PROPERTY CONDITION ASSESSMENT - AllWest Environmentalaccordance with ASTM E2018-13. On [Date],...

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

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

AllWest Environmental | AllWest1.com

AllWest Environmental

PROPERTY CONDITION ASSESSMENT

Flamingo Resort & Spa, 2777 Fourth Street, Santa Rosa, CA 95405

PREPARED FOR:

Client Name Address

City, State, Zip

ALLWEST PROJECT xxxxx.60 Date

PREPARED BY:

Preparer's Name and Title

REVIEWED BY:

Reviewer's Name and Title

ii

TABLE OF CONTENTS

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

A. Property Description ...................................................................................................... Page 1 B. Summary of Findings and Recommendations ............................................................... Page 3 C. Immediate Needs & Replacement Reserves ................................................................. Page 5 D. Immediate Needs & Replacement Reserves Spreadsheet ............................................ Page 5A II. REGULATORY REVIEW ............................................................................................................. Page 5 III. PROPERTY CONDITION ASSESSMENT .................................................................................. Page 6

A. General .......................................................................................................................... Page 6 A.01 Introduction ..................................................................................................... Page 6 A.02 Property Summary Data .................................................................................. Page 6 A.03 Property Directory ........................................................................................... Page 7 A.04 Utility Services ................................................................................................. Page 7 B. Site Development & Landscaping .................................................................................. Page 7 B.01 Landscaping & Irrigation .................................................................................. Page 7 B.02 Parking, Driveways, Concrete Sitework .......................................................... Page 8 B.03 Site Drainage .................................................................................................. Page 8 B.04 Miscellaneous Items and Support Structures .................................................. Page 9 B.05 Fencing and Screening ................................................................................... Page 9 B.06 Signs & Identification ....................................................................................... Page 10 B.07 Stairs, Landings and Railings .......................................................................... Page 10 B.08 Support and Dock Areas ................................................................................. Page 10 C. Exterior Envelope .......................................................................................................... Page 10 C.01 Roof and Accessories ..................................................................................... Page 10 C.02 Exterior Envelope ............................................................................................ Page 12 C.03 Doors, Windows and Skylights ........................................................................ Page 12 C.04 Patios, Terraces, Balconies and Trellises ....................................................... Page 13 D. Structural Elements ....................................................................................................... Page 13 D.01 Foundations .................................................................................................... Page 14 D.02 Wall Construction ............................................................................................ Page 14 D.03 Roof/Floor Framing ......................................................................................... Page 14 E. Interior Finishes ............................................................................................................. Page 14 E.01 Floor and Base Finishes .................................................................................. Page 14 E.02 Wall Finishes and Doors ................................................................................. Page 15 E.03 Ceiling Finishes ............................................................................................... Page 16 E.04 Interior Stairs ................................................................................................... Page 16 F. Equipment and Systems ................................................................................................ Page 17 F.01 Meters ............................................................................................................. Page 17 F.02 Mechanical - HVAC ......................................................................................... Page 17 F.03 Electrical .......................................................................................................... Page 19 F.04 Gas.................................................................................................................. 0 F.05 Plumbing ......................................................................................................... Page 21 F.06 Fire Protection ................................................................................................. Page 22

F.07 Other Systems ................................................................................................ Page 23 F.08 Security System .............................................................................................. Page 23 F.09 Vertical Transportation and Conveying Systems ............................................. Page 23 G. Accessibility Compliance ............................................................................................... Page 24 G.01 Parking ............................................................................................................ Page 24 G.02 Path of Travel .................................................................................................. Page 24 G.03 Toilets/Plumbing Fixtures ................................................................................ Page 25 G.04 Elevators ......................................................................................................... Page 26 G.05 Pools ............................................................................................................... Page 26 IV. CONSULTANT'S QUALIFIERS .................................................................................................. Page 26

FIGURES Regional Map, Vicinity Map, and Aerial Photo

PHOTOGRAPHS Photos 1 through 132 and MEP Photos M-1 to M-48 APPENDIX A Assessor’s Parcel Maps and Summaries, Sanborn Map, FEMA Map and Building

Permit Information APPENDIX B Inspection reports and Vendor Documents APPENDIX C Mechanical Equipment List

APPENDIX D Authorization for Reliance and General Conditions

1

PROPERTY CONDITION ASSESSMENT

Flamingo Resort & Spa, 2777 Fourth Street, Santa Rosa, CA 95405

I. EXECUTIVE SUMMARY

AllWest has completed a Property Condition Assessment of the above referenced site in accordance with ASTM E2018-13. On [Date], AllWest visited the property and observed the condition of the structures and the surrounding area. [Name], [Title] provided interior and roof access during our site visits. This Executive Summary is provided solely for the purpose of overview. Any party who relies on this report must read the full report. The Executive Summary may have omitted important details, any one of which could be crucial to proper understanding and subject matter risk assessment.

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

A. PROPERTY DESCRIPTION The subject property is a luxury spa resort consisting of ten buildings with 170 guestrooms constructed in 1957, 1989, 1995 and 2005 with a reported 127,956 square feet (sq ft) of total gross floor area. The site is bound to the west and southwest by Long Drive; to the southeast by Farmers Lane; to the northeast by Alice Street. The subject property is developed on two irregularly-shaped parcels with a total area of 10.05 acres. The site has gradual slopes with a total change in elevation of eight feet with an overall descending slope from northeast to southwest. The site is located within a residential/ commercial, mixed use district developed with buildings between one and two stories in height. Single- and multi-family residences are located to the north, northeast, northwest and west. Commercial buildings with retail, office and restaurant occupancies are found to the east, southeast and southwest.

The property’s zoning designation is PD56-001 (Planned Development). The occupancy classifications are Group R-1 (Residential – hotel) and A-2 (Assembly – Restaurants and banquet halls). The property is located within FEMA Flood Zone X (unshaded). The ten buildings at the subject property are: The Main Bldg is a single-story structure with a

mezzanine constructed in 1957. The building is irregularly shaped in plan;

Bldgs 100, 200, 300 & 400 are the four original two-

story guestroom structures were built in 1957, containing a total of 136 guestrooms. These buildings are generally rectangular in plan with a reentrant angle subtraction at one corner;

Bldg 500 is a newer, L-shaped two-story guestroom

structure built in 1995 containing 34 guestrooms; The HCS Bldg (Health Club/Spa Building) was

constructed in two phases; the two-story health club portion was built in 1989, the single-story spa was built as an addition in 1995; The Pool Equip Bldg is an L-shaped wood-framed

service building built in 1957. This building primarily houses the pool equipment for the main swimming pool;

The Lap Pool Bldg was built in 2005 adjacent to the

lap pool;

An open-air Gazebo shelters the hot tub spa pool; it

was constructed in 1984. Building construction is Type V-B, non-fire resistive rated. Only Bldg 500 and the HCS Building have fire sprinkler systems. All buildings have reinforced concrete slab-on-grade foundations. All observable structural elements appeared in “Good” condition. The buildings have perimeter wood stud bearing walls and plywood sheathed shear walls; roof framing consists of 2x wood joists and rafters, wood trusses, and plywood sheathing. Second floors have

2

conventional Type V wood stud floor framing. Bldgs 100 to 400 also have some structural steel framing elements. The Main Bldg is constructed with steel framing system of W-Section steel beams and purlins; steel columns are presumed to provide vertical support. CMU walls also provide perimeter support for roof and mezzanine framing. The mezzanine has conventional Type V wood stud floor and wall framing. The mezzanine floor is concrete on expanded metal lath. The pool equipment building has CMU perimeter walls, wood framed cripple walls on top of the CMU walls, and wood stud roof rafters and plywood decking. Generally well maintained, mature landscaping is provided throughout the site adjacent to all buildings, along perimeter streets, as well as within the parking lot in landscaped islands. Landscaping is very attractive and consists of grass lawns, ground cover, flowering plants, and mature trees and shrubs. An automatic irrigation system with multiple controllers is installed. Off-street parking for a reported 219 cars is provided in the at-grade, asphalt paved lot. Parking presumably complies with the requirements of the development permit issued by the Santa Rosa Planning Department for original construction. Ten Accessible parking stalls are provided; two of which are Van Accessible. The landscaping is in generally “Good” condition; the parking lot is “Good” to “Fair” condition. The roofs are in “Good” to “Poor” condition. The Main Bldg, the Pool Equip Bldg, and Bldgs 400 and 500 have older modified bitumen roofing systems (MBR). These roofing systems are in “Fair” to “Poor” condition and will require replacement during the reserve term. The Main Bldg roof received a white spray coating with spread mineral granules over the existing MBR system in 2016, though roof leaks and repairs appear to continue. Guestroom Bldgs 100 to 300 have single-ply thermoplastic polyolefin (TPO) roofing systems which range in approximate age from five to more than 10 years old. These roofs are in generally “Good” condition. The Health Club portions of the HCS Bldg and the Lap Pool Bldg have newer asphalt composite shingle roofs in “Good” condition. The Spa portion of the HCS Bldg has a synthetic slate roof that dates to original construction in 1995, and is in generally “Good” condition. The Main Bldg and Bldg 500 is finished in painted stucco with Ashlar stone masonry veneer accent walls

with aluminum double-hung windows. Bldgs 100- 400 have painted wood siding with Ashlar stone masonry accent walls. The breezeways have curtain walls with painted wood framing. The HCS Bldg have painted clapboard siding and wood framed, double-hung windows. Interior finishes are in generally “Good” condition; evidence of generally normal wear and tear was observed, most evidently in high-use areas. Common areas include the main lobby, ballroom, meeting rooms, restrooms, and restaurant and lounge in the Main Building. Meeting rooms are also located in Bldgs 200, 300 and 500. The HVAC system is in generally “Good” to “Fair” condition. Guestrooms are served by ceiling-mounted fan coil units provided with chilled and heated water by the central HVAC equipment. The Central plant includes water cooled chillers, an induced air cooling tower and gas-fired boilers. Packaged units, split system air conditioners and evaporative-type cooling units provide conditioned air to specific spaces. Vertical exhaust fans are used for discharging restroom and utility room air. The electrical system includes a two metered 800 amp and 1,600 amp main power panels and a copper wire-in-conduit distribution system. A diesel powered standby generator is out of service. The physical condition of the electrical system appeared “Fair.” Domestic water enters the property off the municipal main that runs beneath Farmers Lane. Backflow prevention devices are installed at each service point. Municipal water pressure is adequate to serve the property. Interior domestic water piping where observable is copper. Irrigation distribution piping is PVC and plastic. The physical condition of the plumbing appeared “Good.” The firewater service includes a backflow prevention device and provides domestic water for both Bldg 500 and the HCS Bldg, which are fully sprinkled. Municipal firewater pressure is adequate to serve the property. Bldg 500 and the HCS Bldg each have their own riser. The physical condition of the fire protection system appeared “Good.” The hotel complex has an electronic card access system that serves guestrooms, pool area entrance gates and the HCS Bldg. Surveillance cameras are placed at both interior and exterior locations around the property and are monitored by an onsite DVR. Two hydraulic elevators are provided; one located in Bldg 500, the other in the HCS Bldg health club. Both elevators are rated at 2,500 lbs. and original to construction.

3

The buildings demonstrate a variable level of compliance with current Accessibility requirements. Though some generally minor deficiencies were observed, other more egregious dimensional and path of travel deficiencies are also present.

B. SUMMARY OF FINDINGS

AllWest found the building in generally “Good” condition with the following exceptions:

Code/Life Safety

Provide concrete repairs to eliminate tripping hazards;

Replace standard receptacles with GFCI receptacles when missing within 6-feet of water sources;

Perform infrared scanning of electrical equipment on a triennial basis;

Provide repairs and replacement of electrical power distribution components as determined by infrared scanning;

Repair electrical non-conformance issues, such as wire nuts in some electrical panels, missing circuit breaker blanks in electrical sub-panels, missing panel parts in one of the main panels, missing cover plates, exposed wiring connections and missing circuit breaker identification cards;

Perform ground fault performance testing on breakers with amperage ratings of 1,000 amps and higher as recommended by NFPA 70B on a triennial basis;

Install automatic seismic shutdown valves on all three natural gas service stations for earthquake safety;

Replace rigidly piped natural gas connections on hot water boilers and pool/spa heaters with flexible gas connections for earthquake safety;

Main Bldg: Install fire blocking in the telecommunications closet on the mezzanine level;

Provide all required Accessibility signage for parking;

Provide compliant Accessible path of travel from public sidewalk to site walkways;

Provide truncated domes at required locations;

Provide remedial measures to address excessive floor slope at side entrances at breezeways;

Install ISA signage at required locations;

Main Bldg and Bldgs 100 to 400: Install Accessibility compliant stair handrails on all interior stairs;

Main and HCS Bldgs and Bldgs 100 to 400: Provide visually contrasting stripes on interior and exterior stairs, as required;

Provide restroom sink drain insulation where required and not already installed;

Provide high/low drinking fountain combinations to replace single height water fountains;

Upgrade three additional guestrooms to provide mobility features; these three do not require roll-in showers;

Provide eleven additional portable TTY communication devices.

Capital Expenditure

Return all landscaping elements to "Good" condition;

Perform minor and full-depth repairs to address degraded surface condition, upheavals and cracking of asphalt paving;

Reseal all asphalt paved parking areas and drive aisles;

Restripe parking stalls;

Provide concrete repairs unrelated to tripping hazards;

Replace degraded flexible sealants at main and lap pools and at hot tub spa pool;

Provide mortar and tile repair at main and lap pools.

Pool Equip Bldg: Repaint north wall where paint color does not match rest of building;

Resurface tennis courts;

4

Perform repairs to address surface cracking at tennis courts;

Replace tennis courts nets and screening, as needed;

Provide repairs to return chain-link fencing to "Good" condition;

Replace wood in fence near loading dock;

Main and Pool Equip Bldgs and Bldgs 400 and 500: replace roofing systems;

HCS Bldg: Replace missing and damaged synthetic roof shingles;

Main Bldg: Rebuild and provide new paint for mechanical equipment screen at southeast corner of building;

Main Bldg: Repair and repaint mechanical equipment screen on east side of building;

Main Bldg: Perform crack repairs in exterior concrete stucco wall finishes;

Main Bldg: Replace 3 tons of packaged cooling unit capacity serving the business/administration offices;

HCS Bldg: Replace two split system air conditioning units that provide 7 tons of cooling capacity to the spa wing;

Main Bldg: Repair and refurbish three air handlers inside upper level mechanical equipment room below the roof;

Main Bldg: Refurbish the rooftop air handler serving the Alexander Room to extend its serviceable life;

Main Bldg: Perform eddy current testing of both the evaporator and condenser tube bundles of both chillers to determine tube conditions;

Perform chiller tube bundle repairs as a result of eddy current test results;

Refurbish/recondition chiller refrigerant compressors to extend their serviceable lives;

Replace variable frequency drives as units reach the end of their serviceable lives;

Replace fan coil units as they reach the end of their serviceable lives;

Budget contingency funds for the installation of fan coil unit dry wall enclosures in guestroom Bldgs 100 to 400 to prevent unfiltered air from entering the units;

Replace corroded electrical panels in the Pool Equip Bldg pump room and other isolated areas;

Provide, as necessary, descaling, repairing and/or replacing heat exchangers, valves, piping and instruments on the manifold that is located in the former standby generator room;

Replace swimming/lap pool heaters as units reach the end of their serviceable lives;

Replace spa pool heaters as units reach the end of their serviceable lives;

Replace swimming pool and spa pool pumps and motors as they reach the end of their serviceable lives;

HCS Bldg: Replace steam generators serving the men’s and women’s steam rooms when units reach the end of their serviceable lives.

Modernization/Improvement Items in this category are not mandatory or essential, but are recommendations for general improvements and modernization to bring the property up to current standards or best practices.

Main Bldg and Bldgs 100, 200 and 500: Renew interior finishes, fixtures and equipment;

Rewire guestrooms in Bldgs 100 to 400 in accordance with current electrical code design standards to eliminate breaker tripping and reduce wiring/breaker loads for fire and safety reasons;

Main Bldg: Budget contingency funds to replace instead of repair the three air handlers inside upper level mechanical equipment room below the roof;

Replace the main fire alarm panel in the Main Bldg and replace as necessary and add horn/strobes to meet current ADA requirements in all buildings;

5

Install fire sprinkler deluge systems in Bldgs 100, 200, 300, 400 and the Main Bldg;

Bldg 500 & HCS Bldg: Renew interior finishes in elevator cabs;

Bldgs 100 to 400: Install Accessibility compliant stair guardrails/handrails on all interior stairs;

Main Bldg: Provide alterations to achieve compliant Accessible restrooms on mezzanine level.

C. IMMEDIATE REPAIRS & REPLACEMENT RESERVES

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

Immediate repair needs as indicated in the Immediate Needs & Replacement Reserves Analysis are estimated at $184,425. Expenditures include concrete

sitework repairs to address tripping hazards, various measures to address deficiencies with the electrical distribution system and various measures to address Accessibility deficiencies.

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

The five-year replacement reserves are estimated at $2,087,376 which includes a 2.5 % per year inflation

factor. Expenditures include new roofing systems, HVAC system equipment replacement and pool equipment component replacement.

Modernization

Optional Modernization expenses are estimated at $3,799,000. The suggested work calls for furniture,

fixtures and equipment (FF&E) upgrades in Bldgs 100, 200, 500 and in the Main Bldg; installation of fire sprinkler systems in those buildings where not already installed; and upgrades to provide a firm alarm system that is compliant with current Accessibility requirements.

II. REGULATORY REVIEW

During the preparation of this report, requests for information were filed with the Santa Rosa fire, building and planning departments to obtain information concerning any current, active complaints, actions or violations at the subject property. No code enforcement issues for building and planning were observed. A response from the Fire Department had not been received at the time of publication. Santa Rosa Building Department microfiche records contained no Certificates of Occupancy for the subject property. The original building permits associated with the 1957 construction were not available on microfiche; Santa Rosa does not maintain hardcopy records prior to 1999. The buildings were likely constructed according to the 1956, 1986, and 1992 editions of the Uniform Building Code (UBC) and with the 2002 edition of the California Building Code (CBC) which were in effect for the various buildings when they were designed and constructed. The site carries a zoning designation of PD56-001 (Planned Development). Development in this zone is governed by requirements listed in §20-26.060 of the Santa Rosa Municipal Code. Initial development and significant redevelopment within this zone requires a case filing with the Planning Department for a Development Permit. Site development standards – for example, those for off-street parking, open space and landscaping requirements, among others – are typically established for each individual project within the PD zones. The sign tower at the Flamingo is City of Santa Rosa Historic Landmark #15. The buildings themselves do not have any historic designations.

Project No: xxxxx.60

Bldg Age in Years: 23, 29 and 61

No. of Floors: 2, maximum

Approximate Gross Area: 127,956

SITE WORK

1 B.01 105,106 N/A N/A N/A 1 LS Allowance $25,000.00 $25,000 $25,000

2 B.02 29-32 N/A N/A N/A 1 LS Allowance $250,000.00 $250,000 $250,000

3 B.02 25-34 5 5 0 219,000 SF Contractor $0.20 $43,800 $43,800

4 B.02 25-28 5 5 0 209 EA Contractor $10.00 $2,090 $2,090

5 B.02 107,108 N/A N/A N/A 1 LS Allowance $20,000.00 $20,000 $0

6 B.02 109 N/A N/A N/A 1 LS Allowance $20,000.00 $20,000 $20,000

7 B.02 110-112 N/A N/A N/A 650 LF Estimate $6.00 $3,900 $3,900

8 B.02 113,114 N/A N/A N/A 1 LS Allowance $4,500.00 $4,500 $4,500

9 B.04 116 4 UNK UNK 5 LS Contractor $5,000.00 $25,000 $25,000

10 B.04 117 N/A N/A N/A 1 LS Contractor $2,500.00 $2,500 $2,500




EXTERIOR ENVELOPE

14 C.01 79-82 UNK UNK UNK 31,000 SF Contractor $16.00 $496,000 $496,000

15 C.01 91,92 UNK UNK UNK 9,600 SF Contractor $16.00 $153,600 $153,600

16 C.01 93-96 UNK UNK UNK 13,100 SF Contractor $16.00 $209,600 $209,600 $419,200

17 C.01 104 UNK UNK UNK 1,850 SF Contractor $16.00 $29,600 $29,600

18 C.01 102 UNK UNK UNK 1 LS Estimate $1,500.00 $1,500 $1,500

19 C.01 84 UNK UNK UNK 1 LS Allowance $16,500.00 $16,500 $16,500



.

STRUCTURAL

INTERIOR FINISHES

22 E. 53,54 N/A N/A N/A 16,000 SF Allowance $37.50 $0 $600,000



24 E. 37-46 N/A N/A N/A 13,500 SF Allowance $37.50 $0 $506,250

EQUIPMENT & SYSTEMS

25 F.02 M-30 20 21 0 3 EA Estimate $2,000.00 $6,000 $6,000

26 F.02 M-15 20 16 4 7 EA Estimate $2,000.00 $14,000 $14,000

27 F.02 M-28, M-32 70 59 11 3 EA Estimate $35,000.00 $35,000 $35,000 $35,000 $105,000

28 F.02 M-28, M-32 70 70 0 3 EA Estimate $110,000.00 $0 $330,000

29 F.02 M-31 70 59 11 1 EA Estimate $15,000.00 $15,000 $15,000

30 F.02 M-38 N/A N/A N/A 2 EA Estimate $4,000.00 $8,000 $8,000

31 F.02 M-38 N/A N/A N/A 2 EA Estimate $5,000.00 $10,000 $10,000

32 F.02 M-38 N/A N/A N/A 2 EA Estimate $5,000.00 $5,000 $5,000 $10,000

33 F.02 M-37 12 8 4 2 EA Estimate $7,500.00 $7,500 $7,500 $15,000

34 F.02 M-22 25 22 3 15 EA Estimate $5,000.00 $25,000 $25,000 $25,000 $75,000

35 F.02 M-22 N/A N/A N/A 15 EA Estimate $5,000.00 $25,000 $25,000 $25,000 $75,000

36 F.02 M-26, M-27 N/A N/A N/A 1 LS Estimate $8,000.00 $8,000 $8,000

37 F.02 - N/A N/A N/A 25 EA Estimate $100.00 $2,500 $0

38 F.03M-36, M-43,

M-45N/A N/A N/A 1 EA Estimate $5,000.00 $5,000 $5,000 $5,000

IMMEDIATE NEEDS & REPLACEMENT RESERVE ANALYSIS

Avg

EUL

(yr)

EFF

AGE

(yr)

RUL

(yr)

2777 Fourth Street

Santa Rosa, California

ITEM Quantity Unit

Cost

Estimate

Source

Unit

Cost2019

Year 1

No Sec Photos Immediate Needs

Replacement Reserves

2021

Year 3

2022

Year 4

2023

Year 5

2020

Year 2

Provide concrete repairs to eliminate tripping hazards.

Provide concrete repairs at site concrete flatwork.

Main Bldg: Provide complete tear-off roofing system.

HCS Bldg: Replace two split system air conditioning units that provide 7 tons of cooling capacity to the spa wing.

Replace degraded flexible sealants at main and lap pools and at hot tub spa pool.

Provide mortar and tile repair at main and lap pools.

Replace corroded electrical panels in the Pool Equip Bldg pump room and other isolated areas.

Modernization

Costs (Optional)

Years

1-5 Cumulative

Return all landscaping elements to "Good" condition.

Perform minor and full-depth repairs to address degraded surface condition, upheavals and cracking of asphalt paving.

Replace tennis courts nets and screening, as needed.

MODERNIZATION: Bldg 100: Renew interior finishes, fixtures and equipment.


MODERNIZATION: Main Bldg: Renew interior finishes, fixtures and equipment.

HCS Bldg: Replace missing and damaged synthetic roof shingles.

Main Bldg: Repair, as needed, and completely repaint mechanical equipment screen on east side of building.

Main Bldg: Perform crack repairs in exterior concrete stucco wall finishes.

Replace wood in fence near loading dock.

Provide repairs to return chain-link fencing to "Good" condition.

Bldg 500: Provide complete tear-off roofing system.

Pool Equipment Bldg: Provide complete tear-off roofing system.

Main Bldg: Rebuild and provide new paint for mechanical equipment screen at southeast corner of building.

Bldg 400: Provide complete tear-off roofing system.


Reseal all asphalt paved parking areas and drive aisles.

Restripe regular parking stalls.

Resurface tennis courts.

Perform repairs to address surface cracking at tennis courts.

MODERNIZATION: Main Bldg: Budget contingency funds to replace instead of repair the three air handlers inside upper level mechanical equipment room

below the roof (alternative to above item).

Main Bldg: Budget allowance for repair and refurbishment of three air handlers inside upper level mechanical equipment room below the roof.

Main Bldg: Replace 3 tons of packaged cooling unit capacity serving the business/administration office.

Budget allowance for chiller tube bundle repairs as a result of eddy current test results.

Main Bldg: Perform eddy current testing of both the evaporator and condenser tube bundles of both chillers to determine tube condition.

Main Bldg: Refurbish the rooftop air handler serving the Alexander Room to extend its serviceable life.

Refurbish/recondition chiller refrigerant compressors to extend their serviceable lives.

Replace VFDs as units reach the end of their serviceable lives;

Replace fan coil units as they reach the end of their serviceable lives.

Budget contingency funds for the installation of fan coil unit dry wall enclosures in guestroom Bldgs 100 to 400 to prevent unfiltered air from entering the units.

Replace standard receptacles with GFCI receptacles when missing within 6-feet of water sources.

Perform infrared scanning of electrical equipment on a triennial basis.

5A

39 F.03 - N/A N/A N/A 1 EA Estimate $7,500.00 $7,500 $2,500 $2,500

40 F.03

M-14, M-36,

M-46, M-47,

M-48

N/A N/A N/A 1 LS Estimate $10,000.00 $10,000 $0

41 F.03 M-45 N/A N/A N/A 1 EA Estimate $1,400.00 $1,400 $1,400 $1,400

42 F.03 - N/A N/A N/A 4 LS Estimate $75,000.00 $0 $300,000

43 F.04 M-40 N/A N/A N/A 3 EA Estimate $1,500.00 $4,500 $0

44 F.04 M-13, M24 N/A N/A N/A 13 EA Estimate $200.00 $2,600 $0

45 F.05 M-39 N/A N/A N/A 1 LS Estimate $30,000.00 $30,000 $30,000

46 F.05 M-24 V V V 4 EA Estimate $4,000.00 $4,000 $4,000 $4,000 $4,000 $16,000

47 F.05 M-13 V V V 2 EA Estimate $3,500.00 $3,500 $3,500 $7,000

48 F.05 M-25 V V V 1 LS Estimate $12,500.00 $2,500 $2,500 $2,500 $2,500 $2,500 $12,500

49 F.05 M-48 25 22 3 2 EA Estimate $2,500.00 $5,000 $5,000

50 F.06 M-33 N/A N/A N/A 1 LS Estimate $3,000.00 $3,000 $0

51 F.06 M-35 N/A N/A N/A 1 LS Contractor $40,000.00 $40,000

52 F.06 - N/A N/A N/A 1 LS Estimate $450,000.00 $450,000

53 F.09 120-125 UNK UNK UNK 2 LS Allowance $5,000.00 $0 $10,000

ACCESSIBILITY

54 G.01 36,126 N/A N/A N/A 1 LS Allowance $1,500.00 $1,500 $0

55 G.01 34,35 N/A N/A N/A 8 EA Contractor $90.00 $720 $720

56 G.01 34,35 N/A N/A N/A 2 EA Contractor $120.00 $240 $240

57 G.02 2 N/A N/A N/A 1 EA Estimate $10,000.00 $10,000 $0

58 G.02 25 N/A N/A N/A 1 LS Allowance $10,000.00 $10,000 $0

59 G.02 127 N/A N/A N/A 1 LS Allowance $50,000.00 $50,000 $0

60 G.02 128 N/A N/A N/A 1 LS Allowance $250.00 $250 $0

61 G.02 129,130 N/A N/A N/A 30 EA Estimate $1,100.00 $33,000 $0

62 G.02 20,129,130 N/A N/A N/A 1 LS Allowance $5,000.00 $5,000 $0

63 G.02 - N/A N/A N/A 39 EA Estimate $3,500.00 $0 $136,500

64 G.03 50 N/A N/A N/A 1 LS Allowance $300.00 $300 $0

65 G.02 51,52 N/A N/A N/A 1 EA Allowance $20,000.00 $0 $20,000

66 G.03 76 N/A N/A N/A 3 EA Allowance $2,500.00 $7,500 $0

67 G.03 - N/A N/A N/A 3 EA Allowance $3,000.00 $9,000 $0

68 G.03 - N/A N/A N/A 11 EA Allowance $125.00 $1,375 $0

ABBREVIATIONS: TOTAL IMMEDIATE NEEDS COSTS

LS = Lump Sum Allowance Sub-Total $144,900 $568,700 $321,100 $806,000 $93,600 $1,934,300

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

SF = Square Foot Inflation Amount $3,622 $28,790 $24,690 $83,673 $12,300 $153,076

RUL = Remaining Useful Life Total with Inflation $148,523 $597,490 $345,790 $889,673 $105,900

EFF AGE = Effective Age TOTAL ANNUAL RESERVES

UNK = Unknown $16.31

V = Various $3.26

EUL = Expected Useful Life

N/A = Not Applicable or Not Assessable

Replace swimming/lap pool heaters as units reach the end of their serviceable lives.

Replace spa pool heaters as units reach the end of their serviceable lives.

Replace swimming pool and spa pool pumps and motors as they reach the end of their serviceable lives.

Replace steam generators serving the men’s and women’s spa steam rooms when units reach the end of their serviceable lives.

Main Bldg: Install fire blocking in the telecommunications closet on the mezzanine level for fire protection.

Perform ground fault performance testing on breakers with capacities of 1,000 amps and higher on a triennial basis as recommended by NFPA 70B.

MODERNIZATION: Rewire guest rooms in Bldgs 100 to 400 in accordance with current electrical code design standards to eliminate breaker tripping and

reduce wiring/breaker loads for fire and safety reasons.

Install automatic seismic shutdown valves on all three natural gas service stations for earthquake safety.

Replace rigidly piped natural gas connections on hot water boilers and pool/spa heaters with flexible gas connections for earthquake safety.

Budget allowance for descaling, repairing and/or replacing as necessary heat exchangers, valves, piping and instruments on the manifold that is located in the

former standby generator room.

TOTAL MODERNIZATION COSTS (Optional)

Total Annual Reserves ($ Per SF Per Year)

$2,087,376

$3,799,000

$184,425

Total Annual Reserves ($ Per SF)

MODERNIZATION: Bldg 500 & HSC Bldg: Renew interior finishes in elevator cabs.

Provide truncated domes in all required locations.

Provide eleven addition portable TTY communication devices.

Restripe regular Accessible parking stalls and access aisles.

Restripe Van Accessible parking stalls and access aisles.

Provide fully compliant Accessible path of travel from public sidewalk to site walkways.

Main Bldg and Bldgs 100 to 400: Install Accessibility compliant stair handrails on all interior stairs.

Upgrade three additional guestrooms to provide mobility features; these three do not require roll-in showers.

Provide restroom sink drain insulation where required and not already installed.

MODERNIZATION: Main Bldg: Provide alterations to achieve compliant Accessible restrooms on mezzanine level.

Provide high/low drinking fountain combinations to replace single height water fountains, where installed.

Install ISA signage in all required locations.

MODERNIZATION: Bldgs 100 to 400: Install Accessibility compliant stair guardrails/handrails on all interior stairs.

Main and HCS Bldgs and Bldgs 100 to 400: Provide visually contrasting stripes on interior and exterior stairs, as required.

Provide all required Accessibility signage for parking.

Provide remedial measures to address excessive floor slope at side entrances in all four breezeways.

Budget allowance for electrical repairs and replacement of electrical power distribution components as determined by infrared scanning.

Repair electrical non-conformance issues, such ASwire nuts in electrical panels, missing circuit breaker blanks, missing panel parts, missing cover plates,

exposed wiring connections and missing circuit breaker identification.

MODERNIZATION: Replace the main fire alarm panel in the Main Bldg and replace as necessary and add horn/strobes that meet current ADA requirements

in all buildings.

MODERNIZATION: Budget allowance to install fire sprinkler deluge systems in Bldgs 100 to 400 and in the Main Bldg.

5A

Site, $405,040

Exterior

Envelope,

$1,127,900

Structural, $0

Interiors, $0

Equipment and

Systems,

$456,900

Accessibility,

$128,885

Site

Exterior Envelope

Structural

Interiors

Equipment and Systems

Accessibility

TOTAL EXPENSES BY

CATEGORY (Immediate Needs and

Replacement Reserves)

$0

$500,000

$1,000,000

$1,500,000

$2,000,000

$2,500,000

$3,000,000

$3,500,000

$4,000,000

$184,425

$2,087,376

$3,799,000

Immediate Needs Replacement Reserves Modernization Costs

EXPENSE BY TYPE

6

Off-street parking for 219 cars is reported. This presumably complies with the requirements of the Development Permit issued by the Planning Department for the Planned Development case associated with this property at the time of initial design and construction. Other documents reviewed include:

1. Santa Rosa Building Department microfiche building permit records;

2. City of Santa Rosa web site building permit archives;

3. Santa Rosa Municipal Code; 4. Sonoma County Assessor’s Parcel Maps;

5. Sonoma County Assessor’s information

summary.

Copies of pertinent documents are included in the Appendix.

III. PROPERTY CONDITION ASSESSMENT

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

A. GENERAL

A.01 INTRODUCTION The Main Bldg and the four original guestroom buildings were designed by noted Los Angeles-based architect, George Vernon Russell. The prominent 80’ tall tower at the southeast corner of the Main Bldg is a Santa Rosa landmark. The tower has a slender column, triangular in section. Atop the tower is a rotating double-faced sign with pink neon flamingoes. The word “Flamingo” is spelled out in neon letters on each of the three faces of the tower. The rotational element of the sign is functional The hotel has ten individual buildings, including the open-air gazebo. The 170 guestrooms are located within the five guestroom buildings. An in-house maintenance staff of six is employed at the Flamingo; this number includes Ray Nuesmeyer, the director of facilities.

Guestroom Bldgs 100 to 400 were constructed in 1957 and share similar designs, materials and details. Bldgs 100 and 200 have reentrant angle subtractions at their southeast corners; the subtraction is located at the southwest corners of Bldgs 300 and 400. The hotel has two swimming pools. The main pool was constructed in 1957, and the lap pool was installed in 2005. A hot tub spa pool is located in close proximity to the main pool. Five tennis courts were added in 2005. The facility’s design quality, as evidenced by materials, finishes and equipment is “Good.” The buildings are generally well maintained.

A.02 PROPERTY SUMMARY DATA

APN: 181-180-005-000 181-190-007-000

Address:

2777 Fourth Street Santa Rosa, CA 95405

Zoning: PD56-001 (Planned Development)

Occupancy Type:

Group R-1: Transient Lodging (Hotel) Group A-2: Assembly (Restaurants, Banquet Halls)

Construction System:

Wood Framed Buildings: Perimeter wood stud bearing walls and plywood sheathed shear walls; roof framing consists of wood trusses, plywood roof sheathing, and wood joists and rafters. The second floor has wood stud framing. Main Bldg: Primary framing system of W-Section steel beams and purlins with steel columns. CMU walls provide perimeter support. The mezzanine has wood stud floor and wall framing. The mezzanine floor is concrete on expanded metal lath. Pool Equipment Building: CMU perimeter walls with wood framed cripple walls and wood stud roof rafters and plywood roof sheathing. All buildings have reinforced concrete slab-on-grade foundations.

Construction Type:

Type V-B, non-fire resistive rated, fully sprinklered (Bldg 500 & the HCS Bldg).

7

Type V-B, non-fire resistive rated, non-sprinklered (All others)

Construction Dates: 1957 (Main Bldg and Guestroom wings 100-400) 1989 (HCS Bldg health club) 1995 (Bldg 500 and HCS spa) 2005 (Lap Pool Bldg)

Flood Zone:

FEMA Flood Zone X (unshaded) per map panels No. 06097C0729E and 06067C0738E, dated December 2, 2008. Flood Zone X (unshaded) is minimal risk areas outside the 1 percent and 0.2 percent annual chance floodplains. No BFEs or base flood depths are shown within these zones.

Site Area:

181-180-005-000: 3.66 acres (159,429.6 sq ft) 181-190-007-000: 6.39 acres (278,348.4 sq ft) Total: 10.05 acres (437,778 sq ft)

No. of Buildings:

Ten

Floor Area (reported): 127,956 sq ft

No. of Stories: One with Mezzanine (Main Bldg) Two (Guestroom Bldgs, HCS Bldg)

Approximate Height: 24’-0’ max.

Parking (reported):

219 stalls

Accessible Parking: Generally compliant: Ten Accessible stalls, of which two are Van Accessible.

Path of Travel: Variable compliance from building to building Restrooms:

Generally meet current Accessibility code requirements.

A.03 PROPERTY DIRECTORY Architect:

George Vernon Russell (1905 –1989) Los Angeles, CA

Mechanical Maintenance: Building management’s engineering staff is responsible for routine maintenance and most repairs and replacements.

Lewis Mechanical Services, Inc. (used for large repairs and replacements) 3715 Santa Rosa Avenue, Suite A7 Santa Rosa, CA 95407

Fire Protection Testing:

Santa Rosa Fire Equipment Service 3445 Sebastopol Road Santa Rosa, CA 95407

Fire Sprinkler/Alarm:

Santa Rosa Fire Equipment Service 3445 Sebastopol Road Santa Rosa, CA 95407

Fire Alarm Monitoring:

All-Guard Systems 1306 Stealth Street Livermore, CA 94551

A.04 UTILITY SERVICES

Water: City of Santa Rosa

Sewer:

City of Santa Rosa Electricity:

Pacific Gas & Electric (PG&E) Gas:

PG&E

B. SITE DEVELOPMENT & LANDSCAPING

The site is developed with ten buildings on two legal parcels. Generally well maintained, mature landscaping is provided and watered by an automatic irrigation system. Off-street parking is provided in an asphalt-paved parking lot. Good drainage characteristics should prevail.

B.01 LANDSCAPING & IRRIGATION

The physical condition of the landscaping and the irrigation system appeared “Good,” with deficiencies noted. Mature trees, shrubs, flowering plants, grass lawns and ground cover are planted in various landscaped areas. The plants are kept trimmed and appeared generally healthy. Shrubs, flowering plants, and ground cover are typically planted adjacent to the buildings, along adjacent streets, around the perimeter of the site, and in landscaped areas in the parking lot. The attractive landscaping is a prominent feature of the hotel, particularly around the main

8

swimming pool. Landscaping work was in progress during our site visit with wood chips being distributed to various areas. Throughout the site landscape elements require attention beyond typical maintenance; dead vegetation and groundcover requires replacement, numerous large tree stumps require removal, etc. A budget to address these larger landscape issues is provided. The irrigation system has multiple programmable controllers – typically with eight stations per controller – that irrigate the surrounding landscaping with a PVC and plastic pipe distribution system with end devices that match landscape watering needs. Dead or missing plants and degraded landscape elements – such as dead grass and unhealthy plants – were observed; replacement is recommended. An estimate to return landscaping elements to “Good” condition is included in the Immediate Needs & Replacement Reserves Analysis.

B.02 PARKING, DRIVEWAYS AND CONCRETE SITEWORK

The physical condition of the parking, driveways and concrete sitework appeared “Good” to “Fair,” with deficiencies noted. Public sidewalks are installed along Farmers Lane and along a portion of Long Drive adjacent to the property. Three curb cuts provide vehicular access to the property. One is located along the southwest perimeter of the site on Long Drive; another is located along the southeast perimeter on Farmers Lane. The third is located near the intersection of Farmers Lane and Sunridge Drive. Public sidewalks are located along the southeast and along a portion of the southwest perimeters of the property. An asphalt-paved, at-grade parking lot with a reported 219 stalls is provided. Concrete sitework was observed in generally “Good” condition. Site walkways and public sidewalks are concrete-paved. Many of the walkways have a colored, textured and patterned finish. The irregular pattern is intended to mimic the look of random sized pavers. Concrete flat work is also located around pools; the joints in this sitework are orthogonal. Some minor damage to sidewalks and walkways was noted where the concrete has cracked and pieces of concrete were missing. Changes of elevation greater than ¼” between concrete sitework panels were observed in 30-40 locations; these elevation changes create tripping hazards. AllWest recommends that

repairs and/or concrete grinding be performed to eliminate tripping hazards as an immediate need. Concrete flatwork throughout the site shows numerous cracks and damage reflecting the age of the pavement. The concrete paved area around the main swimming pool mimics the look of flagstones. Concrete paved areas are also provided around the lap pool and around the hot tub spa pool. Much of the concrete flatwork is deteriorated and should be replaced to return it to original condition. In addition, the flexible sealant in the joints between pool coping and concrete sitework at the main swimming pool, lap pool and the hot tub spa pool is in a degraded condition or missing. Replacement of degraded sealant is recommended. At the main swimming pool, some mortar was missing in coping joints. Some damaged tiles and mortar adjacent to the coping were observed at the lap pool. Remedial measures to address these deficiencies are recommended. The parking lot appears generally well maintained and in overall “Good” to “Fair” condition, though multiple deficiencies were observed. Some generally minor surface cracking and degradation were observed in several locations. Other areas where degradation of the asphalt paving is more egregious were also observed, along with some places where the asphalt has become depressed or subsided. Some asphalt curbs are in a degraded condition. Repairs are recommended for minor repairs; full-depth asphalt replacement to address cracking and degradation is recommended for 35-40% of the asphalt pavement. It was reported that the parking lot was last re-sealed in 2014. All West recommends asphalt resealing and parking stall restriping on a five-year schedule. Costs estimates for recommended work to address deficiencies with the parking lot, concrete sitework, and swimming and spa pools are included in the Immediate Needs & Replacement Reserves Analysis.

B.03 SITE DRAINAGE

The physical condition of the site drainage appeared “Good,” with deficiencies noted. The site was observed in dry weather. The site has gradual slopes with a total change in elevation of eight feet with an overall descending slope from northeast to southwest. Walkways are sloped to convey water away from the buildings towards landscaped areas and the parking lot.

9

Numerous area drains are located within landscaped areas and in the parking lot and are connected to the municipal storm drain system. Drains were observed to be generally clear of dead vegetation and other debris, though accumulation of dead leaves was observed at some drains. Cleaning is recommended. This is a matter of routine maintenance and a cost estimate is not included in the Immediate Needs & Replacement Reserves Analysis. The property is located within FEMA Flood Zone X (unshaded); Flood Zone X (unshaded) is an area of minimal risk areas outside the 1 percent and 0.2 percent annual chance floodplains. No BFEs or base flood depths are shown within these zones. Zone X (unshaded) is used on new and revised maps in place of Zone C.

B.04 MISCELLANEOUS ITEMS AND SUPPORT STRUCTURES

The physical condition of the miscellaneous items and support structures appeared “Good,” with deficiencies noted. A CMU Lap Pool Bldg building with a wood framed roof was built in 2005 adjacent to the lap pool. This building has an asphalt composite shingle roof that dates to original construction. This building contains equipment for the lap pool. Minor amounts of efflorescence were observed on the interior sides of the CMU walls. Cleaning is recommended. This is a minor repair and a cost estimate is not included in the Immediate Needs & Replacement Reserves analysis. The exterior finishes and roof of this building are in “Good” condition. The L-shaped, wood-framed Pool Equip Bldg was built in 1957, and has painted wood panel siding with a vertical orientation to the planking seams. Some ashlar stone veneer which matches that used on the other 1957 buildings is also installed. Exterior wall elements are in generally “Good” condition, though the paint color of the north wall (which is obscured by the same type of screening used on the tennis courts) does not match the color used elsewhere on the building. Repainting to color match is recommended; this is matter of routine maintenance and a cost estimate is not included in the Immediate Needs & Replacement Reserves Analysis. A painted, wood framed gazebo encloses the hot tub spa pool; it was constructed in 1984. The structure has open-air sides and an asphalt composite shingle roof. The exterior elements of the gazebo are in generally “Good” condition. A 72” tall CMU trash enclosure which serves the HCS Bldg is located near the northeast corner of the site. It has a concrete slab, and a pair of painted corrugated

steel gates is installed. The steel gates should be repainted. This is a matter of routine maintenance and a cost estimate is not included in the Immediate Needs & Replacement Reserves Analysis. Five tennis courts are provided adjacent to the HCS Bldg and are in generally “Good “condition, though some surface cracking was observed; resurfacing during the report term is recommended. Lights are not provided at the courts. The nets and the fence mounted wind screens are also in “Good condition, though some replacements can be anticipated over the reserve term. Some guestrooms in Bldgs 100 to 400 have small on-grade fenced patios. Patios are provided with painted steel fences for privacy, as described in Section B.05. Cost estimates for tennis court expenditures are included in the Immediate Needs & Replacement Reserves Analysis.

B.05 FENCING AND SCREENING

The condition of the fencing and screening appeared “Good,” with deficiencies noted.

Painted and galvanized chin-link fences are installed in various locations around the site, including at the tennis courts. Chain-link gates are also installed within the fences in a few locations. Black and green are the fence paint colors. Some out-of-plumb fence posts were observed in the galvanized chain-link fence along the western perimeter of the property. Financial responsibility for this fence is shared with the adjacent property owner. AllWest recommends that repairs be undertaken to return fencing to “Good” condition. A wood fence with stone masonry veneer posts is located adjacent to the loading dock on the west side of the Main Bldg. The unpainted wood planks have a vertical orientation and are in a distressed condition. AllWest recommends that new wood be installed. A wood fence is located along the west site perimeter near the west side of Bldg 500 and the north side of Bldg 400. This fence was installed and is maintained by the hotel and is in “Good” condition. At Bldgs 100 to 400, some guestrooms have private patios which are provided with painted steel fences for privacy. The fences have welded steel tube and bar construction and are approximately 42” tall. Cost estimates for fencing repairs are included in the Immediate Needs & Replacement Reserves Analysis.

10

B.06 SIGNS & IDENTIFICATION

The physical condition of signage appeared “Good,” with deficiencies noted. A neon-lit tower on the south side of the main building has a City of Santa Rosa historical designation. The tower consists of a 80’ tall slender column, triangular in section. Atop the column is a rotating double-faced sign with pink neon flamingoes. The word “Flamingo” is spelled out in neon letters on each of the three faces of the tower. The rotational element of the sign is functional. Periodic belt replacement and motor service for the sign’s drive can be anticipated. Some of the red paint on the letters of the words “Flamingo” is in a degraded condition; repainting is recommended. These are matters of routine maintenance and cost estimates are not included in the Immediate Needs & Replacement Reserves Analysis. A street level monument sign is installed near the southern tip of the property at the intersection of Farmers Lane and Long Drive. The sign is mounted on a low wall of presumed CMU construction with a painted exterior concrete finish; glass blacks are also utilized in this wall. The single-sided sign is of painted wood construction and says: “Flamingo Resort Hotel & Fitness Center & Terrace Grill”. Various types of building identification, room identification, site information and directional signage are installed in numerous locations around the subject property.

B.07 STAIRS, LANDINGS AND RAILINGS

The physical condition of the exterior stairs, landings and railings and landings appeared “Good,” with deficiencies noted. One set of wood-framed stairs with a cast-in-place concrete landing containing two risers is installed at the south end of the HCS Bldg. Painted steel tube handrails are installed at these stairs. The concrete treads lack visually contrasting stripes, as required; the stripes on the wood framed stairs are in a degraded condition. Issues of non-compliance with stair Accessibility requirements are discussed in Section G.02, Path of Travel. Painted tube steel railings are installed along a portion of the concrete landing at the loading dock. The paint on these railings is in a degraded condition, and they should be repainted. This is a matter of routine maintenance and a cost estimate is not

included in the Immediate Needs & Replacement Reserves Analysis.

B.08 SUPPORT AND DOCK AREAS

The physical condition of support and dock areas appeared “Good,” with deficiencies noted. A depressed loading dock with a concrete deck is located near the main mechanical room in the Main Bldg. The building’s paint finishes adjacent to the loading dock are in a degraded condition and should be renewed. The loading area contains dumpsters and has a general run-down appearance and should be cleaned and cleared of trash and debris. The laundry facility for the hotel is located within the Main Bldg on its west side near other service areas. Wear-and-tear to interior finishes is typically higher in service areas of the hotel. Recommendations for remedial measures made in the Section are matters of routine maintenance and cost estimates are not included in the Immediate Needs & Replacement Reserves Analysis.

C. EXTERIOR ENVELOPE

A variety of roofing systems are installed. These include MBR and TPO systems on flat roof buildings; asphalt composite shingles and synthetic slate are installed on the buildings with pitched roofs. Exterior wall systems and finishes include painted exterior concrete stucco, ashlar stone masonry veneer, CMU perimeter walls, painted clapboard or wood sheet siding, curtain walls with painted wood framing and tinted glass. Dual-pane insulated windows are installed in an overwhelming majority of locations.

C.01 ROOF AND ACCESSORIES The physical condition of the roofing systems and accessories appeared “Good” to “Poor,” with deficiencies noted. All buildings and breezeways, with the exception of the HCS and Lap Pool Bldgs, have flat roofs; pitched roofs are provided on the latter two. The buildings at the hotel have a variety of roof types installed at different dates:

Bldgs 100 to 300 have single-ply TPO roofing systems in the five to over ten year age range. These systems are in generally “Good” condition and replacement during the reserve term is unlikely;

11

Bldg 400 has an older MBR system with a white mineral granule top sheet. It was reported the roofing was installed in 2004; AllWest presumes this was an overly system. The age of the underlying system is unknown. The condition of the roof is “Poor,” with numerous deficiencies observed. Delamination and blistering of the roofing system from the substrate was observed in several locations. Replacement is recommended;

Bldg 500 has an MBR system that dates to original construction in 1995; it is in “Fair” condition. Replacement is recommended;

The Pool Equip Bldg has an older MBR system with a white mineral granule top sheet. The age of the system is unknown and it is in “Fair” to “Poor” condition. Replacement is recommended;

The two-story portion of the HCS Bldg has an asphalt composite shingle pitched roof which was installed in 2016, and is in “Good” condition. Replacement during the reserve term is unlikely;

The one-story portion of the HCS Bldg has a synthetic slate pitched roof which dates to original construction in 1995, and is in generally “Good” condition. Replacement of this roof appears unlikely during the reserve term, though repairs are required. AllWest observed several damaged shingles in this roofing system; repairs are recommended;

The Lap Pool Bldg is capped with an asphalt composite shingle pitched roof which dates to original construction in 2005. This building has pitched roofs and the roof is in “Good condition. Replacement during the reserve term is unlikely;

Four flat roof breezeways provide covered access from the Main Bldg to the four original guestroom buildings. Two breezeways connect the Main Bldg to Bldgs 100 and 300. Two more breezeways connect Bldg 100 to Bldg 200 and Bldg 300 to 400. The two breezeways between Bldgs 100 and 200 and between Bldgs 300 and 400 have newer TPO roofing systems which were installed in June of 2018. These roofing systems are in “Good” condition. The breezeways between the Main Bldg and Bldgs 100 and 300 have older MBR systems with a white mineral granule top sheet. The age of these roofs is unknown and they are in “Fair.” Condition.

The Main Bldg has a modified bitumen roof (MBR) system with a white, spay-on coating applied in 2016. The age of the underlying MBR system is unknown. In 2006 a spray foam coating and a white sealant coating was applied. The shed at the southwest corner of the building has an MBR system with no white coating. The condition of these roofing systems is “Fair” to “Poor.” The roof has a generally run-down appearance with evidence of numerous repairs. The entrance canopy has a TPO roofing system that is in the eight to ten year range of age and is in “Good” condition.

Though the recent spray coating has 18 years remaining on its warranty, AllWest recommends a complete tear-off roofing system owing to the degraded condition of the MBR system beneath the coating. Numerous repairs are reported to have been made to this roof since the application of the spray coating two years ago.

Minor roof maintenance and cleaning is handled by hotel maintenance personnel. No known leaks through the roofing systems were reported. As an option to full roof replacement, the lifespan of the existing roof may be extended by an overlay roofing system. An overlay can extend the life of the roof by approximately 10 years at approximately half the cost of a new roof. No costs for this option are included in the Replacement Reserves Spreadsheet. Mechanical equipment screens are provided on the Main Bldg roof in two locations. Painted wood framed screens are installed along the east elevation (“Fair” condition) and at the southwest corner (“Poor” condition) of the building. AllWest recommends that the screen at the southwest corner be completely rebuilt with all new wood and new paint finishes. The screen on the east side of the building will require replacement of some wood elements and needs complete repainting. We further recommend that both interior and exterior sides of the screens be painted.

Roof Drainage Roof drainage appeared “Good,” with deficiencies noted. The site was observed in dry weather. Roof drainage on the pitched roof buildings and on Bldgs 100 to 400 is via gutters and externally mounted downspouts which discharge water immediately above grade onto landscaped areas or have external downspouts which are tied into the

12

municipal storm water system. Overflow drains are not installed on the flat roof buildings. Bldg 500 has atrium grated roof and overflow drain combinations. The roof drains are tied via internal downspouts to the municipal storm water system; the overflow drains discharge to landscaped areas and hardscape. The Main Bldg has atrium grated roof drains tied via internal downspouts to the municipal storm water system; overflow drains are not provided. Accumulations of standing water – most likely HVAC equipment condensate – were observed on the flat roof of the Main Bldg only. Cost estimates for new roofing systems and repairs and for mechanical screens upgrades are included in the Immediate Needs & Replacement Reserves Analysis.

C.02 Exterior Finishes The physical condition of the exterior finishes appeared “Good,” with deficiencies noted. The buildings at the hotel have a variety of exterior wall materials and finishes:

The Main Bldg has painted exterior concrete on most elevations. On the primary (west) elevation the stucco has a geometric pattern. Ashlar stone masonry is applied as a veneer on some walls and wall portions. At the restaurant, a curtain wall tinted glass with painted wood framing is provided; single-pane glazing is installed in the curtain wall. Elsewhere in the Main Bldg, dual-pane insulated windows are installed. The exterior elements of this building are in generally “Good” condition; Minor cracking was observed in the concrete stucco finishes on the Main Bldg; repairs are recommended.

Bldgs 100 to 400 have curtain walls of tinted glass within painted wood framing; dual-pane insulated glazing is provided. Ashlar stone masonry is applied as a veneer on some walls and wall portions. Painted, exposed steel tube columns are also visible. These exterior elements are in “Good” condition;

Bldg 500 has painted concrete stucco wall finishes. Paired windows in punched openings are provided; dual-pane insulated tinted glazing is installed. Ashlar stone masonry which matches that used on Bldgs

100 to 400 is applied as a veneer on some walls and wall portions. These exterior elements are in “Good” condition;

The Pool Equip Bldg has painted wood panel siding with a vertical orientation to the planking seams. Some matching ashlar stone veneer is also installed. Windows are not provided. The exterior elements on this building are in generally “Good” condition, though some minor deficiencies were observed;

Both segments of the HCS Bldg have painted clapboard siding. Painted wood framed windows are installed with tinted dual-pane glazing. The exterior elements at both portions of the HCS Bldg are in “Good condition;

The Lap Pool Bldg has unpainted, split-face CMU walls topped by painted clapboard siding at the cripple walls. Windows are not installed. The exterior elements of this building are in “Good condition;

The breezeways have curtain walls of tinted, single-pane glazing and painted wood framing. Small amounts of painted wood panel siding with a vertical orientation are installed along the line of the roof edge. The exterior elements of this building are in “Good condition.

Always typically recommends exterior repainting on a ten-year schedule. However, we were informed that exterior repainting is carried out at the hotel on a continuing basis. Our observations during the site visit found that exterior paint finishes are generally maintained far better than average with no egregious deficiencies observed, with one exception. Some minor water staining was observed on the exterior walls of Bldg 500. Cleaning and treating the stains with an anti-microbial primer and spot touch-up repainting are recommended. This is a matter of routine maintenance and a cost estimate is not included in the Replacement Reserves. A cost estimate for stucco repairs is included in the Immediate Needs & Replacement Reserves Analysis.

C.03 Doors, Windows, and Skylights The physical condition of the doors, windows and skylights appeared “Good.” Widows installed at the hotel include:

Bldgs 100 to 400 have curtain walls of integrally tinted light green glass; some

13

panes are operable with a horizontal sliding opening configuration. The windows are set within painted wood framing and are Kynar

coated aluminum with dual-pane glazing provided in all guestrooms. Building permit records indicate these windows were installed in 2008;

Bldg 500 has paired Kynar coated aluminum windows in punched openings; dual-pane glazing with a very light gray integral tint is installed. Some panes are operable with a horizontal sliding opening configuration;

The HCS Bldg has painted wood framed, double-hung windows with dual-pane glazing with a very light gray integral tint;

The breezeways have curtain walls of light gray-green film tinted glass with painted wood framing; single-pane glazing is provided;

At the Main Bldg restaurant, a curtain wall of gray-green film tinted glass with painted steel and wood framing is provided; single-pane glazing is installed in the curtain wall. Elsewhere in the Main Bldg, Kynar coated aluminum double-hung windows with dual-pane glazing with a very light gray integral tint are installed.

No known leaks through the window and door systems were reported. A variety of exterior doors are installed. These include: Kynar coated aluminum storefront type, black anodized aluminum storefront type, solid core wood with glass lites, and painted solid core wood and painted hollow steel doors in service locations. Four curb-mounted skylights measuring 24” x 48” are installed on Bldg 500. They have bronze anodized aluminum frames and clear carbonate lenses. No known leaks were reported at skylights.

C.04 Patios, Terraces, and Balconies

The physical condition of the patios and terraces appeared “Good.” There are numerous wood-framed balconies on the four original guestroom buildings; these balconies have outdoor carpet flooring over wood plank flooring with wood framed guardrails faced with wood siding. A balcony and an exterior second floor stair landing are provided at the HCS building. The balcony has an

elastomeric paint floor finish. The landing has painted synthetic plank flooring.

D. Structural Elements The buildings were likely constructed according to the 1956, 1986, and 1992 editions of the Uniform Building Code (UBC) and with the 2002 California Building Code (CBC) which were in effect for the various buildings when they were designed and constructed. With the exception of the Lap Pool Bldg, all buildings were designed and constructed according to pre-Northridge earthquake building codes. At all buildings, a reinforced concrete slab-on-grade is provided. Foundations and roof and wall framing are typically covered with architectural finishes, although the undersides of the roof framing were observable in some locations. The concrete slabs were typically observable in service areas and in the pool equipment buildings. For additional information concerning the lateral load performance of the buildings, refer to the seismic evaluation prepared by Murphy Burr Curry, Inc. in a separate report. Structural descriptions of the buildings at the subject property follow:

The Main Bldg is a single-story structure with a mezzanine constructed in 1957. The structural system has W-Section structural steel primary framing with conventional Type V wood secondary framing. The mezzanine also has wood wall and upper floor framing;

Bldgs 100 to 400 were built in 1957. Construction is reported to be primarily conventional Type V wood wall and second floor framing with some structural steel members;

Bldg 500 was built in 1995. Construction is reported to be conventional Type V wood wall and second floor framing;

The HCS Bldg was constructed in two phases. The two-story health club portion was built in 1989 and the single-story spa was built as an addition in 1995. Construction is reported to be conventional Type V wood wall and upper floor framing. Exposed custom wood trusses are also installed in the health club portion of the building;

14

The Pool Equip Bldg was built in 1957. Construction is conventional Type V wall wood framing;

The Lap Pool Bldg building was constructed in 2005 and has CMU perimeter walls with conventional Type V wood framed cripple walls and roof structure.

D.01 Foundations The physical condition of the foundation systems appeared “Good.” At all buildings, a reinforced concrete slab-on-grade is provided. These foundations are presumed to have continuous perimeter spread footings supporting load bearing walls with isolated spread footings for columns, where they occur. Where observable, we found no anomalies with the foundation systems. Minor meandering cracks in the concrete slab were observed; cracks are a natural occurrence in concrete as it ages. The cracks we observed are not significant and do not warrant a recommendation for remedial measures. No signs of significant building settlement, distress, or overloading were noted or reported at any of the building elements that we observed.

D.02 Wall Construction The physical condition of the wall construction appeared “Good.” Conventional load-bearing wood wall framing is typical throughout the subject property, with a limited amount of steel framing at some structures. Interior partition walls are typically wood stud construction with painted gypsum board finishes. All walls observed during the site visit appeared plumb.

D.03 Roof/Floor Framing The physical condition of roof and floor framing appeared “Good.” Conventional wood sheathing over wood joists and beams are utilized at all strcutrues. The Main Bldg, Bldgs 100 to 500 and the Pool Equip Bldg have flat roofs. The HCS and Lap Pool Bldgs have pitched roofs.

E. Interior Finishes The 170 guestrooms are located within five buildings. Guestroom furniture, fixtures, and equipment (FF&E)

typically consist of beds, couches, end tables, desks, chairs, televisions and lamps. Bed linens, blankets, furniture, and upholstery appeared to be of a quality and condition consistent with what one would expect to find in an upscale hotel. Common areas include the main lobby, ballroom, meeting rooms, restrooms, and restaurant and lounge in the Main Building. Meeting rooms are also located in Bldgs 200, 300 and 500. The HCS Bldg and the tennis courts are open to hotel guests and to the general public though memberships. Hotel operations other than guestrooms include facilities maintenance areas, laundry, housekeeping, offices, equipment rooms, and other support services. FF&E used for the operation of the facility as a hotel and spa appeared in generally “Good” condition, and are adequate for their intended uses. Generally normal wear and wear was observed; wear and tear is typically greater in service and maintenance areas. In 2014 interior finishes were updated in Bldgs 300 and 400 and in the lobby of the Main Bldg. There is a noticeable difference in the FF&E between Bldgs 100, 200 and 500 (not upgraded) and those in Bldgs 300 and 400 (upgraded). Interior finish upgrades are listed by building in the Immediate Needs & Replacement Reserves Analysis estimated on a cost per square foot basis.

E.01 Floor & Base Finishes The physical condition of floor finishes appeared “Good,” with deficiencies noted.

Lobby Low-pile commercial carpet and 8” x 18” ceramic tiles with a 4” painted wood base molding are provided.

Restaurant Low-pile commercial carpet and 12” square terra cotta tiles with a 4” painted wood base molding are provided.

Kitchen Twelve inch square terra cotta tiles with a matching tile base are provided. The sealed concrete slab serves are the floor finish in some storage and service areas serving the kitchen.

15

Event Rooms Low-pile commercial carpet and a 4” painted wood base molding are provided.

Ballroom Parquet wood flooring and laminate flooring with a stained 6” wood base molding are provided.

Back of House Areas In mezzanine office areas and corridors, low-pile commercial carpet with a 3” painted wood base molding or a 4” top set rubber base molding are typically provided. Service oriented back of house areas typically have ceramic tile or the sealed concrete slab as the floor finish.

Health Club/Spa Building Numerous floor finishes are provided in this building, including laminate flooring, epoxy aggregate flooring, 12” square terra cotta tiles, vinyl composite tile (VCT), oak plank flooring, rubber impact flooring, and low-pile commercial carpet and carpet squares. A 4” top set rubber base is typically installed. Restrooms and showers have ceramic tile flooring and bases.

Guestrooms Low-pile commercial carpet is provided; the carpet is applied to the wall to form a base 4” in height. The hotel has seventeen pet friendly rooms where laminate flooring and painted 4” wood base moldings are provided. Guestroom bathrooms have ceramic tile flooring and bases.

Common Area Restrooms Ceramic tile flooring and bases are typically provided.

Service and Mechanical Rooms The floor finish is the exposed concrete slab without a base molding. The carpeting in high-traffic areas of the Main Bldg, such as the lobby, event rooms, and corridors, and in guestrooms with older interior finishes, gives ample evidence of wear and tear commensurate to the length of time of their installation and use. Wear and tear is not egregious, but it is noticeable.

E.02 Wall Finishes and Doors The physical condition of wall finishes and doors appeared “Good,” with deficiencies noted.

Painted, solid core wood doors with lever hardware are typically installed. Stained panel wood doors are also provided. Guestroom doors have magnetic card reader locks. Interior doors are in generally “Good” condition. In the Main Bldg lobby and corridors, event rooms in both the Main Bldg and in the guestroom buildings, and in guestrooms with older interior finishes, we observed evidence of wear and tear commensurate to the length of time of their installation and use. Wear and tear is not egregious, but it is noticeable. Typically, the interior wall finishes are in “Good” condition, though they have a somewhat dated appearance.

Lobby Wall finishes are painted gypsum board and vinyl wall covering. The colors are light gray-green and tan.

Restaurant Wall finishes are tan painted gypsum board and vinyl wall covering. Faux finishes are provided on some gypsum board wall segments.

Kitchen Wall finishes are high-gloss white painted gypsum board and high-gloss plastic sheet panels.

Event Rooms Wall finishes are painted gypsum board and vinyl wall covering. The predominant colors are white and tan.

Ballroom Wall finishes are painted gypsum board; the color is crimson. Vinyl wall covering which is predominantly tan is also provided

Back of House Areas Wall finishes are typically white-painted gypsum board.

Health Club/Spa Building Wall finishes are painted gypsum board. The predominant colors are pale gray-green and tan. Ceramic tiles wainscots and walls are typical in restrooms and showers.

16

Guestrooms Wall finishes are vinyl wall covering; tan is the predominant color. In bathrooms vinyl wall coverings are provided with ceramic tile in wet areas. In some guestrooms with older finishes, the vinyl wall covering has a somewhat run-down appearance with puckering occurring in a few locations, most notable in guestroom bathrooms.

Common Area Restrooms Wall finishes are painted gypsum board with ceramic tile wainscots in wet areas.

Service and Mechanical Rooms Wall finishes are most often painted or unpainted gypsum board. In the Lap Pool Bldg, the unpainted, interior sides of the CMU perimeter walls are the wall finish.

E.03 Ceiling Finishes The physical condition of ceiling finishes appeared “Good,” with deficiencies noted. Ceiling finishes tend to be in better overall condition and have less of a worn appearance. However, because of some of the colors and gloss paint finishes provided, some ceilings do have a somewhat dated appearance.

Lobby Ceiling finishes are painted gypsum board. The color is light gray-green which matches the dominant wall color. .

Restaurant Ceiling finishes are tan painted gypsum board. Faux finishes are provided on some gypsum board ceiling segments.

Kitchen Ceiling finishes are painted gypsum board with a high gloss white finish.

Events Rooms Ceiling finishes are the white painted gypsum board and adhesive applied 12” square acoustic ceiling tiles.

Ballroom Ceiling finishes are painted gypsum board; cream and tan are the colors.

Back of House Areas Ceiling finishes are white-painted gypsum board. Health Club/Spa Building Ceiling finishes are painted gypsum board and 24” x 24” suspended acoustic ceiling tiles. In the weight room on the second floor, the unpainted wood trusses are exposed with painted gypsum board proved at the rafters.

Guestrooms Ceiling finishes are white-painted gypsum board.

Common Area Restrooms

Ceiling finishes are white-painted gypsum board.

Service and Mechanical Rooms Ceiling finishes are painted or unpainted gypsum board or the unpainted, exposed roof structure. Steel framing elements are painted the flat red commonly found on structural steel.

E.04 Interior Stairs The physical condition of the interior stairs appeared “Good,” with deficiencies noted. Interior stairs are installed in the Main Bldg, the HCS Bldg and in all five guestroom buildings. Two sets of interior stairs serve the mezzanine in the Main Bldg. Two sets of interior stairs are installed in Bldg 500. In Bldgs 100, 300 and 400, ten sets of interior stairs are installed in each building; Bldg 200 has nine sets. The HCS Bldg has one set of interior stairs and one set of exterior stairs, both serving the second floor. All stairs are wood framed and have closed risers. All interior stairs have carpeted treads, risers and landings. The exterior stairs on the sound end of the HCS Bldg have painted synthetic plank treads, risers and landings. Compliant, painted tube steel handrails are provided on the stairs in Bldg 500 and the HCS Bldg. Painted steel tube handrails are provided on one side only in the stairs in Bldgs 100 tthrough400. The painted wood guardrails in those building are not compliant with

17

current building and Accessibility codes. Painted wood handrails are installed in the Main Bldg stairs; they are also not compliant with current codes. Deficiencies for Accessibility with stairs are discussed in Section G.02 Path of Travel.

F. Equipment and Systems The HVAC system consists of water cooled chillers, an induced air cooling tower, gas-fired boilers, a packaged cooling only unit, split system air conditioners, evaporative-type cooling units, constant volume air handlers, ceiling cavity mounted fan coil units and vertical exhaust fans that are used for discharging restroom and utility room air. HVAC equipment other than fan coil units and split system evaporators are located in mechanical equipment rooms or mounted on roofs. The electrical system includes two main power panels sized at 800 and 1,600 amps, sub-panels and a copper wire-in-conduit distribution system. Domestic water enters the property through a 6” branch beneath Long Drive. Irrigation water enters the property through a 3” branch beneath Farmers Lane. Firewater enters to the property through a 6” branch off the municipal main that runs beneath Long Drive. This 6” branch includes a backflow prevention device and also provides domestic water for both Bldg 500 and the HCS Bldg, which are are fully sprinkled.

F.01 Meters Two electric meters are located on the main panel serving the original buildings and the main panel that serves the 1995 additions. Both are secured in separate electrical enclosures. The water meters are located in subterranean pre-cast concrete vaults along Long Drive and Farmers Lane. There are three natural gas meters for the property, one serves the Pool Equip Bldg; a second serves the HCS Bldg; and a third which serves the Main Bldg. All meters are located either away from vehicular traffic or are protected by barriers. All meters appeared in “Good” condition.

F.02 Mechanical - HVAC The physical condition of the HVAC systems appeared “Good” to “Fair,” with deficiencies noted. The cooling systems use R-22, R-410A or R-134A refrigerant. R-22, also known as chlorodifluoro-ethanes, is a hydrochlorofluorocarbon (HCFC). HCFCs are less damaging to the ozone layer than chlorofluorocarbons (CFC), but still contain ozone-

depleting chlorine. A 1992 amendment to the Montreal Protocol established a schedule for the phase-out of HCFCs such as R-22. According to the Montreal Protocol, refrigerant R-22 should be readily available until approximately 2020. Current plans are to completely phase out the use of R-22 by 2030. Production of new R-22 refrigerant has stopped as has production of new units using R-22. R-22 costs have risen since its phase out are expected to continue to rise as supplies diminish. R-410A and R-134A are considered environmentally friendly refrigerants and should be in abundant supply through the life expectancy of the units that use it. Other than rising costs of R-22, no refrigerant issues are anticipated during the evaluation period.

Space Cooling and Heating Ceiling mounted fan coil units with chilled and heating water coils are used to regulate temperatures in the guestrooms and other conditioned spaces. Cooling is primarily provided by water cooled chillers that reject heat through an induced air cooling tower located on the roof to the Main Bldg. Chilled water is circulated throughout the complex to cooling coils located in air handlers serving the Main Bldg and fan coil units serving the guestrooms and other isolated locations in the health club. Supplementary cooling is provided by a packaged cooling units serving the administrative offices and split system cooling units that serve the health club, spa, telecommunications and server rooms and some supplemental cooling to Main Bldg conference rooms and the ballroom. Overall cooling capacity is approximately 178 tons which appears adequate for the hotel complex. The primary chiller is rated at 146 tons while the secondary chiller is rated at 76 tons. The secondary chiller is used for low cooling load requirements during milder fall, winter and spring days, while the primary chiller is used during the summer and on unseasonably warm days in the spring and fall. Both chillers reject their heat to the cooling tower which has a total cooling load of 157 tons and therefore only one chiller at a time can be functionally operational. The combined multi-building cooling load is 719 square feet/ton which is above average (worse) for buildings in this service and geographical location, but was reported to be adequate for the functional cooling needs of the property. Space heating for the hotel complex is provided by two natural gas-fired hot water boilers, one of which is located in in the Main Bldg mechanical equipment room and the other is located in the HCS Bldg utility room. In addition to space heating, each of the two

18

boilers also provides heat for domestic hot water in the buildings they serve. The boiler serving the Main Bldg plus all the guestroom buildings has an output rating of 1,445,000 Btu/hour. The boiler serving the HCS Bldg has an output rating of 470,000 Btu/hour. The Main Bldg also has a back-up standby boiler with an output rating of 1,448,000 Btu/hour. The Main Bldg boiler provides heat to a constantly circulating hydronic heating water loop that provides heated water to air handler heating coils and guest/specialty room fan coil unit heating coils. The HCS Bldg boiler provides water to a constantly circulating hydronic loop that exchanges heat with a separate closed hydronic water heating loop that provides heat to fan coil units. Assuming that 80% of the heat generated by the two hot water boilers is used for space heating, the overall heating capacity for the seven building complex is 12.0 Btu/hour/square foot which is average for buildings in this service and geographical location and adequate for current tenant needs. Condensate drain pan runoff from the fan coil units and evaporator drain pans is piped to each building’s closed drain system that discharges into the municipal sewer.

Control System

There is no building energy management system (EMS) on the property. The major equipment is mostly on manual control with the exception of some mechanical and electronic timers and transducers that convert either pressure or temperature into an electronic signal that regulates variable frequency drives (VFD), outside air louvers, chilled and hot water hydronic water loop valve modulation, and start and stop operation of selected equipment. The discharge of the fan coil unit air temperatures are regulated by local, wall-mounted analog thermostats that send an electronic signal to three-way heating and chilled water valves that modulate water volumes to the chilled/heating coil or the return hydronic loop line of the four-pipe system. In the Main Bldg, four air-handlers serving the main ballroom, board room/lobby, restaurant/bar and the Alexander Room have heating and chilled water coils that also have 3-way valves that are regulated by locally mounted analog thermostats in the zones they serve. Unused chilled or heated water is returned by each of the respective hydronic loops of the four pipe system. In addition to the central hydronic heating and cooling systems, split system air-conditioning units and one packaged cooling unit supplement cooling in specific

locations to maintain zone temperatures. The split systems and the packaged cooling units are controlled by wall-mounted analog thermostats located within the zones they serve.

Ventilation The air handlers and fan coil units are capable of providing overall air circulation rates of 0.85 to 1.0 CFM/sq ft, which is conservatively within ASHRAE guidelines for buildings in this service. Operable windows and, in some cases, sliding doors allow outside air to enter each guestroom. Other operable windows and doors in common area spaces of both the Main Bldg and the HCS Bldg introduce outside air into the buildings. The four air-handlers which provide conditioned air to the Main Bldg all have outside air intake louvers that modulate outside air volumes depending on favorable environmental conditions. Rooftop vertical exhaust fans and ceiling mounted exhaust fans provide conventional exhaust air requirements for restrooms and utility rooms. Overall ventilation appears to be adequate.

Service

Routine maintenance and most repairs and replacements are handled by the building management’s engineering staff. Major and unusually large repairs are handled by Lewis Mechanical Services, Inc. of Santa Rosa, CA. In general, the equipment appeared to be reasonably well maintained; however, some equipment falls into the deferred maintenance category which will be specifically addressed in the following section.

Equipment The attached mechanical equipment list provides a brief description of the primary HVAC equipment and indicates the age and the estimated remaining useful life expectancy. Most HVAC equipment will have serviceable lives through the evaluation period; however, one packaged cooling unit serving the administrative offices in the Main Bldg and two split systems serving the spa are expected to reach the end of their serviceable lives during the five-year evaluation period. Three of the four air handling units serving the Main Bldg are in “Fair,” bordering on “Poor” condition due to some heavy corrosion in the drain pan areas. These three units are 60 years old and the deterioration may be severe enough to warrant replacing each of the three units. A decision on whether to repair or replace the units will need to be made after a more thorough inspection of the drain pan area, followed by a corrective scope of work and

19

an associated cost estimate. If replacement of these units is necessary, it should be coordinated with the roof replacement recommendation discussed in Section C.01, since removal of the roof will be required to replace the air handlers. The chillers have not had eddy current testing; this is strongly recommended as the small unit (76 ton capacity) is thirteen years old and the large unit (146 ton capacity) is seven years old. Following eddy current testing, some tube bundles may require repair and/or replacement of some tubes. Eddy current testing should be performed every five years to ensure that a well-balanced and effective water treatment program is in place. Refurbishment or reconditioning of the refrigerant compressors on the small chiller will be required during the evaluation period. Otherwise regular routine maintenance of both units is mandatory if they are to reach the end of their serviceable lives. The cooling tower is relatively new and appears to be in “Good” condition. Routine maintenance of the unit and continuation of an effective water treatment program will be essential for it to reach the end of its serviceable life. Some VFD replacements on the cooling tower fan motors and the associated condenser water pump can be anticipated during the evaluation period. The hydronic water heating boilers serving the Main Bldg are reportedly in “Good” condition and should have serviceable lives through the evaluation period. Routine maintenance of both the unit serving the hydronic water loop for the four 1957 guestroom buildings and Main Bldg and the unit serving the HCS Bldg is mandatory if the units are to reach the end of their serviceable lives. The fan coil units in Bldgs 100 to 400 are installed in ceiling cavities that are not isolated from the return air of other rooms in the same building according to the HVAC contractor. This results in the return air being a combination of filtered and unfiltered (bathroom exhaust fan air) which tends to foul the heating and cooling coils in the fan coil unit. Most of the fan coil units are about 21 years old, and some replacements can be anticipated during the evaluation period. Also routine cleaning of the heating and cooling coils will be essential for effective guestroom temperature control. Replacement of the three-way valves serving the heating and chilled water coils can be anticipated as part of routine maintenance throughout the evaluation period. If fan coil unit heating and chilled water coil cleanliness requires an inordinate amount of time and expense in Bldgs 100 to 400, it is recommended that the fan coil units be surrounded by a drywall

enclosure as has been done in Building 500 to eliminate the possibility of unfiltered air entering the fan coil unit. A contingency budget should be established for fan coil unit drywall enclosures in Bldgs 100 to 400. Repairs, refurbishment and motor replacements on the hydronic water pumps (chilled water, heating water and condenser water) can be expected as part of routine maintenance. The rooftop vertical and horizontal exhaust fans are in “Good” to “Fair” condition and replacements of belts, bearings, sheaves and motors can be anticipated as part of routine maintenance during the evaluation period. Funds for full unit replacements, component replacements, refurbishment and eddy current testing have been included in the Immediate Needs & Replacement Reserve Analysis. Establishment of a contingency budget for fan coil unit drywall enclosures has also been included.

F.03 Electrical The physical condition of the electrical system appeared “Fair,” with deficiencies noted. The electrical system consists of a PG&E pad-mounted transformer, three 2,400 volt by 208/120 volt PG&E sub transformers, two main power panels, sub-panels with molded plastic breakers and a copper wire-in-conduit distribution system. An inoperable diesel powered standby generator is no longer in service.

Power Supply PG&E provides high voltage, 3-phase, 4-wire service to the property from a pad-mounted transformer located inside a fenced area near the southwest corner of the Main Bldg. This transformer lowers the main line voltage to 2,400 volts which is then fed to three 2,400 volt x 208/120 volt transformers. Two of the transformers serve the hotel and one serves the HCS Bldg. The original main panel with meter that serves the original buildings on the property (Main Bldg and Bldgs 100 to 400) is rated at 1,600 amps. A separate main panel with meter that serves Bldg 500 and the HCS Bldg is rated at 800 amps. It is not known how the HCS Bldg is separately metered. Using an 80% power factor, the electrical load is 5.4 watts/square foot. This power rating is lower than average for buildings in this service and geographical location, but appears to be adequate for the current use.

20

The main switchboards are manufactured by RSE-Sierra (Main Bldg and Bldgs 100 to 400) and Challenger (Bldg 500 and HCS Bldg). 208 volt power

is fed to large draw electrical equipment such as the chillers and cooling tower. 120 volt power is fed receptacles and other low voltage requirements. Electrical sub-panels are located in the main electrical room and other utility areas throughout the buildings. 208 volt electrical equipment has local disconnect switches for maintenance safety. Emergency power is provided by a battery powered system that is inclusive of the main fire alarm panel. There are also battery power egress lighting packs mounted at strategic common area locations throughout the hotel complex. It was reported that Buildings 100 to 400 have circuit breakers that are shared by 3 to 4 guestrooms, which is no longer allowed by current electrical codes. It was also reported that those rooms with shared breakers do incur circuit breaker trips during periods of high occupancy periods such as on-site weddings. These circuit breaker trips are typically caused by multiple room use of hair driers and curling irons. For modernization, it is recommended that electrical circuitry in Bldgs 100 to 400 be brought up to current standards to eliminate breaker tripping and reduce wiring loads for fire and safety reasons. GFCI receptacles are installed within six feet of water sources in some locations, but not in others. Non-GFCI receptacles should be replaced with GFCI receptacles when within 6-feet of a water source. The last infrared scan was performed in 2009 by Knights Electric Inc., and there were numerous problem areas found that were reportedly corrected by the previous building engineer; however, no records exist that the problem areas were rectified. Infrared scanning of the electrical system is long overdue and should be performed on at least a triennial basis. Any identified problem areas including hot spots, overloaded circuits, loose wiring, etc. should be made and documented upon completion of the scan. Ground fault performance testing of the main breaker serving the original complex has not been performed and should be on breakers with capacities of 1,000 amps and higher on a triennial basis in accordance with NFPA 70B (Recommended Practice for Electrical Equipment Maintenance). Several electrical panels in the Pool Equip Bldg and other locations had notable corrosion and should be replaced for electrical system integrity and safety reasons. Other electrical code non-conformance issues were noted, such as missing circuit breaker blanks, a missing panel in one of the main panels,

missing cover plates and missing circuit breaker identifier cards. It was also reported that the fire marshal noted some wire nut issues in some of the electrical panels in the Main Bldg. Repairs to address these issues are recommended. Cost estimates for GFCI replacements, infrared scanning and associated corrections, ground fault performance testing, panel replacements, miscellaneous code violations and modernizing guestroom circuits in Bldgs 100 to 400 have been included in the Immediate Needs and Replacement Reserve Analysis spreadsheet. A Modernization item has also been included in the spreadsheet for bringing Bldgs 100 to 400 up to current electrical standards.

Lighting Interior lighting consists of recessed can fixtures, recessed 2’ x 4’ and 2’ x 2’ fixtures, a variety of pendant hung fixtures, and surface mounted wall and ceiling fixtures. Most interior fixtures are outfitted with either fluorescent or LED lamps; however, some areas have halogen and incandescent lighting fixtures. A gradual conversion over to LED lighting fixtures is underway. All guestroom table and desk lamps are reportedly outfitted with LED lamps. Conference rooms and ballrooms are equipped with lighting dimmer controls. Interior lighting operates on 120 volt power and is on 24/7 or controlled manually. There are no programmable lighting panels. Emergency egress lighting is powered by locally mounted battery packs or battery systems that are included in the main fire alarm panels. Exterior site lighting consists of fluorescent or LED wall-pack fixtures, recessed can fixtures and stanchion-mounted fluorescent fixtures for path, pool areas and parking area illumination. Exterior lighting operates on 120 volt power and is controlled by mechanical time clocks and photo cells.

Energy Management System An energy management system is not installed.

F.04 Gas The physical condition of the natural gas service appeared “Good,” with deficiencies noted. PG&E provides natural gas to the building through three metering stations, one of which serves the Pool Equip Bldg, a second of which serves the HCS Bldg and a third which serves the Main Bldg. All meters are

21

located either away from vehicular traffic or are protected by barriers. The typical service point includes a 1-1/4” high-pressure main, one or two pressure control valves, filter, one turbine meter, and isolation valves. Automatic seismic shutdown valves are not installed on any of the three gas service lines. Natural gas is consumed by gas-fired water heating boilers, swimming pool water heaters, spa pool heaters, gas-fired clothes driers, and grills, burners and stoves for cooking. The heating water boilers, swimming pool water heaters and spa pool water heaters have rigidly piped natural gas connections and it is recommended that flexible connections be installed for earthquake safety. Funds for installing automatic seismic shutdown valves on the three gas service points and replacing rigid natural gas connections with flexible gas connections for earthquake safety are included in the Immediate Needs & Replacement Reserves Analysis.

F.05 Plumbing The physical condition of the plumbing appeared “Good” to “Fair,” with deficiencies noted.

Supply Piping The City of Santa Rosa provides domestic and irrigation water to the property. Domestic water enters the property through a 6” branch off the municipal main that runs beneath Long Drive. Irrigation water enters the property through a 3” branch off the municipal main that runs beneath Farmers Lane. Backflow prevention devices are installed at each service point and current backflow prevention device certification documentation was provided to AllWest. Municipal water pressure is adequate to serve the property without pressure booster pumps; however, two pressure booster pumps still exist on the domestic water service. The pumps were installed in the distant past as a result of low water pressure at the property. More recent changes to the municipal storage and distribution system have eliminated the need for boosting pressure and the pumps are reportedly unnecessary. Interior domestic water piping where observable is copper. Irrigation distribution piping where observable is PVC and plastic.

Waste Piping Waste water, sewage and vent piping where observable is cast iron; however most piping is below grade and not observable. Cleanouts were observed at exterior locations.

Fixtures Wall and floor mounted toilets and urinals are mostly manually operated; however a small number of motion sensor operated fixtures were observed. Guestroom toilets are all floor mounted tank-type units. Both toilets and urinals are low flush (1.6 gpf or less for toilets and 1.0 gpf or less for urinals) units manufactured by Kohler, Toto, Eljer, Sterling and others. Guestroom sinks are vitreous china counter-mounted units with mostly dual lever faucet controls. Some guestrooms in Bldg 300 have integral sink counters and more modern single lever faucet controls. Some sinks in Bldgs 100, 200 and 400 are mounted on wooden pedestals. Common area and health club/ spa sinks vary in type, but they are typically vitreous china units. Observed guestrooms have combination tubs/showers or only showers with tile surrounds. Observed health club/spa showers have tile surrounds and single lever faucet controls.

Swimming Pool & Spa Pool Water The Flamingo swimming pool and the HCS Bldg lap pool are heated by gas fired pool heaters that are typically rated at 350,000 Btu/hour each. Each pool has three pool heaters. The Flamingo pool area and the spa have a total of three spa pools which each having a gas-fired pool heater rated at 250,000 Btu/hour. The pool pump rooms for the Flamingo pool, the HCS Bldg and the lap pool are outfitted with water treatment equipment, pool pumps and filters. Replacement of some pool heaters, pumps and motors is anticipated during the evaluation period. The HCS Building has steam generators that support the two steam rooms in the men’s and women’s spa area change rooms. The generators are over twenty years old and are expected to require replacement during the evaluation period. All pool and spa water equipment and water treating is handled by a contracted pool specialist. The equipment appears to be in “Good” to “Fair” condition overall and is regularly maintained. Funds for replacement of pool and spa heaters, pool and spa water recirculation pumps, and steam generators have been included in the Immediate Needs & Replacement Reserves Analysis.

22

Laundry Facilities There are three laundry facilities on site. There is the main laundry room which services all the hotel and restaurant laundry needs. There is the HCS Bldg laundry which serves that facility’s laundry needs and there is the hotel guest laundry room in Bldg 500, which has a single coin operated washer and coin operated drier. All laundry facilities appeared to be in “Excellent” to “Good” condition with most units being in either new or in near new condition. Only routine maintenance and repair are anticipated during the evaluation period.

Domestic Hot Water Domestic hot water for the Main Bldg and guestrooms is provided by the central boiler in the main mechanical equipment room. Water from the boiler is tempered for various services like dish washing, space heating, laundry, restroom sinks, and showers. A manifold of heat exchangers in the former standby generator room is used for exchanging heat between the boiler discharge water and the various services. Hot water delivery temperatures are automatically adjusted to ensure that the delivery temperature is appropriate for the intended service. The HCS Bldg has a separate, dedicated boiler that provides both domestic hot water and space heating water to the facility. Domestic hot water is stored in a 500 gallon tank in the spa pool pump and heater room. The heat exchanger manifold is in need of major refurbishment as corrosive deposits have formed on piping and valves and control instruments due to minor leakage. An estimate for descaling, repairing and/or replacing the variety of components that make up this manifold have been included in the Immediate Needs and Replacement Reserve Analysis spreadsheet.

F.06 Fire Protection The physical condition of the fire protection system appeared “Good,” with deficiencies noted.

Firewater distribution and suppression devices The City of Santa Rosa provides firewater to the property through a 6” branch off the municipal main that runs beneath Long Drive. It was reported that the 6” branch also provides domestic water for both the hotel and the HCS Bldg. The firewater/domestic backflow preventer is located above grade along Long

Drive. Only Bldg 500 and the HCS Bldg are fully sprinkled. Municipal firewater pressure is adequate to serve the property without pressure booster pumps; however, two pressure booster pumps located in an underground vault still exist on the combined firewater/domestic water service. The pumps were installed in the distant past as a result of low water pressure at the property. More recent changes to the municipal storage and distribution system have eliminated the need for boosting pressure and the pumps are reportedly unnecessary. Bldg 500 and the HCS Bldg each have their own riser and the HCS has a supplementary firewater booster pump. The 10 HP, single stage, horizontal centrifugal firewater pump is capable of boosting 250 GPM at 50 psi differential pressure into the 4” firewater riser and distribution system serving the fully sprinkled building that is designed for a deluge rate of 0.1 GPM/square foot. It is unclear if this pump has also become redundant due to the changes in the municipal firewater delivery and storage system, but the pump appears in “Good” condition and is fully operational. Bldg 500 has a 2” riser that is charged by the municipal firewater supply without supplementary pumping. Interior piping where observable is black steel with Victaulic couplings. Fire hydrants are located along Long Drive and Farmers Lane and appear to provide adequate coverage to the property. The 5-year NFPA test was last performed in July of 2014 and the last annual test was performed in January of this year so both are current. The fire suppression system is tested by Santa Rosa Fire Equipment Service, Inc. of Santa Rosa, CA. The spare sprinkler heads are manufactured by Central. No recalled sprinkler heads were observed reported. ABC-type dry chemical fire extinguishers are located at regular intervals throughout the hotel complex; 5 to 10 lb capacities are typical. The extinguishers are stored in recessed wall cabinets with glass/metal door fronts or are simply wall-mounted. Observed extinguisher inspection tags are current with April 2018 inspection dates. The Main Bldg areas and Bldgs 100 to 400 are equipped with fire hose racks that are on the charged wet firewater system. It was noted that the telecommunications room on the mezzanine level of the Main Bldg in the business and administration offices area did not have fire blocking material on the floor of the open chase with wiring conductors. This penetration is significant and it is recommended that it be blocked with fire rated

23

material to prevent flame and smoke penetration between the lower and mezzanine levels. It should also be noted that since the Main Bldg and Bldgs 100 to 400 are not fully sprinkled. There may occur an opportunity to fully sprinkle these buildings in the future should other modifications require that walls and ceilings be opened or removed. Funds for installing fire rated blocking material in the open penetration between the lower and mezzanine levels of the Main Bldg have been included in the Immediate Needs and Replacement Reserve Analysis. For Modernization purposes, a budget estimate has also been included in the spreadsheet for fully sprinkling the remaining buildings. This is only an approximate estimate and should not be considered final until firm contract commitments are established for this work.

Fire Alarm A Notifier Intelligent Fire Detection and Alarm System is installed. This is a fully addressable fire alarm panel and it is located in the reception desk area. It monitors smoke detectors, pull stations, and flow and tamper switches. The panel activates horn/strobes located throughout the Main Bldg and in the guestroom buildings in an alarm event. The alarm panel is old and does not have the capacity to support current ADA horn/strobe placement requirements. A relatively new Silent Knight Fire Alarm Communicator Model

SK-5208 is installed in the HCS Bldg. It is expandable and was reported to also be capable of supporting the number of alarm horn/strobe devices required by current ADA standards. Horn/strobe device placement is currently inconsistent. Some areas have no strobes/horns whatsoever while others have what appear to be more modern devices. Most areas, if they have devices, are antiquated and do not have the capability of meeting current ADA standards. It is recommended for Modernization purposes, that budget funds be included for replacing the alarm panel serving the Main Bldg and guestroom buildings and to install horn/strobe additions/replacements that meet current ADA alarm requirements. It is also recommended that this modernization item include installation of horn/strobes in the HCS Bldg that will satisfy current ADA alarm standards. A budget estimate for this optional Modernization recommendation has been included in the Immediate Need and Replacement Reserve Analysis.

Smoke Detectors Smoke detectors were observed along egress routes, in all guestrooms, in all guestroom corridors and in other utility rooms.

F.07 Other Systems Other systems were not observed and evaluated.

F.08 Security System The complex has an electronic card access system that serves guestrooms, pool area entrance gates and the HCS Bldg. The card access also limits member access to the HCS Bldg to normal business hours. Health Club/Spa members can also access the Flamingo main pool area after Health Club/Spa normal business hours by issuance of a single day, 24-hour Flamingo pool access card. Surveillance cameras are placed at both interior and exterior locations around the property and are monitored by an onsite DVR.

F.09 Vertical Transportation and Conveying Systems

The physical condition of the vertical conveyance systems appeared “Good,” with deficiencies noted. Two hydraulic elevators, both rated at 2,500 lbs. are installed. One, manufactured by Otis, is located in the

HCS building and dates to original construction in 1989. The other, manufactured by Dover is located in Bldg 500 and dates to original construction in 1995. The permits on display in both cabs are current with November 16, 2018 expiration dates. Current maintenance contracts are in effect. Otis provides periodic service and maintenance of the elevator in the HCS Bldg; Thyssen Krupp does the same for the

elevator in Bldg 500. In Bldg 500, the five-year hydraulic load test was last performed on June 12, 2014; the date of the last test for the elevator in the HCS Bldg is January 25, 2018. Both elevators have plastic laminate wall panels. The ceiling is comprised of a frosted white polycarbonate lens for the ceiling fixture in a stainless steel frame. Stainless steel handrails are installed on the back walls of each cab. Stainless steel door jambs and surrounds at the control panel are provided. The elevator in Bldg 500 has a carpeted floor. The elevator in the HCS Bldg has resilient rubber flooring. Both elevators are presumed to have electronic controllers; the interiors of the controller enclosures were not opened during our site visit.

24

As an optional Modernization expense, an allowance to renew elevator cab interior finishes during the reserve term is included in the in the separate Modernization category of the Immediate Needs and Replacement Reserves Analysis.

G. Accessibility Compliance

The Accessibility Standards of the California Building Code, as adopted by the Santa Rosa Building Department, establish guidelines to afford access and mobility to a site or building to persons with disabilities. The standards are modeled on the Americans with Disabilities Act (ADA) which prohibits discrimination to access and use of areas of public accommodation and commercial facilities on the basis of disability. In California, Accessibility Standards extend to include quasi-public and portions of multi-residential occupancies. Public-accessible facilities completed and occupied after January 26, 1992 are required to comply fully with the Americans with Disabilities Act Guidelines (ADAAG). In California, all new construction, as well as substantial renovations and upgrades to existing facilities, are required to meet the current Accessibility requirements of the CBC for public, quasi-public, and multi-residential environments.

On January 1, 2014, a new version of the CBC became effective. The changes in Accessibility requirements largely eliminated previous differences between the ADA and CBC. Where CBC or local Accessibility requirements differ from those found in the ADA and are equal to or more stringent than those found in the ADA, the CBC or local requirements shall govern. Older facilities are often held to a lesser standard of compliance to the extent allowed by structural feasibility, design logistics, historical status, or economics. Yet, regardless of age, areas accessible by the public must be maintained and operated to comply with the federal mandates of the ADA. During the Property Condition Survey, a limited visual observation for Accessibility compliance was conducted. The visual observation scope was limited to areas of common use, such as the exterior site, entry areas, restrooms, doors, and hardware directly related to common areas. Off-site areas are typically not evaluated. The limited observation described herein is not a full Accessibility Compliance Survey.

Due to the variable nature of Accessibility compliance required of existing buildings and the variable nature of enforcement and interpretation of Accessibility requirements from community to community, analysis of what may be required in any future building permit application is outside the scope of this report, as is an

analysis of the possible ramifications of legal and financial liability for any deficiencies in site and building Accessibility which are not remedied. It also bears mentioning that a set of plans that have been approved for a building permit by the Santa Rosa Building Department will not necessarily meet the requirements of the ADA.

G.01 Parking

The physical condition of parking Accessibility appeared “Good,” with deficiencies noted. Ten Accessible parking stalls are provided, two of which are designated Van Accessible. Seven Accessible parking stalls are required, two of which shall be Van Accessible. The parking is compliant for the number of stalls required. The Accessible parking stalls are dispersed around the site and are located in close proximity to the principal pedestrian entrances of common area buildings and in generally close proximity to the Accessible guestrooms, all of which are located in Bldg 500. The Accessible parking stalls appeared generally compliant for location, path of travel, and pavement markings. Accessible parking stall signage is not compliant with current Accessibility codes. The fine amount signage is missing at the individual stalls and the Accessibility signage required at parking lot entrances is either not provided or in a highly degraded condition which warrants replacement. Installation of required Accessibility parking signage is recommended. In Section B.02, we recommend the parking lot be restriped following a complete resealing of the asphalt surface. It will also be necessary to restripe the Accessible parking stalls at that time. Cost estimates related to Accessible parking are included in the Immediate Needs and Replacement Reserves Analysis. G.02 Path of Travel

The physical condition of the path of travel appeared “Good” to “Poor,” with deficiencies noted. An Accessible path of travel is not provided from the public sidewalks to the main entrance of the hotel. Truncated domes are installed in only a few required locations at the site. Provision of a fully compliant Accessible path of travel from the sidewalk to the main entrance and installation of truncated domes in all required locations are recommended.

25

Door thresholds, widths and hardware as well as floor clearances, slopes and corridor widths appear to be generally compliant with current Accessibility requirements, with the notable exception of floor slopes in the four breezeways. At the pair of side entrances located at the midpoint of each breezeway, the floor slope exceeds what is allowable. Remedial measures to provide a compliant floor slope are recommended. The stairwells in the Main Bldg and in Bldgs 100 to 400 do not meet current Accessibility requirements. Compliant handrails are not installed at any of these stairs. The stair guardrails/handrails in the four guestroom buildings are not compliant with current codes. Visually contrasting stripes are not installed where required on these stairs. Though not measured, all of these stairs appear dimensionally insufficient to achieve full compliance with current Accessible requirements. An exemption from the requirement to provide fully complaint stairs in these five buildings could be granted on the grounds of economic and structural infeasibility, as similar Accessible facilities are available in Bldg 500. A lesser degree of compliance can be achieved by the installation of Accessibility compliant handrails and visually contrasting stripes on stair treads, where required. AllWest recommends that these measures be undertaken, as a minimum. A cost estimate to provide compliant guardrails/handrails in the 39 sets of stairs in Bldgs 100 to 400 is listed as an optional Modernization expense The International Symbol of Accessibility (ISA) is not installed at the Main Bldg entrance or at entrances to Bldg 500 and the HCS Bldg. Installation of ISA signage in all required locations is recommended. The visually contrasting stripes on the exterior wood framed stairs of the HCS Bldg are in a degraded condition. The stripes are lacking altogether on the concrete risers at the foot of these stairs. Provision of new stripe is recommended. Cost estimates for remedial measures to address Accessible path of travel deficiencies are included in the Immediate Needs and Replacement Reserves Analysis. The estimate for fully compliant guardrails/handrails in Bldgs 100 to 400 is included in the optional Modernization section of the spreadsheet.

G.03 Toilets/Plumbing Fixtures/ Accessibility

The physical condition of the toilet rooms and plumbing fixtures and for hearing impairment devices

for Accessibility appeared “Good,” with deficiencies

noted. Horns and strobes were observed in all common area restrooms and in Accessible guestrooms and bathrooms. Both common area restrooms and bathrooms in Accessible guestrooms are typically compliant for interior dimensions, signage, faucet hardware, grab bars, and hardware mounting heights. Roll-in shower compartments are provided in the five Accessible guestroom bathrooms. These showers appeared to be compliant for interior dimensions, hardware and mounting heights. Some restroom sink drains are lacking the required insulation; installation is recommended. High/low drinking fountain combinations are not installed at any observed water fountain location. We recommend that high/low water fountain configurations be installed. In a transient lodging facility with 170 guestrooms, eight are required to have mobility features; the

Flamingo provides five Accessible guestrooms with

required mobility and roll-in shower features. An additional three Accessible guestrooms that do not need roll-in showers are required at the Flamingo. AllWest recommends that three additional guestrooms be upgraded to provided mobility features; these three do not require roll-in showers. A minimum of fourteen guestrooms shall be provided with communication features for the deaf and hard of hearing. The Flamingo provides three portable TTY devices for this purpose. AllWest recommends that eleven additional assistive devices for communication for the deaf and hearing impaired be provided in the form of portable TTY communication devices which can be installed in any guestroom upon request by any guest needing such equipment. The restrooms on the mezzanine level of the Main Bldg appear dimensionally insufficient to achieve compliance with Accessibility requirements. AllWest recommends as an optional Modernization expense that these restrooms be altered and made fully compliant with current codes. Cost estimates for various remedial measures to address Accessible plumbing and guestroom and TTY deficiencies are included in the Immediate Needs and Replacement Reserves Analysis. The estimate

26

for mezzanine restroom upgrades is included in the separate Modernization category of the spreadsheet.

G.04 Elevators

The physical condition of the elevators appeared “Good” for Accessibility compliance.

Two passenger elevators are installed. A stainless steel handrail is fitted to the rear wall of each cab. Audible and visual signals and Braille floor designation signage and control indications are provided. A hands-free communications device is installed in each cab. The elevators appear generally compliant with current CBC Accessibility requirements.

G.05 POOLS

The physical condition of the pools appeared “Good” for Accessibility compliance. Both swimming pools and the hot tub spa pool are reported compliant with the Virginia Graeme Baker Act (VGB), which requires that all public swimming pools and spas have anti-entrapment drains and/or devices installed. Replacement of drain covers is a matter of routine maintenance and cost estimates are not included in the Immediate Needs and Replacement Reserves Analysis. Stationary power lifts with chairs were observed at all pools.

IV. CONSULTANT'S QUALIFIERS

A. Scope of Work AllWest was retained to assess the existing site physical condition, improvements and buildings at the subject property, research available records, and interview individuals familiar with facility operations. AllWest was tasked to identify construction and/or code deficiencies and to prepare a five-year spreadsheet for immediate and replacement reserve expenditures. B. Methodology AllWest has completed a Property Condition Assessment of the above referenced site in accordance with ASTM E2018-13. On September 19 and 24, 2018, AllWest visited the property and observed the condition of the structures and the surrounding area. Ray Nuesmeyer, the director of

facilities, and Floriann Bynum, the hotel manager, provided interior and roof access during our site visits.

AllWest used industry standard cost estimating guides such as R. S. Means and Current Costs by Saylor Publications as well as our experience and judgment. AllWest conducts spot-check pricing and uses prices provided by local general contractors. In preparing the report, AllWest utilized industry standard guidelines as a basis for our inquiry including the “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process,” outlined in ASTM E2018-13.

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

D. Limiting Conditions

AllWest accessed a minimum of two – and usually three – guestrooms in each of the five guestroom buildings. Thirteen guestrooms (approximately 7.6% of the total) were accessed. We saw a mix of guestrooms, including regular guestrooms, Accessible guestrooms, larger suites, and family rooms. We entered all common area buildings, though we did not enter every room in these buildings, owing to ongoing operations. We entered both pool equipment buildings. Photography was somewhat limited as we attempted to avoid including hotel guests in photographs. We accessed the flat roof area of the Main Bldg and four of the five guestroom buildings; the roof of Bldg 400 was not directly accessed. We did not directly access the pitched roofs on the HCS Bldg; these roofs were typically observed from grade, though the roof of the Spa addition was viewable at close hand from an adjacent balcony. The flat roof of Bldg 400 and the Pool Equip Bldg were observed from the roofs of adjacent buildings. We entered the primary electrical service room and primary HVAC equipment room in the Main Bldg. Various other smaller electrical rooms and other service spaces were also observed.

27

During the preparation of this report:

Copies of the original construction drawings for the 1957 buildings were not provided in either electronic or hardcopy format and are not available in the microfiche records of the Santa Rosa Building Department;

Various construction documents for post-1957 buildings were reviewed in the microfiche records of the Santa Rosa Building Department; copies of these drawings were not obtained;

Electronic files in .dwg format were provided for various drawings dated in 1996 and 1997, prepared by Del Starrett, Architect;

An ADA survey was not provided;

An ALTA survey was not provided;

A rent roll is not applicable at this property;

Maintenance information for the HVAC systems was provided during the site visit;

HVAC equipment lists were not provided prior to the site visit;

Inspection information for the fire and life safety systems was provided on the risers;

Some roof maintenance/repair information concerning dates of installation was provided;

Some elevator maintenance/inspection information was provided;

Vendor service agreements were not provided;

Vendor invoices were not provided;

Historical repair or improvement information was not provided;

Proposals for planned future improvements were not provided;

The completed AllWest PCA client questionnaire was not returned.

An appraisal was not made available for the subject property. Quantities were arrived at with input from the property manager and by our own count. AllWest relied upon field observations and measurements. AllWest recommends that, if feasible and permissible, all

building materials or finishes be replaced in kind. AllWest did not operate any building systems or equipment and did not perform any tests. This report does not confirm the presence or absence of hazardous materials.

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

28

owner. While AllWest Environmental, Inc. has reviewed some documents, our statements are not intentional legal opinions. In making this review and preceding on-site inspection, AllWest Environmental, Inc. does not assume any legal responsibilities for the design architects or engineers, or contractors for the subject property, nor is any other warranty or representation expressed or implied, included or intended.

E. Previous Reports

No previous property condition reports were provided.

F. Consultant Qualification

Ryan Miller is a California Licensed Architect with more than 35 years of related experience. Samuel Chase is a Texas Licensed Professional Engineer with more than 35 years of related experience. Gregg Lossing is a California Licensed Architect with more than 30 years of related experience.

G. Reliance Language

This report was prepared for the sole and exclusive use of [Client(s)], the only intended beneficiaries of this work. No excerpts may be taken as representative of the findings of this assessment. The scope of services performed in the execution of this investigation may not be appropriate to satisfy other users, and any use or

reuse of this document or its findings, conclusions, and recommendations is at the user’s sole risk. The information contained in this report has received appropriate technical review and approval. The conclusions represent professional judgments and are founded upon the investigation findings identified in the report and the interpretation of such data based on our experience and expertise according to the existing standard of care. No other warranty or limitation exists, either expressed or implied.

AllWest’s opinion of probable costs has been prepared solely as a general reference document for the use of [Client(s)]. Our estimate has not been prepared by a cost estimator or contractor and as such should not be considered a guaranteed maximum of costs. Our estimate has been prepared to meet the unique needs of [Client(s)]. No other parties may rely on the estimate without AllWest’s consent. This report is not a specification for further work and is not intended as a substitute RFP. All area costs, unit costs, and line item estimates are order-of-magnitude only. Neither AllWest nor any staff member assigned to this investigation has any interest or contemplated interest, financial or otherwise, in the subject or surrounding properties, or in any entity which owns, leases, or occupies the subject or surrounding properties, or which may be responsible for issues identified during the course of this investigation, and has no personal bias with respect to the parties involved.

FIGURES

PROJECT NO.xxxxx.20.60

REGIONAL MAPFIGURE 12777 FOURTH STREETSANTA ROSA, CA 95405SOURCE: DELORME TOPOPREPARED BY: D. CAMACHO DATE:

San Francisco

Sacramento

San Jose

Santa Rosa

Los Angeles

San Diego

Santa Rosa

PROJECT NO.xxxxx.20.60

VICINITY MAPFIGURE 22777 FOURTH STREETSANTA ROSA, CA 95405SOURCE: DELORME TOPOPREPARED BY: D. CAMACHODATE:

Property Location

AERIAL PHOTOGRAPHScale: NTSDate: September 18, 2018Photo ID No.: USGS (via Google Earth)

NSite Address: 2777 Fourth Street

Santa Rosa, California

Project Number: 18145.60PROJECT NO.

xxxxx.60

FIGURE 3AERIAL 2777 FOURTH STREETSANTA ROSA, CA 95405SOURCE: GOOGLEPREPARED BY: R. MILLER / D. CAMACHO DATE:

PHOTOGRAPHS

AllWest Project xxxxx.60 2777 Fourth Street, Santa Rosa, CA

1. Main Bldg: Principal pedestrian entrance and westelevation. Tower is a Santa Rosa historical landmark.

2. Main Bldg: South elevation.

3. Main Bldg: East elevation. 4. Main Bldg: North elevation with outdoor dining area.

5. Main Bldg: West elevation. Wood in fence at right is in adegraded condition.

6. Monument sign for hotel at intersection of Farmers Laneand Long Drive.


7. Bldgs 100 to 400: The four 1957 guestroom buildingsshare similar designs and materials. South elevation ofBldg 100 shown.

8. Bldg 200: North elevation.

9. Bldg 300: East elevation. 10. Bldg 200: West elevation.

11. Bldgs 100 to 400: A reentrant angle subtraction islocated on the SE corners of Bldgs 100 and 200; thesubtraction is located at the SW corners. Bldg 200shown.

12. Bldg 400: East elevation.


13. Bldg 500: North elevation. 14. Bldg 500: West elevation.

15. Bldg 500: East elevation of north wing. 16. Bldg 500: East elevation of south wing.

17. HCS Bldg: East elevation of health club portion ofbuilding.

18. HCS Bldg: East elevation of spa portion of building.


19. HCS Bldg: West elevation of health club portion ofbuilding.

20. HCS Bldg: South elevation of health club portion ofbuilding.

21. HCS Bldg: North elevation of spa portion of building. 22. Pool equipment building serving lap pool.

23. Pool equipment building serving main pool and hot tubspa pool.

24. Gazebo over hot tub spa pool.

PROPERTY CONDITION ASSESSMENT - AllWest Environmentalaccordance with ASTM E2018-13. On [Date],...

Documents

Transcript of PROPERTY CONDITION ASSESSMENT - AllWest Environmentalaccordance with ASTM E2018-13. On [Date],...