High-Level System Assessment for “Soft” Mothball State of

High-Level System Assessment for “Soft” Mothball State of Operation

Chanate Hospital Decommissioning

Prepared by Kitchell for

County of Sonoma, California

January 28, 2015 Job No. 4887A3

FINAL

County of Sonoma

High-Level System Assessment for “Soft,” Mothball State – Chanate Hospital Decommissioning

January 28, 2015

FINAL Page 1 of 60

Table of Contents

Executive Summary ....................................................................... 4 Annual Costs for Mothball State ........................................................................................................... 5 Site and Building Elements Observed and Evaluated ........................................................................... 8 Conclusions and Recommendations ................................................................................................... 15

Introduction ................................................................................ 17 Site (Grounds, Paving Systems, Drainage, Landscape Irrigation) ..................................................... 18 Fire and Life Safety Systems .............................................................................................................. 19 Buildings ............................................................................................................................................. 19 A. 1936 Building .............................................................................................................................. 19

B. 1956 Building .............................................................................................................................. 22

C. 1972 Building .............................................................................................................................. 24

D. Cath Lab Modulars ...................................................................................................................... 25

E. Main Kitchen Addition ................................................................................................................ 26

F. General Storage Addition ............................................................................................................ 27

G. Original Power Plant Building (1936) ......................................................................................... 28

H. Power Plant (1975) ...................................................................................................................... 30

I. Emergency Generator/Maintenance Shop (1980) ....................................................................... 31

J. Main Server Modular .................................................................................................................. 31

K. Plan Room and Associated Maintenance Buildings .................................................................... 32

L. Occupational Health Modular ..................................................................................................... 32

Appendix A – Site Location Diagram ................................................. 35

Appendix B – Architectural, Mechanical, and Electrical Statement of Deficiencies ................................................................................. 37

Appendix C – Chanate Hospital Building Photos .................................. 55

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Definitions

AC Air Conditioning

AHU Air Handling Unit

ASHRAE American Society of Heating, Refrigerating and Air Conditioning Engineers

ASTM American Society for Testing and Materials

BLDG Building

BME Building Maintenance Engineer

BMS Building Maintenance Supervisor

CBC California Building Code

CFC California Fire Code

CMC California Mechanical Code

CIP Capital Improvement Program

CMP Corrugated Metal Pipe

CRAC Computer Room Air Conditioning

DX Direct-Expansion

FACP Fire Alarm Control Panel

FCA Facility Condition Assessment

FCNI Facility Condition Need Index

GFCI Ground Fault Circuit Interrupter

HEPA High-Efficiency Particulate Arrestance

HVAC Heating, Ventilation, and Air Conditioning

IFMA International Facility Management Association

IT information Technology

kVA Kilovolt-ampere

kW Kilowatt

LED Light-Emitting Diode

M Million

MBH Thousand British Thermal Unit per Hour

MRI Magnetic Resonance Imaging

NACUBO National Association of College and University Business Officers

NRCA National Roofing Contractors Association

O & M Operation and Maintenance

OSHPD California Office of Statewide Health Planning and Development

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PBX Private Branch Exchange

PVC Polyvinyl Chloride (Pipe)

RCP Reinforced Concrete Pipe

RTU Roof-Top Units

SF Square Feet

UPS Uninterrupted Power Supply

URM Unreinforced Masonry

UV Ultraviolet

VAV Variable-Air-Volume

VCP Vitrified Clay Pipe

VCT Vinyl Composition Tile

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Executive Summary Background On November 5-7 2014, Kitchell performed a High-Level System Assessment of the Chanate Hospital Complex located at 3325 Chanate Rd., Santa Rosa, CA 95404 for the County of Sonoma (County). This complex is comprised of a series of buildings on property owned by the County, leased to Sutter Medical Corporation as a hospital facility. Due to current OSHPD and seismic requirements, Sutter relocated to a new facility, terminating its lease with the County. Kitchell’s assessment is prompted by the termination of the lease agreement effective January 1, 2015. The County enlisted Kitchell to evaluate the feasibility of immediately mothballing the properties while alternatives to lease, sell, or demolish some or all of the buildings are evaluated and finalized. The purpose of this assessment is to identify and document current deficiencies and future expenses relating to the minimal requirements to operate and maintain the buildings in a “soft” mothballed state. For the purposes of this report, a “soft” mothball state assumes the County would maintain the building systems, leaving open the option to potentially renovate the complex for a future occupant rather than a “hard” state, involving vacating the premises without maintenance or potential future demolition. Kitchell reviewed the condition of the complex for any deficiencies the County will need to address in order to mothball or temporarily occupy the building. This assessment reviews the hospital’s existing building infrastructure, condition, and identifies items needing immediate corrective action to keep the site and infrastructure in a “soft,” mothball state. The buildings are in need of some repairs and modifications to improve the buildings’ operation over the next five years. We also note that once the buildings become vacant, Section 311 of the California Fire Code (CFC) will be in force. Section 311 requires boarding up all windows and padlocking all doors, maintaining an activated fire alarm system throughout the facility (unless approved by the Fire Marshal), and removal of accumulated combustible or flammable materials, and any rubbish from the interior of all spaces. Hazardous materials must be left in compliance with CFC Section 5001.6 which requires a mothball facility to maintain all permits, and requires a Facility Closure Plan (required by the Santa Rosa Fire Department) should the facility become permanently out-of-service. Site Description The Chanate Hospital Complex is situated on two of several County-owned parcels on the overall “Chanate campus”. The former hospital complex comprises a series of medical buildings spread out over approximately 11.3 acres. The northern portion of the Chanate campus includes, in addition to the former Sutter Medical Center (Sutter), Chanate Hall (mental Health Services), Department of Health Services (DHS) Administration, a water tank, surface parking area, a helipad, associated landscaping, and undeveloped land covered in natural vegetation. (See overall site diagram – Appendix A). There are buildings north and south of Chanate Road. The Sutter Medical Center is comprised of six adjoining and stand-alone medical buildings constructed separately between approximately 1936 and 2004 and joined with a common corridor. The approximately 160,000 square foot facility is located on the north side of 3325 Chanate Road. There are other non-Sutter facilities south of the Services provided at Sutter include general medical services, emergency services, surgical services, obstetrical services, intensive care unit, catheterization lab, pharmacy, kitchen, main storage and lockers and rehabilitation therapy. The six smaller buildings are used as general maintenance areas, regular and waste storage areas, electrical and mechanical room, facilities

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management offices, main computer server and perinatal center. For the purposes of this report, only these buildings which comprise the Sutter Medical Center, will be referred to as such and are reviewed; totaling approximately 160,000 square feet. The authority having jurisdiction for municipal connections is the City of Santa Rosa. Mothball State of Operation In order to enter into a mothball state of operation, Kitchell reviewed the facility in terms of the following major areas of concern:

Building Stability Safety and Security Ventilation Adequacy Mechanical Systems and Utilities Maintenance and Monitoring

These areas are generally accepted considerations when mothballing buildings per the following references:

U.S. Department of the Interior, National Park Service guidance for mothballing buildings. Preservation Brief #31 “Mothballing Historic Buildings”

U.S. Department of Agriculture, Forest Service Publication Number 1173-2831P-MTDC “Buying Time: Mothballing Forest Service Facilities.”

Annual Costs for Mothball State The cost to operate and maintain the facilities in a mothball state of operation is divided into three groups:

1. Cost of Annual Maintenance 2. Cost of Annual Operation (Utilities and Security) 3. Cost to Address Observed Deficiencies

Annual Maintenance Based on the configuration and amount of square footage for the Sutter Medical Center, an estimated conceptual cost to maintain the buildings is: $2.50/SF. Based on approximately 160,000 square feet of building space, this amounts to a budget of $450,000/Annually. This maintenance budget represents a “caretaking” program which assumes the following:

Labor Fully Burdened Basic Preventive Maintenance Corrective Maintenance Items under $1,000 Deferred Maintenance Monitoring Parts Consumables Materials Service Truck Costs Subs for Specialty Equipment (Backflow test, Fire/Life Safety tests, Plant Chemicals etc.) Rounds and Readings After Hours Calls

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Annual Operation (Utilities and Security) Based on the configuration and amount of square footage for the Sutter Medical Facility, the cost for utilities and security to maintain the buildings based on approximately 160,000 square feet of building space amounts to a budget of $371,000/Annually. Utility Costs The County shared utility costs data for gas and electric for a period from June 2013-December 2014. A high-level review of the values yields approximately $200,000/annually. This estimation assumes 70% of existing Heating, Ventilation, and Air Conditioning (HVAC) loading in an unoccupied state. An Energy Analysis was not performed for the facility. Security Costs As a high-level estimation for annual security expenses, Kitchell is deferring to the Whitestone Research, industry pricing under the General Hospital category of utility expenses. According to Whitestone, published costs for a “High” level of service for security expenses is approximately and $2.052/SF.1 This yields an estimated annual security budget of approximately: $171,000.00/Annually.2 Per Whitestone Research, security expenses relate to the physical security of assets, and personnel for the operation and monitoring of remote security equipment and patrol services. A “high” level constitutes 24/7 service with an onsite presence. Observed Deficiencies The deficiencies assessed during the site visit were categorized into the following two category groups.

o Category “M” – Conditions in this category note observed deficiencies needing immediate attention in order to enter into and maintain a mothballed state of operation.

o Categories “1” through “5” – Conditions in this category assume a future state of occupancy and addresses cyclical maintenance; physical and cosmetic improvements; and discretionary items.

Immediate (Priority 1): Conditions in this category require improvement within one year in order to: prevent imminent failure, correct a cited safety hazard, and return a facility to operation.

Critical (Priority 2): Conditions in this category require replacement and will become Priority 1 within one to two years: intermittent operations, rapid deterioration, potential life safety hazards.

Impending (Priority 3): Conditions in this category require expected maintenance in order to avoid: predictable deterioration, potential downtime, associated damage or higher costs if deferred further. Items in this category should be addressed in two to three years.

Necessary (Priority 4): Conditions in this category are in need of improvement but are not yet critical: sensible improvement to existing conditions that are not required for the basic function of the facility, overall usability improvement, long term maintenance cost reduction. Items in this category should be addressed in three to five years.

1 Whitestone Cost Index references a Washington D.C.-based energy factor of 1.0. San Francisco is referenced as 87.6; Sacramento, 94.2. A median of 90.9 is assumed for Santa Rosa since it is not specifically published. 2 First floors totaling 83,212 SF x $2.052 (adjusted $/SF) = $171,000.

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Discretionary (Priority 5): Conditions in this category include cyclical maintenance, physical and cosmetic improvements. Items identified under this category may or may not have a cost to repair or refurbish as additional site-investigation is needed to quantify.

The determination of exact unit quantities for all items observed is beyond the scope of this report. However, a conceptual estimation of unit quantities was provided at the request of the County. Table 1 below consolidates conceptual costs for items identified during our site assessment by Category and/or building. Recommended repairs or modifications are shown by building for a period of 5 years. Items in Category “5” are excluded from Table 1.

For a breakdown of each cost element, see Appendix B – Architectural, Mechanical, and Electrical Statement of Deficiencies. All costs are both the expected direct construction cost and indirect cost in 2015 dollars. Administrative soft costs for the City of Santa Rosa include a 40% factor3. This factor appears in the “Soft Cost” column within the building-specific deficiency tables found in Appendix B. To enter a state of mothball operation, deficiencies requiring immediate attention and Operation and Maintenance (O&M) would need to be addressed. The following is a summary of conceptual costs for a year 1 scenario:

Cost to Address Deficiencies: $619,000 Annual O&M: $821,000 TOTAL: $1,440,000 in year 1 costs.

3 Source: County of Sonoma

Priority "M" Priority "1" Priority "2" Priority "3" Priority "4" SUBTOTAL (Bldg)

1936 Building $489,279.00 $11,200.00 $144,200.00 $58,660.00 $18,200.00 $721,539.00

1956 Building $18,410.00 $3,500.00 $229,600.00 $23,625.00 $135,800.00 $410,935.00

1972 Building $5,775.00 $0.00 $0.00 $0.00 $373,800.00 $379,575.00

Cath lab Modulars $14,805.00 $0.00 $27,510.00 $4,900.00 $163,800.00 $211,015.00

Main Kitchen Addition $0.00 $0.00 $177,870.00 $34,440.00 $23,380.00 $235,690.00

General Storage Addition $0.00 $9,100.00 $159,460.00 $0.00 $0.00 $168,560.00

Original Power Plant Building $5,936.00 $0.00 $16,660.00 $0.00 $425,642.00 $448,238.00

Power Plant (1975) $83,300.00 $0.00 $12,600.00 $0.00 $700.00 $96,600.00

Emergency Generator $0.00 $0.00 $0.00 $84,000.00 $0.00 $84,000.00

Main Server Modular $0.00 $0.00 $0.00 $0.00 $0.00 $0.00

Plan Room and Maintenance Buildings NOT ASSESSED NOT ASSESSED NOT ASSESSED NOT ASSESSED NOT ASSESSED NOT ASSESSED

Occupational Health Modulars $1,750.00 $2,800.00 $1,680.00 $91,070.00 $18,200.00 $115,500.00

TOTALS (By Priority) $619,255.00 $26,600.00 $769,580.00 $296,695.00 $1,159,522.00 $2,871,652.00

Notes:

Table 1 ‐ Executive Summary of Observed Deficiencies

1. Costs are to mid‐point of Priority Period. Current dollar totals do not contain escallation (Construction Increase ‐ Cumulative), Priorities 1‐4 do.

2. The Estimated Useful Life of the defiecient equipment in this table was determined using two independent industry sources: Whitestone research and

American Society of Heating, and Air conditioning Engineers (ASHRAE). Formula: Estimated Useful Live ‐ (2014 Year Installed) = Recommended

Useful Life Remaining.

3. Priority "5" are discretionary and are not reflected and include cyclical maintenance, physical and cosmetic improvements. Items identified under this category may or

may not have a cost to repair or refurbish as additional site‐investigation is needed to quantify. An conceptual estimation of quantities were provided for some items in

this Priority group at the request of the County.

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It is assumed that the County will exercise a “Deferred Maintenance Program” to address equipment or system failures experienced during the mothball state. For future calculations, it is recommend to apply an escalation rate of 4%. Site and Building Elements Observed and Evaluated Elements that were studied include:

o Site utilities (visible portions of water, gas, sewer). o Site (grounds, paving systems, drainage, and landscape irrigation). o Exteriors, including penetrations. o Roofing. o Interiors (walls, doors, flooring, finishes, painting). o Mechanical (HVAC). o Plumbing (visible supply and waste systems). o Electrical (supply and limited areas of distribution). o Fire / life safety protection systems. o Specialties (kitchen, laundry, and other specific-use capital equipment). o Obvious structural anomalies such as cracks in foundations, concrete or masonry walls and

columns, wood rot, sagging structural members, extensive water damage, etc. o Any conditions immediately dangerous to life or health.

Elements excluded from this study included:

o Compliance with the Americans with Disabilities Act (ADA). o Compliance with any County or State codes such as building, mechanical, electrical, etc. o Structural, seismic, or other engineering reports. o Costs associated with removal or repair of observed equipment.

The methodology used in this study included:

o Review of the original construction drawings. o Interview of tenants and maintenance staff. o Analysis based on the available documentation and the visual inspection.

Category M (Mothball State of Operation) In this category immediate deficiencies or items that need to be addressed in order to enter into a mothball state of operation are identified by building. A Site Location Diagram is included for reference (See Appendix A):

1936 Building: o Missing basement air vent screen needs to be installed. o Patch and re-seal exterior plaster finish to eliminate rain water entry. o Investigate second floor leaks at rooms 36-260 and 36-202 and take appropriate action to

stop the leaks. Repair damage to finishes as required. o Repair water leak at window air-conditioning units. Remove/repair water damage at

Room 247 adjacent to window air-conditioner. Confirm mold damage at adjacent wall finishes.

o Glazing putty is missing and needs to be installed. o There is rusting at windows with rain water leaks that need to be sealed.

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o Entry doors are admitting rain water and need to have weather stripping and door seals installed.

o Basement doors admit water and need a sump pump and pit. o The gutters and downspouts are overflowing and need to be cleaned/repaired. o Rekey lock and disable combination door locks and open doors for air circulation. o Remove all combustible materials from basement. o Continue O&Ms on sump pump and monitor system on a regular basis. The operation of

this system is critical; in that it will keep the basement from flooding during periods of outdoor precipitation.

o Steam piping in basement corridor 001 has an apparent leak due to water observed on the floor. This repair requires immediate attention.

o Remove all residential window air conditioning units. In order to maintain minimum two (2) air changes per hour it is recommended that that four (4) 580,000 MBH heating and ventilation units be installed to protect the building interior finishes. If window units are to remain, verify proper sealing of units around window openings.

o Steam heating system and radiant heaters should be decommissioned in alignment with industry best practices.

o Domestic hot water heat exchanger system and ancillary equipment should be decommissioned in alignment with manufacturer guidelines and industry best practices.

o Vacuum pump equipment and associated piping should be decommissioned in alignment with manufacturer guidelines and industry best practices.

o Kitchen water heater should be decommissioned in alignment with manufacturer guidelines and industry best practices.

o Medical air compressor system should continue to operate as long as HVAC systems are required to operate. Continue O&Ms in alignment with manufacturer requirements.

1956 Building: o Static vertical settlement crack adjacent to expansion joint may admit water. Water test

vertical wall joint and apply sheet metal and neoprene expansion joint. o Replace missing window putty at exterior windows. o Investigate water damage and/or leaks at room 55-163 and take appropriate action to

remediate. Repair damage to finishes as required. o Roof leak above Blood Bank needs repair. o Rekey lock and disable combination door locks and open doors for air circulation. o Decommission the fin tube radiant heating system. o Remove all residential air conditioning systems. o PBX room fan coils should be shut-down once server equipment is powered down or

removed. o Decommission all medical air, vacuum, and medical gas systems in alignment with

manufacturer guidelines and industry best practices. Per discussion with Mike Volatile, Safety Hazmat Specialist, it is Sutter’s responsibility to remove all medical gas tanks on-site and decommission associated systems which includes but is not limited to bleeding down pressurized lines.

1972 Building: o Test windows for water leakage. Seal windows and repair interior damage. o Remove combustible and miscellaneous repair materials from roof. o Provide fall protection at east elevation of roof. o Rekey door locks and open doors for air circulation. o Repair window head damage from rain water leaks. Mitigate/confirm the presence of

mold. o Remove contaminated cases, lead shielding and small containers from nuclear medicine.

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o Measures need be taken to determine which exhaust fans provided infectious control for negative pressure isolation. Those exhaust fans and associated ductwork need to be removed.

Cath Lab Modulars: o Repair roof to eliminate ponding water. o Rekey door locks and open doors for air circulation. o Repair existing wall damage from undetermined water leak. o Provide pan for domestic hot water heater in alignment with CMC requirements. o Shut-down dedicated cooling equipment located in Room 208 once MRI Servers are

removed. o Decommission all humidification systems in alignment with manufacturer recommended

procedures and industry best practices. Main Kitchen Addition:

o Rekey door locks and open doors for air circulation. o Decommission walk-in coolers and ancillary equipment in alignment with manufacturer

guidelines and industry best practices. o Make-up air unit and ancillary exhaust system should remain in service to achieve

minimum ventilation requirements for kitchen area. General Storage Addition:

o Rekey door locks and open doors for air circulation o Remove all residential air conditioning units and properly seal windows to protect

building interior from exterior contaminants. o Utilize the cooling system located in Room 103 for building ventilation requirements. o Sutter should remove all oxygen tanks from Room 102.

Original Power Plant Building (1936): o Repair dry rot at door frames. o Gutters and downspouts require repair. o Resurface paving to eliminate rain water flowing into the building. o Rekey door locks and open interior doors for air circulation. o Heating hot water system should be configured to maintain minimum flow through the

boilers. If current configuration cannot maintain minimum water flow requirements, then installation of a by-pass may be needed.

o Chilled water system should be configured to maintain minimum flow through the chillers. If current configuration cannot maintain minimum water flow requirements, then installation of a by-pass may be needed.

o Steam system should be configured to maintain minimum pressure needed to provide steam to ancillary equipment (fin-tube radiant heat, domestic hot water heat exchangers, etc.)

Power Plant (1975): o Replace leaking roof. o Continue operation on residential air conditioning units and unit heaters in order to

maintain minimum temperature requirements for space. Emergency Generator/Maintenance Shop (1980):

o Rekey door locks and open doors for air circulation. Main Server Modular:

o Rekey door locks and open doors for air circulation. o When the server equipment is shut-down or removed the fan coils should be powered

down and decommissioned in alignment with manufacturer requirements and industry best practices.

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Plan Room and Associated Maintenance Buildings: o Not assessed

Occupational Health Modular: o Roof leak evidence at acoustical tile ceiling in Janitor’s closet. o Rekey door locks and open doors for air circulation. o RTUs condensate drains are connected to a rubber hose that releases water on roof, which

could lead to pooling and potential roof damage. Configure condensate piping in alignment with CMC requirements.

Categories 1-5 (Future State of Occupancy) In this category a breakdown of deficiencies or items that need to be addressed in order to enter into a potential state of future occupancy are identified by Category and by Building. A Site Location Diagram is included for reference (See Appendix A): Immediate (Priority 1) Following are some of the most significant Priority 1 deficiencies that should be rectified immediately:

1936 Building: o B3010 – Investigate second floor leaks and repair interior damage.

1956 Building: o B3010 – Repair roof leak at covered walkways and install bird netting to eliminate

nesting sites. 1972 Building:

o None Cath Lab Modulars:

o None Main Kitchen Addition:

o None General Storage Addition:

o D3030 – Install split-system AC unit to meet occupancy air change requirements. Original Power Plant (1936):

o None Power Plant (1975):

o None Emergency Generator/Maintenance Shop (1980)

o None Main Server Modular:

o None Plan Room and Associated Maintenance Buildings:

o Not assessed Occupational Health Modular:

o D2040 – Inspect and clean rain-water gutters and downspouts. Repair gutters to properly drain rain water.

Critical (Priority 2) Following are some of the most significant Priority 2 deficiencies that should be rectified within the next two years:

1936 Building: o B3010 – Investigate tile roof. Replace displaced and broken tiles and seal cracked tiles.

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o B3010 – Inspect east canopies and drainage system and repair for proper drainage. o C1020 – Interior entry door to second floor room 36-220 has been forcibly entered and

the door and hardware need replacement. o C1030 – Close all window coverings to reduce heating and cooling loads.

1956 Building: o B3010 – Repair west wing roof above emergency room to eliminate ponding. o C1030 – Make all base cabinets below sinks accessible and inspect for floor damage and

active leaks. Repair leaks and confirm mold damage. o C1030 – Close all window coverings to reduce heating and cooling loads

1972 Building: o C1030 – Close all window coverings to reduce heating and cooling loads.

Cath Lab Modulars: o B1010 – Verify floor loading at main corridor and strengthen to prevent future damage to

finish flooring. o C1030 – Close all window coverings to reduce heating and cooling loads. o C3020 – Replace VCT flooring at main corridor floor.

Main Kitchen Addition: o B3010 – Replace roof covering. o B3022 – Install fall protection at exit way on roof serving 1936 building second floor. o D2040 – Install roof overflow drains.

General Storage Addition: o B3010 – Replace roof covering. o C1030 – Close all window coverings to reduce heat and cooling loads. o D2040 – Install roof overflow drains.

Original Power Plant (1936): o B3010 – Investigate tile roof. Replace displaced and broken tiles and seal cracked tiles.

Power Plant (1975): o D2040 – Lower overflow drains to 2” above the lowest drainage point.

Emergency Generator/Maintenance Shop (1980): o None

Main Server Modular: o None

Plan Room and Associated Maintenance Buildings: o Not assessed.

Occupational Health Modular: o B2010 – Repair dry rot around perimeter of wood siding at grade. o C1030 – Close all window coverings to reduce heating and cooling loads.

Impending (Priority 3) Following are some of the most significant Priority 3 deficiencies that should be rectified within the next two to three years:

1936 Building: o C2011 – Provide compliant guardrails and handrails at fire escape stairs. Establish an

obstruction-free path for roof egress. o C1030 – Close all window coverings to reduce heating and cooling loads. o D5020 – Repair or replace light fixture with battery back-up type to illuminate exit ways. o G4010 – Replace electrical panels

1956 Building: o None

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Cath Lab Modulars: o B2014 – Replace torn fabric awning.

Main Kitchen Addition: o C3020 – Repair quarry tile floor at dish washer. o C3020 – Replace corroded metal floor and base at walk-in coolers. o G4010 – Replace electrical panels

General Storage Addition: o None

Original Power Plant (1936): o None

Power Plant (1975): o None

Emergency Generator/Maintenance Shop (1980): o B3010 – Replace roof covering.



Occupational Health Modular: o B3010 – Replace roof covering.

Necessary (priority 4) Following are some of the most significant Priority 4 deficiencies that should be rectified within the next three to five years:

1936 Building: o B2010 – Paint exterior plaster finish. o D3034 – Replace split-AC systems.

1956 Building: o D3042 – Replace exhaust fans. o D3052 – Replace rooftop units. o D3052 – Replace heating/ventilation units.

1972 Building: o B3010 – Raise platform to 4’-0” above finished roofing surface to allow re-roofing

operations. o D3042 – Replace exhaust fans. o D3052 – Replace heating/ventilation.

Cath Lab Modulars: o D3028 – Replace heat pumps. o D3042 – Replace exhaust fans. o D3052 – Replace AC units.

Main Kitchen Addition: o D3042 – Replace exhaust fan. o D3042 – Replace make-up air unit.

General Storage Addition: o None

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Original Power Plant (1936): o D3021 – Replace gas boilers. o D3033 – Replace cooling tower within the next 5 years. o D3044 – Replace heating hot water pumps. o D3045 – Replace chilled water pumps. o D3045 – Replace hydronic piping at central plant. o D3045 – Replace chillers.

Power Plant (1975): o D3052 – Replace unit heater.




Occupational Health Modular: o D3034 – Replace split-system rooftop units.

Discretionary (priority 5) Following are discretionary items that include cyclical maintenance, physical and cosmetic improvements. Items identified under this category may not have a cost to repair or refurbish associated to them.


1956 Building: o B2010 – Paint exterior of building. o B3010 – Replace roof coverings.

1972 Building: o B2010 – Apply water repellant to exterior brick. o B3010 – Remove and replace roof coverings.

Cath Lab Modulars: o B2010 – Paint exterior of building.

Main Kitchen Addition: o B2010 – Paint exterior of building.

General Storage Addition: o B2010 – Paint exterior of building.

Original Power Plant (1936): o None

Power Plant (1975): o None




Occupational Health Modular: o B2010 – Paint exterior of building.

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Report assumptions/exclusions

1. A formal cost assessment for all deficiencies are excluded from the scope of this report. 2. This report does not address de-commissioning activities/work plan. 3. This report does not address scope and costs to demolish any of the properties. 4. No seismic evaluations or investigation are included. 5. Environmental information was prepared by others. 6. The Sutter Medical Center will not be used for any OSHPD-licensed medical services of any sort.

OSHPD will discontinue involvement and renewal of licensing for these properties. 7. It has not been determined by the County what security measures will be kept in place beginning

1/1/2015. Conclusions and Recommendations The following are recommendations for the County to address in terms of risk, safety, and security:

1. Check into Sutter naming the County as an additionally insured party on the existing insurance policy if the move-out shut down activities extend beyond January 1, 2015.

2. We recommend that the County institute a room-specific sign-in log to track staff and equipment entering and leaving the premises.

The following are items triggering “special handling” issues which were observed that the County should confirm that Sutter has completed to the satisfaction of the County:

1. Roof vents which exhaust bio-hazards were identified. These vents should be removed along with any associated ductwork/appurtenances.

2. Removal of medical equipment may leave behind bracing or other unsafe appurtenances. The bracing and any above floor unsafe obstructions, that a third party staff may experience during the mothball state, should be removed.

3. Removal of equipment could leave behind unsafe electrical conditions. We recommend immediate oversight/inspection of junction boxes, disconnect switches, etc. stemming from Sutter-removed equipment.

4. 1972 Building – The first floor, nuclear medicine area room 72-133: there are cases, lead shielding, and small containers that appear to be used to store/process nuclear isotopes. Nuclear medicine room cases, lead shielding and small containers should be removed from nuclear medicine as they may be contaminated. Removal crew should be properly trained to handle this material.

5. General Storage Addition – Room 102 is used for oxygen storage. Recommend removal of all oxygen tanks from Room 102.

6. 1936 Building – Steam piping in corridor 001 has apparent leak due to water observed on the floor. This repair requires immediate attention.

7. 1972 Building – The third and fourth floor patient bedroom windows indicate signs of water leaks and repair work consisting of removing the interior window stops, installing sealants and replacing the interior stops. Windows are original. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years. Recommend confirming the presence of mold at window head in room 72-406. The County may consider enlisting their environmental consultant for assistance.

Should the facility be temporarily re-used as an office or similar use we would anticipate that the 1972 building would be best suited for this temporary use. The other two facilities (1936 and 1956 buildings) have seismic and mechanical issues that would require extensive building modifications to remedy and make ready for the new use. Should the 1972 building be re-used the mechanical system would need to be

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fully operational for an entire floor (approximately 15,000 square feet) as the mechanical equipment does not allow zoning within a floor. This will substantially increase the operational cost. The cost for the ground floor to be used as office space would require no work listed in Categories 1-5 to become operational. However the issues that will need to be addressed are:

ADA parking which currently does not comply with the 2010 ADA; Elevator lobby requirements to meet CFC and CBC; The fire protection and fire alarm will need to be certified and approved by the Santa Rosa Fire

Department prior to becoming operational on a temporary or permanent basis; The emergency power distribution system would need to be modified to meet the new use which

may or may not require this system; Light levels for office vs. the treatment areas may require additional lighting; Computer and telephone distribution system would need to be installed. The mechanical and electrical distribution systems would need to be modified to accommodate

the new office configuration and is beyond the scope of this assessment. In general, the site appeared to be adequately maintained and the building/ground conditions observed were fair to good. If the County were to resolve the items categorized as “M” we believe compliance with CFC311 would be attainable. END EXECUTIVE SUMMARY

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Introduction The north portion of the overall approximately 82 acre County-owned campus includes five parcels and consists of the Sutter Medical Center (Sutter) site, Chanate Hall (Mental Health Services), Department of Health Services (DHS) Administration, a water tank, surface parking area, a helipad, associated landscaping, and undeveloped land covered in natural vegetation. (See overall site diagram). The approximately 160,000 square foot Sutter site contains buildings on two parcels and is referred to herein as the former Sutter Medical Center. Additional Sutter operations are located on additional parcels. The former Sutter Medical Center is comprised of six adjoining and stand-alone buildings constructed separately between approximately 1936 and 2004 and joined with a common corridor. The approximately 160,000 square foot (SF) hospital is located at 3325 Chanate Road. Services provided at Sutter included general medical services, emergency services, surgical services, obstetrical services, intensive care unit, catheterization lab, pharmacy, kitchen, main storage and lockers and rehabilitation therapy. The six smaller buildings are used as general maintenance areas, regular and waste storage areas, electrical and mechanical room, facilities management offices, main computer server and perinatal center. The surface parking areas for Sutter is north of the hospital as well as along the west boundary of the hospital. Stationary equipment in the north portion of the site includes three emergency generators, four overhead traction elevators, one cable traction elevator, one hydraulic elevator, water towers, boilers, trash compactor, grease traps, sumps, pad-mounted transformers, and dry-type transformers. In general, the site appeared to be adequately maintained and the building/ground conditions observed were fair to good. The former Sutter site is approximately 11.3 acres and includes the original 1936 2-story hospital building, a 2-story addition constructed approximately 1956 and a 5-story addition constructed in 1972. A one story main kitchen and storage building was constructed on the east side approximately 1961. The original boiler building constructed in 1936 has been converted to an emergency morgue (no longer in use) and general storage building. A new power plant building was constructed in 1975 and a building containing emergency generators and maintenance shops was added approximately 1986. The site also contains a conventional free-standing wood framed, one-story building which houses the plan room and facility maintenance. This residential type building was not assessed. There is a modular to the south that houses Occupational Health (more recently Perinatal Services - age not determined) and a modular on the west side that contains the main computer servers. The site also contains a liquid oxygen tank storage area and two shipping-type storage containers. The purpose of this assessment is to provide a high-level review of the buildings’ infrastructure, condition, and to identify all items needing immediate corrective action and those required to allow the building to enter into a “soft,” mothball state or be occupied within the next five years. For the purposes of this report, a “soft” mothball state assumes the County would maintain the building systems, leaving open the option to potentially renovate the complex for a future occupant rather than a “hard” state, vacating the premises without maintenance or preservation of the asset. Elements that were studied included:

o Site utilities (visible portions of water, gas, sewer). o Site (grounds, paving systems, drainage, and landscape irrigation). o Exteriors, including penetrations. o Roofing. o Interiors (walls, doors, flooring, finishes, painting). o Mechanical (HVAC). o Plumbing (visible supply and waste systems).

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o Electrical (supply and limited areas of distribution, lighting). o Fire / life safety protection systems. o Specialties (kitchen, laundry, and other specific-use capital equipment). o Obvious structural anomalies such as cracks in foundations, concrete or masonry walls and

columns, wood rot, sagging structural members, extensive water damage, etc. o Any conditions immediately dangerous to life or health.

Elements excluded from this study included:

o Compliance with the Americans with Disabilities Act (ADA). o Compliance with any County or State codes such as building, mechanical, electrical, etc. o Structural, seismic, or other engineering reports. o Direct Interviews with Sutter Hospital staff or representatives.

The methodology used in this study included:

o Review of the original construction drawings. o Visual non-destructive inspection of the building using industry best-practices checklists. o Analysis based on the available documentation and the visual inspection.

Site (Grounds, Paving Systems, Drainage, Landscape Irrigation)

1. Landscaping consists of small shrubs and trees. All landscaping appears to be well maintained and it is expected that only routine maintenance will be necessary over the next five years.

2. The parking lot appears to be in fair condition. While it will need to be restriped within the next ten years, it is expected that only routine maintenance will be necessary over the next five years.

3. The site appears to drain well and no issues were reported by the site Building Maintenance Engineer (BME).

4. Helipad has been decommissioned and is no longer recognized by the County as operational. 5. Site lighting was not reviewed as part of this assessment. A complete photometric study should

be performed prior to the building being reoccupied. The study should verify whether the lighting levels are adequate for both personal safety and for the security camera system.

6. Underground fuel tanks were observed and will remain as they fuel the emergency generators. Tanks will need certification. Sutter has been asked/directed to remove all of the hazardous materials and waste including waste oils, cleaners, High-Efficiency Particulate Arrestance (HEPA) filters on the roof, etc. This will be a part of the site closure permit process that Sutter will proceed with.

7. Outdoor BOC facilities gas pad: the tanks have been emptied.4 The tanks are owned by the service provider and the County owns the pad and infrastructure. A receipt from the vendor should be obtained for record purposes.

8. Recommendations: a. Trim landscaping away from windows that reduces security visibility. b. Trim trees to eliminate debris from clogging roof drains, gutters and downspouts. c. Inspect Land Sea storage containers to the east and determine if there is equipment to be

removed or structures to remain and be permitted by the Fire Department. 4Source: County of Sonoma

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Fire and Life Safety Systems The fire life safety systems contained within all the buildings included fire sprinkler system, fire alarm system, fire extinguisher cabinets with stand pipe systems. The exceptions were no fire alarm system was present in Main Kitchen Addition in the Main Storage Addition. All systems were operational, inspected within the previous 12 months and the fire alarm panels had no trouble or alarm lights activated. The exit lights and exit illumination were present except as noted in the 1936 and 1956 buildings. Elevator lobbies were not present as required by CFC and CBC. The exit system, fire alarm, fire sprinklers and associated components will need to be certified and approved by the City of Santa Rosa Fire Department, for any future or temporary use.

Buildings A. 1936 Building

1. Exteriors (including penetrations) a. The exterior plaster and steel sash single pane windows are original to the building. Glazing

in majority of windows is original to the building and has a reflective, energy-saving film applied to the interior side of the glazing. Window air-conditioners are mounted in plywood inserts, into glazed window panel. Water damage has occurred at some of these panels. There are missing screens at the basement air vents that allows animal intrusion. There is evidence that basement floods during rain storms. It appears the area drain is not adequately sized. Some areas of plaster may be allowing water migration to the interior. Double entry doors on the east elevation, adjacent to the ramps allow water to enter the building during rain storms. There are non-compliant exits from the second story as well as non-compliant exit stair guardrails. These will need to be corrected prior to re-occupying the building. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Some basement air vents are missing screens. ii. Patch exterior wall plaster and apply waterproofing-sealer system to prevent further

water penetration. iii. Repair damage from second floor rain water leaks. iv. Remove/repair water damage at Room 247 adjacent to window air-conditioner.

Confirm mold damage at adjacent wall finishes. v. Replace missing window setting putty.

vi. Some windows show excessive rusting and damage (room 36-210, 36-251) and should be tested utilizing American Society for Testing and Materials (ASTM) E1105 for water leakage.

vii. At east side double doors, install weather-stripping, door seals and sill protection. viii. Install a float operated sump pump and pit at the north-west entrance to the

basement that floods. b. Recommendations:

i. Paint building exterior. 2. Roofing:

a. The clay tile roof, copper gutters and downspouts are original to the building. It is in serviceable condition overall and only routine maintenance is anticipated over the next five years. Some indications of leaking at second floor, room 36-260 from what appeared to be a clogged downspout that may have overflowed and damaged some of the interior walls. Stain

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at ceiling tile in room 36-202 Storage could indicate a roof or plumbing leak. Attic was not accessible during our tour. In addition, the egress pathway was not clear and as observed to be obstructed.

i. Clean and test all gutters and downspouts with running water to verify unobstructed drainage.

b. Recommendations: Inspect tile roof; replace displaced or broken tile and seal cracked tiles. Inspect exterior east canopies, clean gutters and downspouts and repair to provide

adequate drainage. Investigate second floor leaks at rooms 36-260 and 36-202 and take appropriate

action to stop the leaks. Repair damage to finishes as required. Establish an obstruction-free path for roof egress.

3. Interiors (walls, doors, flooring, finishes, painting)

a. The interior walls, doors and flooring and wall finishes have been updated over the years. The interior doors have key and combination locks. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Rekey lock and disable combination door locks and open doors for air circulation. ii. Remove all combustible materials from basement.

b. Recommendations: i. At second floor, entrance door to room 36-220 has been forcibly entered, damaging

the door and lock. ii. Close all window coverings to reduce heat and cooling loads.

iii. Provide compliant guardrails and handrails at fire escape stairs. iv. Provide compliant exits from second story.

4. Mechanical (heating, ventilating, and air conditioning)

a. The building is heated by steam radiators located in various rooms and corridors. Cooling for this building is provided by an array of residential air conditioning units located in the windows throughout the building. In order to achieve a soft mothball building condition, all residential air conditioning systems should be removed and windows should be properly sealed to protect building interior from exterior containments.

b. Steam piping in Corridor 001 has apparent leak due to water observed on the floor. This repair requires immediate attention.

c. Air heating and cooling system located in basement room 016 serves first floor room 110. The unit is in operable condition and expected to last up to 5 years.

d. Air heating and cooling system located in basement room 017 serves first floor room 109. The unit is in operable condition and expected to last up to 5 years.

e. Air heating and cooling system that serves conference room 36-263 is located in attic above room and inaccessible. However, per discussion with Scott Stanly – BME, the unit is in operable condition and expected to last up to 5 years.

f. Recommendations: i. Repair steam piping in basement corridor 001

ii. Remove all residential window installed AC units. In order to maintain minimum two (2) air changes per hour it is recommended that that four (4) 580,000 MBH heating and ventilation units be installed to protect the building interior finishes.

iii. Steam heating system and radiant heaters should be decommissioned in alignment with industry best practices.

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5. Plumbing (visible supply and waste systems) a. The building plumbing system is comprised of a sump pump (located in the basement),

domestic hot water heat exchanger, medical air compressor, and vacuum pump system. b. Sump pump is a critical system to maintain in order to prevent basement from flooding from

storm drainage. c. Domestic hot water heat exchanger and associated pumps located in basement are a critical

system to maintain in order to prevent pipes from freezing and potential water damage. Per discussion with Scott Stanly – BME, the heat exchanger has been replaced within the last 3 years.

d. Medical air compressor is a critical system to continue in operation because it supplies air to some of the building HVAC controls per Scott Stanly – BME.

e. Vacuum pump equipment located in room 010; this system and associated piping should be decommissioned in alignment with manufacturer guidelines and industry best practices.

f. Kitchen water heater was inaccessible. However, per discussion with Scott Stanly – BME, the water heater is approximately 60 gallons and is 5 years old.

g. Recommendations: i. Continue O&Ms on sump pump and monitor system on a regular basis.

ii. Domestic hot water heat exchanger system and ancillary equipment should be decommissioned in alignment with manufacturer guidelines and industry best practices.

iii. Medical air compressor system should continue to operate as long as HVAC systems are required to operate. Continue O&Ms in alignment with manufacturer requirements.

iv. Vacuum pump equipment and associated piping should be decommissioned in alignment with manufacturer guidelines and industry best practices.

v. Kitchen water heater should be decommissioned in alignment with manufacturer guidelines and industry best practices.

6. Electrical (supply and distribution) a. Electrical panels are located throughout the two floors and basement of the building to serve

the equipment and lighting. Some of the panels are quite old while some appear to have been installed within the last 15 years or so. The older panels have exceeded their useful lives but are still operational. The older panels should be upgraded in the next three to five years.

b. Lighting in the building is provided mainly by fixtures with T8 fluorescent lamps. The T8 fluorescent lamps are adequate from an energy-saving standpoint. In the first floor corridor, the fixtures have been retrofitted with LED tube lamps that replaced the fluorescent lamps. While these may provide an energy savings over the fluorescent lamps, they are not ideal from a photometric standpoint. The fixtures they are installed in were originally intended for fluorescent tubes and their optics were designed for such. The LED lamps do not utilize those optics and may produce less light than the fluorescents. A photometric survey of the corridor should be performed once the future use of the building has been determined.

c. Most of the rooms have a single switch to control the lighting in each room. This does not meet current Title 24 requirements for dual switching in rooms greater than 100 square feet. Depending on future modifications to the building, the lighting controls may need to be brought up to current standards.

d. Portions of the building have a complete fire alarm system (detectors and notification devices) while others have only a partial system (notification devices) or none at all. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.

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e. Recommendations: i. Replace 8 existing 120/208V, 225A panel boards within the next three to five

years. ii. Repair/replace exit illumination fixtures with battery back-up types.

B. 1956 Building

1. Exteriors (including penetrations) a. The exterior brick and steel sash single pane windows are original to the building. First

floor: Hydrotherapy room 56-163: has water leak at window mounted air-conditioner that may be a mold problem. Second floor original steel sash windows are missing window putty. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Static vertical settlement crack adjacent to expansion joint may admit water. Water test vertical wall joint and apply sheet metal and neoprene expansion joint.

ii. Windows missing glazing setting putty. iii. Water leak at room 56-163.

b. Recommendations: i. Repaint exterior.

2. Roofing:

a. Ballasted built-up roof at first floor blood bank (room number 56-145 (36-157 @ 1936 building) is leaking (see photos). Flashing at north roof edge is not National Roofing Contractors Association (NRCA) compliant. Wet ceiling tile and wood roof framing at blood bank indicates an active leak. There is a vertical crack adjacent to the 1936 building that appears to be a static settlement crack. There is ponding at the adjacent covered walkway that also allows birds to nest. Roof above first floor Emergency Room: has ponding water (see photo), overflow scuppers are set too high (> 2” above roof drain); first floor, west wing has mineral cap sheet, ponding water (not adequate slope) and some drains without overflows. Roof will need to be replaced in 3-5 years. Second floor east wing has ballasted roof, no overflow drains. This area of roof will need to be replaced in 5-10 years.

i. Remove and replace roof coverings and flashings at blood bank. ii. Walkway cover has active bird nesting problem.

iii. Roof above emergency room has ponding water. b. Recommendations:

i. Repair roof leak or replace roof covering at covered walkway. Install bird netting at walkway covers to eliminate nesting/roost areas.

ii. Repair west wing roof above emergency room to eliminate ponding. iii. Remove and replace roof covering above second floor.


a. The interior walls, doors and flooring and wall finishes have been updated. Some patient and treatment areas with base cabinet sinks may have floor damage, as all base cabinets were locked and not accessible. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Rekey door locks and open doors for air circulation. b. Recommendations:

i. Make all base cabinets below sinks accessible and inspect for floor damage and active leaks. Repair leaks and confirm mold damage.

ii. Close all window coverings to reduce heat and cooling loads.

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4. Mechanical (heating, ventilating, and air conditioning) a. The building is comprised of baseboard fin-tube radiant heating along the perimeter,

residential air conditioning systems in some office areas, and forced air rooftop air handling units that provide heating and cooling to portions of the building.

b. During our site visit we were unable to acquire the manufacturer, model number, and serial number information for the rooftop air handling units. Based on our experience, it appears the rooftop units are beyond their useful life. However, the rooftop units are operating and providing ventilation to portions of the building.

c. Roof top exhaust fans appear to be beyond their useful life. However, the rooftop exhaust fans are currently operating and expected to last up to 5 years.

d. Unit ventilators in patient rooms appear to be beyond their useful life. However, the unit ventilators appear to be operable and expected to last up to 5 years.

e. PBX room has ceiling mounted fan coil units that are currently operating to keep IT equipment cool. Once the IT equipment is removed the fan coils can be shut down and decommissioned in alignment with manufacturer recommendations.

f. Recommendations: i. Decommission baseboard fin-tube radiant heating system in alignment with

industry best practices. ii. Remove all residential air conditioning systems

iii. Replace all rooftop air handling units within the next 5 years iv. Replace all rooftop exhaust fans within the next 5 years v. Replace all unit ventilators within the next 5 years

vi. PBX room fan coils should be shut-down once server equipment is powered down or removed.

5. Plumbing (visible supply and waste systems)

a. The building is comprised of medical air, medical gas, and vacuum systems. b. Recommendations:

i. Decommission all medical air, vacuum, and medical gas systems in alignment with manufacturer guidelines and industry best practices. Per discussion with Mike Volatile, Safety Hazmat Specialist, it is Sutter’s responsibility to remove all medical gas tanks on-site and decommission associated systems which includes but is not limited to bleeding down pressurized lines.

6. Electrical

a. Electrical panels are located throughout the two floors of the building to serve the equipment and lighting. Some of the panels are quite old while some appear to have been installed within the last 15 years or so. The older panels have exceeded their useful lives but are still operational. The older panels should be upgraded in the next three to five years.

b. Lighting in the building is provided by fixtures with T8 fluorescent lamps. The T8 fluorescent lamps are adequate from an energy-saving standpoint. There is no work required at this time.

c. This building does not have a complete fire alarm system. Pull stations were located at various exit points but there were no detectors or notification devices. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.

d. Recommendations: i. Replace 5 existing 120/208V, 225A panel boards within the next three to five

years.

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C. 1972 Building

1. Exteriors (including penetrations): a. The third and fourth floor patient bedroom windows indicate signs of water leaks and

repair work consisting of removing the interior window stops, installing sealants and replacing the interior stops. Windows are original. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Test windows along east and south elevations utilizing American Society for Testing and Materials (ASTM) E1105 for water leakage. Seal windows that allow water leakage.

b. Recommendations: i. Apply water repellant to exterior brick.

2. Roofing:

a. The mineral cap sheet built-up roof, has combustible material on the roof surface. A raised platform was constructed to support telecommunications equipment. There is some staining adjacent to steam lines that were under repair. Fall protection railings are required where equipment is less than 10’-0” from the edge of roof. The roof is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Remove combustible material from roof. ii. Install fall protection at east elevation.

b. Recommendations: i. Raised platform does not meet the National Roofing Contractors Association,

recommended height of 4’-0” to allow re-roofing operations. ii. Replace roof covering.


a. The interior walls, doors and flooring and wall finishes have been updated over the years. The first floor, nuclear medicine area room 72-133: there are cases, lead shielding, and small containers that appear to be used to store/process nuclear isotopes. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Confirm the presence of mold at window head in room 72-406. Repair gypsum wall damage from rain water entry at windows.

ii. Cases, lead shielding and small containers should be removed from nuclear medicine as they may be contaminated. Removal crew should be properly trained to handle this material.

b. Recommendations: i. Rekey door locks and open doors for air circulation.

ii. Close all window coverings to reduce heat and cooling loads.

4. Mechanical (heating, ventilating, and air conditioning) a. The 1972 building is comprised of custom air handlers located in the fifth floor mechanical

room and rooftop mounted exhaust fans. b. Based on conversations with a McQuay representative, the custom air handlers are original to

the building and beyond their useful life. However, this equipment is currently operating.

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c. Exhaust fans have exterior signage indicating that a potential bio-hazard could exist and personal protective equipment measures should be implemented. Thus, we were unable to acquire make and model information.

d. Recommendations i. Replace all custom air handling equipment within the next 5 years.

ii. Replace all roof top general exhaust fans within the next 5 years. iii. Measures need be taken to determine the exhaust fans that provided infectious

control for negative pressure isolation. The exhaust fans and associated duct work need be removed.

5. Electrical a. Electrical panels are located throughout the five floors of the building to serve the equipment

and lighting. The panels are in good condition and no work is required at this time. b. Lighting in the building is provided by fixtures with T8 fluorescent lamps. The T8

fluorescent lamps are adequate from an energy-saving standpoint. There is no work required at this time.

c. This building has a complete fire alarm system. Pull stations, detectors, and notification devices are located throughout the building. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.

d. Recommendations: i. None.

D. Cath Lab Modulars

1. Exteriors (including penetrations) a. The exterior wood siding and aluminum framed windows are original to the modular

building. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

b. Recommendations: i. Exterior needs painting.

ii. Repair/replace torn fabric awning.

2. Roofing: a. The mineral capsheet roofing and interior roof drains and overflow scuppers are original

to the building. There is an interior water leak that has damaged the wall at Clean Utility room 137. This may be the result of the ponding water on the roof. The roof is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Repair roof to eliminate ponding water. b. Recommendations:

i. None.

3. Interiors (walls, doors, flooring, finishes, painting) a. The interior walls, doors and flooring are in serviceable condition. The interior main

corridor flooring has excessive cracking from what appears to be excessive deflection in the floor structure. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Rekey door locks and open doors for air circulation. ii. Repair existing wall damage from undetermined water leak.

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b. Recommendations: i. Verify floor loading and strengthen to prevent future damage.

ii. Close all window coverings to reduce heat and cooling loads. iii. Replace VCT flooring at main corridor floor.


a. Cath Lab Modulars are comprised of forced air ventilation for heating and cooling and steam humidifiers.

b. Dedicated cooling equipment in MRI Server room 208 appears to be in good operating condition and expected to last for another five years.

c. Humidifiers, HU-1 and HU-2, located in room 109 are in operable condition and expected to last another five years.

d. Recommendations: i. Shut-down dedicated cooling equipment located in room 208 once MRI

Servers are removed. ii. Furnish missing hot water heater exterior pan.

iii. Decommission all humidification systems in alignment with manufacturer recommended procedures and industry best practices.

iv. Replace heat pumps, AHUs, and exhaust fans as they are at the end of their useful service life.

5. Electrical

a. Electrical panels are located throughout the single story building to serve the equipment and lighting. The panels are approximately 20 years old and are in good condition. No work is required at this time.

b. Lighting in the building is provided by fixtures with T8 fluorescent and compact fluorescent lamps. The fluorescent lamps are adequate from an energy-saving standpoint. There is no work required at this time.

c. This building has a complete fire alarm system. Pull stations, detectors, and notification devices are located throughout the building. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.


E. Main Kitchen Addition

1. Exteriors (including penetrations) a. The exterior plaster and steel sash single pane windows are original to the building. The

exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

b. Recommendations: i. Paint exterior.

2. Roofing:

a. The gravel ballasted roof, has been repaired and the age is unknown. The roof appears to require extensive maintenance. There are no overflow drains. The roof is being used as an exit from the second story of the 1936 building. There are multiple obstructions and lack of exit illumination that make this exit path a safety concern. There is no fall protection where the exit stair-to-grade abuts the roof parapet.

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b. Recommendations: i. Remove existing roof membrane and replace.

ii. Correct the safety issues with the guardrail roof exit prior to re-occupying the building.

iii. Install overflow drains. 3. Interiors (walls, doors, flooring, finishes, painting)

a. The interior walls, doors and flooring are in serviceable condition. The quarry tile floor is in serviceable condition, except at the conveyor-type dishwasher area, which showed excessive erosion at the grout joints. Food coolers in kitchen have excessive rust on metal wall base and corrosion on floor panels. There is a shrinkage crack at hallway floor leading from serving line to main kitchen. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.


i. Repair quarry tile flooring at dishwasher. ii. Replace corroded metal floor and wall base.


a. Main Kitchen Addition is comprised of a make-up air unit, kitchen hood and dishwasher exhaust fans.

b. Recommendations: i. Make-up air unit and ancillary exhaust system should remain in service to

achieve minimum ventilation requirements for kitchen area.

5. Plumbing (visible supply and waste systems) a. Main Kitchen Addition includes walk-in coolers. b. Recommendations:

i. Decommission walk-in coolers and ancillary equipment in alignment with manufacturer guidelines and industry best practices.

6. Electrical a. Two electrical panels are located in the main kitchen area to serve the equipment and

lighting. The panels are quite old and should be upgraded in the next three to five years. b. Lighting in the building is provided by fixtures with T8 fluorescent lamps. The

fluorescent lamps are adequate from an energy-saving standpoint. There is no work required at this time.

c. This building does not have a fire alarm system. d. Recommendations:

i. Replace 2 existing 120/208V, 225A panel boards within the next three to five years.

F. General Storage Addition

1. Exteriors (including penetrations): a. The exterior plaster and steel sash single pane windows are original to the building. The


b. Recommendations: i. Paint exterior.

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2. Roofing:

a. The ballasted gravel roof does not have overflow drains. It is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

b. Recommendations: i. Remove and replace roof covering.

ii. Install overflow drains.

3. Interiors (walls, doors, flooring, finishes, painting) a. The interior walls, doors and flooring are in serviceable condition. The interior doors

have key and combination locks. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Rekey interior door locks and open doors for air circulation. b. Recommendations:

i. Close all window coverings to reduce heat and cooling loads.

4. Mechanical (heating, ventilating, and air conditioning) a. General Storage Addition is not equipped with a forced air ventilation system. There is a

temporary cooling system located in room 103 and the exterior offices have residential air conditioning units located in the windows.

b. Recommendations: i. In order to achieve a soft mothball building condition, all residential air

conditioning should be removed and windows should be properly sealed to protect building interior from exterior contaminants.

ii. Utilize temporary cooling system located in room 103 for building ventilation requirements.


a. General Storage Addition room 102 is used for oxygen storage. b. Recommendations:

i. Sutter should remove all oxygen tanks from room 102.

6. Electrical a. One electrical panel is located in the General Storage Addition to serve the equipment and

lighting. The panel is in fair condition. No work is required at this time. b. Lighting in the building is provided by fixtures with T12 and T8 fluorescent lamps. The T8

fluorescent lamps are adequate from an energy-saving standpoint. The T12 lamps are not energy-efficient and should be replaced with T8 lamps as they fail. There is no work required at this time.

c. This building has a fire alarm system. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.


G. Original Power Plant Building (1936)

1. Exteriors (including penetrations) a. The exterior plaster, and steel sash single pane windows and doors are original to the

building. The main north entry shows evidence of minor flooding. The exterior is in

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serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. The exterior wood door frames have dry rot. Repair wooden door frames. ii. Repair paving surface to slope away from the building.

b. Recommendations: i. None

2. Roofing:

a. The clay tile roof, copper gutters and downspouts are original to the building. The flat portion of the roof was not accessible and not inspected. There are no indications of roof leaks viewed from the interior of the building. It is in serviceable condition overall and only routine maintenance is anticipated over the next five years. Gutter on east elevation needs repair.

i. Clean and test all gutters and downspouts with running water to verify unobstructed drainage. Repair gutter on east elevation.

b. Recommendations: i. Inspect tile roof; replace displaced or broken tile and seal cracked tiles.


a. Part of the interior was a temporary morgue and hazardous material storage. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.


i. None

4. Mechanical (heating, ventilating, and air conditioning) a. Original Power Plant Building (1936) is equipped with heating hot water system, medium

pressure steam system, and chilled water system. It appears that Boiler 1 is not in service. Thus, currently there is no redundancy for the heating hot water system. It appears that one boiler is sufficient for “soft” mothball building configuration.

b. Recommendations: i. Heating hot water system should be configured to maintain minimum flow

through the boilers. If current configuration cannot maintain minimum water flow requirements then installation of a by-pass may be needed.

ii. The chillers and ancillary equipment is currently shut-down. Operation of this equipment will need to be verified prior to occupancy.

iii. Steam system should be configured to maintain minimum pressure needed to provide steam to ancillary equipment (fin-tube radiant heat, domestic hot water heat exchangers, etc.)

iv. Replace boilers within the next five years. v. Replace heating hot water and chilled water pumps within the next five years.

vi. Replace cooling tower within the next five years. vii. Replace hydronic piping within the next five years.

viii. Replace chillers within the next five years.

5. Electrical a. This building contains a motor control center which provides power for the mechanical

equipment within the room. While past its useful life, the motor control center is in fair condition. No work is required at this time.

County of Sonoma


January 28, 2015

FINAL Page 30 of 60


c. This building has a complete fire alarm system. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.


H. Power Plant (1975)

1. Exteriors (including penetrations) a. The exterior plaster finish is original to the building. The exterior is in serviceable

condition overall and only routine maintenance is anticipated over the next five years. b. Recommendations:

i. None

2. Roofing: a. The mineral cap sheet built up roofing system appears to be original to the building. The

fiberglass reinforcement is showing through the cap sheet. There is an active roof leak above one of the boilers, adjacent to the roof drain. The overflow drains extend above the drainage point approximately 4” – 5”, which is higher than the 2” code requirement. It is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Remove and replace the roof covering. b. Recommendations:

i. Lower overflow drains to 2” above the lowest drainage point. 3. Interiors (walls, doors, flooring, finishes, painting)

a. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.



a. Power Plant (1975) is comprised of residential air conditioning units for cooling and a unit heaters for heating.

b. Recommendations: i. Continue operation on residential air conditioning units and unit heaters in

order to maintain minimum temperature requirements for space. ii. Replace residential air conditioning unit within the next five years.

iii. Replace unit heater within the next five years.

5. Electrical a. Electrical included with Emergency Generator/Maintenance Shop. b. Recommendations:

i. None.

County of Sonoma


January 28, 2015

FINAL Page 31 of 60

I. Emergency Generator/Maintenance Shop (1980)

1. Exteriors (including penetrations) a. The exterior plaster finish is original to the building. The exterior is in serviceable

condition overall and only routine maintenance is anticipated over the next five years. b. Recommendations:

i. None

2. Roofing: a. The mineral cap sheet built-up roofing appears to be original to the building. An

emulsion coating has been applied to the roof. There are cracks in the emulsion and roofing cement patches along the perimeter cap sheet. There is evidence of ponding around the fresh air intake clerestory. It is in serviceable condition overall and only routine maintenance is anticipated over the next two to three years.

b. Recommendations: i. Remove and replace existing roof covering.


a. The interior doors have key locks. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.


i. None.

4. Electrical a. This building contains the main electrical switchgear for the site in addition to panels

which serve the lighting and equipment within the building. The two generators which provide emergency power to the site are also located in the building. All of the equipment is in fair condition. No work is required at this time.

b. Lighting in the building is provided by fixtures with T12 and T8 fluorescent lamps. The T8 fluorescent lamps are adequate from an energy-saving standpoint. The T12 lamps are not energy-efficient and should be replaced with T8 lamps as they fail. There is no work required at this time.

c. This building has a fire alarm system. In addition to the local system, the main fire alarm control panel for the site is located the Mechanical Equipment Room. Note that the fire alarm system was not tested as part of this assessment, only a visual assessment was performed. There is no apparent work required at this time.


J. Main Server Modular

1. Exteriors (including penetrations):

a. The exterior plaster finish is original to the building. The exterior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

b. Recommendations: i. None.

County of Sonoma


January 28, 2015

FINAL Page 32 of 60

2. Roofing: a. The mineral cap sheet/rolled roofing appear to be original to the building. It is in

serviceable condition overall and only routine maintenance is anticipated over the next five years.


3. Interiors (walls, doors, flooring, finishes, painting):

a. The interior walls, doors and flooring and wall finishes have been updated over the years. The interior doors have key and combination locks. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.

i. Rekey lock and disable combination door locks and open doors for air circulation.

b. Recommendations: i. None.


a. The main server modular is equipped with split-system fan coil units. This equipment is in operable condition and expected to last up to five years.

b. Recommendations: i. When the server equipment is shut-down or removed the fan coils should be

powered down and decommissioned in alignment with manufacturer requirements and industry best practices.

5. Electrical

a. One electrical panel is located in the Main Server Modular to serve the equipment and lighting. The panel is in fair condition. No work is required at this time.




K. Plan Room and Associated Maintenance Buildings

a. These buildings were not assessed. L. Occupational Health Modular

1. Exteriors (including penetrations) a. The exterior wood siding and aluminum framed windows are original to the building. The


b. Recommendations: i. Dry rot is occurring around perimeter of wood siding at grade. Replace dry rot

at wood siding.

County of Sonoma


January 28, 2015

FINAL Page 33 of 60

ii. Repair or replace condensate piping and route to roof drain. iii. Paint exterior.

2. Roofing:

a. The mineral cap sheet, built-up roofing system appears original to the building. The cap sheet fiberglass reinforcing is visible. Evidence of recent roof repairs and additional roofing cement and granules applied to the cap sheet. It is in serviceable condition overall and only routine maintenance is anticipated over the next two to three years.

i. Roof leak evidence at acoustical tile ceiling in Janitor’s closet. Investigate and repair.

b. Recommendations: i. Replace roof covering.

ii. Clean and test all gutters and downspouts to verify unobstructed drainage. 3. Interiors (walls, doors, flooring, finishes, painting)

a. Interior is in serviceable condition overall and only routine maintenance is anticipated over the next five years.


i. Close all window coverings to reduce heat and cooling loads.


c. Occupational Health Modular is equipped with two roof top HVAC units. This equipment is operable and expected to last up to five years.

d. Recommendations: ii. Replace roof top HVAC units within the next five years.


a. Occupational Health Modular is equipped with a domestic hot water heater in the lounge room.

b. Recommendations: i. RTUs condensate drains are connected to a rubber hose that releases water on roof,

which could lead to pooling and potential roof damage. Configure condensate piping in alignment with CMC requirements.

6. Electrical

a. One electrical panel is located in the Main Server Modular to serve the equipment and lighting. The panel is in fair condition. No work is required at this time.




County of Sonoma


January 28, 2015

FINAL Page 34 of 60

NOTE: The estimated useful life of all equipment was calculated using two independent industry sources, Whitestone Research and American Society of Heating, Refrigerating and Air Conditioning Engineers. Not all equipment could be verified due to unavailable or insufficient data. Systems in buildings which did not exist or were not relevant for review were omitted. References/Subject Matter Professionals The following are references and subject matter professionals who contributed data contained within this report:

1) References a. Whitestone Research b. American Society of Heating, Refrigerating and Air Conditioning Engineers

(ASHRAE) c. Phase I Environmental Site Assessment Report by Citadel Environmental Services,

Inc.; September 30, 2014.

2) Subject Matter Team and Relevant Certifications: a. Sean Bondar, Certified Facility Manager (CFM) b. Horace Adams, Registered Architect c. Tavis Weston, Commissioning Specialist d. Milutin Backovich, P.E. Registered Electrical Engineer, Assoc. Design Build

International Association (DBIA), Commissioning Process Management Professional (CPMP)

e. Heather Brown, P.E. Registered Mechanical Engineer, Commissioning Process Management Professional (CPMP)

f. Tim Prechel, Cost Estimator g. Marvin Talusik, P.E. Registered Industrial Engineer, Registered Civil Engineer

County of Sonoma


January 28, 2015

FINAL Page 35 of 60

Appendix A – Site Location Diagram

County of Sonoma


January 28, 2015

FINAL Page 37 of 60

Appendix B – Architectural, Mechanical, and Electrical Statement of Deficiencies

Uniformat II

System Code

Deficiency

DescriptionDeficiency Work Qty Units Unit Cost

Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Exteror Plaster

requires repainting

Paint exterior of

buildingN/A N/A N/A 1.40 N/A N/A N/A N/A 4

B2010 ‐ Exterior

Walls

Missing Basment

air vent screens

Install air vent

screens.1 EA $300 1.40 $420 N/A N/A N/A M

B2010 ‐ Exterior

Walls

Plaster finish

admitting moisture

Patch exterior

plaster and recoat100 SF $15 1.40 $2,100 N/A N/A N/A M

B2010 ‐ Exterior

Walls

Investigate/

correct second

floor rain water

leaks

Repair leaks and

interior damage.1 LS $6,825 1.40 $9,555 N/A N/A N/A M

B2020 ‐ Exterior

Windows

Water leak at

window air

conditioners

Remove window

air conditioner and

plywood panel.

Install window

glazing.

6 SF $65 1.40 $546 N/A N/A N/A M

B2020 ‐ Exterior

Windows

Some windows

missing glazing

putty

Replace glazing

putty100 LF $5 1.40 $700 N/A N/A N/A M

B2020 ‐ Exterior

Windows

Rain water leaks

causing frame

rust/deterioration

Seal window leaks

or replace

windows.

N/A N/A $18,720 1.40 $26,208 N/A N/A N/A M

B2030 ‐ Exterior

Doors

Double doors

admitting water

Install

weatherstripping

and door seals

4 EA $250 1.40 $1,400 N/A N/A N/A M

B2030 ‐ Exterior

Doors

Basement entry

doors admit water

Install sump pump

and pit1 EA $6,500 1.40 $9,100 N/A N/A N/A M

B3010 ‐ Roof

Openings

Gutters and

downspouts

overflowing

Inspect and clean

gutters and

downspouts

500 LF $5 1.40 $3,500 N/A N/A N/A M

B3010 ‐ Roof

OpeningsInspect tile roof.

Replace displaced

or broken tile; seal

cracked tiles.

19,000 SF $5 1.40 $133,000 100 1936 22 2

B3010 ‐ Roof

Openings

Inspect east entry

canopies

Repair canopies for

proper drainage60 SF $75 1.40 $6,300 N/A N/A N/A 2

1936 Building

County of SonomaChanate Hospital Complex

Architectural, Mechanical, and Electrical Statement of Deficencies

FINAL1936 Building

Appendix B ‐ Page 1 of 17

Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

1936 Building



B3010 ‐ Roof

Openings

Investigate second

floor leaks

Repair leaks and

interior damage.2 EA $4,000 1.40 $11,200 N/A N/A N/A 1

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access

N/A N/A N/A 1.40 N/A N/A N/A N/A M

C1020 ‐ Interior

Doors

Door damaged by

forceable entry

Replace door and

hardware1 EA $3,500 1.40 $4,900 N/A N/A N/A 2

C1030 ‐ Fittings

Basement has

combustible

shelving and

materials

Remove

combustible

material from

Basement

N/A N/A $6,500 1.40 $9,100 N/A N/A N/A M

C1030 ‐ FittingsWindow coverings

not closed

Close window

coverings to

reduce heating &

cooling loads

N/A N/A N/A 1.40 N/A N/A N/A N/A 2

C2011 ‐ Stair

Construction

Exit fire escapes do

not have compliant

guardrails and

handrails.

Provide compliant

guardrails and

handrails at fire

escape stairs.

120 LF $120 1.40 $20,160 N/A N/A N/A 3

D5020 ‐ Fixed

Furnishings

Exits not

illuminated

Repair/Replace

light fixture with

battery back‐up

type.

1 EA $500 1.40 $700 N/A N/A N/A 3

D2099 ‐

Other Plumbing

Systems

Sump Pump is at

the end of its

service life.

Replace sump

pump1 EA $4,675 1.40 $6,545 20 N/A N/A 5

D2099 ‐

Other Plumbing

Systems

Steam piping is at

the end of its

useful life.

Replace steam

piping20 LF $38 1.40 $1,050 20 N/A N/A M

D3029 ‐

Heating

Ventilation

System

Ventilation in

building is

inadequate to

maintain soft

mothball state.

Add 580 MBH

heating and

ventilation system.

4 EA $76,000 1.40 $425,600 20 N/A N/A M

D3034 ‐

Split AC System

Cooling Generating

System has

reached the end of

its useful life.

Replace Split AC

Systems1 EA $3,500 1.40 $4,900 20 N/A N/A 5

FINAL1936 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

1936 Building



D3034 ‐

Split AC System

Heating & Cooling

Generating

Systems have

reached the end of

their useful life.

Replace Split AC

Systems2 EA $6,500 1.40 $18,200 20 1997 2 4

G4010 ‐ Electrical

Distribution

Electrical panels

have reached the

end of their useful

life.

Replace electrical

panel.8 EA $3,375 1.40 $37,800 30 1960 ‐24 3

FINAL1936 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Wall leak at

vertical settlement

joint

Install expansion

joint with cover.50 FT $75 1.40 $5,250 N/A N/A N/A M

B2010 ‐ Exterior

Walls

Exterior needs to

be re‐paintedPaint exterior 1 EA

Priority #5

Discretionary

Observation

1.40 N/A N/A N/A N/A 5

B2020 ‐ Exterior

Windows

Window putty

missing

Replace missing

window putty100 LF $5 1.40 $700 N/A N/A N/A M

B2020 ‐ Exterior

Windows

Water leak at room

56‐163.

Repair water

damage at room

56‐163. Verify if

mold is present.

N/A N/A $3,900 1.40 $5,460 N/A N/A N/A M

B3010 ‐ Roof

Coverings

Roof Leak above

Blood Bank

Remove and

replace roofing and

flashings.

200 SF $25 1.40 $7,000 25 1970 M

B3010 ‐ Roof

Coverings

Roof Leak at

covered walkway

Repair or replace

roofing and

flashings. Add bird

netting.

100 SF $25 1.40 $3,500 25 1990 1 1

B3010 ‐ Roof

Coverings

West wing has

ponding

Repair roof to

allow roof to drain.5,000 SF $25 1.40 $175,000 N/A N/A N/A 2

B3010 ‐ Roof

Coverings

Roof needs

replacement

Replace roof

covering18572 SF $25 1.40 $650,020 25 1970 ‐19 5

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access


C1030 ‐ FittingsBase cabinets not

accessible.

Inspect base

cabinets below

sinks and repair

water damage.

N/A N/A $39,000 1.40 54600 N/A N/A N/A 2


not closed

Close window

coverings to

reduce heating &

cooling loads


D3042 ‐

Exhaust Fans

Exhaust Fans have

reached the end of

their useful life.

Replace EFs 10 EA $700 1.40 $9,800 20 N/A N/A 4

1956 Building



FINAL1956 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

1956 Building



D3052 ‐

Terminal &

Package Units

Packaged chilled

water and hot

water AC unit are

at the end of its

service life

Replace RTUs 75 Ton $1,000 1.40 $105,000 20 N/A N/A 4

D3052 ‐

Terminal &

Package Units

Existing heating

and ventilating

(HV) unit is at the

end of its useful

service life.

Replace existing

heating and

ventilating unit

with evaporative

cooling and

heating unit to

improve efficiency

and comfort.

30 EA $500 1.40 $21,000 20 N/A N/A 4


Distribution

Electrical panels

have reached the

end of their useful

life.

Replace electrical

panel.5 EA $3,375 1.40 $23,625 30 1960 ‐24 3

FINAL1956 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Exterior needs to

be sealed

Apply water

repellant to

exterior

N/A N/A $0 1.40 $0 N/A N/A N/A 5

B2020 ‐ Exterior

Windows

Test windows for

water leakage

Seal windows and

repair gypsum wall

board damage

100 SF $10 1.40 $1,400 N/A N/A N/A M

B3010 ‐ Roof

Coverings

Combustible and

misc repair

materials on roof

Remove the

combustible and

misc repair

materials.

1 EA $100 1.40 $140 N/A N/A N/A M

B3010 ‐ Roof

Coverings

Raised platform

does not meet

NRCA Standards

Raise platform 60 SF $50 1.40 $4,200 N/A N/A N/A 4

B3010 ‐ Roof

Coverings

Roofing needs to

be replaced

Remove and

replace roof

covering

14250 SF $25 1.40 $498,750 25 1990 1 5

B3020 ‐ Roof

Openings

No fall protection

at east elevation.

Provide fall

protection.20 LF $65 1.40 $1,820 N/A N/A N/A M

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access



not closed

Close window

coverings to

reduce heating &

cooling loads


C3010 ‐ Wall

Finishes

Confirm the

presence of mold

at window head

Repair window

head damage.3 SF $75 1.40 $315 N/A N/A N/A M

D1095 ‐ Medical

Equipment

Potential nuclear

contamination

Remove

contaminated

cases, lead

shielding and small

containers from

nuclear medicine.

1 EA $1,500 1.40 $2,100 N/A N/A N/A M

1972 Building



FINAL1972 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

1972 Building



D3042 ‐ Exhaust

Fans

Exhaust Fans have

reached the end of

their useful life.


D3052 ‐ Terminal

& Package Units

Packaged chilled

water and hot

water AC unit are

at the end of its

service life

Replace AHUs 250 Ton $1,000 1.40 $350,000 20 N/A N/A 4

FINAL1972 Building


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B1010 ‐ Floor

Construction

Verify floor

structure & loading

limits.

Verify floor loading

to prevent future

finish damage.

N/A N/A $13,650 1.40 $19,110 N/A N/A N/A 2

B2010 ‐ Exterior

Walls

Exterior needs re‐

paintingPaint exterior N/A N/A $0 1.40 $0 N/A N/A N/A 5

B2014‐Exterior

Walls

Fabric awning is

torn and worn‐out

Replace fabric

awning1 EA $3,500 1.40 $4,900 10 2004 0 3

B3010‐ Roof

CoveringsPonding at roof.

Repair so that roof

drains400 SF $25 1.40 $14,000 20 2004 10 M

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access



not closed

Close window

coverings to

reduce heating &

cooling loads


C3010‐ Wall

Finshes

Wall leak at Clean

Utility Room 237Repair wall leak. 5 SF $100 1.40 $700 10 2004 0 M

C3020 ‐ Floor

Finishes

VCT flooring at

corridor is crackedReplace flooring. 600 SF $10 1.40 $8,400 10 2004 0 2

D3027 ‐

Plumbing

Hot Water Heater

Pan

Hot Water Heater

is not equipped

with exterior pan

per CMC

requirements

1 EA $75 1.40 $105 N/A N/A N/A M

D3028 ‐

Heat Pumps

Heat pump is at

the end of its life.Replace heat pump 15 Ton $6,000 1.40 $126,000 20 N/A N/A 4

D3042 ‐

Exhaust Fans

Exhaust Fans have

reached the end of

their useful life.


Cath Lab Modulars



FINALCath Lab Modulars


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

Cath Lab Modulars



D3052 ‐

Terminal &

Package Units

Packaged chilled

water and hot

water AC unit are

at the end of its

service life

Replace AHU 20 Ton $1,000 1.40 $28,000 20 N/A N/A 4

FINALCath Lab Modulars


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Exterior needs re‐

paintingPaint exterior N/A N/A N/A 1.4 N/A N/A N/A N/A 5

B3010 ‐ Roof

Coverings

Ballasted roof has

reached the end of

its useful life

Replace roof

covering4,430 SF $25 1.4 $155,050 30 1960 ‐24 2

B3022 ‐ Roof

Openings

Fall protection

missing from exit

way.

Install fall

protection @ exit

way

20 LF $65 1.4 1820 N/A N/A N/A 2

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access


C3020 ‐ Floor

Finishes

Quarry tile floor at

dishwasher is

damaged

Repair QT floor 10 SF $35 1.4 490 N/A N/A N/A 3

C3020 ‐ Floor

Finishes

Refrigerated metal

flooring has

reached the end of

their useful life.

Replace metal

floors at coolers700 SF $25 1.4 24500 N/A N/A N/A 3

D2040 ‐ Rain

Water Drainage

No roof overflow

drains are present

Install roof

overflow drains.2 EA $7,500 1.4 21000 30 1960 ‐24 2

D3042 ‐

Exhaust Fan

Exhaust Fans have

reached the end of

their useful life.

Replace EFs 1 EA $700 1.40 $980 20 N/A N/A 4

D3042 ‐

Exhaust

Distribution

System

Make‐up Air Unit

has reached the

end of its useful

life.

Replace MAU 1 EA $16,000 1.40 $22,400 20 N/A N/A 4


Distribution

Electrical panels

have reached the

end of their useful

life.

Replace electrical

panel.2 EA $3,375 1.40 $9,450 30 1960 ‐24 3

Main Kitchen Addition



FINALMain Kitchen Addition


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Exterior needs

paintingPaint exterior N/A N/A $0 1.40 $0 N/A N/A N/A 5

B3010 ‐ Roof

Coverings

Ballasted roof has

reached the end of

its useful life

Replace roof

covering4,196 SF $25 1.40 $146,860 30 1960 ‐24 2

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access



not closed

Close window

coverings to

reduce heating &

cooling loads


D2040 ‐ Rain

Water Drainage

Roof drains do not

have overflow

drainage.

Provide overflow

drains2 EA $4,500 1.40 $12,600 N/A N/A N/A 2

D3030 ‐ Split AC

system

Residential ac units

are not sufficient

to meet ventilation

requirements.

Provide split

system ac unit with

gas heat.

1 EA $6,500 1.40 $9,100 N/A N/A N/A 1

General Storage Addition



FINALGeneral Storage Addition


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2030 ‐ Exterior

Doors

Dry rot at entrance

doors

Repair doors and

frames; 20 SF $12 1.40 $336 30 1936 ‐48 M

B3010 ‐ Roof

CoveringsInspect tile roof.

Replace displaced

or broken tile; seal

cracked tiles.

2,380 SF $5 1.40 $16,660 100 1936 22 2

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access


D2040 ‐ Rain

Water Drainage

Gutters and

downspouts

overflowing;

gutters need

repair.

Inspect and clean

gutters and

downspouts; repair

gutters

200 LF $5 1.40 $1,400 100 1936 22 M

D3021 ‐

Heat Generating

System

Existing gas boiler

is at the end of its

service life.

Replace gas boiler. 2 EA $28,000 1.40 $78,400 20 N/A N/A 4

D3033 ‐

Cooling

Generating

System

Cooling tower is at

the end of its

useful life.

Replace cooling

tower with higher

efficient cooling

tower.

1 EA $50,000 1.40 $70,000 20 N/A N/A 4

D3044 ‐

Hot Water

Distribution

Hot Water pumps

are beyond useful

economic life.

Replace pumps

and motors in their

entirety.

2 EA $10,000 1.40 $28,000 20 N/A N/A 4

D3045 ‐

Chilled Water

Distribution

Chilled Water

pumps are beyond

useful economic

life.

Replace pumps

and motors in their

entirety.

2 EA $20,000 1.40 $56,000 20 N/A N/A 4

D3045 ‐

Chilled Water

Distribution

Existing hydronic

piping distribution

at central plant is

antiquated.

Replace existing

hydronic piping at

central plant with

new piping.

N/A LF $30 1.40 $42 20 N/A N/A 4

D3045 ‐

Chilled Water

Distribution

Existing 75 Ton

Chiller is at the end

of its useful life.

Replace existing

chiller.2 EA $69,000 1.40 $193,200 20 2001 6 4

G2030 ‐

Pedestrian

Paving

Paving slope allows

water to drain

toward building

Repair paving to

allow water to

drain away from

building.

50 SF $60 1.40 $4,200 N/A N/A N/A M

Original Power Plant Building



FINALOriginal Power Plant Bldg


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B3010 ‐ Roof

CoveringsRoof leaking Replace roof 2,380 SF $25 1.40 $83,300 30 1975 ‐9 M

D2040 ‐ Rain

Water Drainage

Roof drains do not

have overflow

drainage.

Lower overflow

drains to 2" above

the lowest

drainage point.

2 EA $4,500 1.40 $12,600 N/A N/A N/A 2

D3052 ‐

Terminal &

Package Units

Existing heating

and ventilating

(HV) unit is at the

end of its useful

service life.

Replace existing

heating and

ventilating unit

with evaporative

cooling and

heating unit to

improve efficiency

and comfort.

1 EA $500 1.40 $700 20 N/A N/A 4

Power Plant (1975)



FINALPower Plant (1975)


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B3010 ‐ Roof

Coverings

Roof membrane

has reached the

end of its useful

life

Replace roof

covering2,400 SF $25 1.40 $84,000 30 1982 ‐2 3

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access


Emergency Generator



FINALEmergency Generator


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access


Main Server Modular



FINALMain Server Modular


Uniformat II

System Code

Deficiency

DescriptionDeficiency Work Quantity Units Unit Cost

Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

Not assessed TBD

Plan Room & Maint. Building



FINALPlan Room and Maint. Bldgs


Uniformat II

System Code

Deficiency


Soft

CostsExtended

Est.

Useful

Life

Year

Installed

Useful

Life

Remaini

ng

Priority

B2010 ‐ Exterior

Walls

Dry rot at wood

siding

Repair dry rot at

wood siding100 SF $12 1.40 $1,680 25 N/A none 2

B2010 ‐ Exterior

Walls

Exterior requires

paintingPaint exterior N/A N/A

N/A ‐

Discretionary1.40 N/A N/A N/A N/A 5

B3010 ‐ Roof

Coverings

Roof covering has

reached the end of

its serviceable life.

Replace the roof

covering2,602 SF $25 1.40 $91,070 25 N/A none 3

B3010 ‐ Roof

Coverings

Roof leak evidence

at janitor's closet.

Investigate leak

and repair.50 SF $25 1.40 $1,750 N/A N/A N/A M

C1020 ‐ Interior

Doors

Interior locking

doors not

accessible

Re‐key interior

locking doors for

access



not closed

Close window

coverings to

reduce heating &

cooling loads


D2040 ‐ Rain

Water Drainage

Gutters and

downspouts

overflowing;

gutters need

repair.

Inspect and clean

gutters and

downspouts; repair

gutters

200 LF $5 1.40 $1,400 20 N/A none 1

D2031 ‐ Waste

Piping

Rooftop unit

condensate piping

is damaged or not

routed properly

Repair or replace

condensate piping

and route to roof

drain

2 EA $500 1.40 $1,400 20 N/A none 1

D3034 ‐ Split AC

Systems

Split system

(furnace

heat/condensing

unit) is in poor

condition.

Replace with split

system with gas

furnace and dx

cooling.

2 EA $6,500 1.40 $18,200 20 N/A none 4

Occupational Health Modulars



FINALOccupational Health Modulars


County of Sonoma


January 28, 2015

FINAL Page 55 of 60

Appendix C – Chanate Hospital Building Photos

County of Sonoma


January 28, 2015

FINAL Page 56 of 60

C2011 – Second story unmarked exit pathway across roof with obstructions (1936 Building). Currently the emergency path of egress condition.

B3010 – Combustible and miscellaneous repair material on roof. Raised platform at electrical equipment (1972 Building).

County of Sonoma


January 28, 2015

FINAL Page 57 of 60

B2020 – Wall damage adjacent to windows (1972 Building).

B3010 – Leaking roof (Power Plant 1975).

County of Sonoma


January 28, 2015

FINAL Page 58 of 60

B3010 – Leaking roof at Blood Bank (1956 Building).

B3010 – Leaking Roof at Blood Bank (1956 Building).

County of Sonoma


January 28, 2015

FINAL Page 59 of 60

B3010 – Ponding water, west wing (1956 Building).

B3010 – Ponding water (Cath Lab Modulars).

D2099 – Steam Piping leak (Basement 1936 Building)

County of Sonoma


January 28, 2015

FINAL Page 60 of 60

D3027 – Hot Water Heater is not equipped with exterior pan (Cath Lab Modulars)

Exhaust Fan with infectious control signage – (1972 Building)

Documents

High-Level System Assessment for “Soft” Mothball State of