city of cudahy fire station two

1

September 2018

Property Condition Assessment Report

City of Cudahy Fire Station Two

Project No. TCG2018F800

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September 28th, 2018 Mr. John Sabinash, AIA Vice President Zimmerman Architectural Studios, Inc. 2122 West Mount Vernon Avenue Milwaukee, Wisconsin 53233 Re: Property Condition Assessment Report Fire Station Two 3115 East Ramsey Avenue Cudahy, Wisconsin 53110 Project No. TCG 2018F800 Dear Mr. Sabinash: The Concord Group is pleased to provide the attached Property Condition Assessment Report for the above referenced property. This project was authorized by Zimmerman Architectural Studios, Inc. and performed in accordance with our proposal dated, February 14, 2018. We appreciate the opportunity to provide these services to Zimmerman Architectural Studios, Inc. If you have any questions regarding this report or if we can assist you in any other matter, please do not hesitate to contact me. Sincerely, The Concord Group

Maurizio Magalli Vice President Attachments: Property Condition Assessment Report

www.concord-cc.com

TABLE OF CONTENTS

Section

1. Purpose and Scope 1.1 Purpose of Report 1.2 Statement of Limitations 1.3 Reliance 1.4 Use of the Data

2 Executive Summary 2.1 General Property Identification Summary 2.2 General Description 2.3 N/A 2.4 Overall Condition 2.5 Recommendations for Further Study 2.6 Opinion of Probable Costs

2.6 (a) General Summary 2.6 (b) Detailed Costs

3 Property Description and Conditions 3.1 Site & Utilities

3.1(a) Site 3.1(b) Utilities

3.2 Building

4 Photo Report 4.1 Site and Utilities 4.2 Building Interior and Exterior Envelope

5 Attachments 5.1 2017 TREMCO Roof Inspection Report

1. Purpose and Scope

1.1 Purpose of Report

The purpose of this report is to observe and document readily visible material and system defects, which might significantly affect the value of the property, and determine if conditions exist which may have a significant impact on the continued operation of The Fire Station Two, located at 3115 East Ramsey Avenue, Cudahy, Wisconsin 53110.

This report is developed in general conformance with ASTM E 2018 – 01, Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. The scope included a site visit, a review of readily available construction documents and visual observations of the following systems components: site development, building exterior and interior, building structure, HVAC and plumbing, conveyance, life safety/fire protection systems, electrical and general ADA compliance. The report identifies physical deficiencies for the building and provides a recommended action and a corresponding estimate of probable costs for each section item.

The information and opinions contained in this report are limited to the following portions of the property:

• Fire Station • Site Paving

This report does not confirm the presence or absence of items such as mold, asbestos, or hazardous substances on this property.

1.2 Statement of Limitations

The information and opinions contained in this report are not based on a comprehensive engineering study or an exhaustive technical review. Materials were not removed and tested.

Since this report is not based on an extensive review of the property and it is not guaranteed that all deficiencies are identified. Based on our professional opinions, data and comments received, as well as information from existing reports, we identified current property conditions and probable costs to correct the deficiencies.

The scope of services provided by The Concord Group for the development of this report does not include design, specifications for the systems, or materials or stipulated procedures necessary for the execution of the work as recommended. The probable repair costs are based on assessed quantities and costs.

1.3 Reliance

This report has been prepared for the sole use of Zimmerman Architectural Studios, Inc. Use by any other party(ies) constitutes use without permission and no reliance shall be assumed.

1. Purpose and Scope…Continued

1.4 Use of the Data Effective age and useful life assumptions are not necessarily exact; therefore, the opinion of probable cost should be used only for conceptual budgeting.

Conceptual opinions of probable cost are provided for each recommendation. Costs are based on The Concord Group's experience with projects of a similar type, known unit costs and historical cost data. Cost information is inclusive of labor, material and appropriate overheads, general conditions and profit, and is exclusive of any local taxes that may be assessed on this project. It is assumed that remedial work will be performed by outside contractors.

The opinions of probable costs are based on certain repair methods conceptualized by our firm and could greatly be affected by the final corrective solution employed. The cost opinions have been assembled for budgetary purpose only and should not be considered as final costs to repair items identified in this report.

2. Executive Summary

2.1 General Property Identification Summary

Property Name Fire Station Two Property Address 3115 East Ramsey Avenue, Cudahy, Wisconsin 53110. Type of Facility Vehicles garage, offices, storage and firemen living area Site Area (Acres) 1.5 Acres.

Number of Buildings Fire Station and Training Tower Building(s) Area Total of approximately 7,580 square feet Year(s) Constructed 1970 Year(s) Renovated Major update in 2001, minor renovations throughout the years Total Parking Spaces Adjacent parking lot General Construction Masonry structure

Date of Site Visit July 27, 2018 Survey Conducted By Maurizio Magalli

Personnel Interviewed In conjunction with our on-site visit and while attempting to obtain pertinent information on this property, the following personnel were interviewed or have provided information, which we have relied upon in the assembly of this report:

Name Contact Information BC Jason Flaherty (414) 769-2233

Documents Reviewed The Concord Group was provided with the following documentation for this property, which we have relied upon in the assembly of this report:

Documentation Summary of Document Drawings Architectural, Structural, Dated January, 1968

Roof Inspection report Provided by TREMCO dated November 20, 2017 Additional Reports None Available

2. Executive Summary…Continued

2.2 General Description

Fire Station Two is the department’s training center and is located at 3115 East Ramsey Avenue. This station was built in 1970, with subsequent remodels. The station Serves as fire command unit, for fire suppression activities and other emergency and non-emergency services. It has an apparatus bay for housing emergency vehicles. There is also storage space for equipment. The station contains firefighters’ living quarters and work areas. Adjacent to the station, there is a training camp with a three story training tower.


2.4 Overall Condition

ADA Compliance:

We have not evaluated the ADA provisions of the building.

Pavement: The asphalt and concrete paving is in fair condition.

Drainage:

Standard roof drainage exists for the building that extends into the underground storm sewer system in the public street. No underground storm sewer or catch basins exist on site as storm water runoff discharges via overland flow into the alley and public right-of-way.

Landscaping: The front entrance and the sides of the building have some grass areas. The landscaping throughout the site has been maintained and is in good condition.

Site Lighting: The site lighting consists of building mounted light fixtures located by

the doors. The lights are in working order and no other site lighting was observed.

Foundations: The foundation system as a whole seems to be performing well; however, there is a separation of CMU backup in the southeast corner possibly related to localized settlement. We recommend the use of a structural engineer to investigate the specific cause and solution.

Structural Frame:

No critical issues with the building structure were found; however, there is a separation of CMU backup in the southeast corner possibly related to localized settlement. We recommend the use of a structural engineer to investigate the specific cause and solution.

Exterior Walls:

The exterior walls of the building are constructed of face brick with CMU backup. There are some minor age related issues. Overall the exterior wall is in good condition.

Roof:

The roof is in poor condition and needs replacement. There is a roof condition report prepared by TREMCO Roofing Co. We will be referring to TREMCO's recommendations regarding the extent of the roof repairs/replacement.

Interior Walls: Most of the interior partitions are in fair condition. There are several CMU partitions that need repair and further investigation to find out the cause of these walls spalling.

Floors: The interior of the building has a variety of floor finishes: carpet and

vinyl at the offices and kitchen, concrete floor at garage. Some repairs and replacement are necessary.

Ceilings: The ceilings consist of exposed ceilings, showing the metal deck. The offices and firefighters quarters have Acoustical Ceiling Tiles (ACT), in bad condition and need to be replaced.


2.4 Overall Condition… Continued Lighting:

The Interior lighting consists mostly of fluorescent light fixtures. There are a combination of original and renovated light fixtures and light schemes. All fixtures seem in good working condition in all areas. It is advisable to replace the fluorescent light fixtures with LED for energy saving and to benefit from the grants available.

HVAC System The subject property is heated and partially air-conditioned. Several gas fired unit heaters are the major source of heating. One air handling unit provides heating and cooling to the offices area and living quarters via a ductwork system. The unit heaters have exceeded the average life expectancy. The air handing unit is in fair condition.

Plumbing System: The building has one domestic water service. Hot water is provided by electric heaters. Piping is copper branch piping. Adequate plumbing is provided for the various restrooms and kitchen. Waste water flows to the city system. Storm water flows via gravity through roof drains and area drains to the city system. The drainage system needs to be monitored with routine inspections.

Fire Protection System: The subject property is not sprinkled and the fire protection system is provided by fire extinguishers installed at strategic locations. A complete sprinkler system should be installed.

Electrical System: A 120/208V three phase underground line form utility transformer to the exterior wall mounted meter box and to a 400A three phase main distribution panel which provide radial normal power distribution to panel boards located throughout the building. There is a natural gas generator for the emergency power system. The system is properly grounded. The lighting system is composed of fluorescent fixtures, manually controlled. There is adequate branch power distribution to serve receptacles and equipment. There is no fire alarm system and no security system. The electrical equipment is from the original design and it was maintained throughout the years.


2.5 Recommendations for Further Study Environmental Study:

We recommend the use of an environmental consultant for investigation of any material containing asbestos.

ADA Compliance: We recommend the use of an ADA consultant for investigation of any ADA violations in the building.

Structural Study: We recommend the use of a structural engineer to investigate the possibility of any structural damages.


Investigation and potential repairs for the Southeast corner settlement could range in the order of magnitude from an additional $25,000 to $100,000.

2.6a Opinion of Probable Costs

2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 10-YEARDESCRIPTION Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 TOTALSCapital ProjectsSITEWORK $10,795 $10,795 $10,795 $10,795 $43,180SITE AMENITIES $30,000 $30,000BUILDING STRUCTURE $0BUILDING ENVELOPE - WALLS $5,000 $40,000 $45,000BUILDING ENVELOPE - ROOF $128,000 $128,000BUILDING ENVELOPE - DOORS $4,000 $7,400 $8,000 $19,400BUILDING ENVELOPE - WINDOWS $3,000 $5,000 $5,000 $13,000INTERIORS $110,750 $10,000 $15,000 $135,750CONVEYING SYSTEMS $0DISABLED ACCESSIBILITY $0HVAC $2,000 $4,000 $14,000 $18,000 $38,000PLUMBING $3,000 $3,000FIRE PROTECTION $110,000 $110,000ELECTRICAL $3,000 $15,000 $18,000LIFE SAFETY & SECURITY $40,000 $40,000GENERAL CONDITIONS (10.0%) $24,275 $1,080 $15,000 $500 $6,320 $1,000 $3,400 $1,080 $0 $9,680 $62,333Capital Projects Subtotals $267,025 $11,875 $165,000 $5,500 $69,515 $11,000 $37,400 $11,875 $0 $106,475 $685,663Escalation Factor per year (3%) $356 $9,900 $495 $8,342 $1,650 $6,732 $2,494 $0 $28,748 $58,717

PROJECT TOTALS: $267,025 $12,231 $174,900 $5,995 $77,856 $12,650 $44,132 $14,368 $0 $135,223 $744,380

2. Executive Summary…Continued2.6 (b) Opinion of Probable Costs - Detailed Costs

JOB: City of Cudahy Fire Station Two Cudahy WI

AGE: Construction Years: 1970 7,580 Square Feet 25-August-2018

Item Photo Item Quantity Units

Unit Subtotals

Deferred

No. Ref's Description Cost or Year

1 SITEWORK

Sealcoat asphalt – parking and training area 12,700 SQFT $0.85 $10,795 2 Sealcoat asphalt – parking and training area Sealcoat asphalt – parking and training area Sealcoat asphalt – parking and training area

12,700 12,700 12,700

SQFT SQFT SQFT

$0.85 $0.85 $0.85

$10,795 $10,795 $10,795

5 8

10

SITEWORK TOTAL $43,180

2 SITE AMENITIES

Allowance for miscellaneous repairs to the training tower 1 LSUM $30,000 $30,000 5

SITE AMENITIES TOTAL $30,000

3 BUILDING STRUCTURE

N/A $0

BUILDING STRUCTURE TOTAL $0

4 BUILDING ENVELOPE - WALLS

Cleaning, minor repairs of brick wall 1 LSUM $5,000 $5,000 5

Tuckpoint brick walls 1 LSUM $40,000 $40,000 10

BUILDING ENVELOPE - WALLS TOTAL $45,000

5 BUILDING ENVELOPE - ROOF

Roof replacement 1 LSUM $128,000 $128,000 1

BUILDING ENVELOPE - ROOF TOTAL $128,000

6 BUILDING ENVELOPE - DOORS Repair/replace exterior doors 2 EACH $2,000 $4,000 1

Repair and paint exterior doors 4 EACH $650 $2,600 5

Maintenance and repairs at overhead doors 4 EACH $1,200 $4,800 5 Maintenance and repairs at overhead doors 4 EACH $2,000 $8,000 10

BUILDING ENVELOPE - DOORS TOTAL $19,400

7 BUILDING ENVELOPE - WINDOWS

Miscellaneous windows repairs 1 LSUM $3,000 $3,000 4



BUILDING ENVELOPE - WINDOWS TOTAL $13,000

8 INTERIORS

Replace ceramic tiles at toilets and showers room 850 SQFT $20 $17,000 1

Repairs at CMU walls at the firemen locker room Replace ACT tiles and ceiling insulation

1 7,500

LSUM SQFT

$30,000 8.50

$30,000 $63,750

1 1

Miscellaneous interior finishes repairs 1 LSUM $10,000 $10,000 6

Miscellaneous interior finishes repairs 1 LSUM $15,000 $15,000 10

INTERIORS TOTAL $135,750

9 CONVEYING SYSTEMS

N/A $0

$0

CONVEYING SYSTEMS TOTAL $0

10 DISABLED ACCESSIBILITY

N/A $0

$0

DISABLED ACCESSIBILITY TOTAL $0

2. Executive Summary…Continued2.6 (b) Opinion of Probable Costs - Detailed Costs

JOB: City of Cudahy Fire Station One Cudahy WI

AGE: Construction Years: 1958 9,189 Square Feet 18-August-2018

Item Photo Item Quantity Units

Unit Subtotals

Deferred

No. Ref's Description Cost or Year

11 HVAC

Maintenance work for the gas unit heaters 1 LSUM $2,000 $2,000 4



Maintenance work for the gas furnace and condensing unit 1 LSUM $6,000 $6,000 7

Maintenance work for the HW boiler and pumps 1 LSUM $6,000 $6,000 7 Maintenance work for the gas furnaces and condensing units 1 LSUM $10,000 $10,000 10 Maintenance work for the exhaust system 1 LSUM $4,000 $4,000 5 Maintenance work for the exhaust system 1 LSUM $5,000 $5,000 10

HVAC TOTAL $38,000

12 PLUMBING Miscellaneous repairs at the water heater units 2 EACH $1,500 $3,000 5

PLUMBING TOTAL $3,000

13 FIRE PROTECTION

Provide a complete sprinkler system including a new 6” water main 1 LSUM $110,000 $110,000 3

FIRE PROTECTION TOTAL $110,000

14 ELECTRICAL Panels replacement / upgrades 1 LSUM $3,000 $3,000 5 Maintenance work for the generator and ATS 1 LSUM $5,000 $5,000 7 Panels replacement / upgrades 1 LSUM $10,000 $10,000 7

ELECTRICAL TOTAL $18,000

15 LIFE SAFETY AND SECURITY Provide an addressable fire alarm system - allowance 1 LSUM $40,000 $40,000 3

LIFE SAFETY AND SECURITY TOTAL $40,000

CAPITAL PROJECT TOTAL (without escalation and general conditions; included on summary) $623,330

3. Property Description and Condition

3.1.a Site

Size

Topography Direction of Slope: Drainage Features: Retaining Walls:

Hazardous Waste/Asbestos

Vehicular Access Primary: Signalization:

Adjacent Uses North: East:

South: West:

Parking and Paving Auto Parking: Required: Size: Paving Composition: Wheel stops: Curbs:

Approximately 2 Acres

Generally flat Catch basins in streets surrounding the site None

Unknown - The Concord Group has not performed an independent investigation regarding hazardous waste. This report does not include any remediation work.

N/A Adequate

Cudahy Park Residential area Residential area Residential area

The building uses the assigned parking spaces. N/A N/A Walkways/front driveway are of concrete. Parking area is asphalt. None None

Observations Concrete paving and asphalt parking area are in good condition. We did not note any major signs of deterioration. We recommend routine maintenance. A cost for this work is included in the Replacement Reserve Cost Estimate.


3.1.a Site

Landscaping and Fencing Location: Landscaping along the building’s perimeter.

Description: Some shrubs and groundcover. A small area of grass and open space. Some trees.

Fencing: Privacy wood fence on the NE corner

Observations The landscaping overall seemed to be well maintained.

3.1.b Utilities Site Utilities: Water Service: City of Cudahy Sanitary Sewer: City of Cudahy Storm Sewer: City of Cudahy Electric: WE Service Natural Gas: Public Telephone: Public Cable TV: Unknown Fire Protection: Fire hydrants Yes Water Service Service Mains:

City of Cudahy

Backflow Preventer: Yes Main: Assumed 3"

Sanitary Sewer

Service Size and Material: Public Observations These systems overall are working properly. However, if a sprinkler

system is going to be installed, the main water line needs to be increased to 6.” A cost for this work is included in the Replacement Reserve Cost Estimate.

Electric Service

Property Service: WE energy.

Natural Gas Service

Description: Underground service into the building

Telephone Service

Onsite System: Direct burial lines from utility company to building point of connection.

Cable Service

Onsite System: Unknown.

Observations These systems overall are working properly.


3.2 Buildings

Dimensional Specifications Total Stories: Ground floor Total Gross Area: 7,5880 square feet

Foundations Soil Bearing Pressure: Unknown - No documents available. Soils Report: Unknown - No documents available. Foundation Description: Concrete strip footings, walls with miscellaneous column footings.

Concrete Strength: Unknown - No documents available.

Observations The damaged CMU back and partitions in the firemen’s locker room (SE corner) could be an indication of settling foundation walls and/or foundation failure. We recommend this element of the building to be analyzed by a structural engineer.

Structural Framework Building Frame: Metal frame structure with load bearing CMU blocks Bay Spacing: 18' 8" O.C. Roof deck construction: Metal

Observations The damaged CMU back and partitions in the firemen’s locker room (SE corner) could be an indication of settling frame structure and/or structure failure. We recommend this element of the building to be analyzed by a structural engineer.

Floor Structure Type: Reinforced concrete slab and deck. Thickness: Unknown - No documents available. Reinforcing: Unknown - No documents available. Subgrade: Stone base - Assumed Concrete Strength: Unknown - No documents available.

Observations The damaged CMU back and partitions in the firemen’s locker room (SE corner) could be an indication of settling concrete slab and/or floor failure. We recommend this element of the building to be analyzed by a structural engineer.

Roof Structure Type: Fake slate shingles Age Estimated 30 years Warranty Unknown. Slope: Yes

3.2 Property Description and Condition

3.2 Buildings

Coping Metal Access: Access to the roof is via ladder or lift.

Observations The roof is in poor condition, the majority of the shingles are damaged. Several leaks throughout the building have been reported. We recommend a complete roof replacement. A cost for this work is included in the Replacement Reserve Cost Estimate.

Exterior Walls

Composition: Facebrick with CMU backup. Decorative field stone on the front of the building.

Air and moisture Barrier Unknown

Joint sealants Caulking

Exterior Soffit and Cornice Plaster on metal lath.

Observations Overall condition of the exterior walls is in good condition with some minor age related issues. A cost for this work is included in the Replacement Reserve Cost Estimate.

Window and Storefront

Windows Type Aluminum double pane insulated glass. Age/Warranty Unknown

Weather Tightness Yes

Observations Windows are in good condition. No leaks were reported. We recommend routine maintenance and an inspection. A cost for this work is included in the Replacement Reserve Cost Estimate.

Storefront System Type None Age/Warranty N/A Weather Tightness N/A

Skylights None Age/Warranty N/A Weather Tightness N/A


3.2 Buildings

Exterior Doors and Frames Door Types (4) Large overhead doors

(1) Small overhead door(5) 1-leaf Metal doors

Weather Tightness The doors seem to be sealing properly.Observations The overhead doors are operating properly and do not show signs of

deterioration. The metal frames show signs of rust. Three doors are in fair condition and need some routine maintenance. Two are inoperable and need replacement. A cost for this work is included in the Replacement Reserve Cost Estimate.

Interior Wall Construction Construction: CMU walls comprise the majority of interior walls.

Fire Rating: Unknown STC Rating: Unknown Observations Within the Southeast part of the building (firemen’s lockers room), the

CMU walls are detaching and cracking. The walls should be repaired in accordance with the structural engineer evaluation and report. An additional allowance cost for this work is noted and included in the Replacement Reserve Cost Estimate.

Interior Finishes Location: Fire station Floor Finishes: Concrete flooring, Carpet and VCT Wall Finishes: CMU painted, Gypsun board painted, Ceramic tiles Ceiling Finishes: Open ceilings showing exposed decking, ACT

Observations The majority of the finishes are in fair condition for the intended use. The ceramic tile is damaged in the firemen’s locker room and should be replaced. The ACT tile is damaged many areas and should be replaced. A cost for this work is included in the Replacement Reserve Cost Estimate.

Interior Doors: Interior doors in the building are wooden doors with wooden frames.

Observations The doors are in fair condition and need some routine maintenance. A cost for this work is included in the Replacement Reserve Cost Estimate.

Stairs: There are stairs to the basement area (workout room, mechanical rooms, Storage).

Observations No issues observed


3.2 Buildings

Conveying System Description: None

HVAC System

System Description: The equipment room area is heated by ceiling mounted unit heaters. There is a ducted vehicles fumes exhaust system. The garage offices and sleeping area are 100% heated and air-conditioned by two furnaces/air conditioning units and unit ventilators. There is a hot water heating system for the perimeter walls. Ventilation is provided by roof mounted exhaust fans.

Maintenance: Maintenance is performed by on-site staff and by outside mechanical contractors.

Moisture Damage: Unknown

Adequacy of Cooling System: The system provides adequate coverage. No reports of inadequate capacity were noted.

Adequacy of Heating System: The system provides adequate coverage. No reports of inadequate capacity were noted.

Adequacy of Air circulation The system provides adequate air ventilation. No reports of inadequate capacity were noted.

Main HVAC Equipment: H-1,2 Gas unit heatersB-1 Gas fired HW boiler by EvolutionP-1,2 Hot Water circulating pumpsCU-1 Condensing unitAH 1 Gas fired furnace by Armstrong heatingF -1 Fumes exhaust assembly manufacturer and size unknownUV-1,2 UnitventilatorsEF-1 Exhaust fan manufacturer and size unknown

Observations The new HVAC equipment has been installed in the past 10 - 15years. Throughout the years, the equipment has been maintained and repaired to extend its useful life. We recommend a maintenance/ replacement program. A cost for this work is included in the Replacement Reserve Cost Estimate.


3.2 Buildings

Ductwork Supply Air: Sheet galvanized steel duct. Return Air: Sheet galvanized steel duct. Insulation: None Observations No issues noted regarding the ductwork.

Temperature Control: Local thermostats used throughout the facility.

Observations No issues noted regarding the temperature control.

Test & Balance: Test and balance work was performed during the original construction. It is not known if any has been done since that time. It has been assumed that this was also performed after all repair and additions.

Plumbing System System Description: The building is provided with one domestic water service. The service

is provided with a backflow preventer. Domestic hot water is provided to the toilet rooms by electric water heaters. Water pressure is adequate for the intended use. The building has waste/vent risers. Waste discharges to the city sewer system at one point. Piping is insulated as needed.

Storm water Collection System: The building is provided with external drains that discharge to the city System.

Sanitary Collection System: The building is provided with waste and vent risers for the toilet rooms.

Observations No issues noted regarding the sanitary, waste and vent systems.

Main Equipment: Gas fired water heaters 50 gallon Electric hot water heater 5 gallon

Observations The hot water heaters are working fine and are of recent installation.


3.2 Buildings

Fixtures: The fixtures are wall mounted vitreous china type. Urinals and water closets have manual flush and lavatories have water regulator manual faucets. The fixtures inspected are in fair condition. From discussions with the building personnel, the fixtures count is adequate for the building occupancy.

Roof Drainage: Gutters and downspouts directing storm water to the underground piping.

Observations No issues noted regarding the roof drainage.

Piping: Copper pipe has been installed during the repairs/upgrades of the plumbing system. No leaking was noted

Insulation: Fiber; there is some evidence of wear and tear, but overall the exposed domestic piping system is properly insulated.

Overall Adequacy: No problems were reported with the plumbing system; the system appears to be in satisfactory condition and free of leaks. The water pressure at the fixtures was observed to be adequate.

Fire Protection System System Description: The building does not have a sprinkler system. Fire Extinguishers: We noted the presence of some wall mounted fire extinguishers.

Observations In our opinion, given the function of the building and the protection of valuable vehicles and equipment, a complete sprinkler system should be installed. A cost for this work is included in the Replacement Reserve Cost Estimate.

Fire Hydrants:

Electrical Systems

On public streets adjacent to the building.

Main Service Incoming service: A 120/240V three phase underground line form utility transformer to

the exterior wall mounted meter box. Metering: Yes

Capacity: One 200A distribution panel - 120/240V 3phase 4wire Observations The equipment overall is functioning and it is in fair condition.


3.2 Buildings

Generator: A 120/240V 20KW single phase natural gas generator, roof mounted manufactured by Generac.

Automatic Transfer Switches: 100A ATS manufactured by Generac Emergency system 120/240V single phase from generator to the 100A emergency

panelboard. Observations The emergency system overall is functioning well, is in good condition

and is regularly maintained.

Power Distribution:

Panelboards: Several panelboard ranging from 100 to 200A, with various voltages and breakers capacity.

Observations The distribution system is reported as working well. Due to the panel’s age we are recommending a routine maintenance program. A cost for work is included in the Replacement Reserve Cost Estimate.

Lighting System: Fluorescent light fixtures installed throughout the buildings. Some of the fluorescent fixtures have been replaced with more efficient T8 lamps. Throughout the years, additional fixtures have been installed according to the purpose of the location. There are local controls in the equipment area and in the offices.

Branch Power Distribution: No system inadequacies were reported or observed.

Grounding: No issues noted. Lightning protection system: None

Fire Alarm System: The building is not served by an addressable fire alarm system. Observations In our opinion, given the function of the building and the protection

of valuable vehicles and equipment, a fully equipped addressable and emergency communication system should be installed. A cost for this work is included in the Replacement Reserve Cost Estimate.

Observations The distribution lighting system is reported to be adequate for the intended use. Faulty lamps/fixtures replacement is to be considered as part of the maintenance program and is not considered in this report. However, we recommend taking advantage of the incentives, i.e. tax break and grants available for the replacement of the incandescent fixtures with the LED type and possibly the installation of occupancy sensor switches.


3.2 Buildings

Security System System Description: None

Observations None.

Telecommunication/Data Systems System Description: We did not test the system. Visual inspection suggests that the

system has been upgraded throughout the years and that it is working well.

Observations None.

4. Photographs

4.1 Site and Utilities

The front driveway concrete is in good condition. The asphalt parking area and rear driveway show signs of deterioration due to a load stresses. The asphalt paved area should be routinely sealed.

The front entrance and the sides of the building have some grass areas. The landscaping throughout the site has been maintained and is in good condition. The privacy fence is well maintained. The training tower is experiencing some deterioration and should be repaired as necessary.

4.2 Building Interior

The building’s interior for the most part is in fair condition for the intended use and is well maintained. Some finishes are damaged and need to be repaired. The interior doors are in fair condition and only require standard routine maintenance. The CMU partitions in the firemen quarters do show signs of a possible stress of structural damage. Specialties are in fair condition and due to age, show some wear and tear and only require routine maintenance.

4.2 Building's Envelope

The exterior walls are in fine condition. There is no evidence of brick spalling or need for tuck-pointing. The windows are in good condition. The overhead doors are operational. Two doors need to be replaced or repaired as necessary. The roof is in poor condition, there is evidence of leaks or damaged areas and it needs to be replaced.

4.2 HVAC System

The equipment room area is heated by ceiling mounted unit heaters. The equipment room is also equipped with a ducted vehicles fumes exhaust system. The offices and sleeping area are 100% heated and air-conditioned by one air handling unit and a site mounted condensing unit. The hot water heating system is provided by a gas fired boiler. The temperature control is provided by local thermostats. The HVAC system is overall performing well and it is properly maintained.

4.2 Electrical

Power is provided by WE Services with a 120/208V three phase underground line from a utility transformer to the wall mounted meter box, which will serve the 200A main distribution panel that radially will feed several panel boards located throughout the building. The emergency power is provided by a 20KW natural gas generator. The lighting system is mainly composed by fluorescent fixtures and local controls. There is adequate power in the building

5. ATTACHEMENTS

5.1 Owner's Provided Current Equipment Inspection Reports Roof condition report and repair costs - provided by TREMCO.

City of Cudahy

Fall, 2017 – Roof Inspection Report

Fire Station #1 Fire Station #2

November 20th, 2017

Tremco of Southeastern Wisconsin: 1-920-450-5852 PO Box 24, Sheboygan, WI

Tremco Corporate Offices:

A Subsidiary of Tremco, Inc. PO Box 24 Sheboygan, WI 53082 [email protected]

December 30th, 2017 Mary Jo Lange, PE Director of Public Works City of Cudahy 5050 S. Lake Drive Cudahy, WI 53110 RE: Roof / Wall System Analysis Report for Municipal Buildings Mary Jo: Pursuant to our continued service to the City of Cudahy, Tremco, Inc. / WTI has provided a thorough inspection of the roofs and exterior wall conditions present at the DPW Garage, Fire Station #1, and Fire Station #2. The following services were provided:

Visual Inspections of all roofing and exterior wall related components of the building. Digital photographic confirmation of roof and exterior wall conditions Updated compilation of roofing assets into an Excel spreadsheet along with future recommended

project budgets. Minor maintenance repairs to roof system where required. Cleaning of all drains and gutters so

they are free of debris. See attached maintenance log. Based upon our observations, we’ve included in our report detailed photographs showing the existing conditions, a roof inventory for all individual roof sections present and an executive summary of conditions present. If you have any questions regarding this report, please feel free to contact us. Sincerely,

Erik Krumholz Erik Krumholz Senior Field Consultant

A Subsidiary of Tremco, Inc. PO Box 24 Sheboygan, WI 53082 [email protected]

Municipal DPW Garage - General Observations:

The original building is masonry constructed with brick and block. The walls are in fair condition, the building is in aging condition.

The structural deck is composed of grouted clay tile decking. There are four main roof sections on the facility:

o Sections #1 and #2 are aging built up roofing systems that were not coated with any sort of UV reflective coating or gravel surfacing.

o Section #3 is a ballasted in place EPDM membrane that was part of an addition. o Section #4 is a fully adhered in place EPDM membrane that was part of an addition.

Sections #1 and #2 are the largest roof sections and are in very poor condition. It is recommended to consider a nuclear moisture scan to determine the amount of wet insulation present in the roofing system. After a nuclear moisture scan has been done, there is a possibility the dry areas of the roof insulation may be recycled into a new roof system. The roof membrane defects include: Ridging, blistering, large areas of ponding water, minor splits and alligatoring of the asphalt surfacing. A roof replacement budget has been provided in the long-term roof inventory budget.

Section #3 is in fair condition but is showing some signs of deterioration and aging. It is recommended to consider a roof replacement in 4-5 years with the existing insulation being recycled into a new roof. This roof can also be part of the nuclear scan to ensure there is no wet insulation.

Section #4 is in fair – good condition and shall require little or no service work in the next couple of year.

Access to Roofs #1, #2 and #3 requires a double ladder application or use of a motorized lift. It is recommended to consider installation of an interior access hatch or exterior caged ladder with locking bottom mechanism to provide for fixed access.

Fire Station #1 – General Observations:

The main roof is in overall fair – good condition. Minor repairs to perimeter flashing laps and sealing around a vent pipe was provided during the inspection. Debris and leaves were removed from the internal drains.

Fire Station #2 – General Observation:

All three sections of roof are sloped roof systems consisting of asbestos tile shingles. Many of the tiles are breaking and / or are cracked. The tiles must be replaced with a new roof system. Hand removal and proper disposal of the asbestos containing tiles can be cumbersome and expensive. A licensed company for asbestos removal must be utilized for the removal and disposal of the tiles shall be required at landfill registered with the DNR.

It is our recommendation to consider either a standing seam metal roof system, metal shingle roof system or an asphalt shingle roof system. The costs will vary. A roof replacement budget based upon a metal roof system has been provided in the long-term roof inventory budget.

City of Cudahy - Roof Inventory & Capitol Planning Budgets December 30th, 2017City Hall Building: 5050 S. Lake Drive Estimated Budgets

Roof Section Sq FT Roof System Surfacing Code Est. Age Recommendation 2018 2019 2020 2021 2022

Roof #1 7,664 Built Up Roof Gravel 2 Years Maintain Roof via annual inspections

Roof #2 2,946 Built Up Roof Gravel 2 Years Maintain Roof via annual inspections

Roof #3 3,589 Built Up Roof Gravel New Maintain Roof via annual inspections



Roof #6 711 Built Up Roof Gravel 2 Years Maintain Roof via annual inspections

Bldg Exterior

Total Sq Ft: 33,269 YEARLY BUDGET TOTALS:

Water Treatment Facility: 5110 S. Lake Drive Estimated Budgets


Roof #1 1,610 Built-Up Roof Gravel 20 Years + Masonry Repairs Needed, Plan for Replacement 41,000.00$

Roof #1A 163 Built-Up Roof Gravel 20 Years + Repairs Needed, Plan for Replacement 13,000.00$

Roof #2 3,561 Built-Up Roof Gravel 20 Years + Immediate Repairs Needed, Plan for Replacement 73,000.00$

Roof #3 2,875 Modified Bitumen Granule 20 Years + Immediate Repairs Needed, Plan for Replacement 65,000.00$

Roof #4 2,316 EPDM Stone Ballast 20 Years + Leaks Reported, Concrete wall should be coated 50,000.00$

Roof #5 2,771 EPDM Stone Ballast 20 Years + Leaks Reported, Plan for Replacement 55,000.00$

Roof #6 4,959 Modified Bitumen Granule 20 Years + Plan for Replacement 95,000.00$

Roof #7 570 None Concrete 20 Years + Install waterproof coating to concrete deck

Total Sq Ft: 18,825 YEARLY BUDGET TOTALS: 392,000.00$

Fire Station #1: 4626 S. Packard Estimated Budgets


Roof #1 7,556 EPDM Adhered Fully Adhered 8-10 Years Maintain roof via annual inspections

Total Sq Ft: 7,556 YEARLY BUDGET TOTALS:

Fire Station #2: 3115 E. Ramsey Estimated Budgets


Roof #1 1,760 Asbestos Shingle Smooth 30 Years + Plan for Replacement, Temporary Repairs 23,000.00$



Total Sq Ft: 9,667 YEARLY BUDGET TOTALS: 128,000.00$

DPW GARAGE Estimated Budgets


Roof #1 12,580 Built Up Roof Smooth 30 Years + Plan for Replacement, Temporary Repairs $165,000.00

Roof #2 4,080 Built Up Roof Smooth 30 Years + Plan for Replacement, Temporary Repairs $56,000.00

Roof #3 2,920 EPDM Ballasted 10 Years + Maintain roof via annual inspections $45,000.00

Roof #4 276 EPDM Adhered Smooth 5-10 Years Maintain roof via annual inspections

Total Sq Ft: 19,856 YEARLY BUDGET TOTALS: 221,000.00$ -$ -$ -$ 45,000.00$

2018 2019 2020 2021 2022

CAPITAL ROOF REPLACEMENTS 221,000.00$ 392,000.00$ 128,000.00$ -$ 45,000.00$

ROOF MAINTENANCE / MINOR REPAIRS 3,500.00$ 4,000.00$ 3,000.00$ 3,000.00$ 3,000.00$

TOTAL: 224,500.00$ 396,000.00$ 131,000.00$ 3,000.00$ 48,000.00$

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The Service Subsidiary of Tremco, Inc.

Public Works Building City of Cudahy, WI

Building Survey 2017

Roof #2 – Overview Photo

December 12, 2017

City of Cudahy – Public Works Building Building Survey

Cudahy Public Works – Overview Photo

Roof #1 – Overview Photo




Roof #1 – Alligatoring visible on roof area. Deteriorated 3-course on flashing lap.

Roof #1 – Ponding and alligatoring occurring across roof area.

Roof #1 – Large area of ponding water visible near roof perimeter. Multiple mole-runs visible.

Roof #1 – Deteriorated flashing lap near roof edge.

December 12, 2017

City of Cudahy – Public Works Building Building Survey – Roof #1




Roof #2 – Overview Photo – Large areas of ponding water visible.

Roof #2 – Overview of deteriorated roof. Mole runs visible throughout roofing system.

Roof #2 – Plies have deteriorated down to bare scrim.

December 12, 2017

City of Cudahy – Public Works Building Building Survey – Roof #2

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City of Cudahy, WI Fall Maintenance 2017

Fire Station #1 – Overview Photo

November 20, 2017

City of Cudahy - Fall Maintenance Fire Stations #1 & #2

Cudahy Fire Department – Station #1

Fire Station #1 –All organic debris and garbage was gathered, bagged, and removed from roof area.



Fire Station #1 – Delaminated uncured EPDM flashing material around penetration. Water entry point.

Fire Station #1 – Perimeter of flashing material repaired with a bead of polyurethane sealant.

Fire Station #1 – Deteriorated sealant around EPDM boot and conduit.

Fire Station #1 – Old sealant was removed and replaced with new polyurethane sealant around clamped area.

November 20, 2017




Roof #2 – Overview

November 20, 2017


Cudahy Fire Department – Station #2

Roof #1 – Overview



Roof #1 – Widespread cracking of shingles. Roof in need of replacement.

Roof #1 – Shingles adhered back into place where possible with polyurethane sealant.

Roof #1 – Holes from backed out nails. Water entry point.

Roof #1 – Holes were filled with polyurethane sealant.

November 20, 2017




Roof #2 - Overview Photo – Roof in need of replacement.

Roof #2 – Shingles freely falling away. Widespread cracking of deteriorated shingles.

Roof #2 – Area repaired temporarily by sealing shingles back into place using polyurethane sealant.

Roof #2 – Numerous loose nails collected and removed from roof area. Parking lot risk.

November 20, 2017

City of Cudahy – Fall Maintenance Fire Stations #1 & #2



Roof #3 – Overview Photo – Roof in need of replacement.

Roof #3 – Numerous broken or missing shingles across roof area.

November 20, 2017
