- Anticipated Lifecycle Replacements:  Windows  Curtain wall glazing  Storefront glazing  Exterior doors Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 18 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units (Original Library 1983) Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 2 units at 5 tons each Total Heating or Cooling Capacity 10 tons Heating Fuel Natural gas Location of Equipment Utility closets Space Served by System Original library wing (1983) Age Ranges Vary from 2002 to 2010 Primary Component Condition Fair Building Central Heating System Primary Heating System Type Hot water boilers Quantity and Capacity of Major Components 2 boilers at 1,999 MBH each Total Heating Capacity 3,998 MBH Heating Fuel Natural gas Location of Major Equipment Mechanical rooms Space Served by System Newer wing Age Ranges All units dated 2006 Boiler Condition Fair Heat Exchanger Condition -- Building Central Cooling System Primary Cooling System Type Air-cooled chillers Quantity and Capacity of Major Components 1 chillers at 170 tons Total Cooling Capacity 170 tons Refrigerant R-134A Cooling Towers None Location of Major Equipment Building exterior Space Served by System Newer wing Age Ranges Unit dated 2006 PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 19 www.EMGcorp.com p 800.733.0660 Building Central Cooling System Chiller Condition Fair Cooling Tower Condition -- Distribution System HVAC Water Distribution System Four-pipe Heating Water Circulation Pump Size & Quantity 2 pumps at 5.0 HP each – primary pumps 2 pumps at 7.5 HP each – secondary pumps Chilled Water Circulation Pump Size & Quantity 1 pump at 15 HP Condenser Water Circulation Pump Size & Quantity -- Pump Condition Fair Air Distribution System Variable volume Quantity and Capacity of Air Handlers 1 air handler at 32,025 CFM Location of Air Handlers Mechanical rooms Large Spaces the Larger Dedicated AHU’s Serve -- Age of Air Handlers Unit dated 2006 Air Handler Condition Fair Terminal Units VAV boxes Quantity and Capacity of Terminal Units Approximately 32 VAV boxes assumed to an average size of 1,000 cfm. Location of Terminal Units Above ceilings Spaces Served by Terminal Units Throughout facility Terminal Unit Condition Fair Supplemental Components Supplemental Component #1 Dedicated computer room air conditioners Location / Space Served by Computer Room Air Conditioners Telecom Computer Room Air Conditioners Condition Fair Supplemental Component #2 Radiant ceiling panel Location / Space Served by Radiant Ceiling Panel Building Perimeter Radiant Ceiling Panel Condition Fair Supplemental Component #3 Suspended and cabinet unit heaters Location / Space Served by Unit Heater Mechanical rooms and stairwells Unit Heater Condition Fair PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 20 www.EMGcorp.com p 800.733.0660 Controls and Ventilation HVAC Control System BAS, direct digital controls (DDC) HVAC Control System Condition Fair Building Ventilation Roof top exhaust fans Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Boilers  Chillers  Air handling unit  Distribution pumps and motors  VAV boxes  Split system furnaces and condensing units  Electric wall heaters  Suspended hydronic unit heaters  Cabinet unit heaters  Baseboard heaters  Radiant ceiling panels  Rooftop exhaust fans  Humidifier Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.  The HVAC equipment appears to vary in age with approximately 90% of the equipment being installed with the 2006 addition. The property is relatively new and has not required any major HVAC equipment replacements.  The HVAC equipment appears to be functioning adequately overall. The building occupants were interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. A budgetary cost for this work is included. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Good Waste/Sewer Piping Cast iron Good Vent Piping Cast iron Good Water Meter Location Mechanical room Domestic Water Heaters or Boilers Components Water Heaters Fuel Natural gas Quantity and Input Capacity 1 unit at 125,000 BTUH PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 21 www.EMGcorp.com p 800.733.0660 Domestic Water Heaters or Boilers Storage Capacity 60 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heater  Toilets  Urinals  Sinks  lavatories Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator are located along the exterior walls of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meter and regulator appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 22 www.EMGcorp.com p 800.733.0660 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 1,200 Amps Volts 277/480 Volt, three-phase Meter & Panel Location Electrical Room Branch Wiring Copper Conduit Metallic Step-Down Transformers? Yes Security / Surveillance System? Yes Building Intercom System? No Lighting Fixtures T-8 Main Distribution Condition Good Secondary Panel and Transformer Condition Good Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Main switchboard  Step-down transformer  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels, switchboard, step-down transformer are mostly original 2006 components, however, the original library has 1983 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels, switchboard, and step-down transformers and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Building Elevators Manufacturer ThyssenKrupp Machinery Location Ground floor or basement adjacent to shaft Safety Stops Electronic Emergency Equipment Yes Cab Floor Finish Carpet Cab Wall Finish Plastic-laminated wood Hydraulic Elevators 1 car at 2,500 LB Overhead Traction Elevators None Freight Elevators None Machinery Condition Good Controls Condition Fair Cab Finish Condition Fair Other Conveyances None PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 23 www.EMGcorp.com p 800.733.0660 Building Elevators Other Conveyance Condition -- Anticipated Lifecycle Replacements:  Elevator controls  Hydraulic machinery  Elevator cab finishes Actions/Comments:  The elevators appear to provide adequate service. The elevators are serviced by an outside contractor on a routine basis. The elevator machinery and controls are the originally installed system. The elevators will require continued periodic maintenance.  The elevators are inspected on an annual basis by the municipality, and a certificate of inspection is displayed in each elevator cab.  The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.  The finishes in the elevator cabs will require replacement. The cost to replace the finishes is relatively insignificant and the work can be performed as part of the property management’s operations program. 7.6. Fire Protection and Security Systems Item Description Type Wet pipe Fire Alarm System Central Alarm Panel ☒ Battery-Operated Smoke Detectors ☐ Alarm Horns ☒ Annunciator Panels ☒ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☒ Pull Stations ☒ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☐ Standpipes ☒ Backflow Preventer ☒ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Fair Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel Entry vestibule 2006 Fire Extinguishers Last Service Date Servicing Current? April 2017 Yes Hydrant Location Front elevation Siamese Location -- Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 24 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  Central alarm panel  Alarm devices and system  Sprinkler heads Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 7.7. Life Support Systems Not applicable. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 25 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes The facility is used as a library for the City of Yorkville. The most significant interior spaces include library, offices, meeting room, and main entrance lobby. Supporting areas include hallways, stairs, restrooms, employee break rooms, mechanical rooms, utility closets, back-of-house areas. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Carpet Library, offices, meeting rooms, breakroom Fair Vinyl tile Utility closets Fair Ceramic tile Lobby, restrooms Good Wood strip Lounge, breakroom Good Unfinished Mechanical rooms Good Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Throughout building Fair Ceramic tile Restrooms Good Wallpaper Lobby Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Offices, library, lounges Fair Painted drywall Meeting room, library, restrooms, lobby Fair Exposed structure Library, mechanical rooms Good Interior Doors Item Type Condition Interior Doors Solid core wood Fair Door Framing Metal Fair Fire Doors Yes Fair Anticipated Lifecycle Replacements:  Carpet  Vinyl tile PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 26 www.EMGcorp.com p 800.733.0660  Ceramic tile  Wood strip flooring  Interior paint  Wallpaper  Suspended acoustic ceiling tile  Interior doors  Kitchenette appliances Actions/Comments:  The interior areas were last renovated in 2006.  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 8.2. Commercial Kitchen & Laundry Equipment Not applicable. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 27 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 28 www.EMGcorp.com p 800.733.0660 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Public Library, 902 Game Farm Road, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Paul Prusa P.E., LEED AP, Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6623 PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 29 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: REAR ELEVATION #3: RIGHT ELEVATION #4: LEFT ELEVATION #5: ADA, RESTROOM, LAVATORY PIPE WRAPS #6: SIDEWALK PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #7: PARKING LOTS, ASPHALT PAVEMENT #8: PARKING LOTS, MINOR CRACKING #9: BUILDING SIGNAGE #10: WALKWAY BOLLARD LIGHTING #11: POLE LIGHT, EXTERIOR, DECORATIVE #12: POLE LIGHT, EXTERIOR, DOUBLE FIXTURE PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #13: POLE LIGHT, EXTERIOR, SINGLE FIXTURE #14: FENCES & GATES, WROUGHT IRON #15: BENCH #16: ROOF, METAL #17: ROOF, SINGLE-PLY EPDM MEMBRANE #18: PONDING AT DRAINS PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #19: EXTERIOR WALL, PAINTED SURFACE #20: EXTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED SWINGING #21: EXTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED SWINGING MOTOR-OPERATED #22: EXTERIOR DOOR, STEEL #23: STOREFRONT, METAL-FRAMED WINDOWS #24: CURTAIN WALL, ALUMINUM- FRAMED SYSTEM W/ GLAZING PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #25: WINDOW, ALUMINUM DOUBLE- GLAZED #26: WINDOW, ALUMINUM DOUBLE- GLAZED #27: AIR HANDLER #28: RADIANT CEILING PANELS #29: CONDENSING UNIT/HEAT PUMP #30: CHILLER PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #31: AIR HANDLER #32: CABINET HEATER #33: CIRCULATION PUMP, CHILLER WATER #34: CIRCULATION PUMP, HEATING WATER, PRIMARY #35: CIRCULATION PUMP, HEATING WATER, SECONDARY #36: HUMIDIFIER, STEAM, DUCT W/ CONTROLS PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #37: BUILDING AUTOMATION SYSTEM (HVAC CONTROLS) #38: INTERIOR STAIRS #39: BOILER #40: AIR CONDITIONER, COMPUTER ROOM #41: VARIABLE AIR VOLUME (VAV) UNIT #42: GLYCOL FEED SYSTEM PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #43: RADIATOR, HYDRONIC BASEBOARD #44: EXHAUST FAN, ROOF MOUNTED #45: DRINKING FOUNTAIN, REFRIGERATED #46: BACKFLOW PREVENTER, 2" #47: WATER HEATER, CONDENSING STYLE, HIGH EFFICIENCY #48: SERVICE SINK PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #49: LAVATORY #50: WATER SOFTENER #51: TOILET, TANKLESS #52: DRINKING FOUNTAIN, REFRIGERATED #53: LAVATORY #54: URINAL PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #55: SINK, STAINLESS STEEL #56: BACKFLOW PREVENTER, 3" #57: VARIABLE FREQUENCY DRIVE (VFD) #58: SECONDARY TRANSFORMER, DRY #59: LIGHTING SYSTEM #60: METAL HALIDE LIGHTING FIXTURE, WALL MOUNT PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #61: MAIN DISTRIBUTION PANEL #62: SWITCHBOARD, 1,000 AMP #63: ELEVATOR, HYDRAULIC #64: ELEVATOR, MACHINERY #65: CAMERA, SECURITY SYSTEM #66: EXIT LIGHTING FIXTURE, LED PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #67: BACKFLOW PREVENTER, 4" #68: FIRE ALARM CONTROL PANEL, ADDRESSABLE #69: FIRE EXTINGUISHER #70: INTERIOR DOOR #71: RESIDENTIAL APPLIANCES, REFRIGERATOR #72: INTERIOR WALL FINISH, CERAMIC TILE PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #73: INTERIOR WALL FINISH, WALLPAPER #74: TOILET PARTITIONS #75: INTERIOR FLOOR FINISH, VINYL TILE (VCT) #76: INTERIOR WINDOW #77: INTERIOR FLOOR FINISH, CERAMIC TILE #78: INTERIOR FLOOR FINISH, CARPET PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #79: INTERIOR DOOR, BI-FOLD #80: INTERIOR WALL FINISH, GYPSUM BOARD #81: INTERIOR FLOOR FINISH, WOOD STRIP #82: INTERIOR CEILING FINISH, GYPSUM BOARD #83: INTERIOR WALL FINISH, WOOD PANELING #84: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) PUBLIC LIBRARY 902 GAME FARM ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 #85: INTERIOR DOOR, FIRE 90- MINUTES AND OVER #86: INTERIOR DOOR, FULLY- GLAZED WOOD-FRAMED #87: KITCHEN CABINET, BASE AND WALL SECTION, WOOD PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Public Library Project Number: 122700.17R000-008.322 Source: Google Maps On-Site Date: May 24, 2017 PUBLIC LIBRARY EMG PROJECT NO.: 122700.17R000-008.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 14, 2017 Property Name: Public Library EMG Project Number: 122700.17R000-008.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Missing in 1983 wing of building but installed in main building. Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Non- Kiwanis Park Shelter 1809 Country Hills Drive Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-009.366 June 10, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 1809 Country Hills Drive, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 2004 Current Occupants: Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Park Site Area: 2.2 acres Building Area: 155 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Not applicable Building Construction: Steel frame on concrete deck Roof Construction: Pyramid roof with metal finish Exterior Finishes: Not applicable Heating, Ventilation and Air Conditioning: Not applicable Fire and Life/Safety: Not applicable Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing -- Roof Good Electrical -- Vertical Envelope -- Elevators -- Interiors -- Fire -- NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Seal coating asphalt sidewalk Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of painting, asphalt pavement seal coating, and play surface maintenance. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 40.4% Poor Current Replacement Value (CRV) 155 SF * 183.24 / SF = $91,619 Year 0 (Current Year) - Immediate Repairs (IR) $31 Years 1-10 – Replacement Reserves (RR) $37,070 Total Capital Needs $37,101 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Metal roof repair Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: REAR ELEVATION #3: PEDESTRIAN PAVEMENT, SIDEWALK, ASPHALT #4: SIDEWALK, MINOR CRACKING #5: OVERALL SITE #6: BASKETBALL COURT - OVERALL NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 #7: PLAY STRUCTURE, LARGE #8: RETAINING WALL, BRICK/STONE #9: PLAY SURFACES & SPORTS COURTS, WOOD CHIPS #10: SIGNAGE, PROPERTY, MONUMENT #11: PLAY SURFACES & SPORTS COURTS, ASPHALT #12: SITE FURNISHINGS, PARK BENCH, METAL/PLASTIC NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 #13: PLAY STRUCTURE, SWING SET #14: POLE LIGHT, EXTERIOR #15: FENCES & GATES, CHAIN LINK #16: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #17: EXTERIOR, PAINTED SURFACE #18: ROOF, METAL NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 #19: ROOF, MISSING EDGE #20: DRINKING FOUNTAIN, REFRIGERATED NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Non- Kiwanis Park Shelter Project Number: 122700.17R000-009.366 Source: Google Maps On-Site Date: May 22, 2017 NON- KIWANIS PARK SHELTER EMG PROJECT NO.: 122700.17R000-009.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Non-Kiwanis Park Shelter EMG Project Number: 122700.17R000-009.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X All park are CPSC/ADA/ASTM compliant. 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Riverfront Rental Building 131 East Hydraulic Avenue Units A, B, C Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-010.322 June 13, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 16 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 17 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 19 7.3. Building Gas Distribution ........................................................................................................... 20 7.4. Building Electrical ...................................................................................................................... 20 7.5. Building Elevators and Conveying Systems .............................................................................. 20 7.6. Fire Protection and Security Systems ....................................................................................... 21 7.7. Life Support Systems ................................................................................................................ 21 8. Interior Spaces .................................................................................................................................... 22 8.1. Interior Finishes ......................................................................................................................... 22 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 23 9. Other Structures ................................................................................................................................. 24 10. Certification ......................................................................................................................................... 25 11. Appendices ......................................................................................................................................... 26 RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 131 E Hydraulic Ave, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 1970 Current Occupants: Foxy’s Ice Cream Ginger + Soul Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Retail Site Area: 0.07 acres Building Area: 2,152 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Parking available in public lot and on street. Public lot included in separate report. Building Construction: Conventional wood frame structure on concrete slab Roof Construction: Gabled roof with metal finish – Ginger + Soul Flat roof with built-up membrane – Foxy’s Ice Cream Exterior Finishes: Vinyl Siding – Ginger + Soul Painted CMU – Foxy’s Ice Cream Heating, Ventilation & Air Conditioning: Individual split-system units. Supplemental components: air curtain. Fire and Life/Safety: Hydrants, smoke detectors, extinguishers, exit signs, and emergency battery-powered lighting. Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Roof Excellent – Foxy’s Ice Cream Fair – Ginger + Soul Electrical Fair Vertical Envelope Fair Elevators -- Interiors Fair Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  Replacement of furnace  Replacement of water heater  Installation of a complete fire suppression system  Installation of a complete fire alarm system Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of painting, asphalt pavement seal coating, and roof finish replacement. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 3 www.EMGcorp.com p 800.733.0660 Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 5.4% Fair 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 20.6% Poor Current Replacement Value (CRV) 2,152 SF * 183.24 / SF = $394,326 Year 0 (Current Year) - Immediate Repairs (IR) $21,625 Years 1-10 – Replacement Reserves (RR) $81,566 Total Capital Needs $103,191 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system  Installation of a complete fire alarm system Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 4 www.EMGcorp.com p 800.733.0660 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The building engineer was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Scott Sleezer Parks and Recreation 630.878.7291 RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 7 www.EMGcorp.com p 800.733.0660 The FCA was performed with the assistance of Scott Sleezer, Yorkville Parks and Recreation, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 26 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit and was not returned. The questionnaire is included in Appendix E. 2.6. Weather Conditions May 23, 2017: Raining, with temperatures in the 70s (°F) and light winds. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a retail property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Restrooms  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not Applicable. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 2,152 square feet of the building are occupied by a multiple occupants, Foxy’s Ice Cream and Ginger + Soul. The building is owned and maintained by the City of Yorkville Parks and Recreation Department. The spaces are a combination of kitchens, dining areas, supporting restrooms, mechanical, and other utility spaces. The following table identifies the reported unit types and mix at the subject property. Unit Types and Mix Quantity Type Floor Area (Sf) 1 Ginger + Soul 1,440 1 Foxy’s Ice Cream 625 1 Shared Mechanical Space 87 TOTAL 2,152 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property, and the roof. All areas of the property were available for observation during the site visit. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Hydraulic Ave Access from South Additional Entrances -- Additional Access from -- Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron -- -- -- Parking Lot -- -- -- Drive Aisles -- -- -- Service Aisles -- -- -- Sidewalks -- -- -- Curbs -- -- -- Site Stairs -- -- -- Pedestrian Ramps -- -- -- RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure -- -- -- -- -- Total Number of ADA Compliant Spaces 0 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces Utilizes Public Lot Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count -- Exterior Stairs Location Material Handrails Condition None -- -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Good Inlets ☐ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☐ -- Dry Well ☐ -- Anticipated Lifecycle Replacements:  No components of significance RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 12 www.EMGcorp.com p 800.733.0660 Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Generally flat Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☐ ☐ ☐ ☐ ☐ ☐ ☒ Landscaping Condition -- Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Building mounted Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ -- RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 13 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Good – Foxy’s Ice Cream Fair – Ginger + Soul Site Fencing Type Location Condition None -- -- REFUSE DISPOSAL Refuse Disposal Common area dumpsters Dumpster Locations Mounting Enclosure Contracted? Condition Public Lot Asphalt paving Wood board fence Yes Excellent Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Slab on grade with integral footings Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Good Ground Floor Concrete slab Good Upper Floor Framing -- -- Upper Floor Decking -- -- Roof Framing Wood trusses Good Roof Decking Plywood or OSB Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Flat Finish Modified Bituminous Maintenance Outside Contractor Roof Age 0 Yrs Flashing Membrane Warranties Yes RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Parapet Copings Parapet with sheet metal coping Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Rigid Board Soffits Concealed Soffits Skylights No Attics -- Ponding No Ventilation Source-1 Turtle Vents Leaks Observed No Ventilation Source-2 -- Roof Condition Excellent The primary roof is located at Foxy’s Ice Cream and Share Mechanical Space. Secondary Roof Type / Geometry Gable Roof Finish Metal Maintenance Outside Contractor Roof Age Approximately 20 Yrs Flashing Membrane Warranties No Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Fiberglass batts Soffits None Skylights No Attics Wood joists with plywood sheathing Ponding No Ventilation Source-1 Ridge Vents Leaks Observed No Ventilation Source-2 -- Roof Condition Fair The secondary roof is located at Ginger + Soul. Anticipated Lifecycle Replacements:  Metal roofing  Modified bituminous membrane  Roof flashings (included as part of overall membrane replacement)  Parapet wall copings (included as part of overall membrane replacement) Actions/Comments:  The roof finishes vary in age. Information regarding roof warranties or bonds was not available. The roofs are maintained by an outside contractor.  According to the POC, there are no active roof leaks. There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 16 www.EMGcorp.com p 800.733.0660 6.4. Exterior Walls Foxy’s Ice Cream Building Exterior Walls Type Location Condition Primary Finish Painted CMU Good Secondary Finish -- -- Accented with Wood siding Fair Soffits Concealed Fair Ginger + Soul Building Exterior Walls Type Location Condition Primary Finish Vinyl siding Fair Secondary Finish -- -- Accented with -- -- Soffits -- -- Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Exterior paint  Vinyl siding Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.5. Exterior and Interior Stairs Not applicable. There are no exterior or interior stairs. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Vinyl framed, operable Double glaze Foxy’s Ice Cream ☐ Fair Aluminum framed, fixed Double glaze Ginger + Soul ☐ Fair RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 17 www.EMGcorp.com p 800.733.0660 Building Doors Main Entrance Doors Door Type Condition Glazed, metal framed Good Secondary Entrance Doors -- -- Service Doors -- -- Overhead Doors -- -- Anticipated Lifecycle Replacements:  Windows  Exterior glazed metal doors Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.7. Patio, Terrace, and Balcony Building Patio, Terrace and Balcony Type Description Location Condition Ground Floor Patio Asphalt Rear – Ginger + Soul Front – Foxy’s Ice Cream Poor Excellent Upper Balcony Structure -- -- -- Balcony Decks -- -- -- Balcony Deck Toppings -- -- -- Balcony Guardrails -- -- -- Anticipated Lifecycle Replacements:  Seal coating of asphalt pavement Actions/Comments:  The rear patio asphalt must be seal coated in order to maintain the integrity of the overall pavement system. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 18 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 2 units at 2.5 tons each Total Heating or Cooling Capacity 5 tons Heating Fuel Natural gas Location of Equipment Building exterior Space Served by System Entire building Age Ranges 2016 – Foxy’s Ice Cream 2006 – Ginger + Soul Primary Component Condition Excellent – Foxy’s Ice Cream Fair – Ginger + Soul Supplemental Components Supplemental Component #1 Air Curtain Location / Space Served by Air Curtain Foxy’s Ice Cream kitchen area Air Curtain Condition Fair Anticipated Lifecycle Replacements:  Split system furnaces and condensing units  Air curtain Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff.  The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment appears to be functioning adequately overall. The engineering staff was interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. A budgetary cost for this work is included. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 19 www.EMGcorp.com p 800.733.0660 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping PVC Fair Vent Piping PVC Fair Water Meter Location Shared Space Mechanical Room Domestic Water Heaters or Boilers Components Water Heaters Fuel Electric Quantity and Input Capacity 2 units 4,500 W – Ginger + Soul Inaccessible – Foxy’s Ice Cream Storage Capacity 50 gallons – Ginger + Soul Approximately 40 gallons – Foxy’s Ice Cream Boiler or Water Heater Condition Excellent – Ginger + Soul Poor – Foxy’s Ice Cream Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Residential grade Toilet (Water Closet) Flush Rating 1,6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Good Anticipated Lifecycle Replacements:  Water heaters  Toilets  Sinks  Lavatories RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 20 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator are located along the exterior walls of the buildings. The gas distribution piping within each building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meter and regulator appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted Main Service Size (2) 200 Amps Volts 120/240 Volt, single-phase Meter & Panel Location West side Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? Yes Building Intercom System? No Lighting Fixtures T-8 Main Distribution Condition Fair Secondary Panel and Transformer Condition -- Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are mostly original 1970 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 21 www.EMGcorp.com p 800.733.0660 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☒ Alarm Horns ☐ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition -- Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition -- Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel -- -- Fire Extinguishers Last Service Date Servicing Current? 08/2015 & 03/2017 No Hydrant Location Hydraulic Avenue Siamese Location -- Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Central alarm panel  Alarm devices and system  Sprinkler heads Actions/Comments: The building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility-wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. A budgetary cost is included.  The fire alarm systems appear limited to locally alarmed devices. There is a lack of strobes, audio alarms, insufficient pull stations, and system alarms locally only. Due to the age of the components and apparent shortcomings, a full modernization project is recommended. A budgetary cost is included. 7.7. Life Support Systems Not Applicable. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 22 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes The facility is used as a restaurant and ice cream shop. The most significant interior spaces include dining areas and kitchens. Supporting areas include hallways, restrooms, and back-of-house areas. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Vinyl tile Ginger + Soul kitchen, Foxy’s Ice Cream Fair Ceramic tile Ginger + Soul corridor and restrooms Good Painted/sealed concrete Ginger + Soul dining area Fair Wood strip Ginger + Soul dining area Good Typical Wall Finishes Wall Finish Locations General Condition Painted CMU Foxy’s Ice Cream Fair Painted drywall Ginger + Soul Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Foxy’s Ice Cream kitchen, throughout Ginger + Soul Fair Exposed painted structure Foxy’s Ice Cream dining area Fair Exposed structure Shared space mechanical room Fair Interior Doors Item Type Condition Interior Doors Hollow core wood Fully glazed wood Solid core metal Fair Door Framing Wood Fair Fire Doors No -- Anticipated Lifecycle Replacements:  Vinyl tile  Ceramic tile  Interior paint  Suspended acoustic ceiling tile RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 23 www.EMGcorp.com p 800.733.0660  Interior doors Actions/Comments:  It appears that the interior finishes have been renovated at different time.  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 8.2. Commercial Kitchen & Laundry Equipment Not applicable. Commercial kitchen equipment is owned and maintained by the tenant. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 24 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 25 www.EMGcorp.com p 800.733.0660 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Riverfront Rental Building, 131 East Hydraulic Avenue, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Paul Prusa P.E., LEED AP, Project Manager Reviewed by: Al Diefert Technical report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 26 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #1: REAR ELEVATION - GINGER + SOUL #2: FRONT ELEVATION - FOXY'S ICE CREAM #3: LEFT ELEVATION - FOXY'S ICE CREAM #4: RIGHT ELEVATION - FOXY'S ICE CREAM #5: RIGHT ELEVATION - GINGER + SOUL #6: FRONT ELEVATION - GINGER + SOUL RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #7: ADA, RESTROOM, LAVATORY PIPE WRAPS #8: ROOF, METAL #9: ROOF, MODIFIED BITUMINOUS #10: DAMAGED DOWNSPOUT #11: EXTERIOR WALL, PAINTED SURFACE #12: EXTERIOR WALL, VINYL SIDING RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #13: WINDOW, VINYL-CLAD DOUBLE- GLAZED 12 SF #14: WINDOW, VINYL-CLAD DOUBLE- GLAZED 6 SF #15: WINDOW, ALUMINUM DOUBLE- GLAZED #16: EXTERIOR DOOR, STEEL W/ GLASS - GINGER + SOUL #17: EXTERIOR DOOR, STEEL W/ GLASS - FOXY'S ICE CREAM #18: PEDESTRIAN PAVEMENT, ASPHALT - GINGER + SOUL RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #19: PEDESTRIAN PAVEMENT, ASPHALT - FOXY'S ICE CREAM #20: AIR CURTAIN #21: CONDENSING UNIT - GINGER + SOUL #22: CONDENSING UNIT - FOXY'S ICE CREAM #23: FURNACE, GAS - GINGER + SOUL #24: FURNACE, GAS - FOXY'S ICE CREAM RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #25: WATER HEATER, ELECTRIC - GINGER + SOUL #26: WATER HEATER, ELECTRIC - FOXY'S ICE CREAM #27: SINK, STAINLESS STEEL - FOXY'S ICE CREAM #28: SINK, POT, MULTI- COMPARTMENT - FOXY'S ICE CREAM #29: LAVATORY, VITREOUS CHINA #30: TOILET, FLUSH TANK (WATER CLOSET) RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #31: SINK, POT, MULTI- COMPARTMENT - GINGER + SOUL #32: SINK, PLASTIC #33: LIGHTING SYSTEM, INTERIOR - GINGER + SOUL #34: LIGHTING SYSTEM, INTERIOR - FOXY'S ICE CREAM #35: MAIN DISTRIBUTION PANEL - FOXY'S ICE CREAM #36: MAIN DISTRIBUTION PANEL - GINGER + SOUL RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #37: INCANDESCENT LIGHTING FIXTURE, BASIC #38: LED LIGHTING FIXTURE, BASIC #39: FLOOD LIGHT, EXTERIOR #40: EMERGENCY/EXIT COMBO #41: FIRE EXTINGUISHER #42: EXIT LIGHTING FIXTURE RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #43: CAMERA, SECURITY SYSTEM - FOXY'S ICE CREAM #44: INTERIOR WALL FINISH, GYPSUM BOARD - GINGER + SOUL #45: INTERIOR WALL FINISH, CONCRETE/MASONRY - FOXY'S ICE CREAM #46: INTERIOR CEILING FINISH, PAINTED STRUCTURE - FOXY'S ICE CREAM #47: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) - GINGER + SOUL #48: INTERIOR CEILING FINISH, (ACT) DROPPED FIBERGLASS - GINGER + SOUL RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #49: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) - FOXY'S ICE CREAM #50: INTERIOR FLOOR FINISH, CERAMIC TILE - GINGER + SOUL #51: INTERIOR FLOOR FINISH, VINYL TILE (VCT) - GINGER + SOUL #52: INTERIOR FLOOR FINISH, VINYL TILE (VCT) - FOXY'S ICE CREAM #53: INTERIOR FLOOR FINISH, WOOD STRIP - GINGER + SOUL #54: INTERIOR FLOOR FINISH, CONCRETE - GINGER + SOUL RIVERFRONT RENTAL BUILDING 131 EAST HYDRAULIC AVENUE UNITS A B C YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 #55: INTERIOR DOOR, WOOD HOLLOW-CORE - GINGER + SOUL #56: INTERIOR DOOR, GLAZED WOOD - GINGER + SOUL #57: INTERIOR DOOR, STEEL - FOXY'S ICE CREAM #58: INTERIOR DOOR, WOOD HOLLOW-CORE - FOXY'S ICE CREAM RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Riverfront Rental Building Project Number: 122700.17R000-010.322 Source: Google Maps On-Site Date: May 23, 2017 RIVERFRONT RENTAL BUILDING EMG PROJECT NO.: 122700.17R000-010.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Riverfront Rental Building EMG Project Number: 122700.17R000-010.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X Parking is provided via a public lot (included in separate report) and street parking. 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X 2 How many of the accessible sleeping rooms per property management have roll-in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT River Front Park Building – Yak Shack 301 Hydraulic Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-013.322 June 22, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 17 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 19 7.3. Building Gas Distribution ........................................................................................................... 20 7.4. Building Electrical ...................................................................................................................... 20 7.5. Building Elevators and Conveying Systems .............................................................................. 20 7.6. Fire Protection and Security Systems ....................................................................................... 20 7.7. Life Support Systems ................................................................................................................ 21 8. Interior Spaces .................................................................................................................................... 22 8.1. Interior Finishes ......................................................................................................................... 22 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 23 9. Other Structures ................................................................................................................................. 24 10. Certification ......................................................................................................................................... 25 11. Appendices ......................................................................................................................................... 26 RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 1 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 301 East Hydraulic Avenue, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 2003 Current Occupants: Tenant - Yak Shack, Owner – City of Yorkville Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Retail Site Area: 0.65 acres Building Area: 1,224 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 7 spaces in open lots Building Construction: Conventional wood frame structure with raised floor Roof Construction: Gabled roofs with metal roof finish Exterior Finishes: Wood Siding Heating, Ventilation & Air Conditioning: Individual package heat pump units Fire and Life/Safety: Extinguishers, exit signs, and emergency lights Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC Fair Structure Good Plumbing Fair Roof Good Electrical Fair RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 2 Systemic Condition Summary Vertical Envelope Fair Elevators -- Interiors Fair Fire Poor The following bullet points highlight the most significant short term and modernization recommendations:  Full replacement of gravel parking areas  Installation of a complete fire suppression and alarm system Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of painting. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 3 Fci Condition Rating Definition Percentage Value Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 28.7% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 44.2% Poor Current Replacement Value (CRV) 1,224 SF * 183.23 / SF = $224,282 Year 0 (Current Year) - Immediate Repairs (IR) $64,463 Years 1-10 – Replacement Reserves (RR) $99,325 Total Capital Needs $163,788 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Full replacement of gravel parking areas Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 4 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 5 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 6 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide an Executive Summary at the beginning of this report. 2.3. Personnel Interviewed The building engineer was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Scott Sleezer City of Yorkville – Parks and Recreation 630.878.7291 RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 7 The FCA was performed with the assistance of Scott Sleezer, City of Yorkville - Parks and Recreation, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 26 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents provided. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit and was not returned. The questionnaire is included in Appendix E. 2.6. Weather Conditions May 23, 2017: Overcast and rain, with temperatures in the 70s (°F) and light winds. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 8 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a retail property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for vans are not provided. Restrooms  Wrap drain pipes below lavatory with insulation; protect against contact with hot, sharp, or abrasive surfaces. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable item noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 9 4. Existing Building Assessment 4.1. Unit or Space Types All 1,224 square feet of the building are occupied by a single occupant, Yak Shack. The building is owned and maintained by the City of Yorkville. The spaces are mostly retail space, supporting restroom, and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. All areas of the property were available for observation during the site visit. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 10 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Hydraulic Avenue Access from West Additional Entrances -- Additional Access from -- Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Gravel 2003 Fair Parking Lot Asphalt 2003 Fair Drive Aisles Gravel 2003 Fair Service Aisles None 2003 -- Sidewalks Concrete 2003 Good Curbs None 2003 -- Site Stairs Cast-in-place concrete 2003 Good Pedestrian Ramps Cast-in-place concrete Wood 2003 2003 Good Fair RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 11 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 7 -- -- -- -- Total Number of ADA Compliant Spaces 1 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 7 Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition Front entrance Concrete stairs Metal Good Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement  Concrete pavement  Pedestrian ramps Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Good Inlets ☐ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☐ -- Dry Well ☐ -- RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 12 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Slopes toward adjacent river. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☒ ☐ ☐ Landscaping Condition Good Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition Good Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Building mounted Street Address Displayed? Yes RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 13 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☐ ☐ ☐ Fair Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair Site Fencing Type Location Condition None -- -- REFUSE DISPOSAL Refuse Disposal Individual garbage bins Dumpster Locations Mounting Enclosure Contracted? Condition None None None Yes -- Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 14 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Concrete foundation walls Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Good Ground Floor Raised wood Good Upper Floor Framing -- -- Upper Floor Decking -- -- Roof Framing Wood joists, purlins, rafters Good Roof Decking Plywood or OSB Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is concealed. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Gable Roof Finish Metal RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 15 Primary Roof Maintenance Outside Contractor Roof Age 14 Yrs Flashing Sheet metal Warranties Unknown Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Fiberglass batts Soffits Concealed Soffits Skylights No Attics Wood joists with plywood sheathing Ponding No Ventilation Source-1 Soffit Vents Leaks Observed No Ventilation Source-2 -- Roof Condition Good Anticipated Lifecycle Replacements:  Metal roof finish  Roof flashings (included as part of overall replacement) Actions/Comments:  The roof finishes were reportedly installed in 2003. Information regarding roof warranties or bonds was not available. The roofs are maintained by an outside contractor.  According to the POC, there are no active roof leaks. There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Wood siding Fair Secondary Finish -- -- Accented with Wood shakes Fair Soffits Concealed Good Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Exterior paint  Wood siding RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 16  Wood trim (included with siding) Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Concrete stairs Closed Metal Metal Fair Building Interior Stairs None -- -- -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Vinyl framed, operable Double glaze Front elevation ☐ Fair Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Fair Secondary Entrance Doors Full glazed, solid core wood Fair Service Doors -- -- Overhead Doors -- -- Anticipated Lifecycle Replacements:  Windows  Exterior glazed doors RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 17 Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 18 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Heat Pump Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 2 units at 2.5 tons each Total Heating or Cooling Capacity 5 tons Heating Fuel Electric Location of Equipment Exterior walls Space Served by System Entire building Age Ranges All units dated 2006 Primary Component Condition Fair Controls and Ventilation HVAC Control System Individual non-programmable thermostats/controls HVAC Control System Condition Fair Building Ventilation Restroom fan Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Heat pump Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.  Approximately 100 percent of the HVAC equipment is original. The property is relatively new and has not required any major HVAC equipment replacements.  The HVAC equipment appears to be functioning adequately overall. The engineering staff was interviewed about the historical and recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. A budgetary cost for this work is included. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 19 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Good Waste/Sewer Piping PVC Good Vent Piping PVC Good Water Meter Location Utility Closet Domestic Water Heaters or Boilers Components Water Heater Fuel Electric Quantity and Input Capacity 1 units at 9.6 kW each Storage Capacity -- Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Residential grade Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heater  Toilet  Lavatory Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 20 7.3. Building Gas Distribution Not applicable. The property is not supplied with natural gas. 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted Main Service Size 200 Amps Volts 120/240 Volt, single-phase Meter Location Left Elevation Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-8 Main Distribution Condition Fair Secondary Panel and Transformer Condition -- Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are original 2003 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☐ Alarm Horns ☐ RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 21 Item Description Type None Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition -- Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel -- -- Fire Extinguishers Last Service Date Servicing Current? May 2017 Yes Hydrant Location Hydraulic Avenue Siamese Location -- Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Alarm devices and system  Sprinkler heads Actions/Comments:  The building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility- wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. A budgetary cost is included.  The fire alarm system is not up to current standards. There is a lack of strobes, audio alarms, pull stations, system not fully addressable, and there is no city tie despite the building being unoccupied a large portion of the winter. A facility-wide fire alarm modernization is recommended. A budgetary cost is included. 7.7. Life Support Systems Not applicable. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 22 8. Interior Spaces 8.1. Interior Finishes The facility is used a kayak rental retail shop for the Yak Shack. The most significant interior spaces include retail space and an office. Supporting areas include hallway, restroom, and utility closet. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Hardwood Retail space, restroom Fair Carpet Office, retail space Fair Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Office, retail space, restroom Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Painted drywall Office, retail space, restroom Fair Interior Doors Item Type Condition Interior Doors Hollow core, fully-glazed wood Fair Door Framing Wood Fair Fire Doors No -- Anticipated Lifecycle Replacements:  Carpet  Wood strip flooring  Interior paint  Interior doors Actions/Comments:  It appears that the interior finishes are original.  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 23 8.2. Commercial Kitchen & Laundry Equipment Not applicable. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 24 9. Other Structures A storage shed is located at the rear of the main building. The storage shed is a pre-manufactured wood structure set on a wood beams. Anticipated Lifecycle Replacements:  Storage shed Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 25 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Riverfront Park Building (Yak Shack), 301 E Hydraulic, Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Paul Prusa P.E., LEED AP Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 26 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 Appendix A: Photographic Record RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: LEFT ELEVATION #4: REAR ELEVATION #5: ADA, MISSING LAVATORY PIPE WRAPS #6: PARKING LOT, ASPHALT PAVEMENT RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #7: PARKING LOT, GRAVEL #8: SIDEWALK, CONCRETE #9: EXTERIOR RAMP, WOOD #10: EXTERIOR STAIRS & RAMPS, CONCRETE #11: POLE LIGHT, EXTERIOR #12: ROOF, METAL RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #13: EXTERIOR WALL, PAINTED SURFACE #14: EXTERIOR WALL, WOOD CLAPBOARD #15: EXTERIOR WALL, DAMAGED CLAPBOARD #16: EXTERIOR STAIR/RAMP RAILS, WOOD #17: EXTERIOR STAIR/RAMP RAILS, METAL #18: EXTERIOR STAIRS, CONCRETE RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #19: EXTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED #20: EXTERIOR DOOR, FULLY- GLAZED WOOD #21: WINDOW, VINYL-CLAD DOUBLE-GLAZED #22: HEAT PUMP #23: LAVATORY #24: TOILET RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #25: WATER HEATER, INSTANT HOT, ELECTRIC #26: LOAD CENTER, 100 AMP #27: INCANDESCENT LIGHTING FIXTURE #28: LIGHTING INTERIOR #29: FIRE EXTINGUISHER #30: EMERGENCY/EXIT COMBO RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #31: INTERIOR FLOOR WOOD STRIP #32: CARPET #33: INTERIOR WALL FINISH #34: INTERIOR CEILING FINISH #35: INTERIOR DOOR, WOOD HOLLOW-CORE #36: INTERIOR DOOR, FULLY- GLAZED WOOD-FRAMED RIVER FRONT PARK BUILDING 301 HYDRAULIC YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-013.322 www.EMGcorp.com p 800.733.0660 #37: INTERIOR WINDOW #38: PREFABRICATED BUILDING RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 Appendix B: Site Plan Site Plan Project Name: River Front Park Building Project Number: 122700.17R000-013.322 Source: Google Maps On-Site Date: May 23, 2017 RIVERFRONT PARK BUILDING – YAK SHACK EMG PROJECT NO.: 122700.17R000-013.322 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 13, 2017 Property Name: River Front Park Building EMG Project Number: 122700.17R000-013.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Stepping Stone Park 3152 Grande Trail Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-016.366 June 20, 2017 May 25, 2017 EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 FACILITY CONDITION ASSESSMENT STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: Stepping Stone Park, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 2007 Current Occupants: City of Yorkville Parks Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us Email Property Type: City Park, shelter, play lot and grounds Site Area: 5.0 acres Building Area: 500 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 spaces in open lots, street parking only. Building Construction: Steel frame with metal roof. No exterior walls. Roof Construction: Gabled roof, sheet metal Exterior Finishes: Metal Siding Heating, Ventilation and Air Conditioning: None Fire and Life/Safety: Hydrants Dates of Visit: May 25, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing -- Roof Good Electrical -- Vertical Envelope -- Elevators -- Interiors -- Fire -- STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Wood chips – mulch  Landscaping Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied in 2007and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of asphalt pavement seal coating. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 5.0% Good Current Replacement Value (CRV) 500 SF * $183.24 / SF = $91,618.56 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $4,597 Total Capital Needs $4,597 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Landscaping in deteriorated areas  Add mulch to play area Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record STEPPING STONE PARK 3152 GRANDE TRAIL YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: PARK SIGN AND PARK PHOTO #2: FRONT ELEVATION VIEW – AS SEEN FROM THE STREET – FROM NORTH PHOTO #3: EASTERN ELEVATION OF PARK PHOTO #4: SOUTHERN ELEVATION OF PARK PHOTO #5: WESTERN ELEVATION OF PARK PHOTO #6: CONCRETE CURB STEPPING STONE PARK 3152 GRANDE TRAIL YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: CHIP MULCH AND CONCRETE CURB PHOTO #8: CLIMBING APPARATUS PHOTO #9: STEEL STAIRS PHOTO #10: PLASTIC SLIDES PHOTO #11: CONCRETE RETAINING WALL PHOTO #12: SWINGS STEPPING STONE PARK 3152 GRANDE TRAIL YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: MULCH UNDER SWING PHOTO #14: ASPHALT AND CONCRETE WALKWAY PHOTO #15: FRONT ELEVATIONS - SHELTER PHOTO #16: STEEL ROOF OF SHELTER PHOTO #17: CEILING OF SHELTER PHOTO #18: PAINTED STEEL WALL OF SHELTER STEPPING STONE PARK 3152 GRANDE TRAIL YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 PHOTO #19: PARK BENCH PHOTO #20: CONCRETE FLOOR AT SHELTER PHOTO #21: DRAINAGE AND LANDSCAPING PHOTO #22: LANDSCAPING PHOTO #23: SOCCER GOAL PHOTO #24: PLAY AREA STEPPING STONE PARK 3152 GRANDE TRAIL YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 PHOTO #25: PAINTED STEEL POST PHOTO #26: WASTE COLLECTION PHOTO #27: HYDRANT PHOTO #28: INSTRUCTION SIGN PHOTO #29: CRACKED CONCRETE PHOTO #30: MULCH AND CLIMBING APPARATUS STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name Stepping Stone Park Project Number: 122700.17R000-016.366 Source: Google Map On-Site Date: May 25, 2017 STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update YorlThis questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Stepping Stone Park Name of Building: Stepping Stone Park Building #: Shelter Name of person completing questionnaire: Tony Houle Length of Association With the Property: 10 years, since constructed Phone Number: 630-885-3569 Site Information Year of Construction? 2007 No. of Stories? 1 Total Site Area? 5 acres Total Building Area? 500 Sqft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? N/A 3. Life-Safety/Fire? N/A 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. None Planned Capital Expenditure For Next Year? None Age of the Roof? 2007 What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING ENVELOPE 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x After construction in 2007 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS PLUMBING 34 Are there any plumbing leaks or water pressure problems? x Additional Issues or Concerns That EMG Should Know About? 1. The property is in good condition 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces Access to Roof/Attic Space Access to Building As-Built Drawings Available Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date STEPPING STONE PARK EMG PROJECT NO.: 122700.17R000-016.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 25, 2017 Property Name: Stepping Stone Park EMG Project Number: 122700.17R000-016.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  After 2007 construction 2 Have any ADA improvements been made to the property?  3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  Street parking only 2 Are there sufficient van-accessible parking spaces available?  3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  Toilet Rooms (cont.) Yes No NA Comments 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Play area was designed per ADA guidelines Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Stevens Bridge Park Concession 3651 Kennedy Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-017.366 September 13, 2017 May 25, 2017 FACILITY CONDITION ASSESSMENT Immediate Repairs Report Stevens Bridge Park Conce 9/13/2017 Location Name EMG Renamed Item NumberID Cost Description QuantityUnit Unit Cost Subtotal Deficiency Repair Estimate * Stevens Bridge Park Conce 3.1 617003 ADA, Parking, Designated Stall with Pavement Markings & Signage (Van), Install 1 EA $1,391.50 $1,392 $1,392 Immediate Repairs Total $1,392 * Location Factor included in totals. Replacement Reserves Report Stevens Bridge Park Conce 9/13/2017 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Stevens Bridge Park Conce 3.1 617003 ADA, Parking, Designated Stall with Pavement Markings & Signage (Van), Install 0 0 0 1 EA $1,391.50 $1,392 $1,392 $1,392 Stevens Bridge Park Conce 5.2 606518 Roadway Concrete Curb, Concrete Curb & Gutter, Replace 25 9 16 400 LF $30.08 $12,030 $12,030 $12,030 Stevens Bridge Park Conce 5.2 606524 Parking Lots, Asphalt Pavement, Cut & Patch 25 23 2 300 SF $4.96 $1,488 $1,488 $1,488 Stevens Bridge Park Conce 5.2 606566 Parking Lots Seal Stripe, Asphalt Pavement, Seal & Stripe 5 2 3 10000 SF $0.38 $3,795 $3,795 $3,795 $3,795 $3,795 $15,180 Stevens Bridge Park Conce 5.2 606522 Parking Lot Driveway, Asphalt Pavement, Overlay 25 9 16 10000 SF $1.79 $17,873 $17,873 $17,873 Stevens Bridge Park Conce 5.2 606569 Pedestrian Pavement - Seal Asphalt, Sidewalk, Asphalt, Seal 5 2 3 5000 SF $0.38 $1,898 $1,898 $1,898 $1,898 $1,898 $7,590 Stevens Bridge Park Conce 5.2 606567 Pedestrian Pavement, Sidewalk, Asphalt, Replace 25 9 16 5000 SF $1.60 $8,020 $8,020 $8,020 Stevens Bridge Park Conce 5.2 606737 Pedestrian Pavement around Concession Stand, Concrete, Replace 30 12 18 400 SF $15.82 $6,329 $6,329 $6,329 Stevens Bridge Park Conce 5.2 606612 Pedestrian Pavement - Brick Pavers, Sidewalk, Clay Brick/Masonry Pavers, Replace 30 11 19 70 SF $20.11 $1,408 $1,408 $1,408 Stevens Bridge Park Conce 5.4 606574 Landscaping, Sod at Eroded Areas, Install 20 18 2 250 SF $1.01 $253 $253 $253 Stevens Bridge Park Conce 5.5 606577 Metal Halide Lighting Fixture - Parking Lot, 400 W, Replace 20 12 8 8 EA $748.18 $5,985 $5,985 $5,985 Stevens Bridge Park Conce 5.5 606782 Building Sign, Signage, Guide, Replace 10 3 7 1 EA $188.50 $189 $189 $189 $377 Stevens Bridge Park Conce 5.5 606610 Chain Link Gates, Chain Link Swing Gate, Small Manual, Replace 20 9 11 2 EA $569.49 $1,139 $1,139 $1,139 Stevens Bridge Park Conce 5.5 606609 Fences & Gates, Chain Link, 6' High, Replace 30 11 19 200 LF $37.54 $7,508 $7,508 $7,508 Stevens Bridge Park Conce 5.5 606482 Signage - Park, Property, Monument/Pylon, Replace 20 9 11 1 EA $1,602.00 $1,602 $1,602 $1,602 Stevens Bridge Park Conce 5.5 606630 Site Furnishings - Picnic Table, Plastic-Coated Metal, Replace 20 9 11 6 EA $1,391.50 $8,349 $8,349 $8,349 Stevens Bridge Park Conce 5.5 606613 Site Furnishings - Park Bench, Metal, Replace 20 9 11 2 EA $487.03 $974 $974 $974 Stevens Bridge Park Conce 5.5 606621 Site Furnishings - Bike Rack, , Replace 25 9 16 1 EA $1,090.00 $1,090 $1,090 $1,090 Stevens Bridge Park Conce 5.5 606521 Play Surfaces, Wood Chips, 3" Depth, Replace 20 17 3 2000 SF $0.51 $1,014 $1,014 $1,014 Stevens Bridge Park Conce 5.5 606666 Play Structure, Small, Replace 20 9 11 1 EA $18,975.00 $18,975 $18,975 $18,975 Stevens Bridge Park Conce 5.5 606697 Play Structure - Swings, Swing Set, Replace 20 9 11 1 EA $2,210.00 $2,210 $2,210 $2,210 Stevens Bridge Park Conce 5.5 606617 Sports Apparatus - Bleacher seats, Bleachers, Steel Frame w/ Aluminum Seats, Replace 25 9 16 2 EA $1,097.00 $2,194 $2,194 $2,194 Stevens Bridge Park Conce 5.5 606624 Pole Light - Playing Field, Exterior, 1000 W HID (Double Fixture, with Metal Pole), Replace 20 7 13 4 EA $8,523.34 $34,093 $34,093 $34,093 Stevens Bridge Park Conce 6.3 606743 Roof - Shingles, Asphalt Shingle, Replace 20 6 14 600 SF $3.02 $1,812 $1,812 $1,812 Stevens Bridge Park Conce 6.3 606744 Gutters & Downspouts, Aluminum w/ Fittings, Replace 10 4 6 100 LF $6.37 $637 $637 $637 $1,274 Stevens Bridge Park Conce 6.4 606740 Exterior Wall - Repoint, Brick or Brick Veneer, 1 Story, Repoint 25 8 17 600 SF $31.28 $18,770 $18,770 $18,770 Stevens Bridge Park Conce 6.6 606785 Window - Sliding, Aluminum Double-Glazed 24 SF, 1 Story, Replace 30 14 16 1 EA $870.45 $870 $870 $870 Stevens Bridge Park Conce 6.6 606746 Exterior Door, Steel, Replace 25 9 16 4 EA $950.12 $3,800 $3,800 $3,800 Stevens Bridge Park Conce 6.6 606768 Overhead Door, Aluminum Roll-Up, Small, Replace 35 19 16 1 EA $2,025.54 $2,026 $2,026 $2,026 Stevens Bridge Park Conce 6.6 606749 Overhead Door for concession window - 50 SF, Aluminum Roll-Up 144 SF, Replace 35 16 19 1 EA $1,025.54 $1,026 $1,026 $1,026 Stevens Bridge Park Conce 7.1 606779 Condensing Unit, Split System, 2.5 Ton, Replace 15 7 8 1 EA $3,366.36 $3,366 $3,366 $3,366 Stevens Bridge Park Conce 7.1 606849 Exhaust Fan, Centrifugal, 800 CFM, Replace 15 6 9 3 EA $1,021.87 $3,066 $3,066 $3,066 Stevens Bridge Park Conce 7.1 606858 Furnace, Electric, 41 to 50 MBH, Replace 20 9 11 1 EA $3,339.62 $3,340 $3,340 $3,340 Stevens Bridge Park Conce 7.2 606853 Toilet, Tankless (Water Closet), Replace 20 9 11 4 EA $842.97 $3,372 $3,372 $3,372 Stevens Bridge Park Conce 7.2 606932 Urinal, Vitreous China, Replace 20 9 11 2 EA $1,193.44 $2,387 $2,387 $2,387 Stevens Bridge Park Conce 7.2 606851 Lavatory, Vitreous China, Replace 20 9 11 6 EA $572.66 $3,436 $3,436 $3,436 Stevens Bridge Park Conce 7.2 606838 Sink - Kitchen, Vitreous China, Replace 20 6 14 1 EA $861.51 $862 $862 $862 Stevens Bridge Park Conce 7.2 606857 Backflow Preventer, 1", Replace 15 8 7 2 EA $1,276.01 $2,552 $2,552 $2,552 Stevens Bridge Park Conce 7.2 606904 Water Heater, Electric, Residential, 40 GAL, Replace 15 7 8 1 EA $1,438.90 $1,439 $1,439 $1,439 Stevens Bridge Park Conce 7.4 606859 Secondary Transformer, Dry, 50 kVA, Replace 30 13 17 1 EA $6,857.93 $6,858 $6,858 $6,858 Stevens Bridge Park Conce 7.4 606930 Main Distribution Panel, 480 Y, 277 V, 400 Amp, Replace 30 13 17 1 EA $9,202.02 $9,202 $9,202 $9,202 Stevens Bridge Park Conce 7.4 606747 Metal Halide Lighting Fixture, Wall Mount, 150 W, Replace 20 9 11 4 EA $478.47 $1,914 $1,914 $1,914 Stevens Bridge Park Conce 7.4 606797 Fluorescent Lighting Fixture, 80 W, Replace 20 9 11 3 EA $241.87 $726 $726 $726 Stevens Bridge Park Conce 7.4 606839 Emergency/Exit Combo LED, Replace 10 2 8 3 EA $487.51 $1,463 $1,463 $1,463 $2,925 Stevens Bridge Park Conce 7.6 606951 Fire Extinguisher, Safety, Replace 15 9 6 1 EA $306.54 $307 $307 $307 Location Name EMG Renamed Item Number ID Cost Description Lifespan (EUL)EAge RUL QuantityUnit Unit Cost Subtotal 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 Deficiency Repair Estimate Stevens Bridge Park Conce 8.1 606847 Interior Door, Steel, Replace 25 9 16 1 EA $950.12 $950 $950 $950 Stevens Bridge Park Conce 8.1 606843 Interior Wall Finish, Vinyl, Replace 15 2 * 13 700 SF $2.27 $1,592 $1,592 $1,592 Stevens Bridge Park Conce 8.1 606936 Interior Ceiling Finish - Painted Masonite, Fiberboard, Prep & Paint 10 4 6 250 SF $1.94 $484 $484 $484 $968 Stevens Bridge Park Conce 8.1 606846 Interior Ceiling Finish, Acoustical Tile (ACT), Replace 20 5 15 300 SF $3.11 $933 $933 $933 Stevens Bridge Park Conce 8.1 606802 Residential Appliances, Refrigerator, 14-18 CF, Replace 15 9 6 1 EA $956.04 $956 $956 $956 Stevens Bridge Park Conce 8.1 606793 Residential Appliances, Refrigerator, 14-18 CF, Replace 15 0 15 1 EA $956.04 $956 $956 $956 Stevens Bridge Park Conce 8.2 606801 Sink, Stainless Steel, 3 basin, Replace 20 9 11 1 EA $1,054.05 $1,054 $1,054 $1,054 Stevens Bridge Park Conce 8.2 606837 Kitchen Refrigerator, Refrigerator, 1-Door Reach-In, Replace 15 3 12 1 EA $2,515.00 $2,515 $2,515 $2,515 Totals, Unescalated $1,392 $0 $1,741 $6,706 $0 $0 $3,976 $2,741 $17,946 $3,066 $0 $49,477 $2,515 $39,786 $2,674 $1,889 $49,975 $35,018 $13,484 $9,941 $242,325 Totals, Escalated (3.0% inflation, compounded annually)$1,392 $0 $1,847 $7,328 $0 $0 $4,747 $3,370 $22,733 $4,000 $0 $68,488 $3,586 $58,427 $4,044 $2,944 $80,195 $57,879 $22,955 $17,431 $361,366 STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: Stevens Bridge Park Concession, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 2007 Current Occupants: City of Yorkville Parks Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us email Property Type: Concession stand building in a city park Site Area: 8.0 acres Building Area: 500 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 80 spaces in open lot, shared with rest of park Building Construction: CMU and brick veneer Roof Construction: Gabled roof, shingled Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Split system HVAC with an electric furnace, exhaust fans Fire and Life/Safety: Hydrant, fire extinguisher, exit signs, smoke alarm, and emergency lights Dates of Visit: May 25, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC Fair Structure Good Plumbing Fair Roof Good Electrical Good Vertical Envelope Good Elevators -- Interiors Good Fire Fair STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Parking asphalt pavement  Walkway asphalt pavement  Landscaping  Retrofitting a fire sprinkler system Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied in 2007and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of painting, kitchen equipment, and asphalt pavement seal coating. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 10.0% Fair STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 48.1% Poor Current Replacement Value (CRV) 500 SF * $183.24 / SF = $91,618.56 Year 0 (Current Year) - Immediate Repairs (IR) $9,186 Years 1-10 – Replacement Reserves (RR) $44,026 Total Capital Needs $53,212 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Repair landscaping in deteriorated areas  Repair damaged parking lot Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: FRONT ELEVATION PHOTO #2: REAR ELEVATION PHOTO #3: EAST ELEVATION PHOTO #4: WEST ELEVATION PHOTO #5: PARK SIGN PHOTO #6: PARKING – ASPHALT AND CURB STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: DETERIORATED ASPHALT PHOTO #8: BLEACHER PHOTO #9: SITE ASPHALT WALKWAY PHOTO #10: GARAGE PHOTO #11: SITE PARKING LIGHTING PHOTO #12: LANDSCAPING STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: BICYCLE RACK PHOTO #14: STEEL BENCH PHOTO #15: SHELTER PHOTO #16: SITE FENCING PHOTO #17: PLAY STRUCTURE PHOTO #18: BUILDING SIGN STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #19: CONCRETE PAVEMENT PHOTO #20: EXTERIOR LIGHTS PHOTO #21: DOWNSPOUT - GUTTER PHOTO #22: ROOF AND GUTTERS PHOTO #23: MASONRY PHOTO #24: OVERHEAD DOOR STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #25: EXTERIOR ROLL-UP WINDOW PHOTO #26: EXTERIOR DOOR PHOTO #27: SLIDING ALUMINUM WINDOW PHOTO #28: CEILING EXHAUST FAN PHOTO #29: CONDENSING UNIT PHOTO #30: FURNACE STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #31: KITCHEN SINK PHOTO #32: RESTROOM TOILET PHOTO #33: BACKFLOW PREVENTER PHOTO #34: ELECTRIC WATER HEATER PHOTO #35: ELECTRICAL SERVICE AND METER PHOTO #36: EXIT-EMERGENCY LIGHT STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #37: INTERIOR T-8 LIGHT PHOTO #38: ELECTRICAL PANELS PHOTO #39: STEP DOWN TRANSFORMER PHOTO #40: MAIN TRANSFORMER PHOTO #41: HYDRANT PHOTO #42: FIRE EXTINGUISHER STEVENS BRIDGE PARK CONCESSION 3651 KENNEDY ROAD YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 PHOTO #43: INTERIOR WALL - PAINTED PHOTO #44: INTERIOR DOOR PHOTO #45: FLOOR FINISH PHOTO #46: KITCHEN STAINLESS STEEL SINKS PHOTO #47: REFRIGERATOR PHOTO #48: FREEZER STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name Stevens Bridge Park Concession Project Number: 122700.17R000-017.366 Source: Google Map On-Site Date: May 25, 2017 STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Stevens Bridge Concession Name of Building: Concession Stand Building #: Concession Name of person completing questionnaire: Tony Houle Length of Association With the Property: 10 years, since constructed Phone Number: 630-885-3569 Site Information Year of Construction? 2007 No. of Stories? 1 Total Site Area? 8 acres for park Total Building Area? 500 Sqft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? 2017 3. Life-Safety/Fire? 2016 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. Batting cages Planned Capital Expenditure For Next Year? None Age of the Roof? 2007 What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All are park owned Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING ENVELOPE 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x After construction in 2007 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS PLUMBING 34 Are there any plumbing leaks or water pressure problems? x Additional Issues or Concerns That EMG Should Know About? 1. The property is in good condition 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces Access to Roof/Attic Space Access to Building As-Built Drawings Available Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date STEVENS BRIDGE PARK CONCESSION EMG PROJECT NO.: 122700.17R000-017.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 25, 2017 Property Name: Stevens Bridge Park Concession EMG Project Number: 122700.17R000-017.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  After 2007 construction 2 Have any ADA improvements been made to the property?  3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  No ADA signs 2 Are there sufficient van-accessible parking spaces available?  Not marked 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  Not marked 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  No signage Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Nearby play area was designed per ADA guidelines Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Parks Storage Shed 201 West Hydraulic Avenue Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-018.366 June 20, 2017 May 25, 2017 FACILITY CONDITION ASSESSMENT PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: Parks Storage Shed, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 2007 Current Occupants: City of Yorkville Parks Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us email Property Type: Shed Site Area: 0.1 acres Building Area: 50 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 spaces assigned to storage shed, shared with Parks and Recreation Building Building Construction: Pre-fabricated, wooden frame Roof Construction: Gabled roof, shingles Exterior Finishes: Wood Siding Heating, Ventilation and Air Conditioning: None, natural convection only Fire and Life/Safety: Hydrant Dates of Visit: May 25, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Fair Plumbing -- Roof Fair Electrical -- Vertical Envelope Fair Elevators -- Interiors Fair Fire -- PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Prep and painting Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have not been well maintained since it was first occupied in 2007and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 38.1% Poor Current Replacement Value (CRV) 50 SF * $183.24 / SF = $9,161.86 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $3,490 Total Capital Needs $3,490 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Paint Exterior Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record PARKS STORAGE SHED 201 WEST HYDRAULIC AVENUE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: LOCATION OF PARKS ST0RAGE SHED PHOTO #2: SITE AND SHED PHOTO #3: FRONT ELEVATION PHOTO #4: VIEW SHOWING RIGHT SIDE ELEVATION PHOTO #5: VIEW SHOWING REAR VIEW OF SHED PHOTO #6: LEFT ELEVATION PARKS STORAGE SHED 201 WEST HYDRAULIC AVENUE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: FOOTING (SUPPORT) OF SHED PHOTO #8: DETERIORATED DOOR PHOTO #9: SHED WITH OPENED DOORS PHOTO #10: SHED PLYWOOD FLOOR DETAIL PHOTO #11: SHED CEILING DETAIL PHOTO #12: SHED FAR WALL VIEW, VENT PARKS STORAGE SHED 201 WEST HYDRAULIC AVENUE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: SHED PAINT DETAIL PHOTO #14: CORNER OF DETERIORATED SHED PHOTO #15: SHED ROOF DETAIL PHOTO #16: SIDING DETAIL PHOTO #17: SHED FACIA PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name Parks Storage Shed Project Number: 122700.17R000-018.366 Source: Google Map On-Site Date: May 25, 2017 PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Parks Department – City of Yorkville Name of Building: Parks storage shed Building #: Shed Name of person completing questionnaire: Tony Houle Length of Association With the Property: 10 years, since constructed Phone Number: 630-885-3569 Site Information Year of Construction? 2007 No. of Stories? 1 Total Site Area? .1 acres Total Building Area? 50 Sqft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? N/A 3. Life-Safety/Fire? N/A 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. None Planned Capital Expenditure For Next Year? None Age of the Roof? 2007 What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING ENVELOPE 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x This is a shed 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS PLUMBING 34 Are there any plumbing leaks or water pressure problems? x Additional Issues or Concerns That EMG Should Know About? 1. The property is in fair condition. Exterior painting is required 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces Access to Roof/Attic Space Access to Building As-Built Drawings Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date PARKS STORAGE SHED EMG PROJECT NO.: 122700.17R000-018.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 25, 2017 Property Name: Parks Storage Shed EMG Project Number: 122700.17R000-018.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  2 Have any ADA improvements been made to the property?  3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  No parking for shed 2 Are there sufficient van-accessible parking spaces available?  3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Non-Park Tin Storage Shed 1785 Walsh Drive Yorkville, Illinois, 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-019.366 June 20, 2017 May 26, 2017 FACILITY CONDITION ASSESSMENT NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 1 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 1785 Walsh Drive, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 1998 Current Occupants: City of Yorkville Parks Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us email Property Type: City Park, shelter, play lot and grounds Site Area: 3.0 acres Building Area: 500 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 spaces in open lots, street parking only Building Construction: Steel frame with metal roof, a park shelter. No walls Roof Construction: Gabled roof, sheet metal Exterior Finishes: Metal Siding Heating, Ventilation and Air Conditioning: None, natural convection only Fire and Life/Safety: Hydrants Dates of Visit: May 26, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing -- Roof Fair Electrical Good Vertical Envelope Good Elevators -- NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 2 Systemic Condition Summary Interiors Good Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  Seal and stripe play surfaces Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied in 1998 and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of asphalt pavement seal coating. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 3 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 25.8% Poor Current Replacement Value (CRV) 500 SF * $183.24 / SF = $91,618.56 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $23,619 Total Capital Needs $23,619 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Seal and stripe asphalt playground Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 4 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 Appendix A: Photographic Record NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: METAL PARK SHELTER PHOTO #2: SIDE VIEW OF SHELTER PHOTO #3: END VIEW OF SHELTER PHOTO #4: CONCRETE UNDER SHELTER PHOTO #5: PARK SITE LOCATION PHOTO #6: PARK SIGN NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: ADA ACCESSIBLE ENTRANCE PHOTO #8: INSIDE VIEW OF SHELTER PHOTO #9: BENCH PHOTO #10: WOOD CHIP MULCH PHOTO #11: METAL ROOF PHOTO #12: CEILING AND INTERIOR WALL DETAIL NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: LANDSCAPING PHOTO #14: METAL RAILING PHOTO #15: STORM DRAIN PHOTO #16: LANDSCAPING PHOTO #17: CONCRETE WALKWAY PHOTO #18: STORM SEWER DRAIN NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #19: SWING SET PHOTO #20: SAND PLAY AREA PHOTO #21: PLAY STRUCTURE PHOTO #22: METAL STAIRS PHOTO #23: PARK BENCHES PHOTO #24: CMU RETAINING WALL NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #25: BASKETBALL COURT PHOTO #26: BASKETBALL BACKSTOP PHOTO #27: INSTRUCTION SIGN PHOTO #28: ASPHALT STRIPING PHOTO #29: LAMP PHOTO #30: HYDRANT NON-PARK TIN STORAGE SHED 1785 WALSH DRIVE YORKVILLE, IL 60560 EMG PROJECT NO: 122700.17R000-019.366 www.EMGcorp.com p 800.733.0660 PHOTO #31: INTERIOR PAINTED SURFACE PHOTO #32: PAINTED SURFACE, SCRATCHED NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 Appendix B: Site Plan Site Plan Project Name Non-Park Tin Storage Shed - Sunflower Project Number: 122700.17R000-019.366 Source: Google Map On-Site Date: May 26, 2017 NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Non-Park Tin Storage Shed Name of Building: Shed Building #: Shed Name of person completing questionnaire: Tony Houle Length of Association With the Property: 10 years, since constructed Phone Number: 630-885-3569 Site Information Year of Construction? 1998 No. of Stories? 1 Total Site Area? 4 acres Total Building Area? 500 Sqft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? N/A 3. Life-Safety/Fire? N/A 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. Added chip mulch Planned Capital Expenditure For Next Year? None Age of the Roof? 1998 What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update QUESTION Y N Unk NA COMMENTS 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x Park designed per ADA guidelines 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x 34 Are there any plumbing leaks or water pressure problems? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Additional Issues or Concerns That EMG Should Know About? 1. The property is in good condition 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces No mechanical spaces Access to Roof/Attic Space Access to Building As-Built Drawings Available Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date NON-PARKS TIN STORAGE SHED EMG PROJECT NO.: 122700.17R000-019.366 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 26, 2017 Property Name: Non-Park Tin Storage Shed EMG Project Number: 122700.17R000-019.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  Park was designed in 1998 per ADA guidelines 2 Have any ADA improvements been made to the property?  3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  Street parking only 2 Are there sufficient van-accessible parking spaces available?  3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  Page 3 of 4 Elevators (cont.) Yes No NA Comments 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Page 4 of 4 Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Play area was designed per ADA guidelines. Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Town Square Park Gazebo 301 North Bridget Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-020.366 June 22, 2017 May 26, 2017 FACILITY CONDITION ASSESSMENT EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 301 North Bridge Street, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 1990 Current Occupants: City of Yorkville Parks Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us email Property Type: City Park Gazebo Site Area: 3.0 acres Building Area: 200 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 20 spaces in open lot, next to street Building Construction: Wood frame. No walls Roof Construction: Gazebo octagon style roof, cedar shingled Exterior Finishes: Painted Wood Heating, Ventilation and Air Conditioning: None, natural convection only Fire and Life/Safety: Hydrants Dates of Visit: May 26, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing Good Roof Fair Electrical Good Vertical Envelope Fair Elevators -- Interiors Fair Fire -- TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Seal and stripe asphalt parking area  Landscaping  ADA parking signage Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied in 1990 and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of adding concrete pavements and painting. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.1% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 100.0% Poor Current Replacement Value (CRV) 200 SF * $183.24 / SF = $36,648.00 Year 0 (Current Year) - Immediate Repairs (IR) $281 Years 1-10 – Replacement Reserves (RR) $44,883 Total Capital Needs $45,164 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Landscaping in deteriorated areas  Add ADA parking signage Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record TOWN SQUARE PARK GAZEBO 301 NORTH BRIDGET STREET YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: FRONT ELEVATION PHOTO #2: RIGHT SIDE ELEVATION PHOTO #3: REAR ELEVATION PHOTO #4: BUILDING SIGN PHOTO #5: PARK SITE PHOTO #6: CONCRETE SIDEWALKS TOWN SQUARE PARK GAZEBO 301 NORTH BRIDGET STREET YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: PARKING PHOTO #8: DRAINAGE SYSTEM PHOTO #9: CURB PHOTO #10: LANDSCAPING PHOTO #11: SITE WALL/FENCE PHOTO #12: PARK SIGN TOWN SQUARE PARK GAZEBO 301 NORTH BRIDGET STREET YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: SITE PICNIC TABLE PHOTO #14: CONCRETE FOUNDATION AT GAZEBO PHOTO #15: GAZEBO WALL PHOTO #16: CEDAR ROOF SHINGLES PHOTO #17: DRINKING FOUNTAIN PHOTO #18: TRANSFORMER TOWN SQUARE PARK GAZEBO 301 NORTH BRIDGET STREET YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 PHOTO #19: ELECTRICAL PANELS PHOTO #20: GAZEBO CEILING LIGHT PHOTO #21: LED LIGHT PHOTO #22: POLE LIGHT PHOTO #23: HYDRANT PHOTO #24: GAZEBO WOODEN CEILING TOWN SQUARE PARK GAZEBO 301 NORTH BRIDGET STREET YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 PHOTO #25: PAINTED EXTERIOR PHOTO #26: SITE STRUCTURE TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name Town Square Park Gazebo Project Number: 122700.17R000-020.366 Source: Google Map On-Site Date: May 26, 2017 TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Town Square Park Gazebo Name of Building: Gazebo Building #: Gazebo Name of person completing questionnaire: Tony Houle Length of Association With the Property: 16 years, Phone Number: 630-885-3569 Site Information Year of Construction? 1990 No. of Stories? 1 Total Site Area? 2 acres Total Building Area? 200 Sq ft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? N/A Outdoor drinking fountain is inspected annually 3. Life-Safety/Fire? N/A 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. Concrete pads Planned Capital Expenditure For Next Year? None Age of the Roof? 1990, Cedar Shingles What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING ENVELOPE 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x No gas service 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x After 1990 construction 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS PLUMBING 34 Are there any plumbing leaks or water pressure problems? x Additional Issues or Concerns That EMG Should Know About? 1. The property is in good condition 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces Access to Roof/Attic Space Access to Building As-Built Drawings Available Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date TOWN SQUARE PARK GAZEBO EMG PROJECT NO.: 122700.17R000-020.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 26, 2017 Property Name: Town Square Park Gazebo EMG Project Number: 122700.17R000-020.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  After 1990 construction 2 Have any ADA improvements been made to the property?  Property was built per ADA guidelines. 3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  Next to street parking 2 Are there sufficient van-accessible parking spaces available?  3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  No doors at the gazebo 2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE, ILLINOIS 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-023.366 June 22, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 1 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 1975 North Bridge Street, Yorkville, IL 60560 Year Constructed/Renovated: 2007 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Lift Station Site Area: 0.9 acres Building Area: 1,400 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Unmarked asphalt paved driveway Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Suspended gas and electric unit heaters Fire and Life/Safety: Strobes and extinguisher Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Good Elevators -- COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 2 Systemic Condition Summary Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  There were no short term or modernization recommendations. Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 12 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 3 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 52.2% Poor Current Replacement Value (CRV) 1,400 SF * $183.24 / SF = $256,536.00 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $133,788.00 Total Capital Needs $133,788.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  There were no short term or modernization recommendations Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 4 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 Appendix A: Photographic Record COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: PARKING LOTS, ASPHALT PAVEMENT #6: ROOF, ASPHALT SHINGLE COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #7: EXTERIOR WALL, CONCRETE BLOCK (CMU) #8: EXTERIOR WALL, BRICK VENEER #9: WINDOW, ALUMINUM DOUBLE- GLAZED #10: EXTERIOR DOOR, STEEL #11: UNIT HEATER, NATURAL GAS #12: EXHAUST FAN, PROPELLER COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #13: UNIT HEATER, ELECTRIC #14: EXHAUST FAN, CENTRIFUGAL #15: EXHAUST FAN, INLINE #16: BACKFLOW PREVENTER #17: TOILET, FLUSH TANK (WATER CLOSET) #18: LAVATORY, VITREOUS CHINA COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #19: TRANSFER SWITCH, AUTOMATIC (ATS) #20: TRANSFER SWITCH, AUTOMATIC (ATS) #21: LIGHTING SYSTEM, INTERIOR, OFFICE BUILDING #22: DISTRIBUTION PANEL #23: GENERATOR, GAS OR GASOLINE #24: INCANDESCENT LIGHTING FIXTURE COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #25: STORM WATER LIFT STATION #26: SECONDARY TRANSFORMER #27: HIGH PRESSURE SODIUM LIGHTING FIXTURE #28: MOTOR CONTROL CENTER W/ MAIN BREAKER, 3-PHASE #29: FIRE EXTINGUISHER #30: INTERIOR DOOR, ALUMINUM COUNTRYSIDE LIFT 1975 NORTH BRIDGE STREET YORKVILLE ILLINOIS EMG PROJECT NO: 122700.17R000-023.366 #31: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER #32: INTERIOR FLOOR FINISH, CONCRETE #33: INTERIOR WALL FINISH, CONCRETE/MASONRY COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 Appendix B: Site Plan Site Plan Project Name: Countryside Lift Project Number: 122700.17R000-023.366 Source: Google Earth On-Site Date: May 23, 2017 COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 Appendix C: Pre-Survey Questionnaire THE PRE-SURVEY QUESTIONNARE WAS NOT RETURNED TO EMG COUNTRYSIDE LIFT EMG PROJECT NO.: 122700.17R000-023.366 Appendix D: ADA Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Countryside Lift EMG Project Number: 122700.17R000-023.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Public Works Garage 610 Tower Lane Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-024.366 September 13, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 610 Tower Lane, Yorkville, IL 60560 Year Constructed/Renovated: 1996 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Garage Site Area: 0.1 acres Building Area: 1700 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Included in Public Works Office and Garage Report Building Construction: Conventional wood frame structure on concrete slab Roof Construction: Gabled roofs with metal roof finish Exterior Finishes: Metal Siding Heating, Ventilation and Air Conditioning: Suspended gas unit heaters Fire and Life/Safety: Extinguishers Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Poor HVAC Poor Structure Poor Plumbing -- Roof Poor Electrical Poor Vertical Envelope Poor Elevators -- Interiors Poor Fire -- The following bullet points highlight the most significant short term and modernization recommendations: ▪ Installation of a complete fire suppression system PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 2 www.EMGcorp.com p 800.733.0660 ▪ Installation of a complete fire alarm system ▪ Interior floor repair Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 32 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 7.2% Fair PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 19.9% Poor Current Replacement Value (CRV) 1,700 SF * $183.24 / SF = $311,508.00 Year 0 (Current Year) - Immediate Repairs (IR) $22,328.00 Years 1-10 – Replacement Reserves (RR) $61,871.00 Total Capital Needs $84,199.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below: ▪ Installation of a complete fire suppression system ▪ Installation of a complete fire alarm system ▪ Interior floor repair Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record PUBLIC WORKS GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #6: CRACKING THROUGHOUT CONCRETE SLAB-ON-GRADE PUBLIC WORKS GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 #7: ROOF, METAL #8: SIDING PEELING OFF LEFT GARAGE ON SOUTH ELEVATION #9: DAMAGE TO SIDING ON EAST ELEVATION OF BUILDING #10: EXTERIOR WALL, ALUMINUM SIDING #11: EXTERIOR DOOR, STEEL #12: OVERHEAD DOOR, ALUMINUM ROLL-UP PUBLIC WORKS GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 #13: UNIT HEATER, NATURAL GAS #14: AIR COMPRESSOR #15: FUEL STORAGE TANK #16: INCANDESCENT LIGHTING FIXTURE #17: INCANDESCENT LIGHTING FIXTURE, BASIC #18: DISTRIBUTION PANEL PUBLIC WORKS GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 #19: 8-BULB FLUORESCENT LIGHTING FIXTURE, HIGH BAY #20: FIRE EXTINGUISHER #21: DAMAGE TO INTERIOR WALL ON EAST ELEVATION OF BUILDING #22: INTERIOR WALL, WOOD #23: FENCES & GATES, CHAIN LINK PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Public Works Garage Project Number: 122700.17R000-024.366 Source: Google Earth On-Site Date: May 22, 2017 PUBLIC WORKS GARAGE EMG PROJECT NO.: 122700.17R000-024.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Public Works Garage EMG Project Number: 122700.17R000-024.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT PUBLIC WORKS LIFT STATION 101 BRUELL STREET YORKVILLE, ILLINOIS 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-025.366 June 21, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 1 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 101 Bruell Street, Yorkville, IL 60560 Year Constructed/Renovated: 2005 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Lift Station Site Area: 0.1 acres Building Area: 1,200 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Street parking with driveway Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Suspended electric unit heaters Fire and Life/Safety: Smoke detectors, alarms, strobes, extinguishers, pull stations, and exit signs Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing -- Roof Fair Electrical Fair Vertical Envelope Good Elevators -- BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 2 Systemic Condition Summary Interiors Fair Fire Good The following bullet points highlight the most significant short term and modernization recommendations:  Seal and stripe asphalt pavement Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 12 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 3 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 52.3% Poor Current Replacement Value (CRV) 1,200 SF * $183.24 / SF = $219,888.00 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $115,015.00 Total Capital Needs $115,015.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  There were no short term or modernization recommendations Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 4 2 Appendices Appendix A: Photographic Record Appendix B: Site and Floor Plans Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 Appendix A: Photographic Record PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #6: DRIVEWAY, ASPHALT PAVEMENT PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #7: DRIVEWAY, ASPHALT PAVEMENT #8: ROOF, ASPHALT SHINGLE #9: EXTERIOR WALL, CONCRETE BLOCK (CMU) #10: EXTERIOR WALL, BRICK VENEER #11: EXTERIOR DOOR, STEEL #12: WINDOW, ALUMINUM DOUBLE- GLAZED PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #13: OVERHEAD DOOR, ALUMINUM ROLL-UP #14: EXHAUST FAN, PROPELLER #15: UNIT HEATER, ELECTRIC #16: EMERGENCY EYE WASH & SHOWER STATION #17: WATER STORAGE TANK #18: SINK, PORCELAIN ENAMEL, CAST IRON PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #19: BACKFLOW PREVENTER #20: LIGHTING SYSTEM, INTERIOR, OFFICE BUILDING #21: GENERATOR, GAS OR GASOLINE #22: DISTRIBUTION PANEL #23: INCANDESCENT LIGHTING FIXTURE #24: MOTOR CONTROL CENTER W/ MAIN BREAKER, 3-PHASE PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #25: HIGH PRESSURE SODIUM LIGHTING FIXTURE #26: DISTRIBUTION PANEL #27: STORM WATER LIFT STATION CONTROLLER #28: SECONDARY TRANSFORMER #29: AUTOMATIC TRANSFER SWITCH #30: FIRE EXTINGUISHER PUBLIC WORKS LIFT STATION BRUELL 101 BRUELL STREET YORKVILLE ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-025.366 www.EMGcorp.com p 800.733.0660 #31: EXIT LIGHTING FIXTURE #32: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER #33: INTERIOR FLOOR FINISH, CONCRETE #34: INTERIOR STAIRS, CONCRETE #35: INTERIOR STAIR/RAMP RAILS, METAL #36: INTERIOR WALL FINISH, CONCRETE/MASONRY BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 Appendix B: Site Plan Site Plan Project Name: Public Works Lift Station Project Number: 122700.17R000-025.366 Source: Google Earth On-Site Date: May 23, 2017 BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 Appendix C: Pre-Survey Questionnaire Page 1 of 4 Date Completed: June 6, 2017 Property Name: Public Works Lift Station EMG Project Number: 122700.17R000-025.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. BRUELL LIFT STATION EMG PROJECT NO.: 122700.17R000-025.366 Appendix D: ADA Checklist THE PRE-SURVEY QUESTIONNARE WAS NOT RETURNED TO EMG EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Treatment Facility Well 3 and 4 610 Tower Lane Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 bchampion@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-034.366 June 22, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 610 Tower Lane, Yorkville, Illinois 60560 Year Constructed/Renovated: 2001 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Treatment Facility Site Area: 0.04 acres Building Area: 3,900 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Included in Public Works Office and Garage report Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Ductless split-systems and suspended electric unit heaters Fire and Life/Safety: Smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, and exit signs Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Fair Elevators -- Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete fire suppression system TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 2 www.EMGcorp.com p 800.733.0660 Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 20 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 4.4% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 30.2% Poor Current Replacement Value (CRV) 3,900 SF * $183.24 / SF = $714,636.00 Year 0 (Current Year) - Immediate Repairs (IR) $31,195.00 TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Years 1-10 – Replacement Reserves (RR) $215,662.00 Total Capital Needs $246,857.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: ROOF, ASPHALT SHINGLE #6: EXTERIOR WALL, CONCRETE BLOCK (CMU) TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #7: EXTERIOR WALL, BRICK VENEER #8: OVERHEAD DOOR, ALUMINUM ROLL-UP #9: WINDOW, ALUMINUM DOUBLE- GLAZED #10: EXTERIOR DOOR, WOOD SOLID- CORE #11: BOOSTER PUMP #12: EXHAUST FAN, CENTRIFUGAL TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #13: CONTROL SYSTEM #14: CONTROL SYSTEM #15: BOOSTER PUMP #16: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #17: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #18: UNIT HEATER, ELECTRIC TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #19: EXHAUST FAN, PROPELLER #20: RESIDENTIAL FIXTURES, CEILING FAN #21: SERVICE SINK, FLOOR #22: WATER STORAGE TANK #23: EMERGENCY EYE WASH AND SHOWER STATION #24: BOOSTER PUMP TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #25: WATER STORAGE TANK #26: WATER STORAGE TANK #27: WATER HEATER, ELECTRIC, RESIDENTIAL #28: BACKFLOW PREVENTER #29: HIGH PRESSURE SODIUM LIGHTING FIXTURE #30: MOTOR CONTROL CENTER W/ MAIN BREAKER TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #31: COMPACT FLUORESCENT LIGHTING FIXTURE #32: LIGHTING SYSTEM, INTERIOR, OFFICE BUILDING #33: EXIT LIGHTING FIXTURE #34: FIRE EXTINGUISHER #35: FIRE ALARM CONTROL PANEL, ADDRESSABLE #36: INTERIOR DOOR, STEEL TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 #37: INTERIOR FLOOR FINISH, CONCRETE #38: INTERIOR WALL FINISH, CONCRETE/MASONRY #39: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER #40: KITCHEN CABINET, BASE AND WALL SECTION, WOOD #41: SINK, EPOXY RESIN, LABORATORY #42: KITCHEN CABINET, BASE AND WALL SECTION, WOOD TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Treatment Facility Well 3 and 4 Project Number: 122700.17R000-034.366 Source: Google Earth On-Site Date: May 22, 2017 TREATMENT FACILITY WELL 3 AND 4 EMG PROJECT NO.: 122700.17R000-034.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Treatment Facilty Well 3 and 4 EMG Project Number: 122700.17R000-034.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Treatment Facility Well 7 2224 Tremont Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-035.366 June 23, 2017 May 24, 2017 FACILITY CONDITION ASSESSMENT TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 2224 Tremont, Yorkville, Illinois 60560 Year Constructed/Renovated: 2004 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Water Treatment Facility Site Area: 1.4 acres Building Area: 3,200 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 marked spaces in open lots Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Ceiling Fans, ductless split-system, suspended electric unit heaters Fire and Life/Safety: Smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, and exit signs Dates of Visit: May 24, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Good Elevators -- Interiors Fair Fire Good TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete fire suppression system Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 13 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 4.4% Good TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 26.8% Poor Current Replacement Value (CRV) 3,200 SF * $183.24 / SF = $586,368.00 Year 0 (Current Year) - Immediate Repairs (IR) $25,596.00 Years 1-10 – Replacement Reserves (RR) $157,269.00 Total Capital Needs $182,865.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #6: PARKING LOTS, ASPHALT PAVEMENT TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #7: FENCES & GATES, CHAIN LINK #8: ROOF, ASPHALT SHINGLE #9: EXTERIOR WALL, CONCRETE BLOCK (CMU) #10: EXTERIOR WALL, BRICK VENEER #11: WINDOW, ALUMINUM DOUBLE- GLAZED #12: EXTERIOR DOOR, STEEL TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #13: OVERHEAD DOOR, ALUMINUM ROLL-UP #14: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #15: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #16: RESIDENTIAL FIXTURES, CEILING FAN #17: UNIT HEATER, ELECTRIC #18: BUILDING AUTOMATION SYSTEM (HVAC CONTROLS) TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #19: BACKFLOW PREVENTER #20: WATER HEATER, ELECTRIC, RESIDENTIAL #21: WATER FLOW METER #22: EMERGENCY EYE WASH & SHOWER STATION, #23: WATER STORAGE TANK, UNIT 1 #24: WATER STORAGE TANK, UNIT 2 TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #25: WATER STORAGE TANK, UNIT 3 #26: BOOSTER PUMP #27: LAVATORY, VITREOUS CHINA #28: TOILET, FLUSH TANK (WATER CLOSET) #29: BUILDING/MAIN SWITCHGEAR #30: SECONDARY TRANSFORMER, DRY TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #31: INCANDESCENT LIGHTING FIXTURE, BASIC #32: MOTOR CONTROL CENTER W/ MAIN BREAKER, 3-PHASE #33: HIGH PRESSURE SODIUM LIGHTING FIXTURE #34: DISTRIBUTION PANEL #35: LIGHTING SYSTEM, INTERIOR #36: TRANSFER SWITCH, AUTOMATIC (ATS) TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #37: FIRE EXTINGUISHER #38: EXIT LIGHTING FIXTURE #39: FIRE ALARM SYSTEM #40: INTERIOR WALL FINISH, CONCRETE BLOCK #41: INTERIOR CEILING FINISH, GYPSUM BOARD #42: INTERIOR FLOOR FINISH, CONCRETE TREATMENT FACILITY WELL 7 2224 TREMONT YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-035.366 www.EMGcorp.com p 800.733.0660 #43: INTERIOR DOOR, ALUMINUM #44: INTERIOR WINDOW #45: SERVICE SINK, FLOOR #46: CABINET, BASE AND WALL SECTION, WOOD #47: SINK, EPOXY RESIN, LABORATORY TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 Appendix B: Site Plan Site Plan Project Name: Treatment Facility Well 7 Project Number: 122700.17R000-035.366 Source: Google Earth On-Site Date: May 24, 2017 TREATMENT FACILITY WELL 7 EMG PROJECT NO.: 122700.17R000-035.366 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Treatment Facility Well 7 EMG Project Number: 122700.17R000-035.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X No marked parking spaces. 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Public Works Garage (Frame Building) 185 Wolf Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-041.322 July 18, 2017 June 26, 2017 FACILITY CONDITION ASSESSMENT PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 17 7. Building Mechanical and Plumbing Systems .................................................................................. 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 18 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 19 7.3. Building Gas Distribution ........................................................................................................... 20 7.4. Building Electrical ...................................................................................................................... 20 7.5. Building Elevators and Conveying Systems .............................................................................. 21 7.6. Fire Protection and Security Systems ....................................................................................... 21 7.7. Life Support Systems ................................................................................................................ 22 8. Interior Spaces .................................................................................................................................... 23 8.1. Interior Finishes ......................................................................................................................... 23 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 24 9. Other Structures ................................................................................................................................. 25 10. Certification ......................................................................................................................................... 26 11. Appendices ......................................................................................................................................... 27 PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 185 Wolf Street, Yorkville, IL 60560 Year Constructed/Renovated: 2008 Current Occupants: City of Yorkville Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Office, Garage Site Area: 2.4 acres Building Area: 10,600 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 32 spaces in open lots. Building Construction: Steel frame with concrete-topped metal decks. Roof Construction: Sloped roofing with metal finish. Exterior Finishes: Metal Siding Heating, Ventilation & Air Conditioning: Condensing unit, Furnace, Ceiling Fans, and Unit Heaters. Fire and Life/Safety: Smoke detectors, strobes, extinguishers, exit signs, and carbon monoxide detectors. Dates of Visit: June 26, 2017 On-Site Point of Contact (POC): Tony Hule Assessment and Report Prepared by: Tammy Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Good PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Structure Good Plumbing Fair Roof Good Electrical Good Vertical Envelope Good Elevators -- Interiors Fair Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete Fire Alarm System  Installation of a complete Sprinkler System Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 9 years old and has not required any major capital improvements. 1.2. F acility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. Fci Condition Rating Definition Percentage Value PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 3 www.EMGcorp.com p 800.733.0660 Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 5.9% Fair 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 2.8% Good Current Replacement Value (CRV) 10,600 SF * 183.24 / SF = $1,832,371 Year 0 (Current Year) - Immediate Repairs (IR) $109,797 Years 1-10 – Replacement Reserves (RR) $53,136 Total Capital Needs $162,933 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete Fire Alarm System  Installation of a complete Sprinkler System Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 4 www.EMGcorp.com p 800.733.0660 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report. 2.3. Personnel Interviewed The management were interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Tony Hule City of Yorkville (630) 885-3569 PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 7 www.EMGcorp.com p 800.733.0660 The FCA was performed with the assistance of Tony Hule, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 14 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents available. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit, and was not returned. The questionnaire is included in Appendix E. 2.6. Weather Conditions June 26, 2017: Clear, with temperatures in the 70s (°F) and light winds. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a Garage/Office property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for vans are not provided. Ramps  Existing exterior ramps and stairs are not equipped with the required handrails (each side). Restrooms  Install grab bars in accessible stalls at 36” above the floor. A full ADA Compliance Survey may reveal some aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 10,600 square feet of the building are occupied by a single occupant, City of Yorkville. The spaces are mostly a combination of offices, supporting restrooms, garages. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. All areas of the property were available for observation during the site visit. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer Yorkville Department of Public Works Good Domestic water City of Yorkville Good Electric service ComEd Good Natural gas service Nicor Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Wolf Street Access from North Additional Entrances N/A Additional Access from N/A Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt 2008 Fair Parking Lot Asphalt 2008 Fair Drive Aisles None -- -- Service Aisles None -- -- Sidewalks Concrete 2008 Good Curbs Concrete 2008 Fair Site Stairs None -- -- Pedestrian Ramps None -- -- PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 23 -- -- -- - Total Number of ADA Compliant Spaces 1 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 23 Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition None -- -- -- Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Good Inlets ☐ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☐ -- Dry Well ☐ -- Anticipated Lifecycle Replacements:  No components of significance PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 12 www.EMGcorp.com p 800.733.0660 Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Generally flat. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☐ ☐ ☐ Landscaping Condition Good Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Post mounted wood Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ Choose an item. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 13 www.EMGcorp.com p 800.733.0660 Site and Building Lighting Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair Site Fencing Type Location Condition None -- -- REFUSE DISPOSAL Refuse Disposal Common area dumpsters Dumpster Locations Mounting Enclosure Contracted? Condition South part of Front Elevation Asphalt paving None No Fair Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Slab on grade with integral footings Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Steel columns and beams Good Ground Floor Concrete slab Good Upper Floor Framing Wood joists Good Upper Floor Decking Plywood or OSB Fair Roof Framing Steel beams or girders Good Roof Decking Metal decking Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Gable Roof Finish Metal Maintenance Outside Contractor Roof Age 9 Yrs PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Flashing Sheet Metal Warranties None Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Fiberglass batts Soffits None Skylights No Attics Steel beams Ponding No Ventilation Source-1 Ridge Vents Leaks Observed No Ventilation Source-2 -- Roof Condition Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The roof finishes are original. Information regarding roof warranties or bonds was not available. The roofs are maintained by an outside contractor.  There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Metal siding Good Secondary Finish Painted CMU Good Accented with -- -- Soffits Not Applicable -- Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  No components of significance PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 16 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The metal siding has isolated areas of damaged siding along the top side of Garage No. 5. The damaged siding must be repaired. The cost for this work is relatively insignificant and the work can be performed as part of the property managements’ routine maintenance program. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs None -- -- -- -- Building Interior Stairs Wood-framed Closed Wood Wood Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed, operable Double glaze Front Elevation of Building ☐ Good Building Doors Main Entrance Doors Door Type Condition Metal, insulated Fair Secondary Entrance Doors Metal, insulated Fair Service Doors Metal, hollow Fair Overhead Doors Aluminium Good Anticipated Lifecycle Replacements:  Exterior Metal doors Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 17 www.EMGcorp.com p 800.733.0660 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 18 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 1 unit ranging from 5 tons/BTUH Total Heating or Cooling Capacity 5 tons/BTUH Heating Fuel Electric Location of Equipment Interior Garage Space Served by System Entire building Age Ranges All units dated 2014 Primary Component Condition Good Supplemental Components Supplemental Component #1 Suspended unit heaters Location / Space Served by Suspended Unit Heaters Above Office in Garage Suspended Unit Heater Condition Good Supplemental Component #2 Ceiling Fans Location / Space Served by Ceiling Fans Throughout Building Ceiling Fans Condition Fair Supplemental Component #3 Engine Exhaust Removal Location / Space Served by Engine Exhaust Removal Ceiling of Garage Engine Exhaust Removal Condition Good Controls and Ventilation HVAC Control System Individual programmable thermostats/controls HVAC Control System Condition Good Building Ventilation Engine Exhaust Removal Ventilation System Condition Good PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 19 www.EMGcorp.com p 800.733.0660 Anticipated Lifecycle Replacements:  Engine Exhaust Removal Fans  Suspended Unit Heaters  Electric Furnace  Ceiling Fans  Condensing Unit Actions/Comments:  The HVAC systems are maintained by an outside contractor. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.  The HVAC equipment appears to vary in age. The property is relatively new and has not required any major HVAC equipment replacements.  The HVAC equipment appears to be functioning adequately overall. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair Vent Piping Cast iron Fair Water Meter Location Right Elevation of Building Domestic Water Heaters or Boilers Components Water Heaters Fuel Electric Quantity and Input Capacity 1 unit Storage Capacity 50 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Residential grade PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 20 www.EMGcorp.com p 800.733.0660 Plumbing Fixtures Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water Heater  Backflow Preventer  Water Closets  Sinks  Lavatory  Bathroom Vanity Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short-term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Not applicable. The property is not supplied with natural gas. 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 800 Amps Volts 120/240 Volt, single-phase Meter & Panel Location North Elevation of Building Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-12 Main Distribution Condition Good Secondary Panel and Transformer Condition Good Lighting Condition Fair Anticipated Lifecycle Replacements:  Distribution Panels  Interior Lighting System PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 21 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are mostly original 2008 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☒ Alarm Horns ☐ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition -- Sprinkler System None ☐ Standpipes ☐ Backflow Preventer ☒ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition -- Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel -- -- Fire Extinguishers Last Service Date Servicing Current? 2016 No Hydrant Location None Siamese Location -- Special Systems Kitchen Suppression System ☐ Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  No components of significance Actions/Comments: PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 22 www.EMGcorp.com p 800.733.0660  The vast majority of the building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility-wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. As part of the major recommended short-term renovations, a facility-wide fire suppression retrofit is recommended. A budgetary cost is included.  The fire alarm systems appear somewhat antiquated and not up to current standards. Due to the age of the components and apparent shortcomings, a full modernization project is recommended. As part of the major recommended short-term renovations, a facility-wide fire alarm modernization is recommended. A budgetary cost is included. 7.7. Life Support Systems Not Applicable PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 23 www.EMGcorp.com p 800.733.0660 8. I nterior Spaces 8.1. I nterior Finishes The facility is used as an Office Building and Garage for the City of Yorkville. The most significant interior spaces include offices, and garage. Supporting areas include hallways, stairs, administrative offices, restrooms, employee break rooms and garages. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Concrete Offices, Garage, Restrooms Good Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Office and Restroom Fair Steel Garage Good Typical Ceiling Finishes Ceiling Finish Locations General Condition Painted drywall Office and Restroom Fair Metal Garage Good Interior Doors Item Type Condition Interior Doors Hollow core Wood Fair Door Framing Wood Fair Fire Doors No -- Anticipated Lifecycle Replacements:  Wood Hollow-Core  Wood Hollow-Core Door w/Glass  Interior paint Actions/Comments:  It appears that the interior finishes are original.  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 24 www.EMGcorp.com p 800.733.0660 8.2. Commercial Kitchen & Laundry Equipment Not applicable. There are no commercial kitchens or laundry onsite. The Office kitchen includes the following residential appliances, fixtures, and equipment: Commercial Kitchen Appliance Comment Condition Refrigerators Up-right Fair Freezers -- -- Ranges -- -- Ovens -- -- Griddles / Grills -- -- Fryers -- -- Hood -- -- Dishwasher -- -- Microwave ☒ Fair Ice Machines ☐ -- Steam Tables ☐ -- Work Tables ☐ -- Shelving ☐ -- Commercial Laundry Equipment Comment Condition Commercial Washing Machines ☐ -- Commercial Dryers ☐ -- Residential Washers ☒ Fair Residential Dryers ☒ Fair Anticipated Lifecycle Replacements:  Refrigerator  Kitchen Cabinet  Residential Washer/Dryer Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 25 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 26 www.EMGcorp.com p 800.733.0660 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Public Works Garage (Frame Building), 185 Wolf Street, Yorkville, IL 60560, the “Property”. It is our understanding that the primary interest of ClientN is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Tammy Prusa Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 27 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: SIDEWALK, CONCRETE #6: ASPHALT PAVEMENT PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #7: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #8: ROOF, METAL #9: EXTERIOR WALL, ALUMINUM SIDING #10: INTERIOR STAIR/RAMP RAILS, WOOD #11: WINDOW, ALUMINUM DOUBLE- GLAZED #12: OVERHEAD DOOR, ALUMINUM ROLL-UP PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #13: EXTERIOR DOOR, STEEL W/ GLASS #14: EXTERIOR DOOR, STEEL #15: DAMAGE TO OVERHEAD DOOR NO. 5. #16: RESIDENTIAL FIXTURES, CEILING FAN #17: EXHAUST FAN, CENTRIFUGAL #18: UNIT HEATER, NATURAL GAS PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #19: FURNACE, ELECTRIC #20: CONDENSING UNIT/HEAT PUMP, SPLIT SYSTEM #21: UNIT HEATER, NATURAL GAS #22: WATER HEATER, ELECTRIC, RESIDENTIAL #23: BACKFLOW PREVENTER #24: LAVATORY, VITREOUS CHINA PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #25: TOILET, FLUSH TANK #26: SINK, PLASTIC #27: RESIDENTIAL APPLIANCES, CLOTHES WASHER #28: SINK, STAINLESS STEEL #29: BATHROOM VANITY CABINET, WOOD, WITH CULTURED MARBLE SINK TOP #30: INCANDESCENT LIGHTING FIXTURE, BASIC PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #31: DISTRIBUTION PANEL #1 #32: DISTRIBUTION PANEL #2 #33: DISTRIBUTION PANEL #3 #34: LIGHTING SYSTEM, INTERIOR, OFFICE BUILDING #35: DISTRIBUTION PANEL #4 #36: DISTRIBUTION PANEL #5 PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #37: HIGH PRESSURE SODIUM LIGHTING FIXTURE #38: EXIT LIGHTING FIXTURE, LED #39: FIRE EXTINGUISHER #40: INTERIOR WALL FINISH, GYPSUM BOARD/PLASTER/METAL #41: INTERIOR WINDOW #42: INTERIOR WALL FINISH, STEEL PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #43: INTERIOR DOOR, WOOD SOLID- CORE W/ GLASS #44: INTERIOR DOOR, WOOD HOLLOW-CORE #45: INTERIOR CEILING FINISH, METAL #46: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER #47: KITCHEN CABINET, BASE AND WALL SECTION, WOOD #48: RESIDENTIAL APPLIANCES, REFRIGERATOR PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 #49: RESIDENTIAL APPLIANCES, CLOTHES DRYER PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Public Works Garage (Frame Building) Project Number: 122700.17R000-041.322 Source: Google Earth On-Site Date: June 26, 2017 PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 26, 2017 Property Name: Public Works Garage (Frame Building) EMG Project Number: 122700.17R000-041.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire PP RR EE --SS UU RR VV EE YY QQ UU EE SS TT II OO NN NN AA II RR EE This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. The completed form must be presented to EMG's Field Observer on the day of the site visit. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final Physical Needs Assessment. Name of person completing questionnaire: Association with property: Length of association with property: Date Completed: Phone Number: Property Name: Property Address Year Built # of Buildings/Stories # of Units Acres Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses. INSPECTIONS DATE OF LAST REPAIR/REPLACEMENT LIST ANY OUTSTANDING REPAIRS REQUIRED 1 Elevators How many? Type of elevator traction or hydraulic How old is the current elevator(s)? 2 HVAC Describe the existing HVAC system (what type of system). How old is the current system? 3 Mechanical Systems Describe current mechanical systems Give ages of each component and type 4 Electrical system How old is the current electrical system? 5 Plumbing System Describe the existing plumbing system (what type of piping for domestic water distribution system, sewer main, storm water). How old are the current plumbing system components? 6 Life-Safety/Fire Systems What systems are currently in place? How old are they? INSPECTIONS DATE OF LAST REPAIR/REPLACEMENT LIST ANY OUTSTANDING REPAIRS REQUIRED 7 Roofs What type of roof is on the building(s), What type of decking? How old is it/are they? 8 Foundation, Structure What type of foundation? (slab on grade, piers, concrete foundation walls, footings) What type of structure (wood frame, concrete, steel) QUESTION RESPONSE 9 List any major capital improvement within the last three years. 10 List any major capital expenditures planned for the next year. 11 Are any building systems (HVAC, roof, interior/exterior finishes, paving, etc.) the responsibilities of the tenant to maintain and replace? Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. Note: NA indicates “Not Applicable”, Unk indicates “Unknown” QUESTION RESPONSE COMMENTS Y N NA Unk 12 Are there any unresolved building, fire, or zoning code issues? 13 Are there any "down" or unusable units? 14 Are there any problems with erosion, stormwater drainage or areas of paving that do not drain? 15 Is the property served by a private water well? If so, please give age of current well. 16 Is the property served by a private septic system or other waste treatment systems? If so, please give age. Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. Note: NA indicates “Not Applicable”, Unk indicates “Unknown” QUESTION RESPONSE COMMENTS Y N NA Unk 17 Are there any problems with foundations or structures? 18 Is there any water infiltration in basements or crawl spaces? 19 Are there any wall, or window leaks? 20 Are there any roof leaks? 21 Is the roofing covered by a warranty or bond? 22 Are there any poorly insulated areas? 23 Is Fire Retardant Treated (FRT) plywood used? 24 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? 25 Are there any problems with the utilities, such as inadequate capacities? 26 Are there any problems with the landscape irrigation systems? 27 Has a termite/wood boring insect inspection been performed within the last year? 28 Do any of the HVAC systems use R-11, 12, or 22 refrigerants? 29 Has any part of the property ever contained visible suspect mold growth? 30 Is there a mold Operations and Maintenance Plan? 31 Have there been indoor air quality or mold related complaints from tenants? 32 Is polybutylene piping used? 33 Are there any plumbing leaks or water pressure problems? 34 Are there any leaks or pressure problems with natural gas service? Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. Note: NA indicates “Not Applicable”, Unk indicates “Unknown” QUESTION RESPONSE COMMENTS Y N NA Unk 35 Does any part of the electrical system use aluminum wiring? 36 Do Residential units have a less than 60-Amp service? 37 Do Commercial units have less than 200-Amp service? 38 Are there any recalled fire sprinkler heads (Star, GEM, Central, Omega)? 39 Is there any pending litigation concerning the property? 40 If built before 1978, has there been previous asbestos testing completed 41 Does the property have an Asbestos Operations & Maintenance Program in place? 42 If built before 1978, has there been previous comprehensive Lead- Based Paint testing completed? 43 If built before 1960, has there been a previous Lead Based Paint Risk Assessment completed? 44 Does the property have a Lead- Based Paint Operations & Maintenance Program in place? 45 Has the management previously completed an ADA review? 46 Have any ADA improvements been made to the property? 47 Does a Barrier Removal Plan exist for the property? 48 Has the Barrier Removal Plan been approved by an arms-length third party? 49 Has building ownership or management received any ADA related complaints? 50 Does elevator equipment require upgrades to meet ADA standards? 51 Are there any problems with exterior lighting? Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. Note: NA indicates “Not Applicable”, Unk indicates “Unknown” QUESTION RESPONSE COMMENTS Y N NA Unk 52 Are there any other significant issues/hazards with the property? 53 Are there any unresolved construction defects at the property? Please provide EMG with any previous reports completed for the property, including equipment testing, structural assessments, mechanical assessments, plumbing assessments, sewer line scoping, roof scans, electrical testing, etc. PUBLIC WORKS GARAGE (FRAME BUILDING) EMG PROJECT NO.: 122700.17R000-041.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Park & Rec Office 201 West Hydraulic Avenue Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-011.322 June 30, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 16 7. Building Mechanical and Plumbing Systems .................................................................................. 17 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 17 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 18 7.3. Building Gas Distribution ........................................................................................................... 19 7.4. Building Electrical ...................................................................................................................... 19 7.5. Building Elevators and Conveying Systems .............................................................................. 19 7.6. Fire Protection and Security Systems ....................................................................................... 20 7.7. Life Support Systems ................................................................................................................ 20 8. Interior Spaces .................................................................................................................................... 21 8.1. Interior Finishes ......................................................................................................................... 21 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 22 9. Other Structures ................................................................................................................................. 23 10. Certification ......................................................................................................................................... 24 11. Appendices ......................................................................................................................................... 25 PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 1 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 201 West Hydraulic Avenue, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 1985 Current Occupants: City of Yorkville – Parks and Recreation Percent Utilization: 100% Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Office/Day Care Site Area: 0.37 acres Building Area: 4,700 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 17 spaces in open lots Building Construction: Masonry bearing walls and steel-framed roofs Roof Construction: Flat roofs with built-up membrane. Exterior Finishes: Brick Veneer Heating, Ventilation & Air Conditioning: Individual package split-system units Fire and Life/Safety: Hydrants, smoke detectors, carbon monoxide detectors, extinguishers, exit signs, and emergency lights. Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 2 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Fair Elevators -- Interiors Good Fire Fair The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete fire suppression system  Installation of a complete fire alarm system  Asphalt pavement mill & overlay Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of new flooring, asphalt pavement seal coating, and interior painting. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. F acility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 3 Fci Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 14.1% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 61.6% Very Poor Current Replacement Value (CRV) 4,700 SF * 183.24 / SF = $366,474 Year 0 (Current Year) - Immediate Repairs (IR) $51,805 Years 1-10 – Replacement Reserves (RR) $228,750 Total Capital Needs $277,555 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system  Installation of a complete fire alarm system Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 4 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 5 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. FORMAT OF THE BODY OF THE REPORT: Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 6 Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The building engineer was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Scott Sleezer Parks and Recreation 630.878.7291 The FCA was performed without the assistance of an onsite Point of Contact (POC). PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 7 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents provided. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. 2.6. Weather Conditions May 23, 2017: Raining, with temperatures in the 70s (°F) and winds. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 8 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At a office property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Adequate number of designated parking stalls and signage for cars are not provided.  Adequate number of designated parking stalls and signage for vans are not provided. Paths of Travel  Add visual alarm to existing audible fire alarm. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 9 4. Existing Building Assessment 4.1. Unit or Space Types All 4,700 square feet of the building are occupied by a single occupant, City of Yorkville – Parks and Recreation. The spaces a combination of offices, classrooms, supporting restrooms, mechanical, and other utility spaces. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. Areas of note that were either inaccessible or not observed for other reasons are listed in the table below: Key Spaces Not Observed Room Number Area Access Issues -- Roof Requires a ladder but due to rain it was unsafe to climb metal ladder. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 10 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the occupants, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Hydraulic Avenue Access from South Additional Entrances -- Additional Access from -- Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt >20 Fair Parking Lot Asphalt >20 Poor Drive Aisles Asphalt >20 Poor Service Aisles None -- -- Sidewalks Concrete Approx. 20 Fair Curbs None -- -- Site Stairs None -- -- Pedestrian Ramps Cast-in-place concrete Approx. 20 Fair PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 11 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 17 -- -- -- -- Total Number of ADA Compliant Spaces 0 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 17 Parking Ratio (Spaces/Apartments) -- Method of Obtaining Parking Count Physical count Exterior Stairs Location Material Handrails Condition None -- -- -- Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement  Sidewalks  Pedestrian ramps Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Fair Inlets ☐ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☐ -- Dry Well ☐ -- PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 12 Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Slopes gently down towards the adjacent river. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☒ ☐ ☐ Landscaping Condition Good Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Building mounted Street Address Displayed? Yes PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 13 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ -- Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☒ Fair Site Fencing Type Location Condition Stained wood board and posts Rear lot Fair Chain link with metal posts Rear lot Fair REFUSE DISPOSAL Refuse Disposal Common area dumpsters Dumpster Locations Mounting Enclosure Contracted? Condition Left side of building Asphalt paving Wood board fence Yes Fair Other Site Amenities Description Location Condition Playground Equipment Plastic and metal Rear lot Good Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Exterior lighting  Site fencing  Playground equipment  Playground surfaces Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 14 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Masonry foundation walls Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The foundation systems are concealed. There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Masonry walls Good Ground Floor Concrete slab Good Upper Floor Framing -- -- Upper Floor Decking -- -- Roof Framing Steel beams or girders Good Roof Decking Metal decking Good Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Flat Finish Built-up membrane PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 15 Primary Roof Maintenance Outside Contractor Roof Age Approximately 20 Yrs Flashing Built-up base and Edge flashing Warranties No Parapet Copings Pre-cast Concrete Roof Drains Internal drains Fascia None Insulation Rigid Board Soffits Exposed Soffits Skylights No Attics None Ponding Unknown Ventilation Source-1 None Leaks Observed No Ventilation Source-2 -- Roof Condition Fair Anticipated Lifecycle Replacements:  Built-up roof membrane  Roof flashings (included as part of overall membrane replacement)  Parapet wall copings (included as part of overall membrane replacement) Actions/Comments:  The roof finishes appear to be more than 20 years old. Information regarding roof warranties or bonds was not available.  According to the POC, there are no active roof leaks. Roof leaks have occurred in the past year. The leaks have since been repaired, and no active roof leaks are evident  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Brick veneer Good Secondary Finish Metal siding Fair Accented with Pre-cast concrete Good Soffits Exposed Fair Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Metal siding PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 16 Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.5. Exterior and Interior Stairs Not applicable. There are no exterior or interior stairs. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed storefront Double glaze Front elevation ☐ Fair Aluminum framed, operable Single glaze Exterior walls ☐ Poor Building Doors Main Entrance Doors Door Type Condition Fully glazed, metal framed Fair Secondary Entrance Doors Metal, insulated Fair Service Doors Metal, insulated Fair Overhead Doors None -- Anticipated Lifecycle Replacements:  Windows  Storefront glazing  Exterior doors Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 17 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 2 units at 5 tons each Total Heating or Cooling Capacity 10 tons Heating Fuel Natural gas Location of Equipment Mechanical rooms Space Served by System Entire building Age Ranges Vary from 2000 to 2014 Primary Component Condition Good to Fair Controls and Ventilation HVAC Control System Individual programmable thermostats/controls HVAC Control System Condition Good Building Ventilation Roof top exhaust fans Ventilation System Condition Good Anticipated Lifecycle Replacements:  Split system furnaces and condensing units  Rooftop exhaust fans Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff.  The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment appears to be functioning adequately overall. However, due to the inevitable failure of parts and components over time, the equipment will require replacement. A budgetary cost for this work is included. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 18 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair Vent Piping PVC Fair Water Meter Location Mechanical room Domestic Water Heaters or Boilers Components Water Heater Fuel Natural gas Quantity and Input Capacity 1 unit at 32,000 BTUH Storage Capacity 40 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Good Anticipated Lifecycle Replacements:  Water heater  Toilets  Urinals  Sink  Lavatory Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 19 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meter and regulator are located along the exterior wall of the building. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meter and regulator appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted Main Service Size 200 Amps Volts 120/208 Volt, three-phase Meter & Panel Location Rear elevation Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-8 Main Distribution Condition Fair Secondary Panel and Transformer Condition -- Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are original 1985 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 20 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☒ Alarm Horns ☐ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition -- Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel -- -- Fire Extinguishers Last Service Date Servicing Current? May 2017 Yes Hydrant Location Hydraulic Avenue Siamese Location -- Special Systems Kitchen Suppression System ☐ Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The building is not protected by fire suppression. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility- wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. A budgetary cost is included.  The fire alarm systems appear somewhat antiquated and not up to current standards. There is a lack of strobes, audio alarms, insufficient pull stations, and system not fully addressable. Due to the age of the components and apparent shortcomings, a full modernization project is recommended. A budgetary cost is included. 7.7. Life Support Systems Not applicable. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 21 8. I nterior Spaces 8.1. I nterior Finishes The facility is used as a pre-school and an office building for the Department of Parks and Recreation. The most significant interior spaces include classrooms and offices. Supporting areas include restrooms, storage rooms, and mechanical rooms. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Carpet Offices and classrooms Fair Vinyl tile Mechanical room Fair Ceramic tile Lobby and restrooms Good Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Throughout the building Fair Painted CMU Throughout the building Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Suspended T-bar (Acoustic) Throughout the building Fair Painted drywall Restrooms Fair Exposed structure Storage room Poor Interior Doors Item Type Condition Interior Doors Hollow core wood & steel Fair Door Framing Metal Fair Fire Doors Yes Fair Anticipated Lifecycle Replacements:  Carpet  Vinyl tile  Ceramic tile  Interior paint PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 22  Suspended acoustic ceiling tile  Interior doors  Kitchenette appliances Actions/Comments:  The interior areas were last renovated in past 5 years.  The ceiling tiles have isolated areas of water-damaged ceilings. The damaged ceiling tiles need to be replaced. The cost to replace the damaged finishes is relatively insignificant and the work can be performed as part of the property management’s routine maintenance program.  Paint on the exposed structure is worn and chipping in the storage room. 8.2. Commercial Kitchen & Laundry Equipment Not applicable. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 23 9. Other Structures Not applicable. There are no major accessory structures. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 24 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Park and Recreation Office, 201 West Hydraulic Avenue, Yorkville, IL, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at City of Yorkville and the recipient’s sole risk, without liability to EMG. Prepared by: Paul Prusa P.E., LEED AP Project Manager Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 25 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Supporting Documentation Appendix D: EMG Accessibility Checklist Appendix E: Pre-Survey Questionnaire PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 Appendix A: Photographic Record Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: LEFT ELEVATION #4: REAR ELEVATION #5: PARKING LOTS, ASPHALT PAVEMENT #6: SIDEWALK, CLAY BRICK/MASONRY PAVERS Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #7: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #8: FENCES & GATES, WOOD BOARD #9: FENCES & GATES, CHAIN LINK #10: PLAY STRUCTURE, PRE- SCHOOL #11: EXTERIOR WALL, ALUMINUM SIDING #12: EXTERIOR DOOR, FULLY- GLAZED ALUMINUM-FRAMED SWINGING MOTOR-OPERATED Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #13: EXTERIOR DOOR, STEEL #14: STOREFRONT, METAL-FRAMED WINDOWS #15: WINDOW, ALUMINUM DOUBLE- GLAZED AWNING #16: WINDOW, ALUMINUM DOUBLE- GLAZED, SMALL #17: CONDENSING UNIT, SPLIT SYSTEM #18: AIR HANDLER, INTERIOR Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #19: TOILET, TANKLESS (WATER CLOSET) #20: LAVATORY, VITREOUS CHINA #21: SINK, STAINLESS STEEL #22: WATER HEATER, GAS #23: LIGHTING SYSTEM, INTERIOR #24: METAL HALIDE LIGHTING FIXTURE Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #25: HIGH PRESSURE SODIUM LIGHTING FIXTURE #26: COMPACT FLUORESCENT LIGHTING FIXTURE #27: MAIN DISTRIBUTION PANEL #28: FIRE EXTINGUISHER #29: EMERGENCY/EXIT COMBO #30: KITCHEN CABINET, BASE AND WALL SECTION, WOOD Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #31: INTERIOR DOOR, STEEL #32: INTERIOR DOOR, WOOD HOLLOW-CORE #33: INTERIOR DOOR, BI-FOLD #34: INTERIOR DOOR, FULLY-GLAZED ALUMINUM-FRAMED SWINGING #35: INTERIOR CEILING FINISH, PAINTED STRUCTURE #36: INTERIOR WALL FINISH, CMU Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #37: INTERIOR WALL FINISH, GYPSUM BOARD #38: INTERIOR CEILING FINISH, ACOUSTICAL TILE (ACT) #39: STAINED ACOUSTICAL CEILING TILE #40: INTERIOR FLOOR FINISH, CERAMIC TILE #41: INTERIOR FLOOR FINISH, VINYL TILE (VCT) #42: INTERIOR FLOOR FINISH, CARPET STANDARD- COMMERCIAL MEDIUM-TRAFFIC Park & Rec Office 201 West Hydraulic Avenue Yorkville, IL 60560 EMG PROJECT NO: 122700.17R000-011.322 www.EMGcorp.com p 800.733.0660 #43: INTERIOR WINDOW #44: RESIDENTIAL APPLIANCES, REFRIGERATOR #45: INTERIOR DOOR, FIRE 90- MINUTES AND OVER #46: INTERIOR DOOR, FULLY-GLAZED WOOD-FRAMED #47: STORAGE SHED PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 Appendix B: Site Plan Site Plan Project Name: Park & Rec Office Project Number: 122700.17R000-011.322 Source: Google Maps On-Site Date: May 23, 2017 PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 Appendix C: Supporting Documentation www.EMGcorp.com p 800.733.0660 THIS APPENDIX INTENTIONALLY LEFT BLANK PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 Appendix D: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 30, 2017 Property Name: Park & Rec Office EMG Project Number: 122700.17R000-011.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X Page 3 of 4 Elevators (cont.) Yes No NA Comments 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X Toilet Rooms (cont.) Yes No NA Comments 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Page 4 of 4 Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 Appendix E: Pre-Survey Questionnaire 1 PP RR OO PP EE RR TT YY CC OO NN DD II TT II OO NN AA SS SS EE SS SS MM EE NN TT :: PP RR EE --SS UU RR VV EE YY QQ UU EE SS TT II OO NN NN AA II RR EE This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. The completed form must be presented to EMG's Field Observer on the day of the site visit. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final Property Condition Report. Name of person completing questionnaire: Association with property: Length of association with property: Date Completed: Phone Number: Property Name: EMG Project Number: Directions: Please answer all questions to the best of your knowledge and in good faith. Please provide additional details in the Comments column, or backup documentation for any Yes responses. INSPECTIONS DATE LAST INSPECTED LIST ANY OUTSTANDING REPAIRS REQUIRED 1 Elevators 2 HVAC, Mechanical, Electric, Plumbing 3 Life-Safety/Fire 4 Roofs QUESTION RESPONSE 5 List any major capital improvement within the last three years. 6 List any major capital expenditures planned for the next year. 7 What is the age of the roof(s)? 8 What building systems (HVAC, roof, interior/exterior finishes, paving, etc.) are the responsibilities of the tenant to maintain and replace? 2 Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION RESPONSE COMMENTS Y N Unk NA 9 Are there any unresolved building, fire, or zoning code issues? 10 Are there any "down" or unusable units? 11 Are there any problems with erosion, stormwater drainage or areas of paving that do not drain? 12 Is the property served by a private water well? 13 Is the property served by a private septic system or other waste treatment systems? 14 Are there any problems with foundations or structures? 15 Is there any water infiltration in basements or crawl spaces? 16 Are there any wall, or window leaks? 17 Are there any roof leaks? 18 Is the roofing covered by a warranty or bond? 19 Are there any poorly insulated areas? 20 Is Fire Retardant Treated (FRT) plywood used? 21 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? 22 Are there any problems with the utilities, such as inadequate capacities? 23 Are there any problems with the landscape irrigation systems? 24 Has a termite/wood boring insect inspection been performed within the last year? 25 Do any of the HVAC systems use R-11, 12, or 22 refrigerants? 26 Has any part of the property ever contained visible suspect suspect fungal growth growth? 3 Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION RESPONSE COMMENTS Y N Unk NA 27 Is there a suspect fungal growth Operations and Maintenance Plan? 28 Have there been indoor air quality or suspect fungal growth related complaints from tenants? 29 Is polybutylene piping used? 30 Are there any plumbing leaks or water pressure problems? 31 Are there any leaks or pressure problems with natural gas service? 32 Does any part of the electrical system use aluminum wiring? 33 Do Residential units have a less than 60-Amp service? 34 Do Commercial units have less than 200-Amp service? 35 Are there any recalled fire sprinkler heads (Star, GEM, Central, Omega)? 36 Is there any pending litigation concerning the property? 37 Has the management previously completed an ADA review? 38 Have any ADA improvements been made to the property? 39 Does a Barrier Removal Plan exist for the property? 40 Has the Barrier Removal Plan been approved by an arms-length third party? 41 Has building ownership or management received any ADA related complaints? 42 Does elevator equipment require upgrades to meet ADA standards? 43 Are there any problems with exterior lighting? 44 Are there any other significant issues/hazards with the property? 4 Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION RESPONSE COMMENTS Y N Unk NA 45 Are there any unresolved construction defects at the property? _______________________________________________________________________________ Signature of person Interviewed or completing form Date 5 PP RR OO PP EE RR TT YY CC OO NN DD II TT II OO NN AA SS SS EE SS SS MM EE NN TT :: DD OO CC UU MM EE NN TT RR EE QQ UU EE SS TT On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. Your timely compliance with this request is greatly appreciated.  All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work.  A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features.  For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s).  For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet.  For hotel or nursing home properties, provide a summary of the room types and room type quantities.  Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents.  The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies.  The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors.  A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements.  Records of system & material ages (roof, MEP, paving, finishes, and furnishings).  Any brochures or marketing information.  Appraisal, either current or previously prepared.  Current occupancy percentage and typical turnover rate records (for commercial and apartment properties).  Previous reports pertaining to the physical condition of property.  ADA survey and status of improvements implemented.  Current / pending litigation related to property condition. PARK & REC OFFICE EMG PROJECT NO.: 122700.17R000-011.322 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Non- Rice Park Shelter 545 Poplar Drive Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-012.366 June 29, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 545 Poplar Drive, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 2004 Current Occupants: City of Yorkville – Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Park Site Area: 1.05 acres Building Area: 256 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: No associated parking lots. Street parking only. Building Construction: Steel frame with wood sub-roofing Roof Construction: Pyramid roof with metal roof finish Exterior Finishes: Painted structure Heating, Ventilation and Air Conditioning: Not applicable Fire and Life/Safety: Hydrants Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing Fair Roof Good Electrical Fair Vertical Envelope -- Elevators -- Interiors -- Fire -- NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  No significant short term and modernization recommendations Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first constructed and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of exterior painting, asphalt pavement seal coating, and playground surface maintenance. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 216% -- Current Replacement Value (CRV) 256 SF * 183.24 / SF = $46,909 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $101,565 Total Capital Needs $101,565 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  No immediate repair costs were observed. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record Non- Rice Park Shelter EMG PROJECT NO: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: REAR ELEVATION #3: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #4: PEDESTRIAN PAVEMENT, SIDEWALK, ASPHALT #5: PEDESTRIAN PAVEMENT, MINOR CRACKING #6: RETAINING WALL, BRICK/STONE Non- Rice Park Shelter EMG PROJECT NO: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 #7: POLE LIGHT, EXTERIOR, DECORATIVE #8: TRAFFIC LIGHT #9: PLAY SURFACES, WOOD CHIPS #10: PLAY SURFACES, SAND #11: PLAY STRUCTURE, LARGE #12: PLAY STRUCTURE, SWING SET Non- Rice Park Shelter EMG PROJECT NO: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 #13: PICNIC TABLE, COMPOSITE #14: PARK BENCH, METAL/WOOD/PLASTIC #15: STRUCTURAL FRAME, STEEL COLUMNS & BEAMS #16: CHIPPED PAINT AND CORROSION #17: ROOF, METAL NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Non- Rice Park Shelter Project Number: 122700.17R000-012.366 Source: Google Maps On-Site Date: May 22, 2017 NON- RICE PARK SHELTER EMG PROJECT NO.: 122700.17R000-012.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 13, 2017 Property Name:Non- Rice Park Shelter EMG Project Number: 122700.17R000-012.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X All parks are CPSC, ADA and ASTM compliant per the POC. 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT River Front Park Pavilion 201 East Hydraulic Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-014.366 June 30, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 201 East Hydraulic Street, Yorkville, Kendall, IL 60560 Year Constructed/Renovated: 1999 Current Occupants: City of Yorkville – Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Park Pavilion Site Area: 0.05 acres Building Area: 2,400 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Parking included in separate report, Riverfront Park. Building Construction: Steel frame Roof Construction: Gabled roof with metal roof finish Exterior Finishes: Painted structure Heating, Ventilation and Air Conditioning: Not applicable Fire and Life/Safety: Hydrants Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure Good Plumbing -- Roof Good Electrical -- Vertical Envelope -- Elevators -- Interiors -- Fire -- RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Repair loose and missing stones. Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in good overall condition. According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of exterior painting. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 1.6% Good Current Replacement Value (CRV) 500 SF * 183.24 / SF = $91,620 Year 0 (Current Year) - Immediate Repairs (IR) $78 Years 1-10 – Replacement Reserves (RR) $1,478 Total Capital Needs $1,556 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Repair loose and missing stones. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record RIVER FRONT PARK PAVILION EMG PROJECT NO: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: LEFT ELEVATION #4: REAR ELEVATION #5: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE #6: STRUCTURAL FRAME, STEEL COLUMNS & BEAMS RIVER FRONT PARK PAVILION EMG PROJECT NO: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 #7: PAINTED SURFACES #8: PAINTED SURFACE, SURFACE CORROSION #9: ROOF, METAL #10: STAIRS, CLAY BRICK/MASONRY PAVERS #11: STAIR, MISSING BRICK #12: CLAY BRICK/MASONRY PAVERS, MISSING AND DISLODGED BRICKS RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: River Front Park Pavilion Project Number: 122700.17R000-014.366 Source: Google Maps On-Site Date: May 22, 2017 RIVER FRONT PARK PAVILION EMG PROJECT NO.: 122700.17R000-014.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 14, 2017 Property Name: River Front Park Pavilion EMG Project Number: 122700.17R000-014.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT River Front Park 201 East Hydraulic Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-015.366 June 30, 2017 May 23, 2017 FACILITY CONDITION ASSESSMENT RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 201 East Hydraulic Street, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 1999 Current Occupants: City of Yorkville – Parks and Recreation Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Park Site Area: 2.04 acres Building Area: Not applicable Number of Buildings: Not applicable Number of Stories: Not applicable Parking Type and Number of Spaces: 40 spaces in open lots Building Construction: Not applicable Roof Construction: Not applicable Exterior Finishes: Not applicable Heating, Ventilation and Air Conditioning: Not applicable Fire and Life/Safety: Hydrants Dates of Visit: May 23, 2017 On-Site Point of Contact (POC): Scott Sleezer Assessment and Report Prepared by: Paul Prusa Reviewed by: Al Diefert Technical Report Reviewer For Andrew Hupp Program Manager arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Good HVAC -- Structure -- Plumbing Fair Roof -- Electrical Fair Vertical Envelope -- Elevators -- Interiors -- Fire -- RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Parking lot seal and stripe  Repair of concrete retaining wall Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of asphalt pavement seal coating. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 45.7% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 161% -- Current Replacement Value (CRV) 500 SF * 183.24 / SF = $91,619 Year 0 (Current Year) - Immediate Repairs (IR) $41,907 Years 1-10 – Replacement Reserves (RR) $147,516 Total Capital Needs $189,423 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Parking lot seal and stripe  Repair of concrete retaining wall Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plans Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record RIVER FRONT PARK EMG PROJECT NO: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 #1: MAIN PARK ENTRY #2: BRIDGE #3: PEDESTRIAN PAVEMENT, SIDEWALK, ASPHALT #4: SIDEWALK, CLAY BRICK/MASONRY PAVERS #5: SIDEWALK, DISPLACED PAVERS #6: SIDEWALK, DEPRESSED PAVERS RIVER FRONT PARK EMG PROJECT NO: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 #7: PARKING LOTS, ASPHALT PAVEMENT #8: RETAINING WALL, CAST-IN- PLACE CONCRETE #9: RETAINING WALL, BRICK/STONE #10: POLE LIGHT, EXTERIOR, BRIDGE #11: FLAGPOLE, METAL #12: EMERGENCY CALL STATION/DEFIBRILLATOR RIVER FRONT PARK EMG PROJECT NO: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 #13: FENCES, WOOD BOARD #14: SIGNAGE, PROPERTY, MONUMENT/PYLON #15: FENCES, WROUGHT IRON, 4' HIGH #16: FENCES, DAMAGED #17: SITE FURNISHINGS, PARK BENCH, METAL/WOOD/PLASTIC #18: EXTERIOR STAIRS, CONCRETE RIVER FRONT PARK EMG PROJECT NO: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 #19: DRINKING FOUNTAIN, REFRIGERATED #20: ANCILLARY BUILDING #21: ANCILLARY BUILDING RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: River Front Park Project Number: 122700.17R000-015.366 Source: Google Maps On-Site Date: May 23, 2017 RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Name of Person Completing Questionnaire:N/A - Not returned to EMG Association with Property: Length of Assocation with Property: Date Completed: Phone Number: Property Name: EMG Project Number: Inspections Date Last Inspected List any Outstanding Repairs Required 1 Elevators 2 HVAC, Mechanical, Electric, Plumbing 3 Life-Safety/Fire 4 Roofs Question Response 5 List any major capital improvement within the last three years. 6 List any major capital expenditures planned for the next year. 7 What is the age of the roof(s)? 8 What building systems (HVAC, roof, interior/exterior finishes, paving, etc.) are the responsibilities of the tenant to maintain and replace? Question Yes No Unk N/A Comments 9 Are there any unresolved building, fire, or zoning code issues? 10 Are there any "down" or unusable units? 11 Are there any problems with erosion, stormwater drainage or areas of paving that do not drain? 12 Is the property served by a private water well? 13 Is the property served by a private septic system or other waste treatment systems? 14 Are there any problems with foundations or structures? 15 Is there any water infiltration in basements or crawl spaces? 16 Are there any wall, or window leaks? 17 Are there any roof leaks? 18 Is the roofing covered by a warranty or bond? 19 Are there any poorly insulated areas? 20 Is Fire Retardant Treated (FRT) plywood used? PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Question Yes No Unk N/A Comments 21 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? 22 Are there any problems with the utilities, such as inadequate capacities? 23 Are there any problems with the landscape irrigation systems? 24 Has a termite/wood boring insect inspection been performed within the last year? 25 Do any of the HVAC systems use R-11, 12, or 22 refrigerants? 26 Has any part of the property ever contained visible suspect mold growth? 27 Is there a mold Operations and Maintenance Plan? 28 Have there been indoor air quality or mold related complaints from tenants? 29 Is polybutylene piping used? 30 Are there any plumbing leaks or water pressure problems? 31 Are there any leaks or pressure problems with natural gas service? 32 Does any part of the electrical system use aluminum wiring? 33 Do Residential units have a less than 60-Amp service? 34 Do Commercial units have less than 200-Amp service? 35 Are there any recalled fire sprinkler heads (Star, GEM, Central, Omega)? 36 Is there any pending litigation concerning the property? 37 Has the management previously completed an ADA review? 38 Have any ADA improvements been made to the property? 39 Does a Barrier Removal Plan exist for the property? 40 Has the Barrier Removal Plan been approved by an arms-length third party? 41 Has building ownership or management received any ADA related complaints? 42 Does elevator equipment require upgrades to meet ADA standards? 43 Are there any problems with exterior lighting? 44 Are there any other significant issues/hazards with the property? PROPERTY CONDITION ASSESSMENT : PRE-SURVEY QUESTIONNAIRE Question Yes No Unk N/A Comments 45 Are there any unresolved construction defects at the property? Comments RIVER FRONT PARK EMG PROJECT NO.: 122700.17R000-015.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: June 13, 2017 Property Name: River Front Park EMG Project Number: 122700.17R000-015.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X Per the POC all parks are CPSC, ADA, and ASTM compliant. 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Booster PRV Station 1908 Raintree Road Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-021.366 June 29, 2017 May 24, 2017 FACILITY CONDITION ASSESSMENT BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 1908 Raintree Road, Yorkville, Illinois 60560 Year Constructed/Renovated: 2005 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us Property Type: Booster PRV Station Site Area: 0.1 acres Building Area: 380 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Driveway Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: None Fire and Life/Safety: Extinguisher Dates of Visit: May 24, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC -- Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Good Elevators -- Interiors Fair Fire Good The following bullet points highlight the most significant short term and modernization recommendations:  There were no short term or modernization recommendations. BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 2 www.EMGcorp.com p 800.733.0660 Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 12 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 84.2% Poor Current Replacement Value (CRV) 380 SF * $600.00 / SF = $228,000.00 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Years 1-10 – Replacement Reserves (RR) $192,050.00 Total Capital Needs $192,050.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  There were no immediate repair costs observed. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record BOOSTER PRV STATION EMG PROJECT NO: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: PARKING LOTS, ASPHALT PAVEMENT #6: ROOF, ASPHALT SHINGLE BOOSTER PRV STATION EMG PROJECT NO: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 #7: EXTERIOR WALL, BRICK VENEER #8: EXTERIOR DOOR, STEEL #9: HEAT PUMP #10: BOOSTER PUMP #11: BUILDING AUTOMATION SYSTEM (HVAC CONTROLS) #12: TRANSFER SWITCH, AUTOMATIC (ATS) BOOSTER PRV STATION EMG PROJECT NO: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 #13: GENERATOR, DIESEL #14: VARIABLE FREQUENCY DRIVE (VFD) #15: LIGHTING SYSTEM, INTERIOR #16: HIGH PRESSURE SODIUM LIGHTING FIXTURE #17: SECONDARY TRANSFORMER, DRY #18: FIRE EXTINGUISHER BOOSTER PRV STATION EMG PROJECT NO: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 #19: INTERIOR FLOOR FINISH, CONCRETE #20: INTERIOR WALL FINISH, GYPSUM BOARD #21: INTERIOR CEILING FINISH, GYPSUM BOARD BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Booster PRV Station Project Number: 122700.17R000-021.366 Source: Google Earth On-Site Date: May 24, 2017 BOOSTER PRV STATION EMG PROJECT NO.: 122700.17R000-021.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Booster PRV Station EMG Project Number: 122700.17R000-021.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Non- Central Booster Pump 101 East Beaver Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-022.366 June 28, 2017 May 24, 2017 FACILITY CONDITION ASSESSMENT NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 101 East Beaver Street, Yorkville, IL 60560 Year Constructed/Renovated: 1986 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Booster Pump Site Area: 0.2 acres Building Area: 100 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Driveway Building Construction: Concrete bearing walls and concrete ceiling Roof Construction: No roof, underground building consisted of concrete Exterior Finishes: No exterior finishes, building was underground Heating, Ventilation and Air Conditioning: Wall mounted electric unit heater Fire and Life/Safety: N/A Dates of Visit: May 24, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof -- Electrical Fair Vertical Envelope -- Elevators -- Interiors Fair Fire -- NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Parking lot, seal and stripe Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of painting and asphalt pavement seal coating. Supporting documentation was not provided in support of these claims but some of the work is evident. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 81.8% Poor Current Replacement Value (CRV) 100 SF * $1000 / SF = $100,000.00 Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $81,774.00 Total Capital Needs $81,774.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  There were no immediate repair costs Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record Non-Central Booster Pump EMG PROJECT NO: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: RIGHT ELEVATION #3: INTERIOR LEFT ELEVATION #4: INTERIOR REAR ELEVATION #5: INTERIOR FRONT ELEVATION #6: PARKING LOT, ASPHALT PAVEMENT Non-Central Booster Pump EMG PROJECT NO: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 #7: PARKING LOT, ASPHALT PAVEMENT #8: UNIT HEATER, ELECTRIC #9: BUILDING AUTOMATION SYSTEM (HVAC CONTROLS) #10: EXHAUST FAN, CENTRIFUGAL #11: BOOSTER PUMP #12: SUMP PUMP CONTROLLER Non-Central Booster Pump EMG PROJECT NO: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 #13: LIGHTING SYSTEM, INTERIOR #14: SECONDARY TRANSFORMER, DRY #15: DISTRIBUTION PANEL #16: INTERIOR FLOOR FINISH, CONCRETE #17: INTERIOR CEILING FINISH, CONCRETE #18: INTERIOR WALL FINISH, CONCRETE/MASONRY NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Non-Central Booster Pump Project Number: 122700.17R000-022.366 Source: Google Earth On-Site Date: May 24, 2017 NON-CENTRAL BOOSTER PUMP EMG PROJECT NO.: 122700.17R000-022.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Non- Central Booster Pump EMG Project Number: 122700.17R000-022.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Public Works Office and Garage 610 Tower Lane Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-030.322 September 13, 2017 May 22, 2017 September 11, 2017 EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 FACILITY CONDITION ASSESSMENT PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 3 1.4. Opinions of Probable Cost .......................................................................................................... 3 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 4 2. Purpose and Scope .............................................................................................................................. 5 2.1. Purpose ....................................................................................................................................... 5 2.2. Scope .......................................................................................................................................... 6 2.3. Personnel Interviewed ................................................................................................................. 6 2.4. Documentation Reviewed ........................................................................................................... 7 2.5. Pre-Survey Questionnaire ........................................................................................................... 7 2.6. Weather Conditions ..................................................................................................................... 7 3. Accessibility and Property Research ................................................................................................. 8 3.1. ADA Accessibility ........................................................................................................................ 8 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 8 4. Existing Building Assessment ............................................................................................................ 9 4.1. Unit or Space Types .................................................................................................................... 9 4.2. Inaccessible Areas or Key Spaces Not Observed ...................................................................... 9 5. Site Improvements ............................................................................................................................. 10 5.1. Utilities ....................................................................................................................................... 10 5.2. Parking, Paving, and Sidewalks ................................................................................................ 10 5.3. Drainage Systems and Erosion Control .................................................................................... 11 5.4. Topography and Landscaping ................................................................................................... 12 5.5. General Site Improvements ....................................................................................................... 12 6. Building Architectural and Structural Systems ............................................................................... 14 6.1. Foundations ............................................................................................................................... 14 6.2. Superstructure ........................................................................................................................... 14 6.3. Roofing ...................................................................................................................................... 14 6.4. Exterior Walls ............................................................................................................................ 15 6.5. Exterior and Interior Stairs ......................................................................................................... 16 6.6. Exterior Windows and Doors ..................................................................................................... 16 6.7. Patio, Terrace, and Balcony ...................................................................................................... 16 7. Building Mechanical and Plumbing Systems .................................................................................. 17 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 17 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 18 7.3. Building Gas Distribution ........................................................................................................... 19 7.4. Building Electrical ...................................................................................................................... 19 7.5. Building Elevators and Conveying Systems .............................................................................. 20 7.6. Fire Protection and Security Systems ....................................................................................... 20 7.7. Life Support Systems ................................................................................................................ 21 8. Interior Spaces .................................................................................................................................... 22 8.1. Interior Finishes ......................................................................................................................... 22 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 23 9. Other Structures ................................................................................................................................. 24 10. Certification ......................................................................................................................................... 25 11. Appendices ......................................................................................................................................... 26 PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 1 www.EMGcorp.com p 800.733.0660 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 610 Tower Lane, Yorkville, IL 60560 Year Constructed/Renovated: 1976 – Office 1996 - Garage Current Occupants: City of Yorkville Percent Utilization: 100%. Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Office, Garage Site Area: 2.0 acres Building Area: 8,820 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 9 spaces in open lots Building Construction: Steel frame with concrete-topped metal decks Roof Construction: Sloped roofing with metal finish Exterior Finishes: Metal Siding Heating, Ventilation & Air Conditioning: Individual package split-system units. Supplemental components: suspended gas unit heaters and window air conditioning unit. Fire and Life/Safety: Smoke detectors, strobes, extinguishers, and exit signs. Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Fair Elevators -- PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 2 www.EMGcorp.com p 800.733.0660 Systemic Condition Summary Interiors Fair Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  Repair damage to right elevation exterior wall  Installation of a complete fire alarm system  Mill and overlay asphalt parking lot  Installation of a complete fire suppression system Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 32 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 6.0% Fair 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 78.4% Poor Current Replacement Value (CRV) 8,820 SF * $183.24 / SF = $1,616,176.80 Year 0 (Current Year) - Immediate Repairs (IR) $97,079.00 Years 1-10 – Replacement Reserves (RR) $1,267,069.00 Total Capital Needs $1,364,148.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Repair damage to right elevation exterior wall  Installation of a complete fire alarm system  Installation of a complete fire suppression system  Add signage and marking for ADA Van accessible parking stall Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 4 www.EMGcorp.com p 800.733.0660 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 5 www.EMGcorp.com p 800.733.0660 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:  A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.  A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 6 www.EMGcorp.com p 800.733.0660 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following:  Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.  Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.  List the current utility service providers.  Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide an Executive Summary at the beginning of this report.  Prepare a mechanical equipment inventory list. 2.3. Personnel Interviewed The management was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number Eric Dhuse City of Yorkville 630.878.7102 PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 7 www.EMGcorp.com p 800.733.0660 The FCA was performed with the assistance of Eric Dhuse, City of Yorkville, the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 23 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.  No documents available. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report. 2.6. Weather Conditions May 22, 2017: Clear, with temperatures in the 70’s (°F) and light winds. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 8 www.EMGcorp.com p 800.733.0660 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. At an office/garage property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking  Signage indicating accessible parking spaces for cars and vans are not provided. Entrances/Exits  Lever action hardware is not provided at all accessible locations. Restrooms  Lever action hardware is not provided at all accessible locations.  Modify existing lavatory faucets to paddle type faucets. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not Applicable PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 9 www.EMGcorp.com p 800.733.0660 4. Existing Building Assessment 4.1. Unit or Space Types All 8,820 square feet of the building are occupied by a single occupant, City of Yorkville. The spaces are mostly a combination of offices, garages, and supporting restrooms. 4.2. Inaccessible Areas or Key Spaces Not Observed The interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. Areas of note that were either inaccessible or not observed for other reasons are listed in the table below: Key Spaces Not Observed Room Number Area Access Issues Above bathroom in garage Lack of ladder PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 10 www.EMGcorp.com p 800.733.0660 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Yorkville Good Storm sewer City of Yorkville Good Domestic water City of Yorkville Good Electric service Commonwealth Edison Good Natural gas service Nicor Gas Good Actions/Comments:  According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, septic systems, water or waste water treatment plants, or propane gas tanks. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Tower Lane Access from West Additional Entrances N/A Additional Access from N/A Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt - Fair Parking Lot Asphalt - Fair Drive Aisles None - -- Service Aisles None - -- Sidewalks None - -- Curbs None - -- Site Stairs None - -- Pedestrian Ramps None - -- PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 11 www.EMGcorp.com p 800.733.0660 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 9 - - - - Total Number of ADA Compliant Spaces 0 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 9 Parking Ratio (Spaces/Apartments) - Method of Obtaining Parking Count Physical count Anticipated Lifecycle Replacements:  Asphalt seal coating  Asphalt pavement mill and overlay  Signage and marking for ADA Van accessible parking stall Actions/Comments:  The asphalt pavement exhibits significant areas of failure and deterioration, such as alligator cracking and localized depressions. The most severely damaged areas of paving must be cut and patched in order to maintain the integrity of the overall pavement system. Complete milling and overlay of the entire lot is also recommended. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists At Site Condition Surface Flow ☒ Good Inlets ☐ -- Swales ☐ -- Detention pond ☐ -- Lagoons ☐ -- Ponds ☐ -- Underground Piping ☐ -- Pits ☐ -- Municipal System ☐ -- Dry Well ☐ -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 12 www.EMGcorp.com p 800.733.0660 5.4. Topography and Landscaping Item Description Site Topography Generally flat. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☐ ☐ ☐ ☐ ☐ ☐ ☒ Landscaping Condition -- Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition -- Retaining Walls Type Location Condition None -- -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Post mounted wood Street Address Displayed? Yes Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☒ ☐ ☐ ☐ ☐ -- Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 13 www.EMGcorp.com p 800.733.0660 Site Fencing Type Location Condition Chain link with metal posts Perimeter Fair Refuse Disposal Refuse Disposal Means of disposal not apparent Dumpster Locations Mounting Enclosure Contracted? Condition None None None No -- Other Site Amenities Description Location Condition Playground Equipment None -- -- Tennis Courts None -- -- Basketball Court None -- -- Swimming Pool None -- -- Anticipated Lifecycle Replacements:  Signage  Exterior lighting  Site fencing Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 14 www.EMGcorp.com p 800.733.0660 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Slab on grade with integral footings Good Basement and Crawl Space None -- Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  There are no significant signs of settlement, deflection, or movement. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Steel columns and beams Good Ground Floor Concrete slab Good Upper Floor Framing Wood joists Good Upper Floor Decking Plywood or OSB Fair Roof Framing Steel beams or girders Good Roof Decking Metal decking Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The superstructure is exposed in some locations, which allows for limited observation. Walls and floors appear to be plumb, level, and stable. There are no significant signs of deflection or movement. 6.3. Roofing Primary Roof Type / Geometry Gable Roof Finish Metal Maintenance Outside Contractor Roof Age 21 Yrs PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 15 www.EMGcorp.com p 800.733.0660 Primary Roof Flashing Sheet metal Warranties None Parapet Copings None Roof Drains Gutters and downspouts Fascia Metal Panel Insulation Fiberglass batts Soffits None Skylights No Attics Steel beams Ponding No Ventilation Source-1 Ridge Vents Leaks Observed No Ventilation Source-2 -- Roof Condition Fair Anticipated Lifecycle Replacements:  Metal roof Actions/Comments:  The roof finishes are original. Information regarding roof warranties or bonds was not available. The roofs are maintained by an outside contractor.  There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.  Roof drainage appears to be adequate. Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance and operations program.  The attics are not accessible and it could not be determined if there is moisture, water intrusion, or excessive daylight in the attics. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Metal siding Fair Secondary Finish -- -- Accented with -- -- Soffits Not Applicable -- Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements:  Metal siding Actions/Comments:  The metal siding has isolated areas of damaged siding along the north and south elevation of the building. The damaged siding must be repaired. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 16 www.EMGcorp.com p 800.733.0660 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs None -- -- -- -- Building Interior Stairs Wood-framed Closed Wood Wood Fair Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Aluminum framed, operable Double glaze Exterior Walls ☒ Fair Building Doors Main Entrance Doors Door Type Condition Metal, hollow Fair Secondary Entrance Doors Solid core wood Fair Service Doors Metal, hollow Fair Overhead Doors Aluminium Fair Anticipated Lifecycle Replacements:  Windows  Exterior metal doors Actions/Comments:  Damage to double-glazed window on west elevation of building. Outer pane of glass needs to be replaced. 6.7. Patio, Terrace, and Balcony Not applicable. There are no patios, terraces, or balconies. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 17 www.EMGcorp.com p 800.733.0660 7. Building Mechanical and Plumbing Systems See the Mechanical Equipment List in the Appendices for the quantity, manufacturer’s name, model number, capacity and year of manufacturer of the major mechanical equipment, if available. 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Split system furnaces and condensing units Cooling (if separate from above) performed via components above Quantity and Capacity Ranges 2 units ranging from 2 tons/BTUH to 5 tons/BTUH Total Heating or Cooling Capacity 7 tons/BTUH Heating Fuel Natural gas Location of Equipment Building exterior Space Served by System Entire building Age Ranges All units dated 2000 Primary Component Condition Fair Supplemental Components Supplemental Component #1 Suspended unit heaters Location / Space Served by Suspended Unit Heaters Garage Suspended Unit Heater Condition Fair Supplemental Component #2 Window Air Conditioning Unit Location / Space Served by Window Air Conditioning Unit Small Upper Office Area Window Air Conditioning Unit Condition Fair Controls and Ventilation HVAC Control System Individual programmable thermostats/controls HVAC Control System Condition Fair Building Ventilation Roof top exhaust fans Ventilation System Condition Fair Anticipated Lifecycle Replacements:  Split system furnaces and condensing units  Suspended gas unit heaters  Through-wall air conditioners  Rooftop exhaust fans PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 18 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The HVAC systems are maintained by the in-house maintenance staff. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.  The HVAC equipment appears to have been installed in 2000. HVAC equipment is replaced on an "as needed" basis.  The HVAC equipment appears to be functioning adequately overall. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair Vent Piping Cast iron Fair Water Meter Location Bathroom closet in office Domestic Water Heaters or Boilers Components Water Heaters Fuel Natural gas Quantity and Input Capacity 2 units at approximately 40,000 BTUH each Storage Capacity 40 gallons Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume -- Quantity of Storage Tanks -- Storage Tank Condition -- Domestic Hot Water Circulation Pumps (3 HP and over) -- Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Residential grade Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 2.0 GPM Condition Fair Anticipated Lifecycle Replacements:  Water heaters  Toilets  Sinks  Vanities PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 19 www.EMGcorp.com p 800.733.0660 Actions/Comments:  The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short-term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. 7.3. Building Gas Distribution Gas service is supplied from the gas main on the adjacent public street. The gas meters and regulators are located along the exterior walls of the buildings. The gas distribution piping within the building is malleable steel (black iron). Anticipated Lifecycle Replacements:  No components of significance Actions/Comments:  The pressure and quantity of gas appear to be adequate.  The gas meters and regulators appear to be functioning adequately and will require routine maintenance.  Only limited observation of the gas distribution piping can be made due to hidden conditions. 7.4. Building Electrical Building Electrical Systems Electrical Lines Underground Transformer Pad-mounted Main Service Size 400 Amps Volts 120/240 Volt, single-phase Meter & Panel Location North elevation of building Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-12 Main Distribution Condition Fair Secondary Panel and Transformer Condition Fair Lighting Condition Fair Anticipated Lifecycle Replacements:  Circuit breaker panels  Interior light fixtures Actions/Comments:  The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The panels are mostly original 1976 and 1996 components. The electrical service is reportedly adequate for the facility’s needs. However, due to the age of the panels and increasing difficulty of obtaining replacement parts over time, lifecycle replacements are recommended per above. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 20 www.EMGcorp.com p 800.733.0660  The light fixtures throughout most of the facility utilize older, inefficient T-12 lamps. Replacement with newer fixtures with electronic ballasts and T-8 lamps is highly recommended to save substantial amounts of energy. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☒ Alarm Horns ☐ Annunciator Panels ☐ Hard-Wired Smoke Detectors ☐ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☒ Alarm System Condition Fair Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition -- Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel None None Fire Extinguishers Last Service Date Servicing Current? 2016 Yes Hydrant Location North elevation of building by door Siamese Location -- Special Systems Kitchen Suppression System ☐Computer Room Suppression System ☐ Anticipated Lifecycle Replacements:  Installation of a complete fire alarm system  Installation of a complete fire suppression system  Exit signs  Fire extinguishers Actions/Comments:  The vast majority of the building is not protected by fire suppression and alarm system. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers and alarm system was not required until major renovations are performed. Regardless of when or if installation of facility-wide fire suppression and alarm system is required by the governing municipality, EMG recommends a retrofit be performed. A budgetary cost is included. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 21 www.EMGcorp.com p 800.733.0660 7.7. Life Support Systems Not Applicable PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 22 www.EMGcorp.com p 800.733.0660 8. Interior Spaces 8.1. Interior Finishes The facility is used as an office building and garage for the City of Yorkville. The most significant interior spaces include offices and garages. Supporting areas include hallways, stairs, administrative offices, restrooms, employee break rooms, and utility closets. The following table generally describes the locations and typical conditions of the interior finishes within the facility: Typical Floor Finishes Floor Finish Locations General Condition Ceramic tile Restrooms Fair Vinyl tile Office, restrooms, break area Fair Hardwood Office Fair Concrete Garage Fair Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Offices, restrooms, break area Fair Metal Garages Fair Ceramic tile Restrooms Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Painted drywall Offices, restrooms, break area Fair Exposed structure Garages Good Metal Garages Fair Interior Doors Item Type Condition Interior Doors Steel w/ Glass, Wood Hollow-Core Fair Door Framing Wood Fair Fire Doors No -- Anticipated Lifecycle Replacements:  Vinyl tile  Ceramic tile  Metal wall panel  Metal ceiling panel PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 23 www.EMGcorp.com p 800.733.0660  Wood floor  Interior paint  Interior doors  Kitchenette appliances  Laundry room washers  Laundry room dryers Actions/Comments:  It appears that the interior finishes are original.  The ceilings have isolated areas of water-damaged ceilings in the break area. The damaged ceiling areas need to be repaired. The cost to replace the damaged finishes is relatively insignificant and the work can be performed as part of the property management’s routine maintenance program. 8.2. Commercial Kitchen & Laundry Equipment Not applicable. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 24 www.EMGcorp.com p 800.733.0660 9. Other Structures Not applicable. There are no major accessory structures. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 25 www.EMGcorp.com p 800.733.0660 10. Certification City of Yorkville retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Public Works Office and Garage, 610 Tower Lane Yorkville, Illinois, the “Property”. It is our understanding that the primary interest of City of Yorkville is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of City of Yorkville for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than City of Yorkville or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. This report, or any of the information contained therein, is not for the use or benefit of, nor may it be relied upon by any other person or entity, for any purpose without the advance written consent of EMG. Any reuse or distribution without such consent shall be at the client’s or recipient’s sole risk, without liability to EMG. Prepared by: Tammy Prusa, Project Manager Reviewed by: Paul Prusa P.E., LEED AP, Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 26 www.EMGcorp.com p 800.733.0660 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist Appendix D: Pre-Survey Questionnaire PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: FRONT ELEVATION-OFFICE #3: FRONT ELEVATION-GARAGE #4: LEFT ELEVATION-GARAGE #5: LEFT ELEVATION-OFFICE #6: REAR ELEVATION PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #7: RIGHT ELEVATION-OFFICE #8: RIGHT ELEVATION-GARAGE #9: PARKING LOTS, ASPHALT PAVEMENT #10: PARKING LOTS, CRACKING IN ASPHALT #11: STRUCTURAL FRAME, STEEL COLUMNS & BEAMS #12: FOUNDATIONS, CONCRETE SLAB-ON-GRADE PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #13: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #14: ROOF, METAL #15: ROOF, METAL #16: EXTERIOR WALL, STEEL #17: EXTERIOR WALL, ALUMINUM SIDING #18: PUNCTURE AND CRACKING TO ALUMINUM SIDING ON SOUTH ELEVATION OF BUILDING PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #19: PUNCTURE TO ALUMINUM SIDING ON NORTH ELEVATION OF BUILDING #20: INTERIOR STAIRS, WOOD #21: WINDOW, ALUMINUM DOUBLE- GLAZED #22: WINDOW, BROKEN PANE OF GLASS #23: OVERHEAD DOOR, ALUMINUM ROLL-UP #24: EXTERIOR DOOR, STEEL PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #25: EXTERIOR DOOR, WOOD SOLID- CORE W/ GLASS #26: RESIDENTIAL FIXTURES, CEILING FAN #27: CONDENSING UNIT, SPLIT SYSTEM #28: AIR CONDITIONER, WINDOW/THRU-WALL #29: UNIT HEATER, NATURAL GAS #30: EXHAUST FAN, PROPELLER PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #31: TOILET, FLUSH TANK (WATER CLOSET) #32: BATHROOM VANITY CABINET, WOOD, WITH CULTURED MARBLE SINK TOP #33: WATER HEATER, GAS #34: SINK, PLASTIC #35: DRINKING FOUNTAIN, REFRIGERATED #36: OVERHEAD DOOR, AUTOMATIC OPENER PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #37: MAIN DISTRIBUTION PANEL #38: HIGH PRESSURE SODIUM LIGHTING FIXTURE #39: LIGHTING SYSTEM, INTERIOR #40: HALOGEN LIGHTING FIXTURE #41: FIRE EXTINGUISHER #42: EXIT LIGHTING FIXTURE PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #43: INTERIOR CEILING FINISH, GYPSUM BOARD #44: INTERIOR DOOR, STEEL W/ GLASS #45: INTERIOR WALL FINISH, CERAMIC TILE #46: INTERIOR FLOOR FINISH, VINYL TILE (VCT) #47: INTERIOR FLOOR FINISH, WOOD STRIP #48: INTERIOR FLOOR FINISH, CERAMIC TILE PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #49: RESIDENTIAL APPLIANCES, CLOTHES DRYER #50: INTERIOR CEILING FINISH, METAL #51: INTERIOR DOOR, HOLLOW CORE WOOD #52: INTERIOR WALL FINISH, ALUMINUM #53: INTERIOR WINDOW #54: INTERIOR WALL FINISH, CERAMIC TILE PUBLIC WORKS OFFICE AND GARAGE 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 #55: RESIDENTIAL APPLIANCES, CLOTHES WASHER #56: SINK, STAINLESS STEEL #57: RESIDENTIAL APPLIANCES, REFRIGERATOR #58: KITCHEN CABINET, BASE AND WALL SECTION, WOOD PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Public Works Office and Garage Project Number: 122700.17R000-030.322 Source: Google Earth On-Site Date: May 22, 2017 PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 Appendix C: EMG Accessibility Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Public Works Office and Garage EMG Project Number: 122700.17R000-030.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 Appendix D: Pre-Survey Questionnaire PUBLIC WORKS OFFICE AND GARAGE EMG PROJECT NO.: 122700.17R000-030.322 www.EMGcorp.com p 800.733.0660 On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible. INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies. 8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system & material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition. Your timely compliance with this request is greatly appreciated. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Salt Storage Building 610 Tower Lane Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-033.366 6HSWHPEHU May 22, 2017 EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 FACILITY CONDITION ASSESSMENT SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 610 Tower Lane, Yorkville, IL 60560 Year Constructed/Renovated: 1996 Current Occupants: City Of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Storage Site Area: 0.1 acres Building Area: 1,600 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Parking lot has been included in the Public Works Office & Garage Report. Building Construction: Conventional wood frame structure on concrete slab. Roof Construction: Gabled roofs with metal siding Exterior Finishes: Metal Siding Heating, Ventilation and Air Conditioning: N/A Fire and Life/Safety: N/A Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC -- Structure Good Plumbing -- Roof Fair Electrical -- Vertical Envelope Poor Elevators -- Interiors Fair Fire -- SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 2 www.EMGcorp.com p 800.733.0660 The following bullet points highlight the most significant short term and modernization recommendations:  Full replacement of exterior metal siding Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have not been maintained since it was first occupied and is in fair to poor overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 7.4% Fair 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 20.3% Poor Current Replacement Value (CRV) 1,600 SF * $183.24 / SF = $293,184.00 Year 0 (Current Year) - Immediate Repairs (IR) $21,687.00 Years 1-10 – Replacement Reserves (RR) $59,722.00 Total Capital Needs $81,409.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Replace exterior metal siding Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record SALT STORAGE BUILDING 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: FOUNDATIONS, CONCRETE SLAB-ON-GRADE #6: ROOF, METAL SALT STORAGE BUILDING 610 TOWER LANE YORKVILLE, ILLINOIS 60560 EMG PROJECT NO: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 #7: MISSING PIECES OF EXTERIOR SIDING #8: DETERIORATED AND RUSTED SIDING #9: EXTERIOR WALL, ALUMINUM SIDING #10: INTERIOR WALL FINISH, PLYWOOD SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Salt Storage Building Project Number: 122700.17R000-033.366 Source: Google Earth On-Site Date: May 22, 2017 SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire SALT STORAGE BUILDING EMG PROJECT NO.: 122700.17R000-033.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: June 8, 2017 Property Name: Salt Storage Building EMG Project Number: 122700.17R000-033.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X Included in separate report. 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Treatment Facility Well 8 and 9 3299 Lehman Crossing Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-036.366 June 29, 2017 May 24, 2017 EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 FACILITY CONDITION ASSESSMENT TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 3299 Lehman Crossing, Yorkville, IL 60560 Year Constructed/Renovated: 2005 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Water Treatment Facility Site Area: 2.5 acres Building Area: 3,200 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 marked spaces in open lots Building Construction: Masonry bearing walls and wood-framed roofs Roof Construction: Gabled roofs with asphalt shingles Exterior Finishes: Brick Veneer Heating, Ventilation and Air Conditioning: Ductless split-systems, suspended electric unit heaters, and ceiling fans Fire and Life/Safety: Fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, and exit signs Dates of Visit: May 24, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Fair Structure Good Plumbing Fair Roof Fair Electrical Fair Vertical Envelope Good Elevators -- Interiors Fair Fire Good The following bullet points highlight the most significant short term and modernization recommendations:  Installation of a complete fire suppression system. TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 2 www.EMGcorp.com p 800.733.0660 Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The property has had no major capital improvements. The property is less than 12 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 4.4% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 43.3% Poor TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Current Replacement Value (CRV) 3,200 SF * $183.24 / SF = $586,368.00 Year 0 (Current Year) - Immediate Repairs (IR) $25,596.00 Years 1-10 – Replacement Reserves (RR) $253,760.00 Total Capital Needs $279,356.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  Installation of a complete fire suppression system. Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: PARKING LOTS, ASPHALT PAVEMENT #6: PEDESTRIAN PAVEMENT, SIDEWALK, CONCRETE TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #7: FENCES & GATES, CHAIN LINK #8: ROOF, ASPHALT SHINGLE #9: EXTERIOR WALL, CONCRETE BLOCK (CMU) #10: EXTERIOR WALL, BRICK VENEER #11: OVERHEAD DOOR, ALUMINUM ROLL-UP #12: WINDOW, ALUMINUM DOUBLE- GLAZED TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #13: EXTERIOR DOOR, STEEL #14: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #15: DUCTLESS SPLIT SYSTEM, SINGLE ZONE #16: UNIT HEATER, ELECTRIC #17: RESIDENTIAL FIXTURES, CEILING FAN #18: WATER FLOW METER TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #19: EMERGENCY EYE WASH #20: WATER STORAGE TANK #21: LAVATORY, VITREOUS CHINA #22: TOILET, FLUSH TANK (WATER CLOSET) #23: SERVICE SINK, FLOOR #24: WATER FLOW METER TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #25: WATER HEATER, ELECTRIC, RESIDENTIAL #26: EMERGENCY SHOWER STATION #27: BOOSTER PUMP #28: BACKFLOW PREVENTER #29: HIGH PRESSURE SODIUM LIGHTING FIXTURE #30: TRANSFER SWITCH, AUTOMATIC (ATS) TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #31: BUILDING/MAIN SWITCHGEAR #32: INCANDESCENT LIGHTING FIXTURE, BASIC #33: DISTRIBUTION PANEL #34: SECONDARY TRANSFORMER, DRY #35: BUILDING AUTOMATION SYSTEM (HVAC CONTROLS) #36: GENERATOR, DIESEL TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #37: MOTOR CONTROL CENTER W/ MAIN BREAKER #38: LIGHTING SYSTEM, INTERIOR #39: EXIT LIGHTING FIXTURE #40: FIRE ALARM CONTROL PANEL, ADDRESSABLE #41: FIRE EXTINGUISHER #42: INTERIOR DOOR, STEEL W/ SAFETY GLASS TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #43: INTERIOR CEILING FINISH, GYPSUM BOARD/PLASTER #44: INTERIOR WALL FINISH, CONCRETE/MASONRY #45: INTERIOR FLOOR FINISH, CONCRETE #46: INTERIOR WINDOW #47: INTERIOR DOOR, STEEL #48: SINK, EPOXY RESIN, LABORATORY TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 #49: KITCHEN CABINET, BASE AND WALL SECTION, WOOD TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Treatment Facility Well 8 and 9 Project Number: 122700.17R000-036.366 Source: Google Earth On-Site Date: May 24, 2017 TREATMENT FACILITY WELL 8 AND 9 EMG PROJECT NO.: 122700.17R000-036.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 7, 2017 Property Name: Treatment Facility Well 8 and 9 EMG Project Number: 122700.17R000-036.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X No marked parking spaces. 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? X 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Well 3 – Not Assessed Alley near Hydraulic Street Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-037.366 June 28, 2017 May 25, 2017 FACILITY CONDITION ASSESSMENT WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: In alley, near Hydraulic Street, Yorkville, Kendall, Illinois 60560 Year Constructed/Renovated: 1950 Current Occupants: City of Yorkville Water Department Management Point of Contact: City of Yorkville/Facilities, Erin Willrett, Manager 630.553.8574 phone ewillrett@Yorkville.il.us e-mail Property Type: City Building , Pump Building Site Area: 0.2 acres Building Area: 600 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: 0 spaces in open lots, street parking only Building Construction: Painted CMU Roof Construction: Flat layered asphalt - tar Exterior Finishes: Painted CMU Heating, Ventilation and Air Conditioning: Ceiling mounted unit heaters Fire and Life/Safety: Hydrants Dates of Visit: May 26, 2017 On-Site Point of Contact (POC): Tony Houle Assessment and Report Prepared by: George Wozniczka Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC Poor Structure Fair Plumbing Poor Roof Fair Electrical Fair Vertical Envelope Fair Elevators -- Interiors Failed Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  Soil sampling – post demolition WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 2 www.EMGcorp.com p 800.733.0660  Building demolition Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied in 1950 and is in fair overall condition. The POC did not request a detailed assessment for this building. According to property management personnel, the property has not had an active capital improvement expenditure program over the past three years. The building is scheduled for demolition in the summer of 2017. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 3 www.EMGcorp.com p 800.733.0660 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 90.5% Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) NA -- Current Replacement Value (CRV) 600 SF * $183.24 / SF = $18,323.71 Year 0 (Current Year) - Immediate Repairs (IR) $16,578 Years 1-10 – Replacement Reserves (RR) $0.00 Total Capital Needs $16,578 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  None. Building is to be demolished in the summer of 2017  Environmental assessment of site after demolition Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: Pre-Survey Questionnaire Appendix D: ADA Checklist WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 PHOTO #1: FRONT ELEVATION PHOTO #2: SOUTHERN ELEVATION PHOTO #3: WESTERN ELEVATION PHOTO #4: REAR ELEVATION AND ROOF PHOTO #5: LANDSCAPING PHOTO #6: FENCING WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 PHOTO #7: MASONRY AND SIDEWALK PHOTO #8: EXTERIOR ENTRANCE DOOR PHOTO #9: INTERIOR SPACE, PAINTED CMU PHOTO #10: PREVIOUS PUMP AREA INTERIOR PHOTO #11: INTERIOR SPACE PHOTO #12: INTERIOR SPACE WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 PHOTO #13: UNIT HEATER 1 PHOTO #14: UNIT HEATER 2 PHOTO #15: PLUMBING PHOTO #16: WINDOW PHOTO #17: INTERIOR DOOR PHOTO #18: ELECTRICAL SERVICE - TRANSFORMER WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 PHOTO #19: ELECTRICAL SERVICE PHOTO #20: LIGHT FIXTURE PHOTO #21: OCCUPANCY SENSOR PHOTO #22: ELECTRICAL PANEL PHOTO #23: FLOOR FINISH PHOTO #24: WALL AND CEILING FINISH WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name Well 3 – Not Assessed Project Number: 122700.17R000-037.366 Source: Google Map On-Site Date: May 25, 2017 WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 Appendix C: Pre-Survey Questionnaire FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. If the form is not completed, EMG’s Project Manager will require additional time during the on-site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final report. Name of Institution: Well 3 Building – Not Assessed – To be demolished in 2017 Name of Building: Well 3 Building Building #: Pump Building 3 Name of person completing questionnaire: Tony Houle, G Wozniczka Length of Association With the Property: 10 years, Phone Number: 630-885-3569 Site Information Year of Construction? 1950 No. of Stories? 1 Total Site Area? 0.15 acre Total Building Area? 600 Sq ft Inspections Date of Last Inspection List of Any Outstanding Repairs Required 1. Elevators N/A 2. HVAC Mechanical, Electric, Plumbing? 2016 3. Life-Safety/Fire? N/A 4. Roofs? Annually Key Questions Response Major Capital Improvements in Last 3 yrs. None Planned Capital Expenditure For Next Year? None Age of the Roof? 1990 What bldg. Systems Are Responsibilities of Tenants? (HVAC/Roof/Interior/Exterior/Paving) All are city owned Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 1 Are there any unresolved building, fire, or zoning code issues? x 2 Is there any pending litigation concerning the property? x 3 Are there any other significant issues/hazards with the property? x 4 Are there any unresolved construction defects at the property? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS ZONING, BUILDING DESIGN & LIFE SAFETY ISSUES 5 Has any part of the property ever contained visible suspect mold growth? x 6 Is there a mold Operations and Maintenance Plan? x 7 Are there any recalled fire sprinkler heads (Star, GEM, Central, and Omega)? x 8 Have there been indoor air quality or mold related complaints from tenants? x GENERAL SITE 9 Are there any problems with erosion, storm water drainage or areas of paving that do not drain? x 10 Are there any problems with the landscape irrigation systems? x BUILDING STRUCTURE 11 Are there any problems with foundations or structures? x 12 Is there any water infiltration in basements or crawl spaces? x 13 Has a termite/wood boring insect inspection been performed within the last year? x BUILDING ENVELOPE 14 Are there any wall, or window leaks? x 15 Are there any roof leaks? x 16 Is the roofing covered by a warranty or bond? x 17 Are there any poorly insulated areas? x 18 Is Fire Retardant Treated (FRT) plywood used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS BUILDING ENVELOPE 19 Is exterior insulation and finish system (EIFS) or a synthetic stucco finish used? x BUILDING HVAC AND ELECTRICAL 20 Are there any leaks or pressure problems with natural gas service? x 21 Does any part of the electrical system use aluminum wiring? x 22 Do Residential units have a less than 60-Amp service? x 23 Do Commercial units have less than 200-Amp service? x 24 Are there any problems with the utilities, such as inadequate capacities? x ADA 25 Has the management previously completed an ADA review? x 26 Have any ADA improvements been made to the property? x 27 Does a Barrier Removal Plan exist for the property? x 28 Has the Barrier Removal Plan been approved by an arms-length third party? x 29 Has building ownership or management received any ADA related complaints? x 30 Does elevator equipment require upgrades to meet ADA standards? x PLUMBING 31 Is the property served by private water well? x 32 Is the property served by a private septic system or other waste treatment systems? x 33 Is polybutylene piping used? x FCA (EMG-FacilityDude) Pre-Survey Questionnaire October 2016 Update Mark the column corresponding to the appropriate response. Please provide additional details in the Comments column, or backup documentation for any Yes responses. (NA indicates “Not Applicable”, Unk indicates “Unknown”) QUESTION Y N Unk NA COMMENTS 34 Are there any plumbing leaks or water pressure problems? x Additional Issues or Concerns That EMG Should Know About? 1. The property is in poor condition 2. 3. Items Provided to EMG Auditors Yes No N/A Additional Comments? Access to All Mechanical Spaces Access to Roof/Attic Space Access to Building As-Built Drawings Available Site plan with bldg., roads, parking and other features Contact Details for Mech, Elevator, Roof, Fire Contractors: List of Commercial Tenants in the property Previous reports pertaining to the physical condition of property. ADA survey and status of improvements implemented. Current / pending litigation related to property condition. Any brochures or marketing information. ________________________________ ___________ Signature of person Interviewed or completing form Date WELL 3 – NOT ASSESSED EMG PROJECT NO.: 122700.17R000-037.366 www.EMGcorp.com p 800.733.0660 Appendix D: ADA Checklist Page 1 of 4 Date Completed: May 25, 2017 Property Name: Well 3 – Not assessed EMG Project Number: 122700.17R000-037.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property?  2 Have any ADA improvements been made to the property?  3 Does a Transition Plan / Barrier Removal Plan exist for the property?  4 Has building ownership or management received any ADA related complaints that have not been resolved?  5 Is any litigation pending related to ADA issues?  Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces?  No parking at the well, street parking only 2 Are there sufficient van-accessible parking spaces available?  3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?  4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?  5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?  6 If required does signage exist directing you to accessible parking and an accessible building entrance?  Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)  2 Are ramps that appear longer than 6 ft complete with railings on both sides?  Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches?  4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?  Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?  2 If the main entrance is inaccessible, are there alternate accessible entrances?  3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)?  Door knob Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?  Entrance at door is not ADA accessible 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?  No restroom 3 Is there a path of travel that does not require the use of stairs?  Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?  2 Are there visual and audible signals inside cars indicating floor change?  3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?  4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?  5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?  6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?  Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route?  No toilet 2 Are pull handles push/pull or lever type?  3 Are there audible and visual fire alarm devices in the toilet rooms?  4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)?  5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)?  No toilet 6 In unisex toilet rooms, are there safety alarms with pull cords?  7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?  8 Are grab bars provided in toilet stalls?  9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)?  10 Are sink handles operable with one hand without grasping, pinching or twisting?  11 Are exposed pipes under sink sufficiently insulated against contact?  Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.  Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.  3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.  Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section.  2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided?  Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.  Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?  *Based on visual observation only. The slope was not confirmed through measurements. EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660 Prepared for: United City of Yorkville 800 Game Farm Road Yorkville, Illinois 60560 FACILITY CONDITION ASSESSMENT Well 4 610 Tower Lane Yorkville, Illinois 60560 PREPARED BY: EMG CONTACT: EMG Andrew Hupp 10461 Mill Run Circle, Suite 1100 Senior Engineering Consultant Owings Mills, Maryland 21117 800.733.0660 x6632 800.733.0660 arhupp@emgcorp.com www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 122700.17R000-038.366 June 26, 2017 May 22, 2017 FACILITY CONDITION ASSESSMENT WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 TABLE OF CONTENTS 1 Executive Summary ............................................................................................................................. 1 1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 2 2 Appendices ........................................................................................................................................... 4 WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 1 www.EMGcorp.com p 800.733.0660 1 Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 610 Tower Lane, Yorkville, Illinois 60560 Year Constructed/Renovated: 1996 Current Occupants: City of Yorkville Management Point of Contact: City of Yorkville, Mr. Peter Ratos 630.553.8574 phone pratos@yorkville.il.us email Property Type: Shed Site Area: 0.1 acres Building Area: 115 SF Number of Buildings: 1 Number of Stories: 1 Parking Type and Number of Spaces: Parking lot was included in the Public Works Office and Garage Report. Building Construction: Conventional wood frame structure on concrete slab. Roof Construction: Gabled roofs with Metal Roof. Exterior Finishes: Metal Siding Heating, Ventilation and Air Conditioning: N/A Fire and Life/Safety: N/A Dates of Visit: May 22, 2017 On-Site Point of Contact (POC): Eric Dhuse Assessment and Report Prepared by: Tammy Prusa Reviewed by: Paul Prusa P.E., LEED AP Technical Report Reviewer For Andrew Hupp arhupp@emgcorp.com 800.733.0660 x6632 Systemic Condition Summary Site Fair HVAC -- Structure Good Plumbing -- Roof Fair Electrical -- Vertical Envelope Fair Elevators -- Interiors Fair Fire -- The following bullet points highlight the most significant short term and modernization recommendations:  There were no short term or modernization recommendations. WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 2 www.EMGcorp.com p 800.733.0660 Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained since it was first occupied and is in fair overall condition. The building interiors were inaccessible due to lack of keys. The property has had no major capital improvements. The property is less than 25 years old and has not required any major capital improvements. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than 10% to 60% Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than 60% The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 0.0% Good 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 9.1% Fair Current Replacement Value (CRV) 115 SF * $183.24 / SF = $21,072.60 WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 3 www.EMGcorp.com p 800.733.0660 Key Finding Metric Year 0 (Current Year) - Immediate Repairs (IR) $0.00 Years 1-10 – Replacement Reserves (RR) $1,913.00 Total Capital Needs $1,193.00 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:  There were no short term or modernization recommendations Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 4 www.EMGcorp.com p 800.733.0660 2 Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: ADA Checklist WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 Appendix A: Photographic Record WELL 4 EMG PROJECT NO: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 #1: FRONT ELEVATION #2: LEFT ELEVATION #3: REAR ELEVATION #4: RIGHT ELEVATION #5: ROOF, METAL #6: EXTERIOR WALL, ALUMINUM SIDING WELL 4 EMG PROJECT NO: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 #7: EXTERIOR DOOR, WOOD SOLID-CORE #8: WINDOW, ALUMINUM DOUBLE- GLAZED WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 Appendix B: Site Plan Site Plan Project Name: Well 4 Project Number: 122700.17R000-038.366 Source: Google Earth On-Site Date: May 22, 2017 WELL 4 EMG PROJECT NO.: 122700.17R000-038.366 www.EMGcorp.com p 800.733.0660 Appendix C: ADA Checklist Page 1 of 4 Date Completed: June 6, 2017 Property Name: Well 4 EMG Project Number: 122700.17R000-038.366 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? X 2 Have any ADA improvements been made to the property? X 3 Does a Transition Plan / Barrier Removal Plan exist for the property? X 4 Has building ownership or management received any ADA related complaints that have not been resolved? X 5 Is any litigation pending related to ADA issues? X Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? X 2 Are there sufficient van-accessible parking spaces available? X 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? X 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? X 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? X 6 If required does signage exist directing you to accessible parking and an accessible building entrance? X Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) X 2 Are ramps that appear longer than 6 ft complete with railings on both sides? X 3 Does the width between railings appear at least 36 inches? X Page 2 of 4 Ramps (cont.) Yes No NA Comments 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? X Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? X 2 If the main entrance is inaccessible, are there alternate accessible entrances? X 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? X Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? X 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? X 3 Is there a path of travel that does not require the use of stairs? X Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? X 2 Are there visual and audible signals inside cars indicating floor change? X 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? X 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? X 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? X 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? X Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? X 2 Are pull handles push/pull or lever type? X 3 Are there audible and visual fire alarm devices in the toilet rooms? X 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? X 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? X 6 In unisex toilet rooms, are there safety alarms with pull cords? X 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? X 8 Are grab bars provided in toilet stalls? X 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? X 10 Are sink handles operable with one hand without grasping, pinching or twisting? X 11 Are exposed pipes under sink sufficiently insulated against contact? X Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. X Page 4 of 4 Guest Rooms (cont.) Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. X 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. X Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. X 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? X Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. X Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? X *Based on visual observation only. The slope was not confirmed through measurements. Have a question or comment about this agenda item? Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville, tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/320/City-Council Agenda Item Summary Memo Title: Meeting and Date: Synopsis: Council Action Previously Taken: Date of Action: Action Taken: Item Number: Type of Vote Required: Council Action Requested: Submitted by: Agenda Item Notes: Reviewed By: Legal Finance Engineer City Administrator Human Resources Community Development Police Public Works Parks and Recreation Agenda Item Number Old Business #1 Tracking Number PW 2017-49 Selection of Committee Liaisons Public Works Committee – September 19, 2017 Selection of liaison to the Yorkville-Bristol Sanitary District. Bart Olson Administration Name Department Summary Review of YBSD Committee Liaison concerns that was brought up at the June 20, 2017 Public Works Committee meeting. Background I talked to YBSD’s Executive Director, Cyrus McMain on June 22, 2017. He let me know he is in the process of improving communication and transparency at the district. The new process for packets will be implemented for the YBSD Board meeting in August. He stated that that they post the agendas at the gate at their location the Friday prior to the meeting. He is hoping to update the website and post the agendas online by the end of the calendar year. Recommendation Informational item only. Memorandum To: Public Works Committee From: Erin Willrett, Assistant City Administrator CC: Date: August 15, 2017 Subject: YBSD Committee Liaison Follow-Up