WSDOT Dayton Avenue Building Infrastructure Analysis · 40 proposed renovations does not include any alterations to structural elements of the building that would require ... with

WSDOT DAYTON AVE BUILDING INFRASTRUCTURE ANALYSIS SHORELINE, WA

EXISTING CONDITIONS ANALYSIS

FOR:OWNER INFO

FINAL REPORT

16 OCTOBER 2017

HELIX PROJECT NUMBERA17-097

| CONTENTS | 1

WSDOT DAYTON AVE BUILDING

INFRASTRUCTURE ANALYSIS

Contents

Participants

Introduction

Section I – Report Summary

Section II – Facility Assessment, Deficiencies and Recommendations

General

Architectural

Structural

Mechanical

Electrical

Section III – Cost Estimate

Appendices

A. Photos

B. Existing Reference Drawings

C. Structural Analysis Report

D. Electrical Service & Distribution Report

WSDOT DAYTON AVENUE BUILDING INFRASTRUCTURE ANALYSIS

| PARTICIPANTS | 1

PARTICIPANTS

WSDOT

Shoreline, WA

OWNER

WSDOT-Jim Rodgers

P. 360.705.7368

WSDOT HQ Facilities

7345 Linderson Way SW

Tumwater, WA 98501

Contact: [email protected]

PROJECT TEAM

ARCHITECT

Helix Design Group, Inc.

P.253.922.9037 F.253.922.6499

6021 12th Street East, Suite 201

Tacoma, WA 98424

Contact: Lee Davenport, [email protected]

STRUCTURAL

PCS-Jeremiah Bowles

P. 253.383.2797

1250 Pacific Ave, Suite 701

Tacoma, WA 98402

Contact: Jeremiah Bowles- [email protected]

ELECTRICAL

Hultz-Allen Hamm

P. 253.383.3257

111 Fawcett Avenue, Suite 100

Tacoma, WA 98402

Contact: Allen Hamm, [email protected]

MECHANICAL

Hultz-Brian White

P. 253.383.3257

111 Fawcett Avenue, Suite 100

Tacoma, WA 98402

Contact: Brian White, [email protected]

COST ESTIMATOR

Bill Acker Consulting Services

P. 360.895.1756

P.O. Box 1213

Gig Harbor, WA 98335

Contact: Bill Acker, [email protected]

DAYTON AVENUE BUILDING INFRASTRUCTURE ANALYSIS

| INTRODUCTION | 1

INTRODUCTION 1 2 3 The purpose of this report is to assess the feasibility to renovate and fully utilize the WSDOT building located at 4 15700 Dayton Avenue North, Shoreline, Washington 98133. An infrastructure analysis was performed to 5 assess the current condition of all major building systems, their life-cycle replacement timeframe and ability to 6 support the current occupancy of 380 employees as well as the capability to support an additional 300 7 employees, potentially from other state agencies. The report also analyzes code requirements and identifies 8 potential code issues, and provides costs associated with recommended renovations and correction of any 9 deficiencies. 10 11 The scope of the report does not include an assessment of the existing site improvements (such as sidewalks, 12 parking lots, site lighting, landscaping), exterior to the building, nor does it provide any recommendations for 13 exterior improvements. There is an existing kitchen area within the building that is currently not in use that 14 was also excluded from assessment since it will be converted to office space. 15 16 Conceptual layouts of furniture and spaces for renovated spaces are also not included in this report, and would 17 be undertaken as a follow on feasibility study. 18 19 20

21


SECTION I | REPORT SUMMARY | 1

REPORT SUMMARY 1 2 The purpose of this report is to suggest improvements to the WSDOT Northwest Region building that would be 3 required or recommended to renovate the building, including necessary repairs and work associated with 4 tenant improvements to consolidate existing staff and prepare space for additional agency use of a portion of 5 the building, to be determined. A general remodel of the interior environment was anticipated, including 6 replacement of existing floor and ceiling finishes, replacement of demountable partitions with new 7 demountable partitions in similar quantities, and conversion of the old traffic management center space to 8 open office space. Permanent partitions around existing private offices and other spaces were anticipated to 9 stay, with little or no change to the layouts of the core areas. The building envelope was also evaluated. Site 10 improvements were not included in the assessment. 11 12 Helix Design Group led the effort to assess the overall condition of the existing facility and was assisted in the 13 study by PCS Structural Solutions, Hultz/BHU Mechanical and Electrical Engineers. 14 15 16 Improvements 17 18 The facility is in generally good condition for a building of this age. The basic structure appears to be sound, 19 but many of the interior finishes are beyond the normal range where replacement is anticipated, especially 20 much of the ceiling finishes which are over 40 years old. Exterior windows are in need of replacement. 21 Roofing is in need of repairs. Maintenance repairs are needed for the chillers. Replacement of constant 22 volume heating boxes with variable volume boxes is recommended to provide local comfort control in the office 23 spaces. Replacement of the ceilings is advised to provide seismic bracing of ceilings and partitions, replace 24 the aging air distribution system, which is ducted in many locations through the light fixtures, and replace the 25 old light fixtures with LED fixtures. Extension of the DDC system and replacement of the aging domestic water 26 booster pump is also recommended. Recommended electrical renovation work includes upgrading the 27 building service switchgear to include automatic transfer equipment for the emergency generator, upgrading or 28 replacing distribution panels and motor control centers, and replacement of the antiquated fire alarm system 29 with an addressable system with voice evacuation capability. 30 31 Alterations (covering more than 50% of the floor area on any story) require the addition of sprinklers where 32 they would be required for a new building by the current IBC, which will apply to this building because the 33 height of the sixth floor of the building, at 71 feet above the lowest grade for fire department access, exceeds 34 the maximum allowable of 55 feet without provision of automatic sprinklers. It is anticipated that all new work 35 areas will be required to have an automatic fire sprinkler system. 36 37 The Planning & Community Development department for the City of Shoreline confirmed that structural 38 upgrades to the building would not be triggered on the basis of valuation of the renovation. The extent of the 39 proposed renovations does not include any alterations to structural elements of the building that would require 40 seismic analysis and upgrades in accordance with the 2015 International Existing Building Code. The 41 structural evaluation includes a Tier 1 Analysis of the building’s lateral force resisting systems and indicates 42 that deficiencies exist that may be able to be remedied by the addition of concrete shear walls and footings. 43 WSDOT may choose to include seismic upgrades as an option. Further study would be required to determine 44 the extent and cost of upgrades that would be recommended. The cost of seismic upgrades is not included in 45 the estimate submitted with this report. 46 47 48 Total Cost 49 50 Total renovation costs, including phasing costs to work on one floor at a time and provide temporary 51 workstations to relocate 50 – 75 people per floor, but excluding tax, permits, fees, etc. are estimated to be 52 approximately $30 million to $32.5 million if the entire building and exterior envelope are renovated, and all 53 work identified is performed. A separate estimated allowance for furniture replacement (workstations) is also 54 provided. 55 56


SECTION I | REPORT SUMMARY | 2

Preliminary discussions with City of Shoreline Planning & Community Development officials have indicated that 1 renovation costs that exceed 50% of the building’s valuation will trigger requirements for fire and right-of-way 2 improvements (public street frontage improvements). Renovation costs that exceed 50% of the building and 3 land value will trigger site improvements. The extent of any right-of-way improvements would need to be 4 determined through meetings with the City once a renovation concept has been developed. This is a 5 government-owned parcel – no current valuation exists. However, an appraisal conducted in 2013 (before the 6 construction of the adjacent Transportation Management Center in 2016) gave a market value of $32.7 7 million for the entire property, with $7.3 million for the building contribution. The proposed renovations will 8 exceed the 50% threshold in both cases. Upgrade of the building to include fire sprinklers has been included 9 in the cost estimate. An allowance for right-of-way and site improvements has also been included in the cost 10 estimate. 11


SECTION II | FACILITY ASSESSMENT, DEFICIENCIES AND RECOMMENDATIONS | 1

FACILITY ASSESSMENT, DEFICIENCIES AND 1

RECOMMENDATIONS 2 3 4 GENERAL BUILDING INFORMATION 5 6 The existing building is a six story concrete structure that was originally built in 1974. The typical floor plate 7 area is 25,725 gross square feet. The first floor is partially below grade and includes an additional 2,100 8 gross square feet in a garage and storage bay on one corner. Total gross building area is 156,450 square feet. 9 In addition, there is a large mechanical equipment penthouse on the roof, with an area of approximately 9,660 10 gross square feet. 11 12 An Asbestos Survey and Paint Chip Sampling Report prepared by WSDOT Maintenance and Operations 13 Environmental Office dated July 16, 2014 is available and appears to identify a relatively small list of 14 hazardous materials to be found within the building. However, it is anticipated that 70% to 80% of the 15 building’s floor coverings are asbestos containing materials, including floor tile and mastic under carpet and 16 resilient flooring in restrooms and stairwells. 17 18 General Building Code Characteristics: 19 20 The original building was constructed to meet King County standards under the provisions of the 1970 Uniform 21 Building Code, Type I (Fire Resistive) construction, Group B, Division 2 (business) and Group B, Division 3 22 (cafeteria) occupancy. The building was evaluated for potential renovations under the provisions of the 2015 23 International Existing Building Code (2015 IEBC), 2015 International Building Code (2015 IBC), 2015 24 Washington State Energy Code (2015 WSEC) for commercial buildings, and related codes as adopted by the 25 State of Washington and City of Shoreline. 26 27 The current occupancy is classified under the 2015 IBC as a Type B occupancy, with some assembly (A-3 28 meeting rooms and A-2 cafeteria) and storage (S-2) spaces, primarily located on the first and second floors. 29 The existing building is now considered to be a non-essential facility, Risk Category II, since a separate building 30 was constructed nearby to house the emergency operation functions formerly conducted on the fourth floor. 31 32 The height of the building from the first floor level to the sixth floor level is approximately 71 feet, which is just 33 under the 75 feet maximum elevation set by the 2015 IBC to define “high-rise” buildings. Therefore, the code 34 provisions for high-rise buildings do not apply to this facility. Fire sprinklers are currently provided only in a 35 portion of the first floor (former child care center) and a portion of the 4th floor (former operations center). 36 37 Tenant improvements will have to comply with the 2015 IEBC – for the purposes of this report, renovations are 38 considered to be classified as a Level 3 Alteration, affecting more than 50% of the story floor area. 39 40 General Renovation Intent: 41 42 The intent of potential renovations considered in this report is to consolidate WSDOT employees on 4 to 4 ½ 43 floor and have other agencies as tenants on 1 ½ to 2 floors, with possible renovation of the entire building 44 included, although partial renovation involving only some floors may be undertaken. The operations center on 45 the fourth floor has been vacated and will be converted back to general office area. The following assumptions 46 were made: 47 48

• Existing core areas and permanent partitions would remain in place 49 • No alterations to existing structural load bearing elements would be undertaken, nor would added 50

loads be imposed on the existing structure. 51 • Existing demountable type partitions would be removed and replaced in similar quantity, although not 52

necessarily in the same configuration. 53 • Code improvements beyond those required by the 2015 IEBC, and authorities having jurisdiction, 54

would not be included. 55


2 | SECTION II | FACILITY ASSESSMENT, DEFICIENCIES AND RECOMMENDATIONS

1 2 ARCHITECTURAL SYSTEMS 3 4 The condition of the entire building is included within the scope of this report, to include the building envelope 5 and all building appurtenances. The condition of exterior site improvements is excluded from the scope of this 6 report. The condition of the existing kitchen equipment was not evaluated for repair as the kitchen will be 7 demolished and converted to office space. The existing cafeteria space adjacent to the kitchen, one-third of 8 which has been converted into a meeting room by a separating wall and doors, is currently used as a lunch 9 room and meeting area, and will be remodeled to convert the entire space to new meeting rooms. No 10 particular concerns were noted for the lobby area. 11 12 13 Existing Facility Conditions: 14 15 Available Office Space Analysis: 16 17 Currently, there are about 380 employees distributed throughout the building office areas, the majority in large 18 open office areas with large workstations (cubicles) about 10’ x 10’. Assuming that “Modern Workplace” 19 strategies would be employed in the renovated areas, with significantly smaller workstations, the current space 20 should be more than adequate to accommodate another 300 staff. Net area per floor for office space, 21 including circulation space but excluding core areas, is calculated to be roughly 17,150 SF per floor (except 22 roughly half that on the first and second floors), which results in an area factor of approximately 126 SF per 23 person for 680 people. It should be noted, however, that the existing building may be less efficient than a new 24 design due to existing structural elements and dimensions. A concept layout of the floors is recommended 25 before any renovation work is planned to verify the actual capacity based on specific needs for conference and 26 private office space, workstation sizes, office equipment and furnishings, etc. 27 28 Building Code Occupancy Analysis: 29 30 The building code occupancy load factor for business areas is 100 gross square feet per person, which results 31 in a code occupant load of 258 people per the typical floor. Each floor above the second level is served by two 32 exit stairs, each having an exit width of 44 inches, which are located and sufficiently separated in such a 33 manner as to meet all code requirements for exit travel distance and separation. The stairs exit directly to the 34 exterior on the levels of exit discharge. Each stair can accommodate an occupant load of 146 occupants, or 35 292 total occupants per floor, which is more than adequate for the code occupant load per floor. About one-36 half of the first and second floors are occupied by office areas. The remainder of the first floor is occupied by 37 storage and mechanical spaces, while the remainder of the second floor is dedicated to assembly areas. The 38 assembly areas increase the occupant load on the second floor to over 500 people, and will require a third 39 exit. One of the two exit stairs is not accessible on the second floor to the major corridor circulation, leaving 40 only two exits, the main entry and the other stair, available from a portion of this floor. 41 42 It should be noted that if the planned 680 occupants were evenly distributed over the existing office areas (4 43 full office floors and 2 half floors), the result would be an occupant load per floor of 136 people (68 people on 44 first and second floors), well below the code calculation. No upgrades to the existing exits should be necessary 45 to accommodate the full planned occupant load of 680 people. Existing exits have sufficient exit width, 46 quantity and separation (distribution) to meet current code. 47 48 Building Code Fire Protection Analysis: 49 50 Per the 2015 IEBC, section 904.1, the provisions of section 804.2.2 would apply to Level 3 Alterations, which 51 state that if the work area is served by an exit or corridor serving more than 30 occupants, or has more than 52 one tenant, then it must be provided with an automatic sprinkler system if the following conditions are met: 53

1) The work area comprises more than 50% of the floor area and 54 2) The work area would be required to have a sprinkler system per the IBC for new construction. 55



The provisions of 2015 IBC, section 903.2.11.3, will apply to this building because the height of the sixth floor 1 of the building, at 71 feet above the lowest grade for fire department access, exceeds the maximum allowable 2 of 55 feet without automatic sprinklers. 3 4 The only exception to this in the 2015 IEBC is if there is insufficient water supply without adding a pump to the 5 building, in which case the work areas would be required to be protected by an automatic smoke detection 6 system. A fire pump already exists in the building to serve the former operations center on the fourth floor, but 7 needs to be upgraded to serve the entire building. It is anticipated that a fire sprinkler system will be required 8 throughout the building as part of the renovation work. 9 10 City of Shoreline Municipal Code Analysis: 11 12 The building is located in Zone MB. (Mixed Business) and is a permitted use within that zone. 13 14 Section 15.05.050 amends the International Fire Code (IFC) to add section 901.4.7 that requires automatic 15 sprinkler protection for buildings when the valuation of all alterations or repairs exceeds 50% of the valuation 16 of the building within a 70-month period, if sprinkler protection would be required under the current code. 17 18 Section 20.50.230 indicates that when the valuation of improvements exceeds 50% of the valuation of the 19 property, or the aggregate valuation of improvements during a five-year period exceeds 50% of the valuation of 20 the property, site improvements to meet the standards for signs, parking, lighting and landscaping may be 21 required. 22 23 Washington State Energy Code Analysis: 24 25 Chapter 5 applies to existing buildings. Unaltered portions not required to comply. Replacement of exterior 26 doors will not require vestibules to be added. Roof recover (no removal) not required to comply. Roof 27 replacement required to comply. Replacement fenestration (windows and glazed openings) shall comply with 28 U-value and SHGC-value requirements. If 50% or more of lighting is replaced in a space, lighting in that space 29 is required to comply with current code, including use of controls and sensors; otherwise, maintain or reduce 30 existing energy use. 31 32 Building Core Areas: 33 34 Core areas on each floor contain elevators (four passenger elevators grouped around an elevator lobby, and 35 one separate passenger/freight elevator), restrooms, break rooms, meeting rooms, stairs and mechanical duct 36 shafts. Modification of the core area layouts is not anticipated. 37 38 Restrooms: 39 40 Restrooms finishes and accessories are outdated. The restroom floors are sheet vinyl, and are failing, 41 particularly with cracking in the cove base. Floors do not have drains, which has resulted in costly repairs for 42 water damage to the building from flooding fixtures. The existing tile wainscots are in fair condition, but need 43 re-grouting at a minimum. Since replacement of existing plumbing fixtures with water-efficient fixtures is 44 scheduled to be performed on a separate project, replacement of the tile wainscot will not be provided as part 45 of the renovation work, to avoid having to remove and replace the new fixtures. 46 47 Restrooms are laid out as originally constructed, and the primary male and female restrooms on each floor do 48 not meet accessibility code standards. A unisex restroom was previously constructed on each floor to provide 49 accessible restrooms. The 2015 IEBC does require accessible restrooms when alterations include a primary 50 function area (which would be the case with the office space renovation). The existing unisex restrooms 51 appear to satisfy the requirement for accessible toilet fixtures and lavatories, in lieu of reconfiguring the 52 existing restrooms. No revisions to the existing restroom layouts (expansion of restrooms) are anticipated as 53 part of the renovation work. Drinking fountains were also previously added on each floor, but are not in 54 accordance with accessibility standards and should be upgraded. 55 56



Although there are no requirements in the 2015 IEBC for plumbing fixture increases, an analysis of the 1 plumbing fixture capacity was conducted per the 2015 IBC to verify that the current restrooms are adequate 2 for the planned occupant load. On the third through the sixth floors, sufficient plumbing fixtures are provided 3 for male and female occupants (calculated at 4 water closets and 3 lavatories required for each), except that 4 there are only 2 lavatories instead of 3 for the men. The second floor, taking into account the assembly areas, 5 also appears to have sufficient quantity of plumbing fixtures for both men and women (calculated at 6 water 6 closets and 4 lavatories required for each), except for one less lavatory in the men’s room. Sufficient restroom 7 capacity is provided on the first floor. Although the analysis shows that there are fewer lavatories than required 8 in the men’s rooms to meet the code requirements, the restrooms, including the additional toilet and lavatory 9 located in the unisex restrooms on each floor, will provide an adequate number of fixtures for the planned 10 occupant load of 680 employees, which is significantly less than the occupant load generated by the code. 11 12 13 Stairs: 14 15 Existing stairs consist of steel supporting elements with concrete landings and precast concrete treads (open 16 risers). Some of the precast treads have cracked and visibly deflect when stepped on, however, the treads are 17 typically reinforced with steel bars, and therefore do not present any danger of collapse. Open tread risers are 18 no longer permitted by code, and the existing steel railings bars are spaced wider apart (approximately 10 19 inches) than the current code maximum of 4 inches. The stairs have 7 inch risers and 10 ½ inch treads, which 20 are within acceptable parameters for existing stairs. The railings are in good condition and do not require 21 replacement under the provisions of the 2015 IEBC, since they meet the minimum requirements for alterations 22 in existing buildings. 23 24 Elevators: 25 26 Existing elevators have all been maintained and repair work performed as needed according to building 27 managers. No work is anticipated to be needed other than to update interior cab finishes. 28 29 Exterior Envelope: 30 31 Roof: 32 33 The existing roof consists of a single ply membrane roof over tapered (1/8 inch per foot) polyisocyanurate foam 34 insulation that was installed in 1995. The average insulation depth appears to be only about 2.5 inches, which 35 would have an insulation value of about R14, based on the roof insulation shop drawing. This roof replaced 36 the original ballasted built-up asphalt roofing, which still exists on the entry canopy. The white single ply 37 membrane has passed its expected life expectancy of 20 years, and the building manager indicates that some 38 roof leaking is occurring. The parapet at the roof perimeter is very low, and may not accommodate a 39 significant increase in insulation depth without raising the parapet. 40 41 The roof drains are internal to the roof area and are routed connected to drain lines inside the building. While 42 leaking at the drain lines has not been noticed, these lines are probably original to the building construction, 43 and both piping and joints are subject to deterioration and beyond the expected life span in this building, which 44 is over 40 years old. 45 46 The mechanical penthouse roof is similar, but supported on a composite metal deck with concrete fill, and a 47 cant strip around the perimeter edge. 48 49 Windows: 50 51 The existing original windows consist of individual units installed between existing concrete wall elements. The 52 windows have aluminum frames and single panes of glass, which transmit a great deal of heat loss to the 53 building exterior. Most of the windows are fixed, with the exception of window units located near the corners of 54 the building, which can be opened to gain access to the window ledges. The sealant joints at the exterior have 55 not been maintained or replaced in recent memory. The windows appear to be in acceptable condition; 56 however, re-sealing is overdue. Replacement of the windows would significantly upgrade the energy efficiency 57



of the building and would work in tandem with any mechanical system upgrades to reduce energy costs and 1 mechanical system costs. 2 3 Fall protection: 4 5 No permanent rooftop fall protection or window washing equipment has been installed on the building. 6 Currently there are anchors attached at intervals to the concrete wall elements between the windows and the 7 corner windows operate to allow access to the exterior ledges at each floor. The building manager has 8 indicated that window washing contractors are able to use the existing wall mounted anchors to provide 9 personnel protection. 10 11 Mechanical Penthouse Walls: 12 13 The mechanical penthouse is in generally good condition, but the exterior insulated metal siding panels have a 14 paint coating that exhibits peeling and failing which will get progressively worse. The underlying metal appears 15 to be galvanized and in good condition. 16 17 Interior Tenant Improvements: 18 19 Ceilings: 20 21 Most of the building, with the exception of the private office area on the sixth floor and the IT services area on 22 the first floor, retains the original suspended acoustical tile ceiling. The grid spacing is an unusual size, and 23 the ceiling is not seismically braced. The light fixtures are also not braced, are supported from the ceiling, and 24 incorporate air return and diffuser boxes. All elements of the ceiling system are difficult to replace or repair, 25 and the suspension system does not meet current code standards. Some areas have a concealed spline grid 26 system that is very difficult to access the ceiling area or replace damaged tiles. 27 28 Floors: 29 30 The existing carpet floor coverings are out-dated, and will not be easily matched in appearance for any 31 extensive tenant improvements that may involve a reconfiguration of workstations and demountable partition 32 walls. It is estimated that 70% to 80% of the building’s floor coverings have asbestos containing materials, 33 including floor tile and mastic under carpet and resilient flooring in restrooms and stairwells. The floor 34 coverings should be abated to prevent future disturbance. 35 36 Walls: 37 38 Existing walls appear to be in acceptable condition. Some of the partition walls consist of demountable panels 39 of a type that is no longer manufactured, and are solid panels with no vision panels. This is an out-dated 40 approach to privacy separation that does not allow for natural lighting or visibility. In addition, the walls are 41 secured to the existing ceiling system, with little bracing. In general, it is still desired to separate the spaces 42 within the demountable partitions from the open office areas. 43 44 Doors & hardware: 45 46 Existing interior doors and hardware appear to be in acceptable condition. Exterior doors are operational, but 47 are also not energy-efficient and likely approaching the time when operators and mechanisms will need 48 replacing. 49 50 Furniture: 51 52 The existing fabric-covered panel work cubicles are old, outdated, and over-sized, although still functional and 53 in reasonably good repair. 54 55 Former Operations Center, Fourth Floor: 56 57



This area was originally a computer center, with a raised access floor, dedicated mechanical equipment and 1 other features that separated it from the remainder of the floor. It was converted by WSDOT into an operations 2 and monitoring center that is no longer used, nor is there reason the raised floor and internal partitions are 3 required in this area. 4 5 6 Required Facility Improvements: 7 8 1. Modify exterior walkway to provide an exit discharge from exterior patio adjacent to cafeteria to provide a 9

third exit from the second floor. 10 11

2. Replacement of existing precast stair treads with new precast treads with integral risers. The integral 12 risers will meet current code and also strengthen the treads. Requires structural evaluation of stairs to 13 verify that weight of added risers can be supported. 14

15 3. Replace existing drinking fountains on each floor with dual height accessible drinking fountains. 16

17 4. The existing roof should be surveyed by a qualified inspector, either an envelope consultant or 18

knowledgeable roofing contractor or manufacturer to determine the condition of the existing insulation and 19 membrane. The following roof work is anticipated: 20

21 a. Removal of the existing roof covering and tapered insulation, and installation of new roof 22

insulation and a new single ply membrane roof. If this approach is taken, the roof will be required 23 to meet the current 2015 WSEC, which will require an increase in the thickness of the insulation 24 (to an average value of R-38) and likely an increase in the height of the roof edge, with a new 25 prefinished sheet metal coping. It is not anticipated that the additional insulation would weigh 26 more than the original built-up roofing system and rock, and therefore would not cause any 27 increase in load on the structural concrete roof deck. The entry canopy roof is well beyond its life 28 span and should be replaced with new single ply membrane roofing and a cover board at the 29 same time. 30 31

b. Another option which could be investigated during design is re-cover of the existing roof with a 32 new single ply membrane, without any tear off of the existing roof membrane or insulation. This 33 will not trigger an energy code upgrade, but is only feasible if the existing roof is an adhered 34 installation and the underlying insulation is dry for the most part. If feasible, this can extend the 35 life of the roof to nearly the same extent as full replacement, but at a much lower cost. 36

37 c. Replacement of the drain bodies at the roof. The existing roof drain lines should be examined at 38

the same time the roof is evaluated and repairs performed as needed. 39 40 d. Fall protection anchors or guardrails around the roof perimeter should be considered along with 41

the roofing work. 42 43

5. Re-seal all exterior joints between wall panels and windows and adjacent concrete structural elements. 44 Clean and paint or seal (with water repellent) all exterior concrete surfaces. 45 46

6. Prepare and re-paint exterior metal wall panels of Mechanical Penthouse. This will require evaluation by a 47 painting consultant to ensure the successful adhesion of the new paint system. 48

49 7. Remove existing sheet vinyl floor and topping in restrooms to provide new tile floors sloped to floor drains. 50

51 52

Optional Facility Improvements: 53 54 1. Repair existing tile finishes in restrooms, paint walls, and replace toilet partitions and accessories. 55

56 2. Replace existing finishes in 4 elevator cabs with new finishes. 57



1 3. Replacement of the existing single pane windows with new energy-efficient, thermally broken aluminum 2

windows is strongly recommended. New insulating glass units with low-E glazing can significantly reduce 3 heat loss and heat gain, and can be tinted as well for further heat gain prevention on sides of the building 4 facing south and west. 5

6 a. Operable (pivot) window sash should be considered for access for window washing at the corner 7

windows, similar to the current building. The operable sash could be locked in a closed position 8 and operable only by maintenance personnel. 9 10

b. Exterior entry doors can be replaced along with windows to provide more energy efficiency as well 11 as maintenance replacement of old operating mechanisms. 12

13 4. Replace the existing suspended acoustical tile ceiling system in its entirety. The new ceiling would provide 14

a standard 2 x 4 or 2 x 2 exposed grid system that would make it much easier to maintain and replace 15 tiles, and would be braced for seismic safety. While this may not be mandated by the 2015 IEBC, it is 16 strongly recommended for both life safety and maintenance cost reduction. Replacement of the ceiling 17 would be a necessary part of any revision to the HVAC system and distribution lines. Replacement of the 18 ceiling would trigger the replacement of lighting fixtures, HVAC diffusers and the installation of fire 19 sprinklers, and vice versa. 20

21 5. Replace floor coverings, mainly carpet, with new carpet tiles to allow reconfiguration of work areas and 22

partitions, and ensure that workspaces are not disrupted again when the existing flooring, if it remains, is 23 inevitably replaced. 24

25 6. Paint permanent wall partitions to provide a fresh appearance and maintain wall finish. Replace 26

demountable partitions with new glazed demountable partition panels that can be properly braced to 27 structure above, and can provide more openness, visibility and natural lighting into these spaces while still 28 providing acoustical separation. These systems can be installed over floor coverings to minimize impact if 29 they are reconfigured in the future. 30

31 7. Replace current furniture workstations with updated, smaller workstations and systems furniture that will 32

provide a more efficient and productive layout. 33 34

8. Former Operations Center on fourth floor: Remove raised flooring and return entire area to the same level 35 as adjacent open office areas. Remove internal partitions and ceilings from this area, and create open 36 office floor area. Removal of all or part of the perimeter walls could also be considered. 37

38 39 FACILITY PHOTOS 40 41 Appendix A contains photographs of many conditions noted in the architectural analysis.42



STRUCTURAL SYSTEMS 1 2 The provisions of the 2015 IEBC are adopted by the City of Shoreline. Per the IEBC, section 907, structural 3 analysis of the building is not required for alterations and repairs that do not add or alter any existing structural 4 elements or add any additional load (gravity or lateral) to existing structural elements. Existing structural 5 elements of the building appear to be in good condition, and no renovation work is proposed that would alter 6 any existing structural elements. All work must be evaluated as to whether it adds any additional load to 7 existing structural elements. Replacement materials for elements such as demountable partitions or 8 insulating glass windows are considered to impose insignificant increases in loading of structural members. 9 IEBC Section 707.2 contains requirements for replacement of roofing or equipment that must be evaluated. 10 11 See Section III for structural analysis of the existing building, which includes an analysis of the lateral force 12 resisting system. Seismic upgrade requirements would need to be verified with the City building officials, 13 depending on the extent of proposed renovation work. No specific triggers were identified for tenant 14 improvements to existing buildings in the City of Shoreline municipal code. 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57



MECHANICAL SYSTEMS 1 2 The following report provides the results of our investigation into the existing conditions and any deficiencies of 3 the building elements, and recommendations for building improvements. 4 5 The review was based on observations made at the time of our site visit. No destructive or quantitative 6 investigations were conducted (i.e. cutting into pipe/duct systems, airflow measurements, acoustic readings, 7 etc.). 8 9 10 Existing Facility Conditions: 11 12 HVAC 13 14 The building is heated, air conditioned and ventilated by a hydronic system consisting of boilers, chillers, 15 central air handling fans, constant volume reheat boxes and other accessories. The age of the components 16 ranges from two years old to original construction. 17 18 Air Handling Fans: Two sets of constant volume supply and return/exhaust fans are located in a penthouse 19 above the sixth floor. They provide the ventilation needs of the building. The supply air is ducted down to the 20 floors through shafts. These same shafts are return air plenums bringing return air back to the return/exhaust 21 fans. Outside air is brought in via louvers on the side of the penthouse. Relief air is also discharged through 22 separate louvers on the side of the penthouse. 23 24 The fans date back to the original building construction and are in good condition for their age. At over 40 25 years old, however, they are past the end of their expected lifespan. It is our understanding there is an energy 26 upgrade project in progress that is supplying the fans with variable speed motors and drives in order to vary 27 the airflow to the building and allow the fans to continue operation more efficiently. 28 29 Outside air and return/relief air dampers were cleaned and refurbished as part of a DDC control replacement 30 project in 2014. They are in good condition for their age. 31 32 Restroom exhaust on each floor is ducted up through the shafts to the penthouse and discharged through 33 inline exhaust fans and out building exhaust louvers. The fans are from the original construction and in fair 34 condition consistent with their age. They are past the end of their expected lifespan. 35 36 At each floor supply air is ducted from the shaft to constant volume reheat boxes serving the interior portions 37 of the building and induction units at the building perimeter. 38 39 Reheat boxes and induction units: The interior zones are conditioned by constant volume reheat boxes with 40 hydronic heating coils. The perimeter windows are conditioned by induction units with heating and cooling 41 coils. They are original construction. Although in fair condition, they are not energy efficient as compared with 42 current variable volume system mechanical systems. In 2014, the pneumatic actuators on the reheat coils 43 were replaced with electronic type and connected to the new DDC building management system. The 44 perimeter induction units retain the pneumatic actuators on their heating and cooling coils. They are not tied 45 back to the energy management system. 46 47 Ductwork: The distribution ductwork from the penthouse fans to the spaces is galvanized steel and, with the 48 exception of portions of the fourth floor, dates back to the original building construction. The ductwork 49 appears to be in good condition for its age. 50 51 Boilers: Three high efficiency condensing hot water boilers were installed in 2014. They provide all the 52 building’s heating needs and supply heating hot water to the constant volume reheat boxes, perimeter 53 induction units and entry way convectors. The boilers are in very good condition. 54 55 Chiller: Two indoor centrifugal chillers are located in the first floor boiler room and two cooling towers are 56 located on the roof outside the mechanical penthouse. The equipment was installed in 2004 and is in fair 57



condition. During the site visit it was noted that one of the chillers had failed components and was down for 1 repairs. The maintenance personnel also noted that both chillers were past due for their 10 year maintenance 2 overhaul. 3 4 Hydronic piping system: Hydronic piping system is steel with welded and threaded joints. Most of the piping is 5 from the original building construction and appears to be in fair condition consistent with its age. The system 6 is near the end of its expected lifespan. Prior to any remodel work a section of piping at one of the upper floors 7 should be removed and the inside inspected for corrosion. 8 9 Hydronic pumps: There are three hot water heating pumps serving the building. One inline pump serves the 10 convectors on the first floor and appears to be new. Another pump serves the fourth floor reheat coils and 11 induction units. The third pump serves all the other floors’ reheat coils and induction units. These latter two 12 pumps appear to be in good condition. They do not appear to be from the original building construction, but it 13 is unknown when they were installed. The chilled water pumps were installed at the same time as the chiller. 14 They appear to be in good condition consistent with their age. The motors on all pumps appear to have been 15 replaced since they were installed. 16 17 Energy management control system: The building mechanical system is controlled by a mixture of direct digital 18 controls (DDC) and older pneumatic controls. The DDC system was replaced in 2014 with new. Much of the 19 old pneumatic system was converted over to DDC in 2014 as well. All hydronic control valves actuators except 20 the induction units and all damper actuators were replaced with electronic actuators in 2014 and tied into the 21 DDC system. It is our understanding only the perimeter induction units remain on the pneumatic control 22 system. The induction unit controls should be converted to DDC as part of any future building remodel. That 23 way they can operate in unison with the rest mechanical equipment to provide a more energy efficient system. 24 In addition to the mechanical system, the DDC system also controls the building’s interior and exterior lighting. 25 26 Fourth floor HVAC: In 1991 a portion of the building’s fourth floor was remodeled to house the WSDOT Traffic 27 Systems Management Center. The existing HVAC system was disconnected and new split system air 28 conditioning equipment was installed to accommodate the center’s electronics. In 2015 the Traffic Systems 29 Management Center moved out of the fourth floor into a separate building. Since then the existing air 30 conditioning equipment has failed. There still remains several computer servers connected to the relocated 31 Center. They are presently being cooled by portable room air conditioners. 32 33 Overall, the building HVAC system is in fair condition for its age. Several of the large core components (boilers, 34 chillers, controls) have been replaced and upgraded throughout the building’s lifetime. However, this system, 35 which utilizes constant volume reheat boxes and induction units, is not energy efficient and would not meet the 36 current energy code. Although several energy upgrades have already been scheduled to be completed, a re-37 work of the building ventilation system should be a high priority for any future remodel. 38 39 Plumbing 40 41 Waste & vent system: The building waste and vent piping system is cast iron throughout. The piping appears 42 to be in fair condition consistent with its age. In some areas the waste piping is starting to fail and cause 43 leaks. The failing piping should be replaced. 44 45 Domestic water piping system: The domestic hot and cold water piping system is copper throughout the 46 building. There is a reduced pressure backflow preventer on the main water entrance to the building in the 47 boiler room. There is also a pressure booster pump assembly on the water main. The piping and components 48 are from the building’s original construction and appear to be in good condition consistent with its age. The 49 booster pump equipment is past its anticipated lifespan and should be replaced at some time in the near 50 future. 51 52 Water heater: the building hot water is provided by an electric tank type water heater located in the boiler 53 room. There is a hot water circulating system with a pump. The water heater and pump appear to have been 54 installed around 2014 and are in good condition. 55 56



Plumbing fixtures: Most plumbing fixtures appear to be from the original building construction. The water 1 closets and urinals are vitreous china and are the flush valve type. The restroom lavatories are also vitreous 2 china with lever handle faucets. There do not appear to be floor drains in most of the restrooms. This does 3 not comply with the current plumbing code. It has been noted that whenever a toilet or fixture backs up, the 4 waste water flows out of the restroom and down the hall or down to the floor below. In several restrooms it 5 appears the fixtures have been replaced since the original construction. All fixtures appear to be in fair 6 condition consistent with their age. It is our understanding there is a water efficiency project in progress that is 7 replacing all faucet aerators with low-flow types and all water closets and urinals with low consumption flush 8 valves. 9 10 Fire Protection System 11 12 The original building construction had no fire sprinkler system; only two dry standpipe risers; one in each of the 13 two main stairwells. It appears in 1999 a wet type fire sprinkler system was installed in a limited number of 14 spaces on the first floor. The system was extended to a portion of the fourth floor when the Traffic Systems 15 Management Center was constructed. At that time it appears a fire pump system was added in the boiler 16 room. The piping and components appear to be in good condition consistent with their age. However the fire 17 pump system was not run at the time of our visit. 18 19 Required Facility Improvements: 20 21 1. Extend and upgrade existing fire sprinkler system. The building’s existing fire sprinkler system will need to 22

be expanded to provide coverage of the entire building as required by IEBC chapter 9, Level 3 alterations. 23 A new fire pump, controls, and piping assembly will need to be included in the upgrade as the existing 24 pump is inadequate to serve the entire building. 25 26

2. Repair and provide maintenance on the existing chillers. One chiller has failed components and both 27 chillers need to have their 10 year scheduled maintenance overhaul which is overdue. 28

29 3. Replace existing constant reheat volume boxes on each floor with variable volume (VAV) boxes with 30

heating coils. This will improve energy efficiency and provide better comfort control in the office spaces. 31 The number of VAV boxes per floor will depend on the remodeled office configuration (partitioned offices 32 versus open floor plan). In addition to revising ductwork and VAV boxes, the hydronic heating piping will 33 need to be reconfigured to match the location of the of heating coils. At this time investigation into the 34 interior condition of the hydronic piping is recommended. This improvement will bring the floor HVAC 35 system up to current energy code standards. This is upgrade will work in unison with the project of fitting 36 the existing supply fans with VFD’s (which is in progress as we understand). 37

38 Optional Facility Improvements: 39 40 1. Replace induction unit coil pneumatic actuators and thermostats with electronic type and connect to 41

existing DDC system. Controlling the induction units with the DDC system will allow them to operate in 42 unison with the reheat boxes and conserve energy. 43

44 2. Replace the aging domestic water booster pump assembly with new duplex pumping system. The existing 45

booster pump assembly is past its anticipated lifespan. Replacing it proactively with a new duplex system 46 will provide redundancy and prevent an emergency lack of water. 47

3. Add floor drains to all restrooms throughout building. This will protect floor and ceiling finishes in the event 48 of an overflow and will aid in cleanup. 49

4. Replace failing waste piping throughout building. 50 51



ELECTRICAL SYSTEMS 1 2 This assessment includes the power distribution system, emergency and standby power systems, convenience 3 outlets, communication cabling, lighting system, fire alarm system, public address system, and sound masking 4 system. The following systems are not included in this assessment - access control system, intrusion alarm 5 system, and CCTV surveillance system. . 6 7 8 Existing Facility Conditions: 9 10 1. Power distribution system 11

12 Power to the building is served from a Seattle City Light underground transformer vault located adjacent to the 13 building on the east side. From this vault, (2) 4” buried ducts for high voltage power cables are routed east to 14 an in- ground junction box and then up a utility pole on North 160th Street. From the utility 1500 KVA 15 transformer in the vault, underground secondary feeders (480/277 volt 3-phase 4-wire) are routed to two 16 service switchboards each with 2000 amp rated main service circuit breakers. The total service capacity is 17 4000 amperes. There is a tie breaker between the switchboards that allows one service breaker to carry the 18 load of both switchboards if the other service breaker is open thru a key interlock system. The switchgear is 19 original equipment manufactured by GE and installed in 1972. The main breakers are GE type TPS Power 20 Break which are obsolete and no longer manufactured. The switchgear is located on the Lower Level in an 21 electrical room in northeast corner of the building. 22 23 The 480/277 volt Distribution Switchboardsprovide power to (2) 480 volt 3-phase 3-wire Motor Control 24 Centers (MCC#1 on Lower Level and MCC# 2 in Penthouse) and to 480/277 volt 3-phase 4-wire branch panels 25 thruout the building to serve lighting and to multiple dry type stepdown transformers which provide 120/208 26 volt 3-phase 4-wire power to branch panelboards for receptacles, appliances and other utilization equipment. 27 The branch breakers in the 480/277 volt Distribution Switchboards do not have ground fault protection. 28 29 The switchgear, distribution panelboards, branch panelboards, and motor control centers are mainly original 30 equipment and over 40 years old. The safe lifespan for circuit breakers is considered to be 40 years. In 31 addition, the circuit breakers in the main switchgear are obsolete and available only as refurbished or used. 32 The motor control centers are obsolete and replacement parts are increasingly difficult and expensive to 33 purchase. 34

35 The existing step-down transformers appear to be in good condition, reasonably quiet and no evidence of 36 overheating. 37

38 2. Emergency and standby power systems 39

40 The building has two generator systems - a 250 kw generator system and an 800 kw generator system. The 41 original 1972 facility drawings do not show a generator and the emergency power was obtained by tapping the 42 service feeder ahead of the main service circuit breakers. A 1991 set of WSDOT drawings shows a 125 kw 43 genset with automatic transfer switches had been installed for emergency lighting and elevator loads. A 2002 44 set of WSDOT drawings shows the genset as 250 kw and includes standby power for a fire pump. A 2001 set 45 of WSDOT drawings shows a new added 800 kw genset standby power system with provisions for manually 46 transferring the load (except for two 250 kw chillers) during extended outages to the genset utilizing a key 47 interlock system and manual operation of the circuit breakers. Because of concerns regarding the manual 48 transfer system, the 800 kw genset is not being used for standby power. There are issues involving the 49 manual operation of the circuit breakers and concern that the breakers may not reset upon restoration of 50 utility power. See January 16, 2012 ELECTRICAL SERVICE & DISTRIBUTION CONDITION REPORT for the Dayton 51 Avenue Building attached. 52 53 3. Convenience outlets 54 55 The existing building has convenience outlets along the perimeter exterior in the office areas with 56 approximately 15 foot spacing. 57



1 In the office areas, there are rows of underfloor duct spaced approximately 5’ to 6’ apart for above floor outlet 2 boxes. On the 1st floor, these underfloor ducts route to flush floor junction boxes for connection to local branch 3 panels; on the 2nd thru 6th floors, these underfloor ducts stub down into the ceiling space below to a raceway 4 that routes up to the local floor branch panels. 5 6 4. 7

Communication Cabling 8 In the office areas, there are rows of underfloor duct spaced approximately 5’ to 6’ apart for above floor 9 communication boxes. On the 1st floor, these underfloor ducts route to flush floor junction boxes with raceway 10 between these junction boxes with occasionally 2” conduit homeruns to the Telephone Terminal Board (TTB); 11 on the 2nd to 6th floors, these underfloor ducts stub down to the ceiling space below to cable trays 12 13 5. Lighting 14

15 The existing lighting system consists primarily of 32 watt T8 fluorescent lamps with electronic ballasts, 16 typically, 2’ x 4’ lay-in air-handling troffers in suspended ceiling and industrial strip lights with reflectors in 17 mechanical, utility and storage spaces. There are a few recessed downlights with screw-in compact 18 fluorescent bulbs which should be upgraded to LED bulbs. 19 20 6. Fire Alarm System 21

22 The existing fire alarm system consists of a non-addressable analog system with manual stations at the exits 23 on the ground levels and at the exits to stairs on the upper levels, heat detectors in most areas, sprinkler flow 24 switch and tamper switches, and horns thruout the building. Several manual stations exceed the maximum 25 ADA height. There are only a few strobes. There is no voice evacuation system. 26 27 7. Public Address System 28 29 The existing public address system is in poor condition, the speakers have lost fidelity due to age and there are 30 several areas with poor or no reception. 31 32 8. Sound Masking System 33 34 A new digital sound masking system is desirable in the modern open office concept envisioned for this 35 building. 36 37 Required Facility Improvements: 38 39 1. Power distribution system 40

41 The existing electrical room has only one exit. NEC 110.26(C) requires two exits for equipment rated 1200 42 amperes or more and over 6 foot wide that contains overcurrent devices or control devices. There are two 43 exceptions that allow for only one exit: 44 “(a) Unobstructed Egress. Where the location permits a continuous and unobstructed way of egress travel, a 45 single entrance to the working space shall be permitted.” 46 “(b) Extra Working Space. Where the depth of the working space is twice that required by 110.26(A)(1), a 47 single entrance shall be permitted. It shall be located such that the distance from the equipment to the 48 nearest edge of the entrance is not less than the minimum clear distance specified in Table 110.26(A)(1) for 49 the equipment operating at that voltage and in that condition.” 50 51 Recommend adding a second exit with panic hardware in the south wall on the east side into the Telephone 52 Room. 53 54 Recommend an arc flash analysis be performed on the distribution system to determine the arc flash hazard 55 and that arc flash labeling be provided on existing electrical distribution equipment. 56

57



2. Emergency and standby power systems 1 2

The existing 250 kw generator system is both an emergency and standby power system. Since the system was 3 installed prior to 2001, the NEC has been revised to require that the overcurrent devices coordinate in NEC 4 700 (Emergency) and 701 (Legally Required Standby) power systems. Recommend providing a coordinating 5 study and replacing overcurrent devices in the system if the devices do not coordinate. 6 7 Because of concerns regarding the manual transfer system, the 800 kw genset is not being used for standby 8 power. See optional facility improvements following. 9 10 3. Convenience outlets 11 12 Provide new floor outlets for new work stations (130 per floor) in the modern office space arrangement on 13 each floor. 14 15 Areas with tenant improvement may require 50% of the receptacles to be controlled with the space lighting 16 and meeting rooms (1000 square feet or less) may need a quantity of outlets (minimum quantity equal to 12’ 17 spacing) and a floor outlet. 18 19 4. Communication Cabling 20 21 Provide new floor monuments with (3) data outlets for each work-station (130 per floor) with plenum rated 22 cable to terminal rack on each floor. 23 24 5. Lighting 25

26 Provide new LED lighting fixtures for modern open office space on each floor with daylight harvesting and new 27 lighting controls complying with Energy Code. 28 29 6. Fire Alarm System 30 31 Replace existing fire alarm system with an addressable intelligent system with speaker strobes suitable for 32 voice evacuation. 33 34 7. Public Address System 35

36 Provide new public address system. 37

38 8. Sound Masking System 39 40 Provide new sound masking system. 41

42 Optional Facility Improvements: 43 44 1. Power distribution system 45

46 The building service switchgear should be upgraded to include automatic transfer equipment for the 800 kw 47 generator. Based on the January 16, 2012 Report, there are two options - replace the existing gear with new 48 over a long holiday weekend with double shifts or provide new switchgear and automatic transfer equipment 49 in the old Telephone Room. 50 51 Upgrade the distribution panelboards and branch panelboards with new circuit breakers or replace 52 panelboards with new. 53 54 Replace the motor control centers with new. 55 56 The existing step down transformers appeared to be reasonably quiet and did not appear to be overheating 57



1 2. Emergency and standby power systems 2

3 The 250 kw generator system - provide a new distribution panel for connection of the existing automatic 4 transfer switches which would permit manually connecting the se loads to the 800 kw genset. 5 6 The 800 kw generator system - provide automatic transfer equipment as described in paragraph 1. 7 8 3. Convenience outlets 9 10 As described under Required Facility Improvements. 11 12 4. Communication Cabling 13

14 As described under Required Facility Improvements. 15 16 5. Lighting 17

18 As described under Required Facility Improvements. 19 20 6. Fire Alarm System 21

22 As described under Required Facility Improvements. 23 24 7. Public Address System 25 26 As described under Required Facility Improvements. 27 28 8. Sound Masking System 29 30 As described under Required Facility Improvements. 31


SECTION III | COST ESTIMATE | 1

COST ESTIMATE 1 2 The cost estimate has been developed at a “programming” level based on the enclosed narratives, field work 3 and meetings. 4 5 The estimate includes construction costs, but does not include soft costs such as: sales tax, permits and 6 design fees. A separate furniture allowance is included for new furnishings (workstations). 7

Completed: 9/18/17

Revised: 10/14/17WSDOT DAYTON AVENUE BUILDING

INFRASTRUCTURE AND TENANT IMPROVEMENT ANALYSIS

Page 1 of 8

GENERAL SCOPE:

INCLUDED: EXCLUDED:

Renovation of building interiors throughout. A new kitchen & café after existing are converted to office & meeting spaces.

Premiums for working in an occupied building and some haz-mat abatement. Significant structural upgrade work or onsite improvements.

New interior stair treads with risers. Replacement of stairwell stringers, landings or handrails--they remain.

Replacement of core restroom specialties and countertops. Replacement of toilet fixtures & wall tile in core restrooms--reused & patched.

Replacement of ceilings, flooring, HVAC & electrical in both core & tenant areas. Upgrades at existing exterior concrete finishes beyond sealants & repellants.

Replacement of existing roofing, with new rigid insulation over building envelop. New or upgraded exterior wall insulation, or finishes beyond penthouse painting.

Replacement of exterior glazing, windows and walk doors. A new exterior window washing system--deleted from previous scope.

Limited new demountable partitions, plus an Option for work station furniture. Replacement of all interior doors--most remain with some limited upgrades.

All new fire sprinkler protection, with a booster pump. Replacement of existing elevators beyond new finishes in cabs.

A new domestic booster pump, and replacement of horizontal waste lines. Complete replacement of plumbing infrastructure.

All new VAV units and mechanical controls. Replacement of existing boilers and a chiller.

All new electrical panels, switchgear and building electrical systems. New site electrical or outside electrical service upgrades.

A $2.4 million allowance for street frontage improvements scope not yet defined. Sales tax, permits, design fees, 3rd party testing & commissioning.

Contractor's general requirements, overhead & profit. Owner's administration costs, though phased in-house moving is included.

Contractor's Bond & Insurance, B & O tax, and an 8% design contingency. Construction cost escalation--costs are in 1st quarter 2018 dollars.

BUDGETARY COST ESTIMATEPROJECT COMPONENT Quantity Unit Estimate With REMARKS

Cost Mark-Ups

BASE ESTIMATE SUMMARY:(Includes 20% General Contractor G.R, OH&P, B&I, B&O Mark-Ups.)

1) Building Core & Infrastructure. 1.20 LS $6,751,692 $8,102,030 See Page 2 for an Estimate Summary Breakdown.

2) Building Envelop Upgrades. 1.20 LS $3,005,464 $3,606,557 " " " " " " " " " " " "

3) Tenant Improvements. 1.20 LS $13,356,915 $16,028,298 " " " " " " " " " " " "

4) Street Frontage Improvements Allowance. 1.20 LS $2,000,000 $2,400,000 " " " " " " " " " " " "

BASE ESTIMATE CONTRACTOR CONSTRUCTION COSTS: $30,136,885

Add 8% Design Contingency: 8.0% LS $30,136,885 $2,410,951

BASER ESTIMATE CONSTRUCTION COSTS with CONTINGENCY: $32,547,836 See Page 2 for an Office Furniture Option allowance.

COSTS ARE IN FIRST QUARTER 2018 DOLLARS. ADD A 5% COMPOUNDED ANNUAL RATE FOR COST ESCALATION.

This is a revised rough-order-of magnitude cost study renovate an existing WSDOT Dayton Avenue Building in Shoreline and provide new office spaces throughout. While the estimate is broken out into core, building envelop, tenant space and street frontage improvement components, all work is figured to be done in conjunction with each other and under the same contract. Class 'B' level interior finishes are typically figured in the renovation work. No significant structural upgrades are figured to be required. Premiums are included for relatively minor hazardous material abatement. An allowance for office work station furniture is now figured as an Option on Pages 2 & 8.

Phased premiums are included for working in an occupied building, with tenant improvements figured to occur at one vacated floor at a time. Core and infrastructure improvements are figured to take place at the start of the project at all levels, and mostly in occupied spaces. Building envelop and street front improvements are presumed to be relatively easy to isolate and not require special phasing.

New finishes and interior renovation is figured throughout the building interiors, with the exception of a rooftop penthouse which remains as-is. A second floor kitchen and cafeteria area now gets converted into office and meeting room spaces. Existing roofing gets torn-off and replaced. Existing exterior glazing, windows and walk doors get replaced as well. While existing building shell roofs receive new rigid roof insulation, exterior wall assemblies remain as-is. An upgraded fire protection system with a new booster pump is included. While existing boilers and a chiller remain in place, nearly all other HVAC including mechanical controls are figured to be replaced. Pretty much all building electrical is figured to be replaced, including main panels and switchgear, an ATS but not existing generators. Existing electrical services to the building are assumed to be adequate and not require upgrades.

The current scope information is broad and limited, with much room for interpretation and speculation, While an 8% design contingency has been added to the estimate bottom-line, the possibilities for variation are much greater, as there is much to clarify and define. The estimate is intended to cover full construction costs, but sales tax and other soft costs are not included. Estimate costs are in current dollars and do not include premiums for construction cost escalation should ground breaking for the project be significantly extended.

For: Helix Design Group A ROUGH-ORDER-OF MAGNITUDE COST STUDY From: Bill Acker Consulting Services

Completed: 9/18/17



Page 2 of 8

BUDGETARY COST ESTIMATEPROJECT COMPONENT Quantity Unit Estimate With REMARKS

Cost Mark-Ups

BASE ESTIMATE SUMMARY BREAKDOWN:(Includes 20% General Contractor G.R, OH&P, B&I, B&O Mark-Ups.)

1) Building Core & Infrastructure. $8,102,030

New Mechanical & Electrical Infrastructure. 1.20 LS $2,983,200 $3,579,840 See Page 3 for detailed cost breakdowns.

Interior Stairwell Tread Replacement. 1.20 LS $78,336 $94,003 " " " " " " " " " " " "

Restroom Improvements. 1.20 LS $901,680 $1,082,016 " " " " " " " " " " " "

Balance of Core Area Improvements. 1.20 LS $2,788,476 $3,346,171 " " " " " " " " " " " "

2) Building Envelop Upgrades. $3,606,557

Roofing Tear-Off & Replacement. 1.20 LS $579,250 $695,100 See Page 4 for detailed cost breakdowns.

Replace Exterior Glazing & Walk Doors. 1.20 LS $2,280,014 $2,736,017 " " " " " " " " " " "

Penthouse Cladding Field Painting. 1.20 LS $25,400 $30,480 " " " " " " " " " " "

Exterior Wall Sealants & Water Repellants. 1.20 LS $120,800 $144,960 " " " " " " " " " " "

3) Tenant Improvements. $16,028,298

First Floor Tenant Improvements. 1.20 LS $1,185,360 $1,422,432 See Page 5 for detailed cost breakdowns.

Second Floor Tenant Improvements. 1.20 LS $2,090,220 $2,508,264 " " " " " " " " " " "

Third Tenant Improvements. 1.20 LS $2,519,110 $3,022,932 See Page 6 for detailed cost breakdowns.

Fourth Floor Tenant Improvements. 1.20 LS $2,511,300 $3,013,560 " " " " " " " " " " "

Fifth Floor Tenant Improvements. 1.20 LS $2,535,775 $3,042,930 See Page 7 for detailed cost breakdowns.

Sixth Floor Tenant Improvements. 1.20 LS $2,515,150 $3,018,180 " " " " " " " " " " "

4) Street Frontage Improvements. $2,400,000

Street Frontage Improvements Allowance. 1.20 LS $2,000,000 $2,400,000 A placeholder allowance, see Page 8 for further details.

BASE ESTIMATE CONTRACTOR CONSTRUCTION COSTS: $30,136,885

Add 8% Design Contingency: 8.0% LS $30,136,885 $2,410,951

BASE ESTIMATE CONSTRUCTION COSTS with CONTINGENCY: $32,547,836

OPTION: Office Work Station Furniture. 680.00 Ea $6,000 $4,569,600 Allowance, scope to be laid out and specified.

NOTES:

The above Base Estimate general contractor costs include a 20% contractor's mark-up to cover general requirements, overhead & profit, bond & insurance, and B & O tax. In addition, an 8% design and busy construction market contingency has been added, Soft costs, such as sales tax, permits & fees, third party testing, commissioning & inspections, and owner's administration costs are not included.

The Option listed above cost for Office Work Station Furniture includes just a compromised 12% mark-up, as it is not yet known whether they would furnished & installed by the general contractor or the owner.

Line items highlighted in light green on the following pages represent mechanical costs, those in light blue electrical, and those in light tan hazardous material abatement.

Overall Building Core & Infrastructure $/SF unit costs are typically based on a gross interior floor area total of 156,450 SF: 25,725 SF footprint per floor times 6 floors, plus and additional 2,100 SF in a lower floor garage and storage bay extension. This does not count a 9,600 SF rooftop penthouse that houses mechanical equipment. Overall Tenant Improvement $/SF unit costs are based on the tenantspace floor area of each individual floor level.

The above costs are based on the assumption that all work will be done under the same contract, as there would be a premium to break up individual scope components into separate contracts.

The building is assumed to be occupied during construction, figuring that tenant improvement work will be phased one vacated floor space at time. Allowances to move tenants' furnishings and provide temporary set-up between the phases are included in the estimate, along with occupied logistics premiums. Building core & infrastructure work is figured to take place in occupied spaces during the initial project phase, with logistical premiums included. Building envelop upgrades and street frontage improvements are assumed to not require special phasing.

The costs for Street Frontage Improvements is a blanket allowance for a scope not yet defined. See Pages 2 & 8 for further details.


Completed: 9/18/17



Page 3 of 8

Quantity Unit $$$ Est. Cost

1) BUILDING CORE & INFRASTRUCTURE:

Temporary walls, barricades & protection. 6.00 LS $10,000.00 $60,000.00 Allowance for new mechanical & electrical infrastructure work.Apportioned hazardous material abatement. 1.00 LS $75,000.00 $75,000.00 An allowance to accommodate infrastructure work.Architectural cuts and access demo. 1.00 LS $40,000.00 $40,000.00 Allowance for existing building infrastructure work.Mechanical demolition for new infrastructure. 6.00 LS $6,000.00 $36,000.00 Allowance in existing building.New fire sprinkler protection mains & risers. 1.00 LS $200,000.00 $200,000.00 Allowance to replace and upgrade, with a new booster pump.Add for a new fire pump. 1.00 LS $120,000.00 $120,000.00 Allowance, housed in Boiler Room.New plumbing infrastructure. 6.00 LS $40,000.00 $240,000.00 Allowance, primarily replacing horizontal waste lines.Add to replace domestic water booster pump. 1.00 LS $75,000.00 $75,000.00 Allowance, housed in Boiler Room, no outside service upgrade.Hydronics equipment & piping mains. 1.00 LS $200,000.00 $200,000.00 Allowance for repairs, maintenance, and likely new main lines.Air handling ducts, equipment, ducts & trim. 1.00 LS $400,000.00 $400,000.00 Primary main trunk ducts and branch tie-ins.Mechanical controls, balance & start-up. 1.00 LS $200,000.00 $200,000.00 DDC infrastructure, water & air balance, commissioning help.Selective electrical demolition & disconnects. 1.00 LS $50,000.00 $50,000.00 Allowance in replacement of existing electrical infrastructure.Building electrical infrastructure replacement. 1.00 LS $500,000.00 $500,000.00 Allowance for new panels, switchgear, ATS's and main feeders.New fire alarm system infrastructure. 1.00 LS $80,000.00 $80,000.00 Allowance for a new main panel, control and service mains.New low voltage infrastructure. 1.00 LS $100,000.00 $100,000.00 " " " " " " " " " " " " " "Onsite paving cuts & patches. 1.00 LS $10,000.00 $10,000.00 Allowance at upgraded fire sprinkler service.Architectural revamping & restoration. 1.00 LS $80,000.00 $80,000.00 Allowance upon completion of interior M&E infrastructure.Infrastructure clean-up & coordination. 1.00 LS $20,000.00 $20,000.00 Allowance, this could be a messy & complex task.Add for Occupied Work area premiums. 20.0% LS $2,486,000 $497,200.00 Allowance, existing buildings figured to remain occupied.

$19.07 New Mechanical & Electrical Infrastructure: $2,983,200.00

Replace existing interior stair treads. 192.00 Ea $250.00 $48,000.00 New precast with risers, 6 levels x 16 x 2.Add to prep for new stair treads & risers. 192.00 Ea $50.00 $9,600.00 Allowance at existing stair stringers.Interior restoration & clean-up. 12.00 MD $640.00 $7,680.00 Allowance at two interior stairwells, including painting.Add for Occupied Work area premiums. 20.0% LS $65,280 $13,056.00 Allowance, existing building figured to be partially occupied.

$0.50 Interior Stairwell Tread Replacement: $78,336.00

Temporary walls, barricades & protection. 4,000.00 SF $1.00 $4,000.00 Allowance at existing core restrooms.General interior demolition gut and prep. 4,000.00 SF $10.00 $40,000.00 Allowance in existing restrooms, including tile & specialties.New interior finishes. 4,000.00 SF $20.00 $80,000.00 Extensive GWB wall & ceilings patches & repairs, new painting.Add for ceramic tile floor & wainscot finishes. 12,000.00 SF $8.00 $96,000.00 Allowance in core restroom, new flooring & patched walls.Add for restroom specialties & countertops. 6.00 LS $15,000.00 $90,000.00 Allowance for toilet partitions & accessories and p.lam. tops.Mechanical demolition in core restrooms. 4,000.00 SF $2.00 $8,000.00 Allowance, a basic gut of branch systems.New fire sprinkler protection coverage. 4,000.00 SF $4.50 $18,000.00 Allowance for new full wet coverage.Plumbing fixture removal & reinstallation. 134.00 Ea $1,000.00 $134,000.00 Some rough-in work & new floor drains; fixtures get reused.New hydronic piping in core areas. 4,000.00 SF $5.00 $20,000.00 Allowance to replace branch lines in existing restroom areas.Air handling ducts, equipment and trim. 4,000.00 SF $18.00 $72,000.00 VAV units, spot cooling, and air moving/exhaust systems. Mechanical controls, balance & start-up. 4,000.00 SF $8.00 $32,000.00 DDC, water & air balance, commissioning assistance.Electrical building demolition in core areas. 4,000.00 SF $1.50 $6,000.00 Allowance for a general gut of branch electrical systems.Basic building electrical, complete. 4,000.00 SF $26.00 $104,000.00 New power, devices, lighting, fire alarm & low voltage.Mechanical & electrical related cuts & patches. 16,200.00 SF $2.00 $32,400.00 Allowance in core restroom areas.Interior clean-up & pick-up. 6.00 LS $2,500.00 $15,000.00 Allowance in existing core areas.Add for Occupied Work area premiums. 20.0% LS $751,400 $150,280.00 Allowance, existing buildings figured to remain occupied.

$5.76 Restroom Improvements: $901,680.00

Temporary walls, barricades & protection. 29,900.00 SF $1.20 $35,880.00 Allowance in core areas, especially corridors.Apportioned hazardous material abatement. 1.00 LS $40,000.00 $40,000.00 An allowance to accommodate core area work.General interior demolition gut and prep. 29,900.00 SF $5.00 $149,500.00 Removal of ceiling & floor finishes, trim & fixtures; walls remain.Possible door modifications. 1.00 LS $20,000.00 $20,000.00 A minor allowance, as most door assemblies remain as-is.New interior finishes in utility areas. 15,400.00 SF $5.00 $77,000.00 Primarily patching, painting and sealer.New interior finishes in finished core areas. 14,500.00 SF $16.00 $232,000.00 Mostly new painting, T-bar ceilings w/accents, carpet & base.New interior trim, accents & specialties. 29,900.00 SF $3.00 $89,700.00 Primarily in core finished areas, relatively minor.New finishes in existing elevators. 5.00 Ea $10,000.00 $50,000.00 Allowance, existing cab shells remain.Mechanical demolition for in core areas. 29,900.00 SF $1.00 $29,900.00 A basic gut of existing systems beyond infrastructure.New fire sprinkler protection coverage. 29,900.00 SF $4.50 $134,550.00 Allowance for new full wet coverage.Minor new plumbing replacement. 29,900.00 SF $2.00 $59,800.00 A minor allowance in core areas beyond infrastructure.New hydronic piping in core areas. 29,900.00 SF $3.00 $89,700.00 Allowance to replace branch lines in existing core areas.Air handling ducts, equipment and trim. 29,900.00 SF $15.00 $448,500.00 VAV units, spot cooling, and air moving/exhaust systems. Mechanical controls, balance & start-up. 29,900.00 SF $5.00 $149,500.00 DDC, water & air balance, commissioning assistance.Electrical building demolition in core areas. 29,900.00 SF $1.00 $29,900.00 A basic gut of existing systems beyond infrastructure.Basic building electrical, complete. 29,900.00 SF $14.00 $418,600.00 Generally Class 'B' or less in core areas.Add for fire alarm system. 29,900.00 SF $2.00 $59,800.00 A new addressable system.Add for other low voltage systems. 29,900.00 SF $3.00 $89,700.00 Generally Class 'B' or less in core areas.Add for PA and sound masking systems. 29,900.00 SF $2.00 $59,800.00 Throughout building interiors, much of which is utility space.Mechanical & electrical related cuts & patches. 29,900.00 SF $1.00 $29,900.00 Allowance in core areas.Interior clean-up & pick-up. 6.00 LS $5,000.00 $30,000.00 Allowance in existing core areas.Add for Occupied Work area premiums. 20.0% LS $2,323,730 $464,746.00 Allowance, existing buildings figured to remain occupied.

$17.82 Balance of Core Area Improvements: $2,788,476.00

BUILDING CORE & INFRASTRUCTURE: $43.16 SF $6,751,692Add 20% for Contractor Mark-Ups: $51.79 SF $8,102,030


Completed: 9/18/17



Page 4 of 8


2) BUILDING ENVELOP UPGRADES:

Remove roofing & flashings over main entry. 500.00 SF $2.00 $1,000.00 Assumes one layer of roofing with possible rigid insulation.Remove roofing & flashings at upper roofs. 26,000.00 SF $1.60 $41,600.00 " " " " " " " " " " " " " "Possible asbestos abatement premiums. 26,500.00 SF $0.40 $10,600.00 For air monitoring and Visqueen disposal wraps only.Roof deck prep & carpentry. 520.00 LF $15.00 $7,800.00 Nominal repairs, new wood nailers & pick-up at all roofs.Add for built-up parapet walls. 1,400.00 LF $50.00 $70,000.00 At outer roof perimeters receiving rigid roof insulation.TPO single ply roofing system at all roofs. 26,500.00 SF $7.00 $185,500.00 60 mil fully adhered with vapor barrier & protection board.Add rigid roof insulation & drainage crickets. 26,500.00 SF $7.50 $198,750.00 Assumed to be a minimum of 7 inches thick at bulk of roofs.Add for roof flashings & drainage. 1,850.00 LF $20.00 $37,000.00 Primarily parapet caps and pick-up.Add for roof fixture premiums. 1.00 LS $12,000.00 $12,000.00 Allowance at rooftop screen walls and equipment.Roofing & sheet metal coordination & pick-up. 1.00 LS $15,000.00 $15,000.00 Allowance, including working around ducts.

$3.70 Roofing Tear-Off & Replacement: $579,250.00

Scaffolding and/or hoisting premiums. 50,400.00 SF $3.50 $176,400.00 At full height perimeters, roughly 720 LF x 70'.Possible asbestos abatement premium. 682.00 LS $100.00 $68,200.00 Allowance at existing window caulking.Remove and replace existing windows. 682.00 Ea $2,250.00 $1,534,500.00 About 30 SF ea, commercial aluminum, mostly fixed openings.Remove & replace glazed storefront entrance. 300.00 SF $70.00 $21,000.00 At existing west entrance, roughly 30 LF x 10'.Replace existing exterior doors. 12.00 Ea $2,200.00 $26,400.00 Glazed aluminum storefront or hollow metal, up to 4' wide.Add for special door hardware premiums. 12.00 Ea $1,800.00 $21,600.00 In coordination with security & automatic opening premiums.Temporary protection, restoration & clean-up. 700.00 Ea $300.00 $210,000.00 Allowance at interior sides of existing window & door openings.Field paint exterior metal doors. 6.00 MD $640.00 $3,840.00 Allowance at exterior hollow metal and sectional doors.Sealants and firestopping. 15.00 MD $720.00 $10,800.00 A general allowance for the entire project.Add for Occupied Work area premiums. 10.0% LS $2,072,740 $207,274.00 Allowance for exterior glazing & door replacement work.

$14.57 Replace Exterior Glazing & Walk Doors: $2,280,014.00

Prep existing metal wall cladding surfaces. 7,800.00 SF $1.00 $7,800.00 At rooftop penthouse & screen walls, roughly 520 x 15'.Elastomeric field painting. 7,800.00 SF $2.00 $15,600.00 " " " " " " " " " " " " " "Hoisting, pick-up & clean-up. 1.00 LS $2,000.00 $2,000.00 Allowance.

$0.16 Penthouse Cladding Field Painting: $25,400.00

Re-caulk exterior wall joints. 1.00 LS $12,000.00 $12,000.00 Allowance at building exteriors, using window work scaffolding.Water repellant over exposed exterior walls. 50,400.00 SF $2.00 $100,800.00 Allowance for a clear repellant, with prep, roughly 720 LF x 70'.Add for coordination, clean-up & pick-up. 1.00 LS $8,000.00 $8,000.00 Allowance.

$0.77 Exterior Wall Sealants & Water Repellants: $120,800.00

BUILDING ENVELOP UPGRADES: $19.21 SF $3,005,464Add 20% for Contractor Mark-Ups: $23.05 SF $3,606,557


Completed: 9/18/17



Page 5 of 8


3) TENANT IMPROVEMENTS:

Temporarily move tenants to another area. 10,600.00 SF $1.50 $15,900.00 Allowance to move furniture, furnishings & data lines.Temporary walls, barricades & protection. 10,600.00 SF $1.00 $10,600.00 A minor allowance outside core & utility spaces.General interior demolition gut and prep. 10,600.00 SF $6.00 $63,600.00 Demo of ceilings & flooring, trim & fixtures; most walls remain.Apportioned hazardous material abatement. 10,600.00 SF $1.00 $10,600.00 Allowance, primarily at existing finished flooring to be removed.Possible door modifications. 1.00 LS $15,000.00 $15,000.00 Allowance at existing door assemblies that remain.New interior finishes. 10,600.00 SF $15.00 $159,000.00 Mostly T-bar ceilings, carpet, base, patched & painted walls.Add for trim, accents & interior specialties. 10,600.00 SF $5.00 $53,000.00 Allowance, assumed to be minor.New demountable partitions. 300.00 LF $100.00 $30,000.00 Allowance, based on existing floor plan layout.Add for door & relite assembly premiums. 10.00 Ea $1,000.00 $10,000.00 " " " " " " " " " " " "Add for possible fixed shelving & casework. 10,600.00 SF $4.00 $42,400.00 Allowance, assumed to be minor.Mechanical demolition. 10,600.00 SF $1.50 $15,900.00 Allowance, a basic gut of branch systems.New fire sprinkler protection coverage. 10,600.00 SF $4.50 $47,700.00 Allowance for new full wet coverage.New plumbing replacement. 10,600.00 SF $2.50 $26,500.00 A minor allowance in tenant areas.New hydronic piping. 10,600.00 SF $4.00 $42,400.00 Allowance to replace most branch lines in tenant areas.Air handling ducts, equipment and trim. 10,600.00 SF $16.00 $169,600.00 VAV units and air moving/exhaust systems. Mechanical controls, balance & start-up. 10,600.00 SF $5.00 $53,000.00 DDC, water & air balance, commissioning assistance.Electrical building demolition. 10,600.00 SF $1.50 $15,900.00 Allowance for a general gut of branch electrical systems.Basic building electrical, complete. 10,600.00 SF $15.00 $159,000.00 Generally Class 'B' level in tenant areas.Add for fire alarm system. 10,600.00 SF $2.50 $26,500.00 A new addressable system.Add for low voltage systems. 10,600.00 SF $6.00 $63,600.00 Allowance, in Class 'B' office type areas.Add for PA and sound masking systems. 10,600.00 SF $4.00 $42,400.00 Throughout building interiors.Interior clean-up & pick-up. 1.00 LS $5,000.00 $5,000.00 Allowance in tenant areas.Add for Occupied Work area premiums. 10.0% LS $1,077,600 $107,760.00 Allowance, existing building figured to be partially occupied.

$111.83 First Floor Tenant Improvements: $1,185,360.00

Temporarily move tenants to another area. 18,200.00 SF $1.50 $27,300.00 Allowance to move furniture, furnishings & data lines.Temporary walls, barricades & protection. 18,200.00 SF $1.00 $18,200.00 A minor allowance outside core & utility spaces.General interior demolition gut and prep. 18,200.00 SF $6.00 $109,200.00 Demo of ceilings & flooring, trim & fixtures; most walls remain.Apportioned hazardous material abatement. 18,200.00 SF $1.00 $18,200.00 Allowance, primarily at existing finished flooring to be removed.Possible door modifications. 1.00 LS $15,000.00 $15,000.00 Allowance at existing door assemblies that remain.New interior finishes. 18,200.00 SF $15.00 $273,000.00 Mostly T-bar ceilings, carpet, base, patched & painted walls.Add for trim, accents & interior specialties. 18,200.00 SF $5.00 $91,000.00 Allowance, assumed to be minor.New demountable partitions. 400.00 LF $100.00 $40,000.00 Allowance, based on existing floor plan layout.Add for door & relite assembly premiums. 30.00 Ea $1,000.00 $30,000.00 " " " " " " " " " " " "Add for operable walls & headers. 2.00 LS $30,000.00 $60,000.00 Allowance in existing Cafeteria converted to meeting rooms.Add for possible fixed shelving & casework. 18,200.00 SF $4.00 $72,800.00 Allowance, assumed to be minor.Mechanical demolition. 18,200.00 SF $1.50 $27,300.00 Allowance, a basic gut of branch systems.New fire sprinkler protection coverage. 18,200.00 SF $4.50 $81,900.00 Allowance for new full wet coverage.New plumbing replacement. 18,200.00 SF $2.50 $45,500.00 A minor allowance in tenant areas.New hydronic piping. 18,200.00 SF $4.00 $72,800.00 Allowance to replace most branch lines in tenant areas.Air handling ducts, equipment and trim. 18,200.00 SF $16.00 $291,200.00 VAV units and air moving/exhaust systems. Mechanical controls, balance & start-up. 18,200.00 SF $5.00 $91,000.00 DDC, water & air balance, commissioning assistance.Electrical building demolition. 18,200.00 SF $1.50 $27,300.00 Allowance for a general gut of branch electrical systems.Basic building electrical, complete. 18,200.00 SF $15.00 $273,000.00 Generally Class 'B' level in tenant areas.Add for fire alarm system. 18,200.00 SF $2.50 $45,500.00 A new addressable system.Add for low voltage systems. 18,200.00 SF $6.00 $109,200.00 Allowance, in Class 'B' office type areas.Add for PA and sound masking systems. 18,200.00 SF $4.00 $72,800.00 Throughout building interiors.Interior clean-up & pick-up. 1.00 LS $8,000.00 $8,000.00 Allowance in tenant areas.Add for Occupied Work area premiums. 10.0% LS $1,900,200 $190,020.00 Allowance, existing building figured to be partially occupied.

$114.85 Second Floor Tenant Improvements: $2,090,220.00

TENANT IMPROVEMENTS, continues on the next page:


Completed: 9/18/17



Page 6 of 8



(Continued from the previous page.)

Temporarily move tenants to another area. 23,700.00 SF $1.00 $23,700.00 Allowance to move furniture, furnishings & data lines.Temporary walls, barricades & protection. 23,700.00 SF $0.50 $11,850.00 A minor allowance outside core & utility spaces.General interior demolition gut and prep. 23,700.00 SF $6.00 $142,200.00 Demo of ceilings & flooring, trim & fixtures; most walls remain.Apportioned hazardous material abatement. 23,700.00 SF $1.00 $23,700.00 Allowance, primarily at existing finished flooring to be removed.Possible door modifications. 1.00 LS $6,000.00 $6,000.00 Allowance at existing door assemblies that remain.New interior finishes. 23,700.00 SF $15.00 $355,500.00 Mostly T-bar ceilings, carpet, base, patched & painted walls.Add for trim, accents & interior specialties. 23,700.00 SF $4.00 $94,800.00 Allowance, assumed to be minor.New demountable partitions. 300.00 LF $100.00 $30,000.00 Allowance, based on existing floor plan layout.Add for door & relite assembly premiums. 10.00 Ea $1,000.00 $10,000.00 " " " " " " " " " " " "Office cubicles, obscured glass doubled up. 400.00 LF $75.00 $30,000.00 " " " " " " " " " " " "Add for possible fixed shelving & casework. 23,700.00 SF $3.00 $71,100.00 Allowance, assumed to be minor.Mechanical demolition. 23,700.00 SF $1.50 $35,550.00 Allowance, a basic gut of branch systems.New fire sprinkler protection coverage. 23,700.00 SF $4.50 $106,650.00 Allowance for new full wet coverage.New plumbing replacement. 23,700.00 SF $2.50 $59,250.00 A minor allowance in tenant areas.New hydronic piping. 23,700.00 SF $4.00 $94,800.00 Allowance to replace most branch lines in tenant areas.Air handling ducts, equipment and trim. 23,700.00 SF $16.00 $379,200.00 VAV units and air moving/exhaust systems. Mechanical controls, balance & start-up. 23,700.00 SF $5.00 $118,500.00 DDC, water & air balance, commissioning assistance.Electrical building demolition. 23,700.00 SF $1.50 $35,550.00 Allowance for a general gut of branch electrical systems.Basic building electrical, complete. 23,700.00 SF $15.00 $355,500.00 Generally Class 'B' level in tenant areas.Add for fire alarm system. 23,700.00 SF $2.50 $59,250.00 A new addressable system.Add for low voltage systems. 23,700.00 SF $6.00 $142,200.00 Allowance, in Class 'B' office type areas.Add for PA and sound masking systems. 23,700.00 SF $4.00 $94,800.00 Throughout building interiors.Interior clean-up & pick-up. 1.00 LS $10,000.00 $10,000.00 Allowance in tenant areas.Add for Occupied Work area premiums. 10.0% LS $2,290,100 $229,010.00 Allowance, existing building figured to be partially occupied.

$106.29 Third Floor Tenant Improvements: $2,519,110.00

Temporarily move tenants to another area. 23,500.00 SF $1.00 $23,500.00 Allowance to move furniture, furnishings & data lines.Temporary walls, barricades & protection. 23,500.00 SF $0.50 $11,750.00 A minor allowance outside core & utility spaces.General interior demolition gut and prep. 23,500.00 SF $6.50 $152,750.00 Demo of ceilings & flooring, trim & fixtures; most walls remain.Apportioned hazardous material abatement. 23,500.00 SF $1.00 $23,500.00 Allowance, primarily at existing finished flooring to be removed.Possible door modifications. 1.00 LS $8,000.00 $8,000.00 Allowance at existing door assemblies that remain.New interior finishes. 23,500.00 SF $15.00 $352,500.00 Mostly T-bar ceilings, carpet, base, patched & painted walls.Add for trim, accents & interior specialties. 23,500.00 SF $4.00 $94,000.00 Allowance, assumed to be minor.New demountable partitions. 200.00 $100.00 $20,000.00 Allowance, based on existing floor plan layout.Add for door & relite assembly premiums. 7.00 $1,000.00 $7,000.00 " " " " " " " " " " " "Office cubicles. 230.00 LF $75.00 $17,250.00 " " " " " " " " " " " "Add for possible fixed shelving & casework. 23,500.00 SF $4.00 $94,000.00 Allowance, assumed to be minor.Mechanical demolition. 23,500.00 SF $1.50 $35,250.00 Allowance, a basic gut of branch systems.New fire sprinkler protection coverage. 23,500.00 SF $4.50 $105,750.00 Allowance for new full wet coverage.New plumbing replacement. 23,500.00 SF $2.50 $58,750.00 A minor allowance in tenant areas.New hydronic piping. 23,500.00 SF $4.00 $94,000.00 Allowance to replace most branch lines in tenant areas.Air handling ducts, equipment and trim. 23,500.00 SF $16.00 $376,000.00 VAV units and air moving/exhaust systems. Mechanical controls, balance & start-up. 23,500.00 SF $5.00 $117,500.00 DDC, water & air balance, commissioning assistance.Electrical building demolition. 23,500.00 SF $1.50 $35,250.00 Allowance for a general gut of branch electrical systems.Basic building electrical, complete. 23,500.00 SF $15.00 $352,500.00 Generally Class 'B' level in tenant areas.Add for fire alarm system. 23,500.00 SF $2.50 $58,750.00 A new addressable system.Add for low voltage systems. 23,500.00 SF $6.00 $141,000.00 Allowance, in Class 'B' office type areas.Add for PA and sound masking systems. 23,500.00 SF $4.00 $94,000.00 Throughout building interiors.Interior clean-up & pick-up. 1.00 LS $10,000.00 $10,000.00 Allowance in tenant areas.Add for Occupied Work area premiums. 10.0% LS $2,283,000 $228,300.00 Allowance, existing building figured to be partially occupied.

$106.86 Fourth Floor Tenant Improvements: $2,511,300.00

TENANT IMPROVEMENTS, continues on the next page:


Completed: 9/18/17



Page 7 of 8



(Continued from the previous page.)


$107.91 Fifth Floor Tenant Improvements: $2,535,775.00


$108.88 Sixth Floor Tenant Improvements: $2,515,150.00

TENANT IMPROVEMENTS: $85.37 SF $13,356,915Add 20% for Contractor Mark-Ups: $102.45 SF $16,028,298


Completed: 9/18/17



Page 8 of 8


4) STREET FRONTAGE IMPROVEMENTS:

Street Frontage Improvements Allowance. 1.00 LS $2,000,000 $2,000,000 A placeholder allowance, scope to be addressed & defined.

STREET FRONTAGE IMPROVEMENTS: $12.78 SF $2,000,000Add 20% for Contractor Mark-Ups: $15.34 SF $2,400,000

No known formal inquiry or study has yet been done to investigate what specific street frontage upgrades might be required to obtain a building period for the Dayton Avenue Building improvements. As such, what is included here is but a placeholder allowance, as there are a plethora of variables of what might make up the actual scope: whether the entire site perimeter or just portions are required for improvement, the scope of street widening if applicable, possible traffic lights and turning lanes, outside utility replacement and modification, new street lighting, planter islands and shoulder strips, etcetera. In short, there could easily be a more than $1 million variance from the current budget allowance to what might actually end up being required, and acts as asemi-wild card scope number.

Also, no significant onsite improvements are figured in the Base Estimate scope.



APPENDIX A.

PHOTOS



FACILITY PHOTOS

A1 Typical Elevator Lobby ceiling

A3 Typical open office, 5’x 5’ ceiling modules,

systems furniture partitions, demountable wall

partitions

A2 Folding partitions at elevator doors, 1st floor

A4 Typical exterior window

A5 Demountable partition at ceiling A6 Precast concrete fascia overhang at 2nd floor



A7 Typical open office area A8 Corridor ceiling, 2nd floor

A9 Elevator lobby, 2nd floor A10 Typical Exterior façade

A11 Precast concrete fascia overhang at 2nd floor

level

A12 Patio area adjacent to cafeteria (above

garage)



A13 Meeting room in cafeteria space A14 Typical doors at elevator lobby and drinking

fountain, upper floors

A15 Typical open office area A16 Typical precast concrete stair treads, steel

stairs and railings

A17 Typical stairs A18 Former control center on fourth floor



A19 Ramp up to raised floor in control center A20 Former control center on fourth floor

A21 Typical interior door A22 Typical break room, upper floors, concealed

grid ceiling

A23 Mechanical penthouse on roof A24 Typical Roof area



A25 Roof perimeter A26 Roof drain and exterior penthouse wall

A27 Peeling paint on penthouse wall panels

A28 Open office area, 6th floor

A29 Open office area, 6th floor A30 Concealed grid ceiling in private office area,

6th floor



A31 Cracks in precast stair treads A32 Original window washing anchors on exterior

concrete columns

A33 Equipment screen on roof with netting


APPENDIX B.

EXISTING REFERENCE DRAWINGS


APPENDIX C.

STRUCTURAL ANALYSIS REPORT

i

TABLE OF CONTENTS

Page I. PREFACE ii

II. EXECUTIVE SUMMARY iii

III. INTRODUCTION A. Scope of Work iv B. Puget Sound Seismicity v C. Methodology vi

IV. STRUCTURAL EVALUATION

A. Type of Construction/Structural Systems 1 B. Observations and Comments 2 C. ASCE 41-13 “Seismic Evaluation and Retrofit of Existing

Buildings” Checklist – Non-Compliant – Structural Concerns 3 D. Summary 4

V. APPENDIX A - PLANS/ELEVATIONS

VI. APPENDIX B - ASCE 41-13 CHECKLISTS

VII. APPENDIX C - COMMON SEISMIC TERMINOLOGY

ii

I. PREFACE The structural evaluation of the Washington State Department of Transportation Dayton Avenue Building was conducted in order to assess the conditions of the existing structures. The ASCE 41-13 “Seismic Evaluation and Retrofit of Existing Buildings” Tier 1 methodology and checklists, addressing the Life/Safety Performance Level, were used as a guideline. This report identifies the major structural concerns for the buildings evaluated. Assumptions were made where building information was limited.

iii

II. EXECUTIVE SUMMARY Built in 1973, the WSDOT Dayton Avenue Building is an entirely concrete, six story building of stacking and structurally identical floor plates with a steel-framed mechanical penthouse at the roof level. The first floor is partially below grade; the floor is at grade on the east elevation, and fully below grade on the west elevation. As-built drawings for the structure were available for review. Overall, the structural concerns noted for each of the buildings are common for their age and type of construction. Globally, the gravity framing systems appear to have performed well during the life of the structure; we did not observe significant signs of structural distress or differential settlement within these elements. The majority of the structural concerns identified relate to the buildings’ lateral resisting systems, and are generally the result of lateral system layout and construction details that are not consistent with current seismic code requirements and methodologies. Building codes and construction methods have changed over the years, incorporating lessons learned from past experience in relation to vertical and lateral (wind and seismic) design. The current state of the art in structural design is focused on performance based design. A Life/Safety seismic performance objective level was used as the basis for analysis of each of the buildings in the evaluation. This level of performance addresses the life/safety of the building occupants, and is primarily concerned with the potential for partial or total collapse of the building systems and/or components. Two types of collapse issues were considered in the review: those where eminent collapse or failure may occur under normal vertical loading conditions, and those that may occur in the event of moderate to major wind or seismic event.

Summary In summary, the ASCE 41-13 Tier 1 Evaluation procedure indicates multiple lateral structural deficiencies for the building. An upgrade of the global lateral system – a process that would most likely consist of the addition of concrete shear walls and footings - would address the deficiencies indicated.

iv

III. INTRODUCTION A) SCOPE OF WORK

a) Field Investigation

Walked through the complex, looking for signs of structural distress, differential settlement or deterioration.

Visually verified vertical and lateral systems. Reviewed structural concerns identified in the ASCE 41-13 Checklist along

with field observations identified in the checklists. Viewed structure wherever visible. Testing or selective demolition was not completed at this time.

b) Initial Review of Construction Drawings

Reviewed available construction drawings. Utilized the ASCE 41-13 Building Checklists as a guideline to help identify

common structural deficiencies for the building. Where no drawings were available, or the drawings did not adequately

describe as-built conditions, recommendations were based on field investigation and observations.

c) Report Preparation and Further Construction Drawing Review

Further evaluated drawings with respect to structural concerns identified in

the initial review or field investigation. Brainstormed conceptual ideas to mitigate structural concerns identified. Structural Report

Described vertical and lateral load resisting system for each building. Summarized visual observations of building condition, signs of structural

distress, and differential settlement. Identified structural concerns from observations and ASCE 41-13 checklists. Provided a summary of the structural recommendations. Identified areas where additional analysis is warranted to verify

assumptions made beyond the scope of this evaluation.

v

B) PUGET SOUND SEISMICITY The Puget Sound is considered a seismically active region. Within this region, there are three basic types of earthquake that can occur:

Shallow crustal earthquakes Benioff Zone (intra-plate) earthquakes Subduction zone (inter-plate) earthquakes

Movement of tectonic plates creates the mechanism that drives all three types of earthquake, as the Juan de Fuca Plate, comprising the bottom of the Pacific Ocean floor several miles off of the Washington and Oregon coasts, is forced into and below the North American Plate. The level of seismic hazard assigned to any particular building is related to the type of earthquake that may occur in the region, and can vary significantly based on the magnitude of earthquake and proximity of a given site to the epicenter.

Figure A: Cross Section of the Cascadia Subduction Zone (Source: Washington State Department of Natural Resources)

vi

B) PUGET SOUND SEISMICITY cont.

Shallow crustal earthquakes occur in the overriding North American plate and are generally at depths less than 25 miles. There are at least six significant faults that have been identified in the Puget Sound region with concentrations in three primary locations; Seattle, Tacoma and South Whidbey Island. These groupings of faults run generally in an east-west orientation and cut across the heavily populated zones of the region. These earthquakes have a relatively long average recurrence interval at approximately 330 years and are capable of generating moderate to large events registering M5.5-M7 on the Richter Scale. This type of earthquake is generally expected to be of shorter duration and more localized as it relates to strong ground motions. Intra-plate earthquakes occur in the portion of the Juan de Fuca plate that moves beneath the overriding North American plate. This type of earthquake occurs deep below the ground surface (typically 25 to 40 miles) and has the ability to generate moderate to large events of M6-M7 on the Richter Scale. They have a much shorter recurrence interval of approximately 35 to 50 years on average. Earthquakes of this variety tend to have shorter durations, but can still generate significant ground shaking over large areas of land. Inter-plate earthquakes, also known as subduction zone earthquakes, occur directly at the interface of two plates and are more likely to be large magnitude events. They have the potential of registering upwards of M9 on the Richter Scale, with a relatively long average time of approximately 500 years between occurrences. These earthquakes are generally expected to have long durations, and can generate significant ground shaking over very large areas.

C) METHODOLOGY

Evaluation The WSDOT Dayton Avenue Building was evaluated using the methodology of the ASCE 41-13 “Seismic Evaluation and Retrofit of Existing Buildings” Tier 1 evaluation, addressing the Life/Safety Performance level. The ASCE 41-13 document provides building checklists that identifies common seismic concerns for typical building types (i.e. Concrete Shear Walls Buildings with Flexible Diaphragms, Concrete Shear Walls Buildings with Stiff Diaphragms, Unreinforced Masonry Bearing Wall Buildings with Flexible Diaphragms, etc). Each question on the checklist may be answered by “compliant”, “non-compliant” or “not applicable”. For those items that are non-compliant, additional evaluation or mitigation of the structural concern is recommended. Detailed calculations were not performed for this study.

vii

C) METHODOLOGY cont. The ASCE 41-13 is a performance based design/evaluation manual with varying performance objectives. The performance objective is selecting based up the acceptable level of risk, as well as the tier level used in the evaluation. In general, there are three primary performance levels for existing buildings:

Immediate Occupancy: a higher level performance that focuses on maintaining building functionality after an earthquake. Light damage is anticipated in the event of a major earthquake; however, the building function is expected to be maintained with little to no disruption in service. Fire Stations, Hospitals, Police Stations and other critical facilities are buildings that are designed for this level. Life Safety: focuses on protecting the occupants of the building. This is the most common level of performance for building design. In the event of a major earthquake, the building may suffer moderate damage with a small margin of total or partial collapse. The facility may be unusable after an earthquake, with low overall risk of injury from structural damage. This is the performance based objective by which the WSDOT Dayton Avenue building was evaluated. Collapse Prevention: a low level of performance, where the damage to the building after a moderate earthquake may be severe. The lateral resisting system would have little residual strength, and large permanent deformations would occur. The building would likely be near collapse.

Once the Performance Level is selected it can be determined which procedural tier review to use in the evaluation:

Tier 1 is a screening process utilizing Building Checklists to help identify common structural deficiencies for typical buildings types. The owner/designer has the option of possibly mitigating the structural concern identified by Tier 1 or performing a more detailed analysis outlined in Tiers 2 and 3. This is the analysis procedure used to evaluate the WSDOT Dayton Avenue building.

Tier 2 is a deficiency-based evaluation and renovation procedure. This methodology includes analyzing specific elements or areas within a building to determine if potential deficiencies identified in a Tier 1 review actually require mitigation. Analysis of the entire building may not be necessary. This tier can be used for both evaluation and retrofit.

Tier 3 is a systematic evaluation and retrofit procedure, and involves a

computationally extensive approach towards a complete analysis of the facility. The performance of the building as structural elements begin to yield, also known as a non-linear analysis, is considered. This tier is applicable for both the evaluation and retrofit of a facility.

Page 1

October 9, 2017 IV. STRUCTURAL EVALUATION WASHINGTON STATE DEPARTMENT OF TRANSPORTATION DAYTON AVENUE BUILDING SHORELINE, WA

The WSDOT Dayton Avenue Building was evaluated using the methodology of the ASCE 41-13 “Seismic Evaluation and Retrofit of Existing Buildings” Tier 1 evaluation, addressing the Life/Safety Performance level. Completion of non-structural checklists and evaluation of other non-structural components such as ceilings, partitions, lights, mechanical piping and equipment were beyond the scope of this evaluation.

A. TYPE OF CONSTRUCTION/STRUCTURAL SYSTEM

Built in 1973, the WSDOT Dayton Avenue Building is an entirely concrete, six-story building of stacking and structurally identical floor plates with a steel-framed mechanical penthouse at the roof level. The first floor is partially below grade; the floor is at grade on the east elevation, and fully below grade on the west elevation. See Appendix A for floor plans.

SYSTEM DESCRIPTIONS

Vertical Load Resisting System: The primary gravity framing consists of interior concrete columns and exterior concrete moment frame beams and columns supporting a “waffle” type concrete floor slab, comprised of multiple intersecting pan joists. Conventional spread footings support the interior columns, and perimeter basement walls and strip footings support the exterior frame columns at and below grade.

The roof system is similar in configuration to the floor systems below, consisting of a “waffle” slab construction supported over interior concrete columns and exterior concrete spandrel beams and columns. The mechanical penthouse at the roof consists of steel-framed, insulated metal panel walls, and open-web trusses supporting a composite roof deck. Lateral Force Resisting System: The concrete floor system acts as a rigid diaphragm that transfers lateral seismic/wind forces to the exterior frame lines. Every exterior column between windows, as well as each spandrel beam above and below, are components of the moment frame system that resists these lateral forces. The concrete frames stack from floor to floor, and extend from the foundation to the roof, occurring only at the exterior walls of the building. No internal lateral force resisting system is present.

Page 2

STRUCTURAL EVALUATION FOR WASHINGTON STATE DEPARTMENT OF TRANSPORTATION DAYTON AVENUE BUILDING SHORELINE, WA

B. OBSERVATIONS AND COMMENTS

In general, the building appears to have been well maintained. We observed no signs of significant structural distress, structural deterioration or differential settlement.

There were minimal temperature and shrinkage cracks in the floor slabs and columns, but the amount observed is typical for a building of this size and age.

At the exterior, the precast panels appeared to be well maintained. Where attached to the levels above the 2nd floor, no deterioration could be observed. Above the loading docks at the ground floor, a number of cracks located at the panel connection points appear to have been patched, and overall panel deterioration appeared to be minor.

In several of the stairwells, cracked concrete treads flexed noticeably when loaded.

C. ASCE 41-13 “Seismic Evaluation and Retrofit of Existing Buildings” Checklist – Non-Compliant – Structural Concerns

The structural items noted below outline the structural concerns related to the anticipated seismic performance and overall structural performance of the existing building. Conclusions are based on a walk-through evaluation, review of the available construction drawings, and on experience in renovations of similar building types in the Puget Sound area. The ASCE 41-13 structural checklists were used as guidelines to identify building deficiencies that have historically resulted in damage or collapse of structures under seismic loading. The following issues are a summary of deficiencies identified for the Phase 1 Building. The checklists reflecting the findings of the analysis can be found in Appendix C. ASCE 41-13 Non-Compliant or Unknown Items:

Strong Column/Weak Beam – The flexural capacity of the concrete columns

between windows do not exceed the flexural capacity of the spandrel beams they support. This allows for the potential that instead of forming in the beams, plastic hinge regions in the moment frames will form in the columns, decreasing their gravity load-carrying capacity and possibly resulting in column failure

Column-Bar Splices – flexural steel lap splices and confining steel quantity and disposition do not meet Tier 1 criteria. In this particular case, inadequate confinement of the longitudinal bar lap splices by ties as indicated in the existing drawings details, does not meet modern seismic design criteria, and could result in spalling of concrete around the bars. This can in turn result in de-bonding of the concrete from the steel reinforcing, and ultimately, failure of the lap splice and the decreased capacity of the column to resist lateral/flexural loads.

Page 3

STRUCTURAL EVALUATION FOR WASHINGTON STATE DEPARTMENT OF TRANSPORTATION DAYTON AVENUE BUILDING SHORELINE, WA

Beam Bar Splices – Longitudinal bar splices are located too closely to the

moment frame joints. This places the splices within areas of intended plastic hinging, which inherently see higher stresses that can damage concrete and lead to de-bonding and failure of the lap splice. Ultimately, this can result in decreased performance of the moment frames.

Column Tie Spacing – Moment frame column ties are spaced in excess of the Tier 1 requirements. Historically, one of the primary reasons for concrete column failure, inadequate ties/confinement of the longitudinal steel and concrete core of the column can result in spalling of the concrete and failure of the column during seismic events.

Deflection Compatibility – Secondary components not part of the lateral system do not appear to have the sufficient shear capacity to accommodate lateral movement of the structure during seismic events. When the building moves during an earthquake, all components of the structure move with it. This results in increased forces within those elements that they may not have been designed for, which can overstress the components and diminish their capacity to resist the loads for which they were designed to resist.

D. SUMMARY The building appears to have performed well for the era in which it was constructed; however, it does not meet the minimum performance standards prescribed by the Tier 1 Analysis. The structural concerns noted above are common for concrete buildings of this generation; the primary concern with the above-listed deficiencies is the overall anticipated seismic performance of the building. While we understand that retrofit studies have occurred in the past, there does not appear to be observable evidence in the structure of retrofit work on the scale of what would be required to mitigate the deficiencies illuminated by the analysis.

A-1

V. APPENDIX A – PLANS AND ELEVATIONS

Typical Floor Framing Plan

B-1

VI. APPENDIX B – ASCE 41-13 CHECKLISTS

Legend: C = Compliant, NC = Noncompliant, N/A = Not Applicable, U = Unknown

© 2014 American Society of Civil Engineers Rev. 41-31.11

Project NameProject Number

ASCE 41-13 Tier 1 Checklists

FIRM:

PROJECT NAME:

SEISMICITY LEVEL:

PROJECT NUMBER:

COMPLETED BY:

DATE COMPLETED:

REVIEWED BY:

REVIEW DATE:

WSDOT Dayton Avenue B17655

PCS Structural Solutions

WSDOT Dayton Avenue Building Analysis

High

17655

JWB

09.01.17




16.1 Basic Checklist

Very Low Seismicity

Structural ComponentsRATING DESCRIPTION COMMENTS

C NC N/A U LOAD PATH: The structure shall contain a complete, well-defined load path, including structural elements and connections, that serves to transfer the inertial forces associated with the mass of all elements of the building to the foundation. (Commentary: Sec. A.2.1.1. Tier 2: Sec. 5.4.1.1)

C NC N/A U WALL ANCHORAGE: Exterior concrete or masonry walls that are dependent on the diaphragm for lateral support are anchored for out-of-plane forces at each diaphragm level with steel anchors, reinforcing dowels, or straps that are developed into the diaphragm. Connections shall have adequate strength to resist the connection force calculated in the Quick Check procedure of Section 4.5.3.7. (Commentary: Sec. A.5.1.1. Tier 2: Sec. 5.7.1.1)


Diaphragm is rigid, and therefore provisions ofsection 4.5.3.7 do not apply. Diaphragm andsupporting waffle slab are continuouslyattached to and integral with the exterior walls




16.1.2LS Life Safety Basic Configuration Checklist

Low Seismicity

Building SystemGeneral

RATING DESCRIPTION COMMENTS

C NC N/A U LOAD PATH: The structure shall contain a complete, well-defined load path, including structural elements and connections, that serves to transfer the inertial forces associated with the mass of all elements of the building to the foundation. (Commentary: Sec. A.2.1.1. Tier 2: Sec. 5.4.1.1)

C NC N/A U ADJACENT BUILDINGS: The clear distance between the building being evaluated and any adjacent building is greater than 4% of the height of the shorter building. This statement need not apply for the following building types: W1, W1A, and W2. (Commentary: Sec. A.2.1.2. Tier 2: Sec. 5.4.1.2)

C NC N/A U MEZZANINES: Interior mezzanine levels are braced independently from the main structure or are anchored to the seismic-force-resisting elements of the main structure. (Commentary: Sec. A.2.1.3. Tier 2: Sec. 5.4.1.3)





Building ConfigurationRATING DESCRIPTION COMMENTS

C NC N/A U WEAK STORY: The sum of the shear strengths of the seismic-force-resisting system in any story in each direction is not less than 80% of the strength in the adjacent story above. (Commentary: Sec. A2.2.2. Tier 2: Sec. 5.4.2.1)

C NC N/A U SOFT STORY: The stiffness of the seismic-force-resisting system in any story is not less than 70% of the seismic-force-resisting system stiffness in an adjacent story above or less than 80% of the average seismic-force-resisting system stiffness of the three stories above. (Commentary: Sec. A.2.2.3. Tier 2: Sec. 5.4.2.2)

C NC N/A U VERTICAL IRREGULARITIES: All vertical elements in the seismic-force-resisting system are continuous to the foundation. (Commentary: Sec. A.2.2.4. Tier 2: Sec. 5.4.2.3)

C NC N/A U GEOMETRY: There are no changes in the net horizontal dimension of the seismic-force-resisting system of more than 30% in a story relative to adjacent stories, excluding one-story penthouses and mezzanines. (Commentary: Sec. A.2.2.5. Tier 2: Sec. 5.4.2.4)


Floor plates are identical for full height ofbuilding - shear strengths at each level areequivalent

Floor plates are identical for full height ofbuilding

Floor plates are identical for full height ofbuilding, and all lateral force system elementsare continuous to the foundation

Floor plates are identical for full height ofbuilding




C NC N/A U MASS: There is no change in effective mass more than 50% from one story to the next. Light roofs, penthouses, and mezzanines need not be considered. (Commentary: Sec. A.2.2.6. Tier 2: Sec. 5.4.2.5)

C NC N/A U TORSION: The estimated distance between the story center of mass and the story center of rigidity is less than 20% of the building width in either plan dimension. (Commentary: Sec. A.2.2.7. Tier 2: Sec. 5.4.2.6)

Moderate Seismicity

Geologic Site HazardsRATING DESCRIPTION COMMENTS

C NC N/A U LIQUEFACTION: Liquefaction-susceptible, saturated, loose granular soils that could jeopardize the building’s seismic performance shall not exist in the foundation soils at depths within 50 ft under the building. (Commentary: Sec. A.6.1.1. Tier 2: 5.4.3.1)

C NC N/A U SLOPE FAILURE: The building site is sufficiently remote from potential earthquake-induced slope failures or rockfalls to be unaffected by such failures or is capable of accommodating any predicted movements without failure. (Commentary: Sec. A.6.1.2. Tier 2: 5.4.3.1)


Building is symmetric about both principalaxes

Based on knowledge of and experience withthe surrounding area, we anticipatecompliance with analysis criteria; however, nosoils report is available for corroboration of thisconclusion.





C NC N/A U SURFACE FAULT RUPTURE: Surface fault rupture and surface displacement at the building site are not anticipated. (Commentary: Sec. A.6.1.3. Tier 2: 5.4.3.1)

High Seismicity

Foundation ConfigurationRATING DESCRIPTION COMMENTS

C NC N/A U OVERTURNING: The ratio of the least horizontal dimension of the seismic-force-resisting system at the foundation level to the building height (base/height) is greater than 0.6Sa. (Commentary: Sec. A.6.2.1. Tier 2: Sec. 5.4.3.3)

C NC N/A U TIES BETWEEN FOUNDATION ELEMENTS: The foundation has ties adequate to resist seismic forces where footings, piles, and piers are not restrained by beams, slabs, or soils classified as Site Class A, B, or C. (Commentary: Sec. A.6.2.2. Tier 2: Sec. 5.4.3.4)



Foundation elements are restrained by aconcrete slab on grade




ASCE 41-13 Tier 1 Checklists

FIRM:

PROJECT NAME:

SEISMICITY LEVEL:

PROJECT NUMBER:

COMPLETED BY:

DATE COMPLETED:

REVIEWED BY:

REVIEW DATE:


PCS Structural Solutions

WSDOT Dayton Avenue Building Analysis

High

17655

JWB

09.05.17




16.9LS Life Safety Structural Checklist for Building Type C1: Concrete Moment

Frames

Low Seismicity

Seismic-Force-Resisting SystemRATING DESCRIPTION COMMENTS

C NC N/A U REDUNDANCY: The number of lines of moment frames in each principal direction is greater than or equal to 2. The number of bays of moment frames in each line is greater than or equal to 2. (Commentary: Sec. A.3.1.1.1. Tier 2: Sec. 5.5.1.1)

C NC N/A U COLUMN AXIAL STRESS CHECK: The axial stress caused by unfactored gravity loads in columns subjected to overturning forces because of seismic demands is less than 0.20f'c. Alternatively, the axial stress caused by overturning forces alone, calculated using the Quick Check procedure of Section 4.5.3.6, is less than 0.30f'c.(Commentary: Sec. A.3.1.4.2. Tier 2: Sec. 5.5.2.1.3)

ConnectionsRATING DESCRIPTION COMMENTS

C NC N/A U CONCRETE COLUMNS: All concrete columns are doweled into the foundation with a minimum of 4 bars. (Commentary: Sec. A.5.3.2. Tier 2: Sec. 5.7.3.1)


All exterior walls are comprised of multiple"mini" moment frames - the panels betweenthe windows are moment frame columns, andthe spandrels above and below, the beams




Moderate Seismicity


C NC N/A U INTERFERING WALLS: All concrete and masonry infill walls placed in moment frames are isolated from structural elements. (Commentary: Sec. A.3.1.2.1. Tier 2: Sec. 5.5.2.1.1)

C NC N/A U COLUMN SHEAR STRESS CHECK: The shear stress in the concrete columns, calculated using the Quick Check procedure of Section 4.5.3.2, is less than the greater of 100 lb/in.2 or 2 f'c.(Commentary: Sec. A.3.1.4.1. Tier 2: Sec. 5.5.2.1.4)

C NC N/A U FLAT SLAB FRAMES: The seismic-force-resisting system is not a frame consisting of columns and a flat slab or plate without beams. (Commentary: Sec. A.3.1.4.3. Tier 2: Sec. 5.5.2.3.1)

High Seismicity


C NC N/A U PRESTRESSED FRAME ELEMENTS: The seismic-force-resisting frames do not include any prestressed or posttensioned elements where the average prestress exceeds the lesser of 700 lb/in.2or f'c/6 at potential hinge locations. The average prestress is calculated in accordance with the Quick Check procedure of Section 4.5.3.8. (Commentary: Sec. A.3.1.4.4. Tier 2: Sec. 5.5.2.3.2)


Infill walls occur on ground floor betweeninterior columns not part of the momentframes only

"Waffle" type slab at each level provides both"beams" and flat "slab"




C NC N/A U CAPTIVE COLUMNS: There are no columns at a level with height/depth ratios less than 50% of the nominal height/depth ratio of the typical columns at that level. (Commentary: Sec. A.3.1.4.5. Tier 2: Sec. 5.5.2.3.3)

C NC N/A U NO SHEAR FAILURES: The shear capacity of frame members is able to develop the moment capacity at the ends of the members. (Commentary: Sec. A.3.1.4.6. Tier 2: Sec. 5.5.2.3.4)

C NC N/A U STRONG COLUMN-WEAK BEAM: The sum of the moment capacity of the columns is 20% greater than that of the beams at frame joints. (Commentary: Sec. A.3.1.4.7. Tier 2: Sec. 5.5.2.1.5)

C NC N/A U BEAM BARS: At least two longitudinal top and two longitudinal bottom bars extend continuously throughout the length of each frame beam. At least 25% of the longitudinal bars provided at the joints for either positive or negative moment are continuous throughout the length of the members. (Commentary: A.3.1.4.8. Tier 2: Sec. 5.5.2.3.5)





C NC N/A U COLUMN-BAR SPLICES: All column-bar lap splice lengths are greater than 35db and are enclosed by ties spaced at or less than 8db. Alternatively, column bars are spliced with mechanical couplers with a capacity of at least 1.25 times the nominal yield strength of the spliced bar. (Commentary: Sec. A.3.1.4.9. Tier 2: Sec. 5.5.2.3.6)

C NC N/A U BEAM-BAR SPLICES: The lap splices or mechanical couplers for longitudinal beam reinforcing are not located within lb/4 of the joints and are not located in the vicinity of potential plastic hinge locations. (Commentary: Sec. A.3.1.4.10. Tier 2: Sec. 5.5.2.3.6)

C NC N/A U COLUMN-TIE SPACING: Frame columns have ties spaced at or less than d/4 throughout their length and at or less than 8db at all potential plastic hinge locations. (Commentary: Sec. A.3.1.4.11. Tier 2: Sec. 5.5.2.3.7)

C NC N/A U STIRRUP SPACING: All beams have stirrups spaced at or less than d/2 throughout their length. At potential plastic hinge locations, stirrups are spaced at or less than the minimum of 8db or d/4.(Commentary: Sec. A.3.1.4.12. Tier 2: Sec. 5.5.2.3.7)


Stirrups extend for only a portion of therequired length.

Splices occur at beam mid span, but beams areshort enough that lb/4 criteria cannot be met




C NC N/A U JOINT TRANSVERSE REINFORCING: Beam–column joints have ties spaced at or less than 8db.(Commentary: Sec. A.3.1.4.13. Tier 2: Sec. 5.5.2.3.8)

C NC N/A U DEFLECTION COMPATIBILITY: Secondary components have the shear capacity to develop the flexural strength of the components. (Commentary: Sec. A.3.1.6.2. Tier 2: Sec. 5.5.2.5.2)

C NC N/A U FLAT SLABS: Flat slabs or plates not part of the seismic-force-resisting system have continuous bottom steel through the column joints. (Commentary: Sec. A.3.1.6.3. Tier 2: Sec. 5.5.2.5.3)

DiaphragmsRATING DESCRIPTION COMMENTS

C NC N/A U DIAPHRAGM CONTINUITY: The diaphragms are not composed of split-level floors and do not have expansion joints. (Commentary: Sec. A.4.1.1. Tier 2: Sec. 5.6.1.1)





ConnectionsRATING DESCRIPTION COMMENTS

C NC N/A U UPLIFT AT PILE CAPS: Pile caps have top reinforcement, and piles are anchored to the pile caps. (Commentary: Sec. A.5.3.8. Tier 2: Sec. 5.7.3.5)


C-1

VII. APPENDIX C – COMMON SEISMIC TERMINOLOGY COMMON SEISMIC TERMINOLOGY – SEISMIC PERFORMANCE GOALS Major Earthquake: Also known as the “Design” earthquake since its criteria is used for most codes. It is an earthquake that produces ground motions (shaking) at the site under consideration that have a 10% probability of being exceeded in 50 years. A 30% of gravity (0.3g) ground acceleration would be anticipated in the Puget Sound area. Moderate Earthquake: An earthquake that produces ground motions (shaking) at the site under consideration that have a 50% probability of being exceeded in 50 years. The 1949, 1965 and 2001 earthquakes in the Puget Sound area are classified as moderate earthquakes. Minor Earthquake: An earthquake that produces ground motions (shaking) at the site under consideration less than a moderate earthquake and would be short in duration. The recent Richter scale 5.5 earthquakes in the Puget Sound area would be considered minor earthquakes. Probability of Exceedance: The probability that the ground shaking level or damage level will be exceeded. International Building Code (IBC): The IBC is a comprehensive set of national regulations for building systems consistent with and inclusive of the scope of originally regional legacy codes. The IBC is the current nationally recognized building code and has been adopted by a majority of states and building jurisdictions. Anticipated Seismic Performance of New Construction Built to Comply with the International Building Code:

1. Resist a minor level earthquake ground motion without structural or nonstructural damage.

2. Resist moderate level of earthquake ground motion without structural damage, but possibly experience some nonstructural damage.

3. Resist a major level of earthquake ground motion having an intensity equal to the strongest either experienced or forecast for the building site, without collapse, but possibly with some structural, as well as nonstructural damage.

4. Essential facilities are designed for force levels 25% to 50% greater than standard buildings. The building is intended to have minimal structural and nonstructural damage after a major earthquake. The repair of the damage that has occurred would generally not be required prior to re-occupancy, or in other words, be in an operable condition after a major earthquake. Hospitals, Police and Fire Stations are common essential facilities.

International Existing Building Code (IEBC): Building Code Standard that addresses older buildings not constructed under current codes and specifically older unreinforced masonry buildings, concrete tilt-up building, wood buildings and concrete buildings. Its provisions for rehabilitation of unreinforced masonry buildings are less stringent requirements than are demanded for new construction, and were developed considering and balancing the expense of retrofit, the value of the existing building stock and the desired reduction in seismic risk.

C-2

ASCE 41-13 – Seismic Evaluation and Retrofit of Existing Buildings: A comprehensive standard based on performance based design, it identifies areas of seismic vulnerability with each common building type based on past seismic performance. The performance level design criteria include Collapse Prevention, Life Safety, Immediate Occupancy and Operational (the last for new construction only). ASCE 41-13 has become the accepted standard in the building industry. Anticipated Seismic Performance of Building Renovated to International Existing Building Code or ASCE 41-13 Life/Safety Performance Level: The seismic performance would be less than that of new construction. The goal is to reduce life/safety hazards as best as possible with available resources. This code is directed at insuring a coherent load path for lateral loads, reduction of out-of-plane wall failures, reduction of loss of support for floors and roofs and reduction of falling parapets or ornamentation. Anticipated post-earthquake condition would be similar to life/safety design performance for moderate earthquakes and near collapse for major earthquakes as described below. Immediate Occupancy Seismic Performance Level: Post-earthquake condition of the building would be such that only limited structural damage has occurred. The basic vertical and lateral load resisting systems of the building retain nearly all of their pre-earthquake strength and stiffness. The risk of life- threatening injury as a result of structural damage is very low, although some minor structural repairs may be appropriate; these would generally not be required prior to re-occupancy. Life/Safety Performance Level: The post-earthquake condition of the building would be that the building may suffer significant structural damage with some anticipated margin against either partial, or total structural collapse. Injuries may occur during the earthquake; however, it is expected that the overall risk of life-threatening injury as a result of structural damage is low. It should be possible to repair the structure; however, for economic reasons this may not be practical. While the damaged structure is not an imminent collapse risk, it would be prudent to implement structural repairs or install temporary bracing prior to re-occupancy. Collapse Prevention Seismic Performance Level: The post-earthquake condition of the building would be such that the building would be on the verge of experiencing partial or total collapse. Substantial damage to the structure has occurred, potentially including significant degradation in stiffness and strength of the lateral force resisting system, large permanent lateral deformation of the structure and to a more limited extent, degradation in the vertical load carrying capacity. The primary vertical gravity load resisting system should still be able to support its load demand. Significant risk of injury due to falling hazards from structural debris may exist. The structure may not be technically practical to repair and is not safe for re-occupancy, as aftershock activity could induce collapse. Hazard Reduction/Mitigation of Seismic Hazard: Objective is met with the removal or strengthening of elements of the building which have commonly performed poorly in past earthquakes or presents a life/safety threat to the building occupants. Structural Damage: Damage to the structural elements of the building. A building with structural damage may require evacuation after an earthquake until structural components are repaired.

C-3

Nonstructural Damage: Damage to architectural, mechanical, electrical or building components that do not affect the overall structural integrity of the building. Examples are window breakage, shelves overturning, and ceilings falling down. This is the most common and may be the most expensive damage caused by an earthquake. Lateral Force Resisting System: Those elements of the structure that provide its basic lateral strength and stiffness (to resist lateral forces due to wind or earthquake motion), and without which the structure would be laterally unstable. Vertical Load Resisting System: Those elements of the structure that provide a load path for the gravity loads to the foundation. Ductility: A measure of the ability of a material, elements or system to deform beyond yield. (Yielding after material, element, system has exceeded its initial design strength without a significant loss in load-carrying capacity). Redundancy: The presence of multiple structural support systems, such that if one or several elements have substantial strength or stiffness loss, continuing lateral displacement and vertical loads may be resisted by the other structural or nonstructural elements in the system. Brittle Systems: Systems that do not have a defined yield phase (ductility) and that have a significant strength degradation immediately after the displacement associated with peak strength. (Unreinforced clay tile and brick masonry bearing wall systems would be considered brittle systems.) Diaphragm: A horizontal, or nearly horizontal system designed to transmit lateral forces to vertical elements (shear walls, braced frames, etc.) of the lateral-force-resisting system. Common diaphragm types are plywood sheathing, reinforced concrete, metal decking or concrete topping over metal decking. Shear Wall: A wall designed to resist lateral forces acting in the plane of the wall (parallel to the wall). Common shear wall types are plywood, reinforced masonry or concrete walls. Braced Frame: An essentially vertical truss, or its equivalent. Two common braced frame types are concentric (members meet at a common point) or eccentric (to resist lateral loads, some members do not meet at common point). Braced frames are most commonly constructed of steel members. Redundant Load Path: Secondary load path, normally independent of primary load path, to provide vertical support of floors and roof, if bearing walls or vertical frame fail. Unreinforced Masonry Wall: Masonry walls, such as solid brick masonry, hollow clay tile or concrete masonry unit (CMU), that rely on the tensile strength of masonry units, mortar and grout to provide structural support. (Current code (IBC) requires reinforced masonry walls to resist tensile forces in our seismic risk zone.)

C-4

Unreinforced Concrete Wall: Concrete walls lacking reinforcing that rely on the tensile strength of the concrete to provide structural support. Nominally or minimally reinforced concrete walls act in a similar manner. (Current code (IBC) requires reinforcing steel to resist tensile forces in our seismic risk zone.) Shotcrete: Concrete that is pneumatically sprayed on vertical, or near vertical, surfaces typically with a minimum use of concrete form work. Re-Entrant Corner: Plan irregularity in a building, such as an extending wing, plan inset or E, T, X, and L shaped configuration, where large tensile and compression forces can develop at “inside corner configurations”. Strong Back System: A secondary system, such as a wood or steel frame wall or columns, used to provide out-of-plane support to an unreinforced or under-reinforced masonry wall. Sub-Diaphragm: A portion of a larger diaphragm used to distribute loads between members. Sub-diaphragms are commonly used to distribute tension loads from anchorage of masonry or concrete walls to tension ties (crossties) across the building. Crosstie: A beam, girder, or other structural member that accumulates tension loads from wall anchorage and distributes them over the entire width of the building (diaphragm). Richter Scale: A measurement of the amount of energy released in an earthquake. It utilizes a base-10 logarithmic scale, so every magnitude level increase (i.e M6 to M7) corresponds to 10 times the energy released. Interplate/Subduction Zone Earthquake: An earthquake that occurs directly at the interface of two tectonic plates. They typically have long reoccurrence levels (500 years or more), and have the ability to produce the largest magnitude earthquakes, upwards of M9 on the Richter Scale. Intraplate Subduction Zone Earthquake: A deep earthquake, with an epicenter typically 25 to 40 miles below the surface, that has the ability to produce large magnitude earthquakes, upward of M6 to M7 on the Richter Scale. They have a short reoccurrence level, often in the 35 to 50 year range. Shallow Earthquake: An earthquake that occurs at depths less than 25 miles. While they may release less energy than other earthquake (M5.5 to perhaps M7 on the Richter Scale), they shallow nature of the earthquake can often lead to more ground disruption, and therefore more geographically isolated damage.


APPENDIX D.

ELECTRICAL SERVICE & DISTRIBUTION

CONDITION REPORT

1111 Fawcett Avenue, Suite 100 • Tacoma, Washington 98402

T 253.383.3257 • F 253.383.3283 • [email protected]

January 16, 2012 WSDOT NORTHWEST REGION HEADQUARTERS BUILDING 15700 DAYTON AVE N SHORELINE, WA 98133 ELECTRICAL SERVICE & DISTRIBUTION CONDITION REPORT A. Introduction The Washington State Department of Transportation NW Region Headquarters building has an 800KW generator for stand-by power that is manually transferred during extended power outages. A procedure has been established to operate service and distribution circuit breakers to accomplish the transfer. Concern has been raised regarding personnel safety and equipment reliability for this type of operation. This report provides condition assessment and code review of the main service equipment, manual transfer safety review, recommendations, and cost estimate. A site visit was conducted on November 21, 2011. The following report is based on observations made during the visit, comments offered by the facilities manager and electrician, and review of electrical plans from the generator addition constructed in 2000. B. System Description The DOT headquarters building has two (2) underground service entrances from a 1500 KVA utility company transformer located in an underground vault. The services are each rated 2000 amperes, at 480/277 volt 3 phase 4 wire. The serving utility is Seattle City Light. Each service is separately metered by the utility and has a 2500 amp frame molded case circuit breaker set for 2000 amp trip that serves as a main service disconnecting means. The total service capacity is 4000 amperes. There is also a tie breaker that allows the load of one service breaker to be carried by the other circuit breaker if either main is open. The main electrical service switchgear is original equipment manufactured by GE and installed in 1972. The main breakers are GE type TPS Power Break. The services are combined into a single switchgear lineup located in a dedicated electrical room on the building’s lower level. The electrical distribution system incorporates a 250KW generator for backup power to emergency and selected stand-by loads. The stand-by loads include building elevators, uninterruptible power supply (UPS) for the traffic control center, IT services (data room), and telephone room. In 2000, a second

January 16, 2012 Page 2 WSDOT Northwest Region Headquarters Building Dayton Ave Bldg Electrical Service & Distribution Condition Report backup generator rated 800KW was installed, and the distribution section of Service #1 was modified to provide circuit breakers and key interlocks for manual transfer on loss of utility power. Using the tie breaker in the main electrical service switchgear, the manual transfer procedure allows the 800KW generator to pick up all building loads. However, the transfer procedure currently being used does not connect the two building chillers or the TMSC cooling unit. And the existing ATS switches (except ATS 6X) remain connected to the 250KW generator during a utility outage. The 480/277 volt distribution provides electrical service to building lighting, motors, pumps, and HVAC equipment. Multiple step down dry type transformers provide 208/120 volt 3 phase 4 wire distribution for convenience power and for fixtures and equipment not rated for the higher voltage. Branch distribution is provided by circuit breaker panelboards. Most panelboards in the building are original 1972 construction. Because of separate metering for each main breaker, there are two utility accounts, each with kilowatt hour, kilowatt demand, and power factor charges. Combining the largest electrical demand from each billing over the last 12 months, the calculated peak electrical demand on the combined 4000 ampere service is 1200 amperes. The 800KW generator is rated 1200 amperes. The 250KW generator is rated 375 amperes. It should be noted, that having two meters results in additional monthly utility costs for service delivery, demand, and power factor charges. To delete duplicate charges and reduce these costs, any upgrade or replacement of the service equipment should be designed for a single utility meter. C. Condition of the Distribution Equipment Most of the main switchgear and distribution panels are original 1972 equipment. At 40 years old, the equipment is considered at the end of its useful life. There has been no maintenance testing of the main, feeder, or branch circuit breakers on record. The circuit breakers in the main electrical service switchgear are obsolete and no longer available except as refurbished or used devices. See recommendations for additional comment. D. Operating Existing Equipment (Arc Flash) Any operation, maintenance, or testing of energized electrical equipment has the potential for an arc flash event. Arc flashes can cause severe burns and injury to operators without adequate personal protective equipment (PPE). NFPA 70E provides guidance for hazard/risk classifications and use of appropriate PPE in Table 130.7(C)(9). Concerns have been raised regarding the switching of the 2000 amp switchboard breakers during manual transfer operations associated with utility outages. Per the NFPA 70E table, circuit breaker operation for 600 volt class switchgear is Hazard/Risk Category 0. PPE required for this category is natural fiber long sleeve shirt and pants, safety glasses, hearing protection, and leather gloves (insulated gloves not required). The maximum allowed available short circuit value for using the NFPA 70E table is 35,000 amperes, which the calculated available short circuit amperes complies. However, due to the age of the equipment and lack of

January 16, 2012 Page 3 WSDOT Northwest Region Headquarters Building Dayton Ave Bldg Electrical Service & Distribution Condition Report maintenance or testing, increasing the risk category from 0 to 1 is recommended. See recommendations for additional comment. E. Code Assessment 1. Adequate Egress in Main Electrical Room: Per NEC 110.26(C), special egress requirements

must be met for service switchgear which is greater than 1200 amps and longer than 6 feet wide. Two exits are required at each end of the electrical room. There are Code exceptions if there is an unobstructed egress route or extra working space. Since there are two directions around the switchgear to exit from the equipment working space, having the single exit door for the electrical room is acceptable. The exit door , however, must swing in the direction of exit (out) and have panic hardware which it currently does not.

2. Working Space Around Equipment: Concerns have been raised about sufficient clearance

in front of the main electrical switchgear to operate main devices. Per the National Electrical Code (NEC), Article 110.26(A), minimum work space clearance between the switchboard front and the transformers across from the switchboard is 48 inches. This minimum clearance was field measured to be 48 inches and complies with Code.

3. Identification of Disconnecting Means: Per NEC 230.70(B), each main circuit breaker shall

be labeled to identify it as a service disconnect. The existing main and tie breakers are adequately labeled on the switchboard front.

4. Arc Flash Labeling: Per NEC 110.16, electrical equipment, such as switchboards,

panelboards, and motor control centers shall be field marked to warn qualified persons of potential electric arc flash hazards. Use of arc flash labeling was not standard for electrical equipment manufactures when the headquarters building was constructed, and labeling is not provided on the service switchboard and other original distribution equipment.

5. Transfer Equipment: Per NEC 702, transfer switching equipment shall be suitable for the

intended use and designed and installed to prevent the inadvertent interconnection of the utility and the generator. The existing installation uses kirk key lockout devices that prevent inadvertent interconnection of more than one power source, which is acceptable for optional standby system operation. However, the main circuit and tie breakers should also be listed and labeled under UL 1008, Transfer Switch Equipment, or other approved testing procedure. It is unknown but very unlikely that the original GE breakers were design and tested for multiple operations associated with use as transfer equipment. Compounded with the age of the devices, these circuit breakers should not be used for manual transfer operations. See recommendations for additional comments.

6. Separation of Life Safety and Stand-by Electrical Distribution: The building emergency

distribution system was designed using a generator (existing 250KW) as the emergency power source in the event of utility failure. The generator also provides stand-by power to other building loads that are not considered essential for life safety, which is allowed by Code.

January 16, 2012 Page 4 WSDOT Northwest Region Headquarters Building Dayton Ave Bldg Electrical Service & Distribution Condition Report

Per NEC 700, the emergency transfer switch and distribution must be separate from all other electrical distribution include stand-by loads also connected to the generator. The existing emergency distribution complies with this requirement.

F. Recommendations 1. Continued Manual Transfer Operations: Based on the age of the switchboard circuit

breakers, lack of equipment rating as transfer equipment, and no maintenance testing, continued use of the switchgear for manual source transfer is not recommended. Under UL489, molded case circuit breakers are rated for 500 switch operations for frame sizes 800-2500 amperes. Life expectancy is 20 to 40 years depending on use and maintenance. Circuit breakers at or near 40 years old are considered at the end of their service life. Failure of any of the original switchboard circuit breakers to open or reclose during manual switching operations is an operational concern that threatens building occupancy until repairs are made. Failure of a circuit breaker while closing into an energized condition increases the possibility for an arc flash incident that threatens personnel safety and further damage to existing electrical equipment. Arcing faults on energized 480 volt equipment can be very destructive. Depending on equipment damage and availability of parts, a breaker failure in the main switchboard could result in extensive disruption to building operations.

If transfer operations must temporarily continue using the existing equipment, circuit breakers should be tested by a qualified service company. Testing should include all circuit breakers in the main switchboard and testing of distribution and branch circuit main breakers used in manual transfer operations. Testing should be done when breakers are de-energized (a utility outage would be required for main service breakers), and include insulation resistance test, millivolt drop test, overload tripping test, mechanical operation test, and inspection of connections. Devices tested that do not meet acceptable standards should not be switched except in an emergency related to life safety.

2. Arc Flash Labeling: Provide arc flash labeling on existing electrical equipment that does not

already have it. It should be noted that NFPA 70E covers electrical safety requirements in the workplace. Although it is not an adopted Code, it is the basis for safe electrical work practice directives found in WISHA and WAC 296-24 Part L. NFPA 70E 2009 requires that arc flash warning labels include available incident energy or required level of personal protective equipment (PPE). To comply with this labeling criteria, arc flash analysis would have to be performed. However, NFPA 70E also includes a table under Article 130.7 that identifies hazard/risk categories for various maintenance and operation tasks on energized electrical equipment, including operating circuit breaker devices. And NEC 2008 (NFPA70), which has been adopted by Washington State, as well as NEC 2011, only require generic arc flash warning labeling, which typically references NFPA 70E for guidance. The labeling requirements of the NEC and the use of the hazard/risk category table in Article 130.7 of NFPA 70E appear to


conflict with NFPA 70E Article 130.3 labeling requirements, or, at the very least, is cause for confusion. It is my opinion that generic labeling, in conjunction with documented work safety procedures that include the use of Table 130.7(C)(9), is satisfactory.

3. Arc Flash Safety Procedures: Based on the age of the equipment, I would recommend a minimum hazard/risk Category 1 for manual operation of the existing switchboard circuit breakers. PPE required for this category is Arc 4 rated flame resistant clothing, hard hat, safety glasses, hearing protection, and leather gloves. Operator should stand to the side rather than in front of the circuit breaker during operation.

For all building electrical operations, maintenance, and repair work, WAC 296-24 Part L

electrical work safety requirements and procedures should be documented and in place. 4. Emergency Egress: Provide exit panic hardware on the existing door to the electrical room

where the main switchboard is installed. Modify the door to swing out for exiting the room. 5. Equipment Upgrade: Building electrical service equipment should be upgraded to include

automatic transfer equipment for stand-by loads. One option is to install new switchgear in place of the existing equipment over a long holiday weekend with double shifts. The building generators can be used for temporary connections to maintain important operations such as the traffic center and kitchen refrigeration. There is a risk that any unforeseen issue could disrupt/delay installation and resumption of normal building operations. A second option is to provide a new switchgear lineup in the adjacent telephone room and extend feeders from the old switchgear cabinets. This will require a new underground service from the utility transformer vault routed around the building perimeter and extending feeders from the old switchgear cabinet. Individual feeder loads can be transferred during limited outages after normal work hours. Option 2 will be more expensive than Option 1.

A proposed switchgear solution is provided as part of the report and is the basis for cost estimating. It is rated 3000 amperes and includes motor driven UL1008 circuit breakers for automatic transfer to the 800KW generator on loss of utility power. Under UL 1008, transfer devices are rated for 52 operations per year (weekly testing) and have a life expectancy of 19 years with current applied and over 50 years without current applied. Under the proposed solution, the existing emergency and stand-by ATS switches will be connected to the 250KW generator through a new distribution panel. This new panel can be manually connected to the 800KW generator if the smaller generator is out of service for maintenance or repair.

6. Generator Sizing: The existing 250KW generator is adequate for emergency and essential

stand-by loads. Under the proposed switchgear upgrade, the existing 800KW generator carries the rest of the building except for the two chillers which, under the current procedures, are not connected during a power outage. The proposed switchgear upgrade maintains the same load assignment to each generator except automatic transfers will be provided. A customer meter on the proposed switchboard will monitor electrical demand that the generator would carry. I would not recommend investing in a larger generator without additional load analysis unless it


is intended to have the entire building load on back-up power, in which case, a 1200KW minimum size generator is recommended.

Time delay transfer of selected loads to the large generator should be included in the final

design as noted in the attached one-line diagram. If the HVAC controls are upgraded to a DDC system with staged start up and load control programming to occur during a utility outage, time delay start up of other loads could be omitted from the electrical service equipment upgrade design. This would result in a savings of $50,000 currently included in the switchgear upgrade budget estimate.

G. Exclusions This assessment and report does include the following: 1. Evaluation and cost estimating for upgrading distribution and branch circuit panels. 2. Verification or review of electrical work safety procedures and requirements which are required

to be documented under WAC 296-24 Part L. 3. Research into availability of replacement parts for existing electrical equipment. 4. Cost estimating for testing of existing equipment. Respectfully Submitted by Tom Urquhart PE

Attachments: A Testing Agency List B Service Load Calculation C Short Circuit Calculation D One Line Diagram E Switchboard Layout Plan F Cost Estimate

Attachment A – Testing Agency List January 16, 2012 WSDOT Northwest Region Headquarters Building 15700 Dayton Ave N Shoreline, WA 98133

ELECTRICAL SERVICE & DISTRIBUTION CONDITION REPORT

Companies Specializing in Testing and Maintenance of 600 Volt Circuit Breakers

Sigma Six Solutions, Inc.

2200 West Valley Hwy North, Suite 100 Auburn, Washington 98001

253-333-9730

Western Electrical Services Inc. 14311 29th Street East Sumner, WA 98390

888-395-2021

Electrical Reliability Services 22222 West Valley Hwy North, Suite 160

Auburn, Washington 98001 425-656-3646

Recommended circuit breaker testing: Main Switchboard 2500 A frame size 3 each 1200 A frame size 1 each 800 A frame size 1 each 600 A frame size 2 each 400 A frame size 1 each 250 A frame size 2 each 100 A frame size 2 each Panel 1AA 225 A frame size 5 each or smaller Riser A 100A frame size 4 each Riser B 100 A frame size 6 each

Attachment B - Service Load Calculation

Jnauary 16, 2012

WSDOT Northwest Region Headquarters Building15700 Dayton Ave NShoreline, WA 98133

ELECTRICAL SERVICE & DISTRIBUTION CONDITON REPORT

LOAD CALCULATION - EXISTING METER

480/277 Volts

Description Remarks

Service No. 1 (2000 Amps) Utility Metered 12 Month Peak Demand 430.0 KW Sep, 2010 Power Factor 0.92 12 Month Peak KVA 467.4 KVA Demand Factor 125% NEC 220.87 Adjusted Demand 584.2 KVA

Service No. 2 (2000 Amps) Utility Metered 12 Month Peak Demand 488.0 KW Sep, 2010 Power Factor 0.94 12 Month Peak KVA 519.1 KVA Demand Factor 125% NEC 220.87 Adjusted Demand 648.9 KVA

Total Load 1233.2 KVA1484.0 AMPS

SERVICE ENTRANCE RATING 4000.0 AMPS

Attachment C - Short Circuit Calculation Fault Current Project Name: WSDOT Dayton Ave Bldg Electrical Service & Distribution Condition Report Project Number: 11-108 Designed By: Tom Urquhart, PE Item Name: Fault Calculation Notes: -NONE- Calculation of Fault Current Fault SCA Source = TA Primary Infinite SCA Available = Infinite Length Units = Feet Motor Load = 500 FLA Motor SCA = 2000 Motor SCA Treatment = Motor SCA Added to Main Bus System Voltage = 480 System Phase = 3 Phase Transformers Name PH Size Pri.V Sec.V %Z SCA,3PH TA Utility 3-PH 1500 12470 480 5.5 32,805 Name Cond Cable Size Qty Feet SCA,3PH S/F Serviice PVC, ABS 1/c,CU 600 5 40 33,734 Main-Feeders Name Cond Cable Size Qty Feet SCA,3PH File Name: I:\2011 Jobs\11-108\Elec\Short Circuit Calc.edr Date Created: 12/29/2011 7:05:24 AM Date Modified: 1/4/2012 7:39:19 AM Source: EDR, Electrical Designer's Reference Software Version: 3.0 (Build 6). Based on the 2005 NEC®. Copyright © 2000-2006 C+E Electronic Publishing, Inc. All Rights Reserved.

11-108

[email protected]: (253) 383-32572407 North 31st Street

e n g i n e e r s i n c HULTZ

Fax: (253) 383-3283Tacoma, WA 98407

BHU

COST ESTIMATE - ELECTRICAL Attachment F

CLIENT Hultz/BHU 1 OF 3WA State Dept of Transportation Consulting Engineers

ESTIMATED BY SF DATEPROJECT TITLE Tom Urquhart 1/16/12

Dayton Ave Bldg STATUS OF DESIGN JOB NO.Electrical Service Upgrades SD DD CD FINAL 11-106

QUANTITY EGINEERING ESTIMATE REMARKSDESCRIPTION NUMBER UNIT UNIT COST TOTAL COST/SF

Division 16 - Electrical Switchgear Stays in Elec RoomGeneral Conditions 1 LS $15,000.00 $15,000Demolition 1 LS $8,000.00 $8,000

MDS 3000A 480/277 V Utility Metering Section 1 EA $12,000.00 $12,000 $250,300.00 Main Section 2 EA $15,000.00 $30,000 Customer Metering 1 EA $3,600.00 $3,600 Distribution Section 2 EA $8,000.00 $16,000 2500A Frame CB 2 EA $30,000.00 $60,000 1200A Frame CB 1 EA $15,000.00 $15,000 800A Frame CB 1 EA $7,500.00 $7,500 600A Frame CB 5 EA $5,500.00 $27,500 400A Frame CB 1 EA $3,400.00 $3,400 250A Frame CB 1 EA $2,500.00 $2,500 100A Frame CB 3 EA $1,600.00 $4,800 ATS Control 1 EA $15,000.00 $15,000 SPD 1 EA $3,000.00 $3,000 Time Delay Transfer, of Selected Loads 1 LS $50,000.00 $50,000New Panel DPX 600A 1 EA $7,500.00 $7,500Reroute Feeders to DPX 100A 250 LF $25.00 $6,250

200A 150 LF $35.00 $5,250250A 50 LF $50.00 $2,500

Replace Service Entrance Conductors 500 KCM 2000 LF $22.00 $44,000Reconnect Feeders 24 EA $350.00 $8,400Temporary Service 1 LS $3,000.00 $3,000Overtime Premium 1 LS $20,000.00 $20,000

Subtotal $370,200Contingency 15% $55,530

Add TaxTOTAL $425,730




Dayton Ave Bldg STATUS OF DESIGN JOB NO.HVAC Upgrade SD DD CD FINAL 11-106


Division 16 - Electrical Switchgear Moves to Tel RoomGeneral Conditions 1 LS $15,000.00 $15,000Demolition 1 LS $8,000.00 $8,000

MDS 3000A 480/277 V $250,300 See Option 1

New Service Entrance 3000 Amp 4 Inch PVC 75 LF $150.00 $11,250 10 Parallel Runs 500 KCM CU 3300 LF $20.00 $66,000 Trench & Backfill 1 LS $1,000.00 $1,000

Extend Existing Feeders to New MDS 1600A 30 LF $350.00 $10,500 1200A 30 LF $250.00 $7,500 800A 30 LF $170.00 $5,100 600A 200 LF $150.00 $30,000 300A 30 LF $75.00 $2,250 225A 30 LF $40.00 $1,200 100A 30 LF $25.00 $750

New Panel DPX 600A 1 EA $7,500.00 $7,500Reroute Feeders to DPX 100A 250 LF $25.00 $6,250

200A 150 LF $35.00 $5,250250A 50 LF $50.00 $2,500

Temporary Service 1 LS $3,000.00 $3,000


Add TaxTOTAL $498,353




Dayton Ave Bldg STATUS OF DESIGN JOB NO.HVAC Upgrade SD DD CD FINAL 11-106


Division 16 - Electrical

1200 KW Generator 1 EA $260,000.00 $260,000Upgrade Generator Feeder 250 LF $300.00 $75,000


Add Tax TOTAL $385,250

WSDOT Dayton Avenue Building Infrastructure Analysis · 40 proposed renovations does not include any alterations to structural elements of the building that would require ... with

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