HomeMy WebLinkAboutMINUTES - 12202005 - C.125 FHS #76
CONTRA
TO: BOARD OF SUPERVISORS = COSTA
ni
x; z COUNTY
FROM: Family & Human Services Committee ��;., � � tip¢
DATE: December 20, 2005
STA coanr�
SUBJECT: Sober Living Task Force Report on Old Discovery House
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION(S):
ACCEPT the attached report from the Sober Living Task Force on the use of the Old Discovery
House as a sober living environment,!DIRECT the General Services Department prepare an
assessment of the site including ADA, upgrades, and DIRECT the Health Services Department,
Homeless Program to complete documentation and assist with moving the recommendation forward,
as recommended by the Family and Human Services Committee.
BACKGROUND/REASON(S) FOR RECOMMENDATION(S):
The Sober Living Task Force is a collaboration of the Alcohol and Other Drugs Advisory Board,
Friends Outside, Phoenix Programs, Health Services Department Homeless Program, and Shelter,
Inc. The Task Force has developed a model and business plan based on client responses to survey
questions, collection of data from similar facilities/programs, and direct contract with homeless
clients.
On June 20, 2005 the Family and Human Services Committee accepted a report from the Sober
Living Task Force on the viability of using the old Discovery House as a sober living environment.
Several questions arose during the discussion, including how the facility could sustain itself and why
other similar facilities have failed. The Committee requested that the Task Force continue working to
gather additional information and return to the Committee for further discussion of the issue. On
December 5, 2005 the Family and Human Services Committee received an update on the use of the
old Discovery House as a sober living environment. This report is attached.
FISCAL IMPACT
None at this time — report only.
I
CONTINUED ON ATTACHMENT: _YES SIGATURE:
I
RECOMMENDATION OF COUNTY ADMINISTRATOR ECOMMENDATIO OF BOARD COMMITTEE
✓APPROVE _OTHER
SIGNATURE(S): FED AL D. GLOVER MARK DESAULNIER
ACTION OF BOARD ON OY3APPROVED AS RECOMMENDEDJ'-'-OTHER
i
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
UNANIMOUS(ABSENT TRUE AND CORRECT COPY OF AN
A ES: NOES: ACTION TAKEN AND ENTERED
ABSENT: ABSTAIN: ON MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Contact: Dorothy Sansoe,335-1099
ATTESTED
JOHN SVVEETEN, CLERK OF THE BOARD OF
SUPERVISORS AND COUNTY ADMINISTRATOR
r,
cc: CAO
HSD
BY ,DEPUTY
County of Contra Costa
OFFICE OF THE.000NTY ADMINISTRATOR
;MEMORANDUM
DATE: December 5, 2005
TO: Family and Human Services Committee
Supervisor Federal Glover, Chair
Supervisor Mark DeSaulnier, Member
FROM: Dorothy Sans e, Staff fj, �z-----
SUBJECT: Referral#76 Sober Living Task Force
RECOMMENDATIONS:
ACCEPT the attached report from the Sober Living Task Force on the establishment of a
sober living environment at the old Discovery House on Pacheco Boulevard in Martinez.
PROVIDE direction to staff on the recommendations made by the Task Force and next
steps, if any.
BACKGROUND:
The Sober Living Task Force is a collaboration of the Alcohol and Other Drugs Advisory
Board, Friends Outside, Phoenix Programs, Health Services Department Homeless
Program, and Shelter, Inc. The Task Force has developed a model and business plan
based on client responses to survey questions, collection of data from similar
facilities/programs, and direct contract with homeless clients.
On June 20, 2005 the Family and Human Services Committee accepted a report from the
Sober Living Task Force on the viability of using the old Discovery House as a sober
living environment. Several questions arose during the discussion, including how the
facility could sustain itself and why other similar facilities have failed. The Committee
requested that the Task Force continue working to gather additional information and
return to the Committee for further discussion of the issue.
Attachment
F�
REPORT TO FAMILY AND HUMAN SERVICES-DECEMBER 5, 2005
BY THE SOBER LIVING TASK FORCE
Since its inception in May, 2004, the Sober Living Task Force has been meeting on a monthly
basis. The task force was formedin response to repeated pleas to the Board of Supervisors for
support from clients in the ADDS system in need of transitional and sober living.
As one of its first tasks, the group surveyed 147 clients (78 men and 69 women) who were being
served at that time by the AODS system in Contra Costa County. We found that:
• 67% said they needed sober living upon exiting treatment
• 14% said they didn't know if they would need it
• None of the women who needed sober living could afford the least expensive sober living
that the task force was able to locate
• 60% of the men could not afford the least expensive sober living the task force was able to
locate.
Where do we think these people are going to end up after exiting their residential treatment
programs? Most likely, they will end up in much more expensive services in other areas of the
county.
The main reason sober living homes fail is that they are usually not affordable to clients and they
are not true sober living homes. They are often started by people early in recovery who relapse
and when they do, the homes become a wet environment with no management.
Although the old Discovery House would be unsuitable to accommodate women, it is the best
known, almost-approved site in the county. We believe that if the county contributed the building
and had a non-profit operate it with minimal expenses and funding from many already-identified
sources, the old Discovery House would be able to sustain itself.
Cynthia Belon has taken us in as part of the Board-approved ten year plan to end homelessness.
After meeting with Sarah Welsh, it is believed that we are an excellent grantee to get federal
CDBG money along with State Emergency Housing Assistance Program money.
The task force recommends the following guidelines for operation for the home:
• Must be operated by a non L profit
• Discovery House alumni and residents would have priority for at least 75% of the beds
• It would be a sober living environment— not harm reduction
• House manager on site
• Residents must have completed a treatment program
• 6 month limit of stay
• Activity board would show meetings attended, sponsor, house duties, etc.
• Adequate insurance coverage
• Parking plan
• Program to be monitored and adhere to community standards
• Must have an agreement to maintain the site at their expense
• Approach a funding source I such as a foundation to hire a case manager for the residents
At today's meeting we ask the following of this committee:
• Direct General Services to do a more extensive assessment of the site, including ADA
upgrades that were not included in the previous assessment, so we can move forward with
some hard costs to apply for the needed grants.
• Direct the Health Services Dept. to complete the attached document marked #7 (Evidence
of Site Control for the Emergency Housing Assistance Program Grant) with the information
obtained from the more in depth assessment and to attach a narrative to the application if
necessary.
• Direct the AODS and the Homeless Program staff along.with the AOD Advisory Board and
the Homeless Continuum of Care Board to see that this Transitional Housing Program that
we are proposing moves forward to completion.
We know that with this small investment the county will save many lives and will achieve
enormous long-term savings.
Thank you,
Tom Aswad, Chair
Roster of Participants
Tom Aswad (Chair) —AOD Advisory Board
Bob Kajdan (Member) —AODS Division Manager
Steve Loveseth (Member) —AODS Division Manager
Lori Beath (Member) — Friends Outside
Mary.Ann Van Buren (Member) — Friends Outside
Paul Feyen (Supporter) —AOD Advisory Board
Harold Parsley (Member) —AOD Advisory Board
Ed Rimer (supporter) —AOD Advisory Board
Georgie Medeiros (Member) —AOD Advisory Board
Virginia Luchetti (Member) —Phoenix Programs, Inc.
Jennifer Baha (Member) — Shelter) Inc.
Joe Weaver (Member) — Mandella IHouse
Linda Jacob (Visitor) — Ozanam Center
Cynthia Belon (Member) — Homeless Programs
Jerry Robinson (Visitor) — Mandell'a House
Ron Ortega (Visitor) — Discovery Alumni
Judy Clayton (Supporter) -AOD Advisory Board
Haven Fearn (Visitor) —AODS Division Director
SAMPLE APPLICATION
EVID'EIJCE OF SITE CONTROL
a. Check the type of supporting docl mentation below and submit a copy behind this page.
1) F--] Fee title in the name of the applicant at the time of application, evidenced by a grant deed.
a) Owned, since:
Month / Day /Year
2) F--] An enforceable Purchase Agreement or Lease Option to Purchase, or other enforceable
agreement for the acquisition of the project property which shall close, at minimum, no sooner
than the anticipated program award notification date as specified in section II.B. of the NOFA.
This agreement should include the following language: 'This offer is contingent upon the buyer
receiving notice of EHAPCD loan approval from the State's Department of Housing and
Community Development." The agreement must also include the unconditional right to extend
the anticipated EHAPCD loan closing date, a minimum of ninety (90) days from the anticipated
execution date of the Standard Agreement as specified in Section If.B. of the NOFA.
a) Lease Term:
Month / Day / Year to Month / Day /Year
b) Recorded: Yes F—]No =Will be on:
3) An enforceable Lease i r Option to Lease for the project property with provisions that enable
the lessee (applicant) to lease the land and make improvements on and encumber the
property. An Enhanced iSharing Agreement does not meet this requirement. Prior to EHAPCD
loan closing, the terms and conditions of any proposed lease shall permit compliance with all
Program requirements and the term of the leasehold must exceed the applicable EHAPCD
loan term by ten (10) years.
b. If not owned:
1) Provide name and address of current
legal owner:
2) If title transfer is to occur, specify date
of proposed transfer: Month / Day/Year
3) If site acquisition is proposed, provide a brief description in space below of the timeframe for closing
the acquisition, financing or any unusual issues.
7-1
gi'O'W y as, a .,,,•+-,"4 SVia,
�Hf71ENT-# 9
LESSOR'S AGREEMENT
To Cooperate Regarding HCD Requirements
Department of Housing and Community Development
Emergency Housing and Assistance Program
Capital Development Deferred Loan (EHAPCD)
If the site is leased and you are proposing new construction or rehabilitation, submit the Lessor's Agreement To
Cooperate Regarding NCD Requirements, agreeing to Department approval, execution, and recordation of the Lease and
the Department's Deed of Trust or Lease Rider.
Site control for the emergency shelter and/or transitional housing project ("PROJECT") that is the
subject of the attached Application is a lease ("Lease") between
("LESSOR") and ("LESSEE/APPLICANT") on the
property located at
LESSOR AND LESSEE/APPLICANT understand, agree and acknowledge:
1. The LEASE or memorandum of lease acceptable to the Department will be recorded in the
county where the PROJECT is located.
2. The minimum term of the LEASE will be equal to the term of the EHAPCD loan (begins at
EHAPCD loan closing) plus ten (10) years.
3. The security for the EHAPCD loan will be documented by the execution and recordation of:
(a) the Department's Deed of Trust by the LESSOR AND THE LESSEE/APPLICANT; or
(b) the Department's Deed of Trust by the LESSEE/APPLICANT and the Department's
Lease Rider by the LESSOR AND LESSEE/APPLICANT.
4. Execution and recordation of the documents stated in paragraph 3 above is essential to
provide the security interest required for the EHAPCD loan.
LESSEE/APPLICANT: LESSOR:
By By
Authorized Representative
Printed Name Printed Name
Printed Title Printed Title
Date Date
10-1
atig
ZONING, GENERAL" PLAN DESIGNATION AND/OR
CONDITIONAL USE PERMIT (CUP)
a. Check all supporting documentation that apply and are available and submit a copy behind this page.
If documentation provided references a code, section, regulation, ordinance and/or definition that is
not explained within the text of the document, attach copies of referenced material.
Letter from local Planning Department to evidence Permissive Zoning (see sample)
Conditional Use Permit (CUP), and/or
0 Current Zoning Request Status from local Planning Department.
b. Land use description:
1) Current Zoning Designation:
(attach documentation,
i.e., letter from local Planning Authority)
2) Current General Plan Designation:
(attach documentation,
i.e., letter from local Planning Authority)
3) If current zoning and general plan designation do not permit use for emergency shelter and/or
transitional housing:
(a) When will proposed facility be accommodated:
Month / Day /Year
(b) How will proposed facility be accommodated:
(attach documentation to verify current stage in local planning process)
Rezoning
0 General Plan Amendment
Zoning Variance
Conditional Use Permit (CUP)
0 Other:
12-1
INSERT YOUR PERMISSIVE�ZONING LETTER IN PLACE OF THIS PAGE
SAMPLE PERMISSIVE ZONING LETTER
LOCAL PLANNING DEPARTMENT'S LETTER HEAD
I
I
Date
i
In response to a request by (name of your organization) on (date you made request), our
staff has completed a review of the zoning history of the property located at (list project
site address and/orAPN #). Our office has concluded that a (new construction and/or
rehabilitation) of (an emergency homeless shelter and/or transitional housing facility)
with (y) of beds is an acceptabile use based on the zoning and general plan and is only
subject to approval of a precise plan application by the planning commission.
Signed by Authorized Representative from Planning Department
12-2
i
.LilisY�Y
BUDDING INFORMATION
a. Building Information:
Existing and/or
Proposed
b. If existing structure, date built: i
Month / Day /Year
c. Complete the chart below to show existing and/or proposed project makeup.
I
Type iTotal Number Total Number Square
Existing Proposed Footage
Rooms
Bedrooms
Apartments
Beds
Kitchens j
Bathrooms i
Office
Dining
Recreation/Living/Common Area
Other:
Other:
Other:
Other:
Other:
d. Square Footage:
1) Project Structure(s):
2) Project Site (Land):
e. Please include any other additional i`formation not listed above that will assist EHAPCD in
understanding your proposed project:
14-1
APPRAISAL, BROKER'S"'PRICE�OPINION OR LEASE COMPARABLES
a. Market value of proposed project: $
b. Check the type of supporting documentation below (only one box) and submit a copy behind this page.
Appraisal
0 "As Is" Market Value Appraisal
Dated within twelve (12) monthi of application submission (acquisition projects).
[] "As Is" and "As Completed" Market Value Appraisal
Dated within twelve (12) months of application submission (acquisition with rehabilitation,
rehabilitation and new construction projects).
i
Broker's Price Opinion with a Minimum of Three (3) Comparables (see Sample)
0 "As Is" Broker's Price Opinion of Value
Dated after November 3, 2005 and before application submission. (This is in lieu of an "as is"
appraisal for acquisition only projects; an appraisal will be required as a condition of the
EHAPCD loan closing; and the applicant will not receive full points for this aspect of the
application.)
F-1 "As Is" and "As Completed";Broker's Price Opinion
Dated after November 3, 2005 and before application submission. (This is in lieu of "as is" and
.as completed" appraisals for acquisition with rehabilitation, rehabilitation, and new construction
projects. An appraisal will bel required as a condition of the EHAPCD loan closing, and the
applicant will not receive full points for this aspect of the application, unless the application is
only for $100,000 or less in rehabilitation costs of an applicant's owned single family facility.)
Lease Comparables
�] Property is/will be leased at�the market rate of$ /month.
At least three (3) lease comparables are attached and are dated after November 3, 2005 and
before application submission!
[� Property is/will be leased at'$ /month, which is below the market rate of
$ in this project area.
Verification of lease payment is attached and is dated after November 3, 2005 and before
application submission.
15-1
�AT�T,A�s��I�IIENT#1� .
PRDdECfifi1MEL1NE �`
Organization Name:
Site Address: i Date:
i
Mark "N/A" in the Start Date if the Development Step does not apply to your project, (i.e., if acquisition and minor
rehabilitation: "Acquire building permit from building authority"and"Recorded Notice of Completion: NX)
Development Step* Start Date* Completion Date*
(mm/dd/yy) (mm/dd/yy)
Acquire planning approval
Acquire building permit from building authority
(submit legible co
Relocation implementation plan completion
Acquire development site or Facility (circle one)
through purchase
Bid package completion
i Bid selection
Other financing closing
Relocation completion
Construction contract execution
Desired EHAPCD loan closing date*
Construction start up
Construction completion
Acquire Certificate of Occupancy
submit legible co
Occupancy start up
Acquire Recorded Notice of Completion
(submit legible copy
Other: f
Other:
Other:
'All applicable loan conditions listed in the execute)d Standard Agreement must be satisfied prior to the EHAPCD loan closing date. For
-rban a (Cants the SStim$fed effective date of the.Cfandard Ageement Will he All 11 Z1 200S For non-urban annlinants the
YY ,i .y..,.... ,.r. ..,......
eiiective date of the Standard Aweemer-a wili be approximateVy s1ITy to'31 days drn rerei Jany =nunding ripCor-ir•end;tion from ine loan
c d Gram UUlillllee klul IniUiiUlPlUOUrl It U17It3 LV011 al'U VA'a: '•aJ��::'n:ccC r_,`u :u�cidli3 udlu3, !mUl v pa jc •.V Vi
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Preparation for Loan and Grant Committee);or if exempted from Loan and Gr?n, f,'emmitlee reviel v apprcxlmaieiy surly tovj als frac
an EHAPCD staff funding lecommenawic-ri. Plea�le evisure the data& listed in ihi.8 Pr jest Tinia(ne is�� NkLo considerailo t/le
anticipated effective date of your organization's Standard Agreement.
16-1
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A M�NT #�8 :F
DETAILED COST ESTIMATES FOR CAPITAL DEVELOPMENT ACTIVITIES
Basic format needed Recreate to represent your project's costs.
Estimator's Name: ! Costs Good Until:
Profession: I Date:
Estimator's Signature: I License No.:
Summarize the work and/or equipment items by activity (e.g., new construction, rehabilitation) using the project
applicable industry standard categories. You may enhance the categories, as needed. Include all minimum required
costs developed at the schematic level, e.19., engineering; architectural; legal; locality fees; estimate of contractor
general requirements, overhead, and profit;lline item construction costs; relocation costs; and off-site costs. Indicate
each development cost to be paid by EHAPCD by notating the line item "X". Totals listed on this form should
match your Construction Funding Sources and Uses column totals starting on Page 17-1. After the loan award,
competitive bidding is required to determine building contractor(s) and/or major equipment supplier(s). Note that the
State prevailing wage law applies for all construction work paid for with EHAPCD funds,
f
A I B C
Work or Equipment Item — Include quantity land unit cost, or number of
hours and hourly cost. Examples below/ are not meant to be all Mark "EHAPCD°
inclusive, please add rows as necessary. Total Cost funded line items
and amounts.
GENERAL REQUIREMENTS
ACQUISITION
I SITE WORK
ENVIRONMENTAL REMEDIATION
j CONCRETE
MASONRY
METALS
WOOD AND PLASTICS
THERMAL AND MOISTURE CONTROL
DOORS AND WINDOWS
I PLUMBING
FINISHES
j SPECIALTIES
BUILT-IN EQUIPMENT see NOFA for eligible equipment)
SPECIAL CONSTRUCTION
I CONVEYING SYSTEMS
MECHANICAL
I ELECTRICAL
I
I
I
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TOTAL
(Must match Construction Funding Sources and Uses,
Total Proiect Costs; Paoe 17-3)
-------------- - _._ . ---- - _. ._ ._ - ..
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BUILDING EVALUATION REPORT
i
4639 PACHECO BLVD.
MARTINEZ, CA
;
rilil
PREPARED FOR:
GENERAL SERVICES DEPARTMENT
CONTRA COSTA COUNTY
CAPITAL PROJECTS MANAGEMENT DIVISION
BY:
THE KPA GROUP
GLUMAC INTERNATIONAL
MARCH 21, 2005
(REVISED l JNE 2,2005)
, .. .ate,
Oakland I San Francisco
300 Ogawa Plaza Suite 50 Oakland California 94612
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TABLE OF CONTENTS
I. GENERAL PAGE 3
II. INVESTIGATION PROCEDURES PAGE 3
III. OBSERVATIONS & RECOMMENDATIONS PAGE 5
A. STRUCTURAL, SYSTEMS PAGE 5
1. GENERAL
2. FOUNDATION
3. WALL AND ROOF
4. LATERAL RESISTING SYSTEM
5. OTHER OBSERVATIONS
B. MECHANICAL SYS lrivl6 PAGE 7
1. HEATING, VENTILATION AND AIR CONDITIONING
2. PLUMBING SYTEMS
3. AUTOMATIC FIRE SPRINKLER SYSTEM
C. ELECTRICAL SYSTEMS PAGE 9
1. ELECTRICAL SERVICE&DISTRIBUTION
2. LIGHTING
3. TELECOMMUNICATIONS
4. FIRE ALARM
D. LIFE SAFETY AND NEGRESS SYSTEMS PAGE 11
E. ACCESSIBILITY PAGE I1
F. OFF-STREET PARKING PAGE 12
G. BUILDING EXTERI R& INTERIOR PAGE 13
H. HAZARDOUS MATERIALS PAGE 15
I. COSTS FOR CONVE SION AND RENOVATION PAGE 15
IV. APPENDIX-PHOTOS PAGE 16
2
I. GENERAL
The Old Discovery House property is located at 4639 Pacheco Boulevard in Martinez, California. The
building is a two-story, wood framed structure which was originally located elsewhere, but relocated to
the site sometime prior to 1950. Exact age is unknown. The building is estimated to be about 2,500 —
3,000 square feet in size. It was,until recently, used as a drug and alcohol rehabilitation facility, vacated
when the new Discovery House facility next door was completed. The building presently includes
dormitory bedrooms and bathrooms on each floor, a small kitchen and dining room on the ground floor,
and office spaces on the upper floor
The County is considering rehabilitation of the Old Discovery House for use as a "Sober Living" facility
to house graduates of the Discovery House. Anticipated occupancy is 12—24 adult males.
This investigation/evaluation and associated recommendations assume that the County desires a 15-year
useful life for the facility.
II. INVESTIGATION PROCEDURES
The investigation is focused on an overall general evaluation of the existing building exterior & interior,
covering structural, architectural, mechanical and electrical components. Original construction
documents of the building were not available for review; investigations were limited to visual
observations and did not involve removal of furnishings or equipment for further exploration. The
existing site plan and floor plan diagrams (See Image I & 2), illustrating the existing layout is provided
for reference only and is not intended to be a true representation of the existing building plan conditions.
The opinions and conclusions offered herein are based on on-site observations conducted on March 11,
2005, by Rich Wells and Josh McMahan of Glumac International, and Dan Lam and Bob Riegel of The
KPA Group.
Selective demolition, sample testing for lead, asbestos abatement, detailed examination of equipment,
controls, duct or piping systems were not performed as part of this investigation. The comments,
opinions and recommendations in this report are based on our experience and professional judgment.
3
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III. OBSERVATIONS & RECOMMENDATIONS
A. STRUCTURAL SYSTEMS
1. General
The building appears to have been constructed of various structures and additions. We
understand in talking to administrators,that the building was originally constructed elsewhere
and relocated to the site sometime prior to purchase by Contra Costa County (exact date
unknown). There is evidence that the original structure may have been a one-story structure,
raised upon relocation and a lower story constructed below the original structure (evidenced
by closely spaced support beams at the first floor ceiling).
2. Foundation
The type and condition of the building's foundation is unknown. The ground floor appears to
be a slab-on-grade(no evidence of a crawl space under the building.)
3. Wall and Roof
The building appears to be of wood-framed construction. Wall framing is concealed in most
locations by wall finishes. Access panels in the ceiling of the second floor provide access to
observe the underside of the roof structure. Roof framing is conventional varying by location
(2x6 or 2x8 at 16" and 24" on center). Roof sheathing is perpendicular lx4s. Second floor
ceilings are framed with 2x6 at 16 and 24"on center(again varying by location).
4. Lateral Resisting System
Lateral forces (wind anseismic) are probably resisted by the interior and exterior walls of
the building. Anchorage of walls (i.e. presence of sill anchor bolts); the connection between
the upper and lower stories; nature of the second floor diaphragm; and the overall capacity to
resist earthquake forces are unknown.
Conventional wood-framed residential buildings such as this (relatively light construction,
numerous interior and exterior walls, and non-existence of exterior cripple walls) have
performed fairly well in previous earthquakes.
5. Other Observations
Overall, the building's structure appears to be in fairly good condition. There is evidence of
some previous water infiltration in the roof framing(water infiltration apparently corrected
with the last roof replacement).
Although a detailed evaluation was not made, some evidence of dryrot on the exterior of the
building was noted. Locations include:
■ Sill plate at wall behind washer/dryer.
• Wall between hot water heater and kitchen(see image 3 &4)
■ Wood trim and exterior siding at northeast and northwest corners of the building(see
image 5 & 6).
• Wood deck on north side.
• Edge of second floor deck at top of stairs—south side(see image 7).
5
• Exterior siding at base of west wall(see image 8).
A complete termite inspection should be under taken and damaged structural elements
replaced.
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It was noted that the existing handrails on the exterior stairs do not meet current code
requirements and need to be stabilized.
B. MECHANICAL SYSTEMS
I. Heating, Ventilation and Air Conditioning Systems
In general,the mechanical systems in the building are rudimentary systems that would not be
expected to provide levels of performance and utility that would be adequate for the intended
use of the building. The condition of plumbing fixtures and HVAC equipment ranges from
good to poor and there are several observable violations of current Building Codes that need
to be addressed. New HVAC and plumbing fixtures are recommended for inclusion in the
scope of work for renovation of the building.
Ground Floor:
The bedrooms and toilet-bath room on the south end of the Ground Floor are heated by a
Williams gas-fired wall furnace that is located in the hallway between them. The furnace
appears to be in fair condition but its casing is not securely attached at this time. The furnace
capacity could not be verified, but it is likely to be in the range of 35,000 Btu/hr. It was not
operating in response to its thermostat. This is a rudimentary residential heating system that
could be expected to provide only minimal performance and utility. Doors must remain open
for these rooms to be heated.
Ventilation for the bedrooms and toilet-bath room is provided by operable windows. The
toilet-bath room does not have an exhaust fan.
The south east bedroom on the Ground Level has a small, residential style, through-the-wall
air conditioning unit to provide cooling. This unit appears to be in poor condition, and
operated only momentarily after it was plugged in. It appeared that the circuit breaker may
have been tripped by operation of the unit,but this was not confirmed.
7
The kitchen is has a sheet metal hood above the range-oven that is not compliant with current
California Mechanical Code requirements for a Type 1 exhaust hood. This hood is in poor
condition, is not suitable for continued use and needs to be replaced with a code-compliant
Type I hood in accordance with Chapter 5 of the CMC. The kitchen is not directly heated.
The exhaust fan serving the hood would probably not be suitable for continued use, but this
would have to be confirmed after a code-compliant hood is selected.
The day-room,toilet-b th room and hall way on the north end of the Ground Floor are heated
by a Carrier Model 58PAV045 up-flow gas-fired furnace that is located in an enclosure
accessible from outside) Its heating capacity is 35,000 Btu/hr with 44,000 Btu/hr input. This
furnace was probably installed in,1999-2000 (based on the serial number), appears to be in
good condition and could be considered for continued use. The combustion fan responded to
the thermostat, but the furnace did not operate (the thermostat lever has been "locked" to
prevent the set point from being adjusted above about 68 F).
The Ground Floor d ly-room also has a small, residential style, through-the-wall air
conditioning unit to provide cooling. This unit appears to be in fair condition and operated
when it was turned onJ The remaining bedroom (45) on the Ground Floor was locked and
could not be inspected at this time.
Second Floor:
Offices and waiting arlea on the south end are heated by a gas-fired wall furnace that is
located in the waiting area_ The operation of the furnace could not be verified. It appears to
be in poor condition and could be expected to provide only minimal performance and utility.
Doors must remain open for rooms to be heated.
The dormitory bedroo on the north end is heated by a very old Payne gas fired furnace that
is located in an enclosure that is accessible from the bedroom. This is a violation of the
current CMC, Section 904.5, which does not permit gas fired warm-air furnaces to be
installed in spaces that are accessible only from a bedroom.
Small, residential type through-the-wall air conditioning units are installed in each of the
three offices, the waiting area, and the dormitory bedroom to provide cooling. These units
appear to be in poor to fair condition and operated when they were turned on. The offices
have gravity vents that are open to the outside through the roof(these may have been ceiling
exhaust fans at some time).
General Observations:
Ventilation (outdoor air) is provided by operable windows on both floors. This would be
suitable for the proposed renovation and use of the building.
It was noted that there appears to be some asbestos-paper insulating material present on ducts
in the building. This will have to be investigated further and any confirmed asbestos
containing material should be removed.
2. Plumbing Systems
Existing domestic water supply and gas utility services to the building are probably adequate
to meet the requirements expected for a residential services facility housing 12-24 occupants.
8
Sanitary sewer, water, and natural gas services provided for the building by the local utility
providers are probably adequate for the requirements of the proposed community residential
facility. The PG&E gas service meter is located at the north end of the building.
Rainwater is drained from the roofs by gutters with sheet metal downspouts, which are not
connected to underground storm drains.
Plumbing facilities in the building presently include two toilet-bath rooms on the Ground
Floor, and one toilet-bath room on the Second Floor. Each toilet-bath room has a floor-
mounted, tank-type water closet, a vanity lavatory, and a tub-shower. These facilities are in
poor condition and are not ADA compliant.
There is a 2-compartment stainless steel sink with a garbage disposer in the kitchen. The
disposer works. The sink drains to a grease trap that is installed outside at the back wall of
the building.
Hot water is provided for plumbing fixtures in the building by a single, commercial grade,
gas-fired water heater that is located in a generally dilapidated room outside at the south end
of the building. The water heater is a commercial grade A.O. Smith Model BTC 275-920,
100 gallon, rated to provide 250 gallons per hour of hot water with 275,000 Btu/her gas
input. It is not seismically braced or secured to the building as required by current Building
Code.
There are a residential washer and clothes dryer located in a small laundry room behind the
water heater enclosure. The interior wall between the laundry room and the water heater
room is in disrepair.
Visible cold and hot water piping in the building is copper with solder joint fittings, waste
and vent piping, and natural gas is steel with threaded fittings. The hot water piping does not
appear to be insulated as required by current California Code.
The existing plumbing facilities in the building are generally not adequate to meet the
expected requirements of the proposed renovation for use of the building as a community
residential facility. The water heater is probably suitable for continued use.
3. Automatic Fire Sprinkler System
The building does not have an automatic fire sprinkler system. Note, one may be required for
the renovation as a substitution for fire-resistive construction. This needs to be confirmed
with the governing authi rity.
See Appendix on page 16 for photos of existing conditions.
C. ELECTRICAL SYSTEMS
I. Electrical Service &Distribution
The existing electrical service is probably adequately sized for the intended use,is in fair
condition, and could service the building for some time. The building is served by PG&E
from pad mounted transformer at the front of the building via an underground conduit to the
main disconnect and meter at the south west corner of the building. The meter and main
disconnect is located on the exterior of the south west comer of the building. It consists of a
single meter and main disconnect in an enclosure. The service is 120/208 volts, 200 amps,
9
three wire, with an unknown fault current rating. The service size should be adequate for the
intended use of the building, and the electrical equipment is in fair condition, and could
service the building for sometime. It is noted that the exact size and condition of the main
disconnect could not be viewed as the enclosure was locked and a key was not available at
the time of our survey.� The ground connection appeared to be in good condition though it
would be recommended to have the resistance tested if any remodel work is performed.
The majority of the electrical distribution from the main disconnect is via surface mounted
conduit around the outside of the building. This conduit is in fair condition and can be
retained. The electrical distribution system consists of load center type panel boards spread
through out the building serving HVAC, lighting, and power for outlets and miscellaneous
appliances/equipment. I On the First Floor there are two load centers. One load center is
located in the Laundry Room. It is in poor condition and should be replaced. The other load
center is in the kitchen It is in fair condition and could be re-used. On the Second Floor
there are two load centers. One is located in one of the offices in the center of the building.
It is in fair condition and can be re-used. The other load center in located in a bedroom closet
on the west side of the building. It is in fair condition and can be re-used.
Most of the branch circuit wiring we could observe was installed in type NM (Romex) cable
above the ceiling in the attic space. We saw many code violations and proper supporting of
all existing cabling should be included in the scope of work for any remodel that occurs.
2. Lighting
The existing lighting consists of fluorescent fixtures in the kitchen area and a combination of
fluorescent, incandescent in the rest of the building. The majority of existing ceiling mounted
lighting through out the space should be replaced as the existing is in poor condition and not
consistent from one room to the next. The exterior lighting consists of wall pack HID type
fixtures that are in average condition and could be re-used if necessary.
The emergency lighting for the building consisted of stand-alone wall mounted battery packs
with lamps. These existing units were plugged into an outlet located adjacent to the fixtures.
The exiting fixtures were in poor condition for the most part and it would be recommended to
replace them and have the new fixtures hard wired to the electrical system.
3. Telecommunications
The existing telecommunications demark is located at the exterior of the building on the
south west corner,near the electrical meter. The existing telephone and data equipment are
located on a plywood backboard on the second floor in the main office/waiting area.
Telephone and data jac are located in the office areas. The existing wiring is old and does
not meet EIA/TIA standards.
We recommend installing new data and telecommunications wiring when the facility is
remodeled and connecting it to the existing building adjacent. It appears that provisions have
been made to allow for this connection. Conduits and a pull box were viewed at the ground
level outside on the west side of the building.
4. Fire Alarm
The building's fire alarm system consists of an automatic system with audible and visual
notification devices. The existing system is by Fire-Lite Alarms Inc—Miniscan model 4024.
10
The fire alarm system has had annual inspections and maintenance. The records of this are in
a file above the panel. The main panel is located in the central corridor of the I'floor. The
system appears to be in good working condition and would be suitable for the proposed use
of this building. The system consists of 10 smoke detectors through out the I'and 2°d floors
and a heat detector in the kitchen. It also has manual pull stations located at each main exit
from the 1"and 2°d floor.The audible/visual indicators are combination mini-horn/strobe
devices located at each of the main exits from the I'and 2°d floors. The wiring for the system
is not in conduit unless it is in an area where subject to damage. The wiring appears to be in
good condition and could remain. A recommended upgrade would be to have this system
connected to the adjacent building to indicate any alarm conditions.
See Appendix on page 1l6 for photos of existing conditions.
D. LIFE SAFETY AND EGRESS SYSTEMS
The existing wood framed structure appears to be type-V, non-rated construction and does not have
an automatic fire sprinkler system,which is required for this use and construction type (type V-1 hour
or type V-with sprinklers). The proposed new occupancy use may be considered a change from the
previous permitted use(1-1.1 tolR-2.1), which could trigger an upgrade. In either case, the installation
of an automatic fire sprinkler system is recommended.
The existing means of egress I system from the second level is currently provided through three
exterior wood framed exit stairs. Egress from the ground level is through the front entrance door and
additional exterior exit doors distributed throughout the ground level. Although the requirement for
number of exits is fulfilled, the width of the doors may not comply with the current building code
requirements. Escape and rescue windows appear to be compliant with building code requirements in
all existing sleeping areas.
E. ACCESSIBILITY
The existing building does not comply with current accessibility requirements. Required clearances
and level landings at exterior and interior doors are not provided, accessible bathroom facilities are
also not available (see image 9 & 10). Additionally, access to the second level would require the
installation of a hydraulic elevator.
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F. OFF-STREET PARKING
The zoning code requires 8 parking stalls for the anticipated occupancy of 24. Currently there are no
parking spaces provided, since Ithe existing parking in front of the Old Discovery House is used to
fulfill the parking requirements for the New Discovery House.
Few alternatives exist for satis�ing the zoning requirement for off street parking. Parking could
possibly be provided on the northeast side of the site behind the New Discovery House(perhaps on a
temporary basis since this location is on the future right of way for realignment of Pacheco
Boulevard). (See Image I I below for possible layout). However, Public Works has indicated that
they would object to this.
Short of Public Work's approval,a variance from the Community Development Department would be
required to relieve the project from the parking requirement.
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G. BUILDING EXTERIOR& INTERIOR
The building exterior is clad with wood siding. The lower story is sheathed in a slightly wider
horizontal siding than the upper story. Additionally,on the south fagade,the ground level is sheathed
with a board and vertical batten style. The condition of the exterior paint in most places is showing
signs of wear and tear with visible cracking and peeling(see Images 12& 13)of the paint.
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The existing roof configuration is composed of a series of gable forms. The roofing material is an
asphalt shingle material and appears to be in fairly good condition(see image 14). The roof drainage
13
is collected at the eave in painted galvanized metal gutters, which are starting to show signs of rusting
(see image 15), and downspouts which daylight on grade. The flat roof over the laundry room
appears to be a rolled sheet product, signs of water ponding at the back portion of the roof(see image
16)have lead to water infiltration down into the water heater room below(see image 17)and possible
dry rot in the wall framing.
It is recommended that gutters be replaced and the exterior of the building repainted.
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The building interior finishes consist of painted wall and ceiling surfaces though out. The flooring
material is vinyl composition tile in the hallways and circulation areas, carpeting in the sleeping areas
and offices, and sheet vinyl in the kitchen and bathrooms.
14
The interior doors are all wood land in most cases are in fair condition. Windows are a mixture of
styles, consisting of casements, sliders, and single hung units. All window and slider doors were
single glazed and it is unknown whether safety glazing was installed in areas required by the building
code (next to doors and within 18-inches off the floor). It is also unlikely that these windows comply
with current Title 24 energy efficient requirements. Window coverings were also a mixture of styles,
from vertical blinds to horizontal mini blinds.
It is recommended that all interior walls and ceilings be repainted, wood doors refinished with new
hardware installed, and the flooring replaced in kind with new material.
H. HA7.AUDOUS MATERIALS
Contra Costa County Health Services Department has previously prepared an asbestos evaluation on
the Discovery House. Their report dated June 13, 1984, stated that samples of spray-on ceiling
material were determined to contain asbestos. In addition, corrugated insulation materials in the
furnace rooms and attic contained asbestos. Asbestos fibers were not detected in the floor tile sample
tested.
It is unclear as to whether the recommendations for mitigation of these hazardous materials have been
completed. It is also likely that due to the age of the facility that lead paint is present. It is
recommended that the presence of hazardous material be further investigated and mitigated as a part
of the proposed renovation.
I. COSTS FOR CONVERSION AND RENOVATION
As noted throughout this report,major work will be required to renovate this building. Assuming that
it is determined that the proposed use is not a change in use, work can be limited to improvements to
the MEP systems,various repairs and new finishes as listed below.
Although much still requires fu her investigation, a preliminary cost budget is listed below.
Dry rot repair $5,000 - $30,000
Removal of Hazardous Materials $5,000 - $20,000
HVAC $50,000 - $80,000
Kitchen Exhaust System $50,000 - $65,000
Plumbing $15,000 - $20,000
Fire sprinklers $10,000 - $20,000
Lighting $10,000 - $15,000
Power/Telecommunications $15,000 - $25,000
Replace gutters/downspouts $3,000 - $5,000
Paint exterior of building $10,000 - $15,000
Paint interior of building $10,000 - $15,000
New flooring $10,000 - $15,000
On-site parking $10,000 - $30,000
Doors/windows $10,000 - $20,000
Contingency for unknowns $25,000 - $50,000
Totals $238,000 - $425,000
If it is determined that the proposed use is a change in use, the code will require full compliance with
current seismic and accessibility requirements. The additional costs associated with these
improvements would probably make the renovation cost prohibitive.
15
IV. APPENDIX—PHOTOS
List of Figures
Figure 1 -Main Electrical & Gas Service..................................................................................... 17
Figure 2 - Wall Furnace - Ground Floor South............................................................................. 18
Figure 3 —Typical Through-Wali AC Unit- South.East Bedroom.............................................. 18
Figure 4 -Kitchen Range &Exhaust Hood.................................................................................. 19
Figure 5 - Kitchen Hood ExhaustlFan.......................................................................................... 19
Figure 6 - Gas Furnace - Ground Floor North.............................................................................. 20
Figure 7- Wall Furnace At 2"d Floor Office Waiting Area..........................................................20
Figure 8—2nd Floor Furnace Closet At Bedroom......................................................................... 21
Figure 9—2❑d Floor Furnace At Bedroom....................................................................................21
Figure 10—2❑d Floor Furnace Interior..........................................................................................22
Figure 11 —2nd Floor Furnace Plenum&Duct w/Possible Asbestos Paper Insulation...............22
Figure 12—Typical 2nd Floor Through-Wall AC Units (Exterior)...............................................23
Figure 13 -Typical Toilet-Bath Room Plumbing Fixtures...........................................................23
Figure14 - Water Heater............:.................................................................................................24
Figure 15 - Grease Trap For Kitchen Sink.................................................................................... 24
Figure 16 -Typical Exterior Light................................................................................................ 25
Figure 17 -Typical Emergency Light........................................................................................... 25
Figure 18 - Typical Ceiling Mounted Smoke Detector................................................................26
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Figure 18-Typical Ceiling Mounted Smoke Detector
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