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20200212 - Agenda Packet - Board of Directors (BOD) - 20-03
SPECIAL AND REGULAR MEETING BOARD OF DIRECTORS OF THE MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Administrative Office 330 Distel Circle Los Altos, CA 94022 Wednesday, February 12, 2020 Special Meeting starts at 5:30 PM* Regular Meeting starts at 7:00 PM* A G E N D A TELECONFERENCE NOTICE Pursuant to Government Code Section 54953, Subdivision (b), the Special meetings will include teleconference participation by Director Siemens from 69 Ellenwood Ave., Los Gatos, CA 95030. This Notice and Agenda will be posted at the teleconference location. Accessibility to and public comment from this address shall be provided as required by Government Code Section 54954(b)(3). 5:30 SPECIAL MEETING OF THE BOARD OF DIRECTORS OF THE MIDPENINSULA REGIONAL OPEN SPACE DISTRICT – CLOSED SESSION ROLL CALL 1. PUBLIC EMPLOYEE PERFORMANCE EVALUATION. Government Code Section 54957(b)(1) Title of Employee: General Manager General Counsel ADJOURNMENT 7:00 REGULAR MEETING OF THE BOARD OF DIRECTORS OF THE MIDPENINSULA REGIONAL OPEN SPACE DISTRICT ORAL COMMUNICATIONS The Board President will invite public comment on items not on the agenda. Each speaker will ordinarily be limited to three minutes; however, the Brown Act (Open Meeting Law) does not allow action by the Board of Directors on items not on the agenda. If you wish to address the Board, please complete a speaker card and give it to the District Clerk. Individuals are limited to one appearance during this section. ADOPTION OF AGENDA Meeting 20-03 Rev. 1/3/20 SPECIAL ORDERS OF THE DAY • Introduction of staff O Liliana Price, Capital Project Manager III CONSENT CALENDAR All items on the Consent Calendar may be approved without discussion by one motion. Board members, the General Manager, and members of the public may request that an item be removed from the Consent Calendar during consideration of the Consent Calendar. 1. Approve January 22, 2020 Minutes 2. Claims Report 3. Budget Amendments for Quarter 2 to the Fiscal Year ending June 30, 2020 (R-20-16) Staff Contact: Carmen Narayanan, Budget & Analysis Manager General Manager’s Recommendation: Adopt a resolution approving the proposed Quarter 2 budget amendments (revenues and expenses) to the adopted budget for Fiscal Year ending June 30, 2020. 4. Award of Contract for California Native Plant Species Propagation Services (R-20-18) Staff Contact: Amanda Mills, Resource Management Specialist II, Natural Resources General Manager’s Recommendation: 1. Determine that the recommended actions are categorically exempt from the California Environmental Quality Act, as set out in this report. 2. Authorize the General Manager to enter into a contract with Grassroots Ecology of Palo Alto, California to provide California native plant propagation services in an amount not to exceed $160,000 over four years. 5. 2020 Legislative Program (R-20-17) Staff Contact: Joshua Hugg, Governmental Affairs Specialist General Manager’s Recommendation: Adopt the 2020 Legislative Program as recommended by the Legislative, Funding, and Public Affairs Committee, with any final changes from the Board of Directors, to set the legislative priorities and policies for Midpeninsula Regional Open Space District. 6. Contract Amendment for engineering services with Wiss, Janney, Elstner Associates, Inc. for the Mount Umunhum Radar Tower Repair Project (R-20-19) Staff Contact: Zachary Alexander, Capital Project Manager III, Engineering and Construction Department General Manager’s Recommendation: Authorize a contract amendment in the amount of $89,975 with Wiss, Janney, Elstner Associates, Inc., of Emeryville, California to provide construction documents, construction administration, and as-built drawings for the Mount Umunhum Radar Tower Repair Project, bringing the contract to a not-to-exceed grand total amount of $213,830. Rev. 1/3/20 BOARD BUSINESS The President will invite public comment on agenda items at the time each item is considered by the Board of Directors. Each speaker will ordinarily be limited to three minutes. Alternately, you may comment to the Board by a written communication, which the Board appreciates. 7. Administrative Office Project – Project Update (R-20-15) Staff Contact: Jason Lin, P.E., Engineering and Construction Department Manager General Manager’s Recommendation: Review and provide feedback on the current project design reflecting 50% complete construction documents to reconfigure and repurpose the 5050 El Camino Real building in Los Altos, California as the main administrative office for the Midpeninsula Regional Open Space District. INFORMATIONAL MEMORANDUM • Radar Tower Roof Repair Peer Review INFORMATIONAL REPORTS – Reports on compensable meetings attended. Brief reports or announcements concerning activities of District Directors and staff; opportunity to refer public or Board questions to staff for information; request staff to report to the Board on a matter at a future meeting; or direct staff to place a matter on a future agenda. Items in this category are for discussion and direction to staff only. No final policy action will be taken by the Board. A. Committee Reports B. Staff Reports C. Director Reports ADJOURNMENT *Times are estimated and items may appear earlier or later than listed. Agenda is subject to change of order. In compliance with the Americans with Disabilities Act, if you need assistance to participate in this meeting, please contact the District Clerk at (650) 691-1200. Notification 48 hours prior to the meeting will enable the District to make reasonable arrangements to ensure accessibility to this meeting. Written materials relating to an item on this Agenda that are considered to be a public record and are distributed to Board members less than 72 hours prior to the meeting, will be available for public inspection at the District’s Administrative Office located at 330 Distel Circle, Los Altos, California 94022. CERTIFICATION OF POSTING OF AGENDA I, Jennifer Woodworth, District Clerk for the Midpeninsula Regional Open Space District (MROSD), declare that the foregoing agenda for the special and regular meetings of the MROSD Board of Directors was posted and available for review on February 6, 2020, at the Administrative Offices of MROSD, 330 Distel Circle, Los Altos California, 94022. The agenda and any additional written materials are also available on the District’s web site at http://www.openspace.org. Jennifer Woodworth, MMC District Clerk January 22, 2020 Board Meeting 20-02 REGULAR MEETING BOARD OF DIRECTORS MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Administrative Office 330 Distel Circle Los Altos, CA 94022 Wednesday, January 22, 2020 DRAFT MINUTES REGULAR MEETING President Holman called the regular meeting of the Midpeninsula Regional Open Space District to order at 7:04 p.m. ROLL CALL Members Present: Jed Cyr, Larry Hassett, Karen Holman, Zoe Kersteen-Tucker, and Curt Riffle Members Absent: Yoriko Kishimoto and Pete Siemens Staff Present: General Manager Ana Ruiz, General Counsel Hilary Stevenson, Assistant General Manager Brian Malone, Assistant General Manager Susanna Chan, Chief Financial Officer/Director of Administrative Services Stefan Jaskulak, District Clerk/Assistant to the General Manager Jennifer Woodworth, Natural Resources Manager Kirk Lenington, Rangeland Ecologist/Botanist Lewis Reed, Real Property Manager Mike Williams, Senior Real Property Agent Allen Ishibashi, Planning Manager Jane Mark ORAL COMMUNICATIONS Melanie Moore with the Friends of Bear Creek Stables reported on recent activities at the Stables, including clearing for wildfire safety. ADOPTION OF AGENDA Motion: Director Cyr moved, and Director Hassett seconded the motion to adopt the agenda. VOTE: 5-0-0 (Directors Kishimoto and Siemens absent) Meeting 20-02 Page 2 CONSENT CALENDAR Director Riffle pulled item 4 from the Consent Calendar. Motion: Director Cyr moved, and Director Hassett seconded the motion to approve the Consent Calendar including the amended January 8, 2020 minutes, except for item 4. ROLL CALL VOTE: 5-0-0 (Directors Kishimoto and Siemens absent) 1. Approve December 9, 2019, December 11, 2019, December 18, 2019 and January 8, 2020 Minutes Director Riffle commented that the vote for Item 5 for the January 8, 2020 minutes was incorrect, and he voted against the motion. District Clerk Jennifer Woodworth reported she will correct the minutes. 2. Claims Report Director Hassett spoke in favor of purchasing vehicles within the District’s boundaries. Assistant General Manager Brian Malone provided additional information regarding the District’s use of the California state bidding process, which affects where the vehicles are purchased. 3. Appointment of Board of Directors Standing Committee Members and Representatives to Various Bodies, Including the Governing Board of the Midpeninsula Regional Open Space District Financing Authority, for Calendar Year 2020 (R-20-02) Board President’s Recommendation: Approve the Board President’s appointments to the Board Standing Committees and other bodies, including the Governing Board of the Midpeninsula Regional Open Space District Financing Authority, and determine the compensable status for attendance at these meetings. 4. Adopt an Addendum to the Mindego Hill Ranch Grazing Management Plan as an amendment to the Russian Ridge Use and Management Plan that adds the south pasture as part of the conservation grazing area on the property, and approve an Addendum to the Mitigated Negative Declaration for the Mindego Ranch Use and Management Plan (R-20- 10) General Manager’s Recommendation: 1. Adopt a Resolution approving an Addendum to the Mitigated Negative Declaration for the Russian Ridge Use and Management Plan, in accordance with the California Environmental Quality Act, to add the south pasture as part of the conservation grazing area on the property. 2. Approve Addendum #1 to the Mindego Hill Ranch Grazing Plan to guide management in the south pasture expansion area. 3. Amend the Russian Ridge Use and Management Plan for the south pasture expansion to reflect the approval of Addendum #1 to the Mindego Hill Ranch Grazing Plan. Meeting 20-02 Page 3 Item 4 was heard before the Consent Calendar. Public comment opened at 7:07 p.m. Denise Bolbol spoke against grazing on the Mindego property and installing fencing and water piping on the property. Pat Caviello spoke in opposition to allowing livestock grazing on District lands stating it is not supported by the District’s original mission. Mary Rubin spoke in opposition to allowing livestock grazing on District lands stating that grazing accelerates climate change. Ms. Rubin spoke in favor of wildlife living on the land over livestock. Mohan Gurunathan spoke regarding the District’s original mission and spoke against the District’s Coastside mission stating that the Coastside mission is in opposition to the District’s original mission. Mr. Gurunathan spoke in opposition to using public lands to support grazing. Craig Dremann stated that it is illegal to use grazing or fire for grassland management. Mr. Dremann spoke regarding his company’s ability to restore native grasslands with minimal herbicide use and without grazing or fires. Public comment closed at 7:19 p.m. General Counsel Hilary Stevenson reported the District completed a California Environmental Quality Act (CEQA) analysis for the Mindego property in 2013 and the proposed action for Board consideration is an addendum to the original CEQA document. General Manager Ana Ruiz reported that when the District acquired the property in 2008, there was pre-existing active cattle grazing on the property. The property also contains the endangered San Francisco garter snake, which has flourished in the grasslands that have been actively managed through grazing activities. Natural Resources Manager Kirk Lenington reported the San Francisco garter snake and endangered California red-legged frog are known to exist in the areas adjacent to the proposed expansion. The proposed infrastructure will replace existing infrastructure, supporting the grazing expansion to improve grassland conditions that are favorable for the garter snake and frog. The fencing proposed is wildlife-friendly and standard for District projects. Rangeland Ecologist/Botanist Lewis Reed reported the infrastructure will also support conservation goals by properly dispersing livestock and directing cattle away from sensitive resources sites. Director Hassett commented on the use of grazing to reduce wildfire fuel load in the area. Director Hassett also commented on the Science Advisory Panel’s study of the grazing topic, which will be help further inform District decisions on grazing activities. Director Riffle inquired how staff manages grasslands in different Coastal areas. Meeting 20-02 Page 4 Mr. Reed provided information on how the District uses various options to effectively manage grasslands to restore native wildflowers and grasses, and provide habitat for endangered species. Additionally, throughout California, studies show that grazing can be used to support native grasslands. Director Riffle asked staff to comment on the District’s Coastside mission. Ms. Ruiz commented on coastside community concerns about the loss of open space to development in the 1990s. As a result, citizens sought to preserve the open space lands in perpetuity. A majority of residents in the area, through an advisory vote, demonstrated support for open space preservation and for the preservation of the rural character and agricultural heritage of the area. That rural character is partially based on historic agricultural uses and a desire for family-owned agricultural businesses to continue in the area, many of which have operated on the Coast for several family generations. As part of the District’s expansion into the Coast, the mission for the coastside includes preserving important agricultural lands, preserving rural character, and encouraging viable agricultural use of land resources. Director Kersteen-Tucker provided comments emphasizing the environmental impacts and risks associated with the development of the coastal areas in the 1990s and the desire of residents to protect open space and working lands. The use of conservation grazing helps the District fulfill the need to protect native grasslands and wildlife and provide fire protection. The District will continue to study the scientific basis for conservation grazing and implement improvements where needed. President Holman provided comments related to the upcoming study of how the District can use grazing as a land management tool and to look at other possible land management tools. Director Cyr commented on the thorough nature of the documents drafted by staff. Motion: Director Riffle moved, and Director Kersteen-Tucker seconded the motion to approve the General Manager’s recommendation. 5. Annual Dedication Report of Certain Lands of the Midpeninsula Regional Open Space District (R-20-11) General Manager’s Recommendation: Accept the annual report on the status of dedicated interests in lands of the Midpeninsula Regional Open Space District held for public open space purposes. 6. Resolution to Accept Grant Funding from the State Coastal Conservancy for the Purisima-to-the-Sea Trail and Parking Area Feasibility and Planning Project (R-20-12) General Manager’s Recommendation: Adopt a resolution authorizing the General Manager to execute a grant agreement with the State Coastal Conservancy to receive $301,000 for the preparation of preliminary planning documents for a seven-mile extension of the proposed Purisima-to-the-Sea Trail and related parking area to be located on the San Mateo County coast. Meeting 20-02 Page 5 BOARD BUSINESS 7. Proposed purchase of the Tabachnik Trust Property as an addition to Tunitas Creek Open Space Preserve in unincorporated San Mateo County (Assessor’s Parcel Numbers 066-300-010 (portion) and 066-300-020) (R-20-13) Senior Real Property Agent Allen Ishibashi provided the staff presentation describing the Tabachnik property, geographical features of the area, habitat and resource values of the property, and reasons for the proposed purchase. The proposed purchase is included in Measure AA portfolio 15 to support drainage for salmon fisheries and regional redwoods. Mr. Ishibashi described access routes to the property and a potential trail route through the property to connect Tunitas Creek Open Space Preserve and Purisima Creek Redwoods Open Space Preserve. Finally, Mr. Ishibashi outlined the terms and conditions of the proposed purchase and described the process being used to seek a land division with San Mateo County through a zoning amendment. The proposed purchase is contingent on successful completion of the land division. Ms. Ruiz commented on the more than 11,000 acres the District has preserved in the Coastside area to date, a direct public benefit result from having the District expand its boundaries to the Pacific Ocean in San Mateo County. Director Riffle commented on the importance of linking the Tunitas Creek Open Space Preserve and Purisima Creek Redwoods Open Space Preserve. Director Riffle inquired how the District determines how to maintain the grasslands when purchasing a property. Mr. Lenington stated staff would survey the property to determine if any unique plant areas still exist. If none exist, then the property would not be a high priority for grassland management. Director Riffle inquired regarding the public access planning process. Planning Manager Jane Mark reported that staff would first determine the possibility for trail connections and then assess District and staff resources to determine the project’s priority for public access. Public comments opened at 8:21 p.m. Denise Bolbol spoke against purchase of the Tabachnik property with the intent to introduce grazing to the property. Ms. Bolbol spoke in support of protecting coyote brush to protect wildlife habitats. Ms. Bolbol spoke regarding the District’s management of wildfire threats on the peninsula without grazing. Pat Caviello spoke against allowing grazing on District property. Mr. Caviello spoke about the contradiction of the District’s original and Coastside missions. Mr. Caviello stated that grasslands do not need to be managed through grazing and it creates an artificial habitat for wildlife. Meeting 20-02 Page 6 Mary Rubin spoke against the District’s Coastside mission stating that there cannot be “viable agricultural use of land resources.” Ms. Rubin spoke against the reintroduction of grazing to the property. Mr. Ishibashi reported the property is proposed to be purchased for public access and connectivity purposes. It is likely infeasible and economically unviable to graze the property given the overgrowth and extensive encroachment of coyote brush. Mohan Gurunathan inquired how the District manages 55,000 acres of land without grazing. Mr. Gurunathan spoke in favor of allowing habitats to naturally be managed without active land management. Craig Dremann inquired if his company’s process for grassland management will be evaluated as part of the Scientific Advisory Panel’s study of grazing. Mr. Dremann spoke against grazing as a land management tool stating that grazing makes the habitats uninhabitable for native grasses and wildlife. Kathleen Yoon spoke against livestock grazing on the property proposed for purchase. Ms. Yoon spoke about ranchers only being a small percentage of the taxpayers represented by the Board, and the Board should consider the other tax payers they represent. Public comments closed at 8:38 p.m. Director Hassett spoke in favor of the General Manager’s recommendation. Director Kersteen-Tucker spoke in favor of the General Manager’s recommendation and the ability to connect two preserves. Director Riffle inquired regarding land management possibilities for the Tabachnik property. Mr. Lenington reported that staff will prioritize supporting riparian and fisheries habitats on the property because of the overgrowth of coyote brush on the property, the lack of infrastructure, and steepness of the property. Director Riffle inquired regarding the District’s requirement to consult with the San Mateo Farm Bureau regarding proposed land purchases. Mr. Ishibashi reported the District consults with the Farm Bureau, who support agricultural uses on properties, including grazing. However, the property owners are not interested in grazing the property. Mr. Malone commented that any introduction of cattle grazing would require Board approval and associated public meetings to amend the use and management plan, adopt a rangeland management plan, and approve a grazing lease. President Holman requested staff provide additional clarification regarding the Coastside Protection Area Fiscal Considerations for future acquisitions in the Coastal area. Meeting 20-02 Page 7 Director Kersteen-Tucker requested staff respond to Mr. Gurunathan’s questions regarding land management throughout the District. Motion: Director Hassett moved, and Director Riffle seconded the motion to: 1. Determine that the recommended actions are categorically exempt from the California Environmental Quality Act (CEQA), as set out in the staff report. 2. Adopt a Resolution authorizing the purchase of the Tabachnik Trust Property and amending the Fiscal Year 2019-20 budget accordingly. 3. Adopt a Preliminary Use and Management Plan, as set out in the staff report. 4. Withhold dedication of the property as public open space at this time. VOTE: 5-0-0 (Directors Kishimoto and Siemens absent) INFORMATIONAL REPORTS A. Committee Reports Director Cyr reported the Planning and Natural Resources Committee met on January 14, 2020 to visit the former Beatty property and provide feedback to staff regarding public access plans for the site. B. Staff Reports Chief Financial Officer/Director of Administrative Services Stefan Jaskulak reported the District will be receiving another award for the District’s Project Central website built by District staff. Ms. Ruiz reported the District entered into a nonbinding letter of agreement with San Jose Water Company (SJWC) regarding shared property interests. Ms. Ruiz reported she and President Holman met with San Mateo County Supervisor Don Horsley to discuss current District projects. Ms. Ruiz reported staff met with the Peninsula Conservation Coalition and discussed various District programs, including conservation grazing. C. Director Reports The Board members submitted their compensatory reports. Director Cyr reported he attended a meeting of the Santa Clara Valley Water District’s Water Commission. President Holman commented that the Santa Clara County State of the County event is on January 29, 2020. The District will be presenting to the Menlo Park City Council on January 28, 2020 and is tentatively scheduled to present to the East Palo Alto City Council on February 4, 2020. ADJOURNMENT President Holman adjourned the regular meeting of the Board of Directors of the Midpeninsula Regional Open Space District at 9:05 p.m. Meeting 20-02 Page 8 ________________________________ Jennifer Woodworth, MMC District Clerk MIDPENINSULA REGIONAL OPEN SPACE DISTRICT CLAIMS REPORT MEETING # 20-03 MEETING DATE: February 12, 2020 Fiscal Year to date EFT:52.82% Fiscal Year 18-19 EFT:29.44% Payment Number Payment Type Payment Date Notes Vendor No. and Name Invoice Description Payment Amount 1667 EFT 01/31/2020 11539 - BELZ CONSTRUCTION Bergman Residences Reconstruction Phase III 68,875.00 80912 Check 01/24/2020 *10845 - CITY OF MOUNTAIN VIEW-FINANCE Oct - Dec 2019 Dispatch Services 57,450.00 1663 EFT 01/31/2020 *12052 - 4984 EL Camino LLC A02/A03/A04 Rent - February 2020 35,061.00 1666 EFT 01/31/2020 12111 - Agbayani Construction Corporation South Area Field Office Renovation Project 29,640.00 1652 EFT 01/24/2020 10791 - LSA Associates, Inc.Beatty Parking Area and Trail Connections - 10/01 - 11/30 27,107.06 1645 EFT 01/24/2020 11593 - H.T. HARVEY & ASSOCIATES Ravenswood Bay Trail Environmental Consulting & Const. Biomonitoring - 11/2019 26,115.09 1644 EFT 01/24/2020 10005 - GRASSROOTS ECOLOGY Volunteer Stewardship Partners July - Dec 2019 20,021.26 1674 EFT 01/31/2020 12020 - Panorama Environmental, Inc.CEQA: Prescribed Fire Program Development 19,282.00 1670 EFT 01/31/2020 *10214 - Delta Dental Dental February 2020 17,050.55 80941 Check 01/31/2020 11996 - SPATIAL INFORMATICS GROUP, LLC Fire Ecology Services: Prescribed Fire Program 15,209.45 1661 EFT 01/24/2020 11665 - Waterways Consulting Design Services for Alpine Road Trail Repair 14,306.40 80915 Check 01/24/2020 12010 - GARCIA AND ASSOCIATES Archaeological On-Call Services - Deer Hollow Farm 13,263.04 80910 Check 01/24/2020 11680 - BIGGS CARDOSA ASSOCIATES INC Purisima Creek Bridge Re-decking Project - Structural Engineering/RW Boardwalk thru October 12,970.00 1656 EFT 01/24/2020 12100 - Questica Ltd.Budget Management Software 12,000.00 1671 EFT 01/31/2020 11748 - ENVIRONMENTAL AND ENERGY CONSULTING Legislative Consulting - 11/01 - 12/30 10,720.82 80935 Check 01/31/2020 10921 - NINYO & MOORE Bear Creek Redwoods Geotechnical Investigation 9,287.50 80921 Check 01/24/2020 10999 - PALO ALTO PLUMBING HEATING & AIR Heat & AC Installation Conference Rm (FFO)7,910.00 1673 EFT 01/31/2020 *10419 - LINCOLN NATIONAL LIFE INSURANCE COMPANY AD&D/Life/LTD February 2020 7,499.03 1646 EFT 01/24/2020 12105 - IBI Group Rancho San Antonio Multimodal Access Study 5,735.00 1687 EFT 01/31/2020 11834 - WRECO On-Call Hydro-Task Order 1-BCR Mud Lake Construction Monitoring 5,160.00 1669 EFT 01/31/2020 12109 - CHRISTINE SCULATI Grants Program Support - December 2019 Services 5,031.25 1662 EFT 01/24/2020 12050 - Wiss, Janney, Elstner Associates, Inc.Deer Hollow Farm White Barn Conceptual Design thru 12/1/19 4,845.00 80914 Check 01/24/2020 11701 - ERIC GOULDSBERRY ART DIRECTION On-Call Design/Doc Layout of Financial Reports 3,927.50 1642 EFT 01/24/2020 12099 - Full Court Press Communications, Inc.Media Training - 12/5 & 12/19 3,000.00 80946 Check 01/31/2020 11618 - TRAIL PEOPLE Hwy 17 Wildlife Crossing 2,607.50 1677 EFT 01/31/2020 11479 - Rootid, LLC Website Support and Maintenance 2,553.00 80947 Check 01/31/2020 10309 - VERIZON WIRELESS Monthly wireless services - 12/13/2019 - 01/12/2020 2,219.97 1679 EFT 01/31/2020 12082 - Sicular Environmental Consulting La Honda Forest Management Plan 2,090.00 1654 EFT 01/24/2020 *10212 - PINNACLE TOWERS LLC Tower Rental Skeggs Point - February 2020 2,042.30 80916 Check 01/24/2020 10509 - GEOCON CONSULTANTS INC Beatty Phase II ESA - Field Sampling 11/4/19 - 12/1/19 1,937.50 1686 EFT 01/31/2020 11914 - W-TRANS Evaluation of driveways & menu of potential highway improvements 1,930.00 80942 Check 01/31/2020 *11730 - STANDARD INSURANCE COMPANY RV Basic Life/Supplemental Life - February 2020 1,913.19 1664 EFT 01/31/2020 10001 - AARON'S SEPTIC TANK SERVICE Sanitation Services - RSA, DHF, RR, SR 1,900.00 1683 EFT 01/31/2020 10200 - TOOLAND INC Drill Press for Welding Shop (FFO)1,747.99 80943 Check 01/31/2020 10959 - STATE WATER RESOURCES CONTROL BOARD Annual Permit Fee 7/1/19 - 6/30/20 1,638.00 80928 Check 01/24/2020 10580 - SHARP BUSINESS SYSTEMS Sharp Copies - Printer Costs - 11/27 - 12/29 1,563.20 1685 EFT 01/31/2020 *10213 - VISION SERVICE PLAN-CA Vision Premium - February 2020 1,471.12 1681 EFT 01/31/2020 10152 - Tadco Supply Janitorial Supplies (RSA & CP)1,468.09 1660 EFT 01/24/2020 11388 - WAGNER & BONSIGNORE Water Rights Services 1,452.50 1668 EFT 01/31/2020 11430 - BioMaAS, Inc.Toto Ranch Pasture Mowing 1,432.48 80933 Check 01/31/2020 10706 - BAY AREA NEWS GROUP (MERCURY NEWS)Bid Alma Demolition & abatement 1,405.26 1676 EFT 01/31/2020 10295 - RHUS RIDGE ASSOCIATION Rhus Ridge Assn Annual Dues (RSA)1,400.00 1647 EFT 01/24/2020 12091 - Intentional Communication Consultants Management Coaching 1,250.00 80929 Check 01/24/2020 11733 - VILLAGE HARVEST CORPORATION Annual pear and apples harvest at Stevens Canyon; fruit donated 1,175.00 1680 EFT 01/31/2020 10952 - SONIC.NET Internet provider - February 2020 1,170.00 Electronic funds transfer (EFT) for accounts payable disbursements to reduce check printing and mailing, increase payment security, and ensure quicker receipt by vendors page 1 of 3 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT CLAIMS REPORT MEETING # 20-03 MEETING DATE: February 12, 2020 Fiscal Year to date EFT:52.82% Fiscal Year 18-19 EFT:29.44% Payment Number Payment Type Payment Date Notes Vendor No. and Name Invoice Description Payment Amount Electronic funds transfer (EFT) for accounts payable disbursements to reduce check printing and mailing, increase payment security, and ensure quicker receipt by vendors 1658 EFT 01/24/2020 10447 - SIMMS PLUMBING & WATER EQUIPMENT Bi-Monthly Chlorination at Lobitos Houses/Repair water line at October Farm 1,134.64 1682 EFT 01/31/2020 11780 - TERRY J MARTIN ASSOCIATES Construction Documents, Permitting, Bidding for New SAO - December 2019 1,044.00 80939 Check 01/31/2020 11108 - SAN MATEO COUNTY Windy Hill Parking Lot Restroom Permit Fees 991.00 1675 EFT 01/31/2020 10925 - Papé Machinery Maintenance - Hydraulic Line, fuel pump (T34)913.74 1688 EFT 01/31/2020 11990 - ZFA STRUCTURAL ENGINEERS Structural Stabilization at Multiple Preserves - White Barn, Redwood Cabin, Beatty Property 883.67 1665 EFT 01/31/2020 10082 - Advantage Anaheim Bond Oversight Committee Report - printing & shipping 846.70 1643 EFT 01/24/2020 10187 - GARDENLAND POWER EQUIPMENT New Pole Saw/Fuel Filter/Oil Filters 828.56 80913 Check 01/24/2020 10352 - CMK AUTOMOTIVE INC Vehicle Repair - M24 794.88 80917 Check 01/24/2020 11551 - GREEN TEAM OF SAN JOSE Garbage Service (RSACP)775.97 80934 Check 01/31/2020 10774 - LANGLEY HILL QUARRY Coastal Satellite Office - Drain Rock 770.30 1653 EFT 01/24/2020 10073 - NORMAL DATA Database Services 700.00 80920 Check 01/24/2020 10397 - OVERHEAD DOOR COMPANY OF SANTA CLARA VALLEY Door Servicing (FFO & DHF)630.43 80925 Check 01/24/2020 10589 - RECOLOGY SOUTH BAY Recycling Service 595.92 80911 Check 01/24/2020 *10454 - CALIFORNIA WATER SERVICE CO-949 Water Service (FFO)563.91 1659 EFT 01/24/2020 10302 - STEVENS CREEK QUARRY INC Base & Drain Rock 562.03 80936 Check 01/31/2020 10265 - PRIORITY 1 P103 Vehicle Spotlight Repair 500.47 1641 EFT 01/24/2020 10544 - CORELOGIC INFORMATION SOLUTION Property research services - December 2019 463.50 80930 Check 01/24/2020 11852 - WESTERN EXTERMINATOR CO.Exterminator Service (RSA-Annex)426.50 80940 Check 01/31/2020 11117 - SANTA CLARA COUNTY/CITIES MANAGERS' ASSOCIATION 2020 Membership Dues 400.00 80938 Check 01/31/2020 10182 - ROYAL BRASS INC M08 Vehicle Hose Assembly 397.53 1678 EFT 01/31/2020 11399 - SANTA CLARA VALLEY WATER DISTRICT Cost Sharing Agreement - Guadalupe River Coordinated Monitoring 335.47 80926 Check 01/24/2020 10093 - RENE HARDOY AO Gardening Service 325.00 80924 Check 01/24/2020 10176 - RE BORRMANN'S STEEL CO Materials for Lumber Rack 314.93 80945 Check 01/31/2020 10326 - TOTAL ADMINISTRATIVE SERVICES CORP. (TASC)Flexible Spending Accounts Plan Only Documents 300.00 80937 Check 01/31/2020 *11526 - REPUBLIC SERVICES Waste and Recycling Pickup Service 283.25 80927 Check 01/24/2020 10182 - ROYAL BRASS INC Replacement Hose Assembly/Ties for Hose - T34 268.58 80908 Check 01/24/2020 *10261 - ADT LLC (Protection One)Alarm Repair Service (FFO)248.75 1648 EFT 01/24/2020 11041 - INTERSTATE ALL BATTERY CENTER - SILICON VALLEY Radio batteries 246.66 1657 EFT 01/24/2020 11042 - SANTA CLARA COUNTY-OFFICE OF THE SHERIFF Live Scan - November 2019 207.00 1651 EFT 01/24/2020 11326 - LEXISNEXIS Online Subscription for 12/2019 198.00 80932 Check 01/31/2020 12090 - Action Towing M224 Vehicle Tow 187.50 1649 EFT 01/24/2020 12040 - JW Heating and Air Conditioning HVAC Troubleshoot/Repair at 4411 Alpine Rd 185.00 1655 EFT 01/24/2020 12060 - Preferred Alliance, Inc.16 Off-Site Participants - Testing 160.00 80909 Check 01/24/2020 10815 - AMERICAN RED CROSS 5 participants CPR/FPR 150.00 80919 Check 01/24/2020 10664 - MISSION TRAIL WASTE SYSTEMS AO Garbage Service 136.10 1684 EFT 01/31/2020 11596 - Toshiba America Business Solutions CPC Billing 11/15/2019 - 12/14/2019 125.09 80948 Check 01/31/2020 10983 - WOODSIDE FIRE PROTECTION DISTRICT Permit Fees forADA Barrier Removal 90.00 80944 Check 01/31/2020 10162 - TERMINIX PROCESSING CENTER Pest Control for AO 89.00 80922 Check 01/24/2020 10135 - PRAXAIR DISTRIBUTION, INC.Materials for Welding Shop 77.74 1672 EFT 01/31/2020 11151 - FASTENAL COMPANY Bolts 74.72 80918 Check 01/24/2020 10189 - LIFE ASSIST First Aid Supplies - bandages, saline 60.71 80931 Check 01/31/2020 11880 - A T & T (CALNET3)Mt. UM Safety Phone -12/7/2019 - 1/6/2020 46.70 1650 EFT 01/24/2020 11991 - Kunz Valley Trash, LLC Garbage Service at 20000 Skyline Blvd 33.00 80923 Check 01/24/2020 11184 - PURCHASE POWER - PITNEY BOWES POSTAGE Postage Meter refill fees 29.99 page 2 of 3 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT CLAIMS REPORT MEETING # 20-03 MEETING DATE: February 12, 2020 Fiscal Year to date EFT:52.82% Fiscal Year 18-19 EFT:29.44% Payment Number Payment Type Payment Date Notes Vendor No. and Name Invoice Description Payment Amount Electronic funds transfer (EFT) for accounts payable disbursements to reduce check printing and mailing, increase payment security, and ensure quicker receipt by vendors 486,230.99 *Annual Claims **Hawthorn Expenses A### = Administrative Office Vehicle HR = Human Resources P### = Patrol Vehicle SCNT = Stevens Creek Nature Trail AO2, AO3, AO4 = Leased Office Space IPM = Invasive Plant Maintenance PCR = Purisima Creek Redwoods SCS = Stevens Creek Shoreline Nature Area BCR = Bear Creek Redwoods ISM = Invasive Species Management PIC= Picchetti Ranch SFO = Skyline Field Office CAO = Coastal Area Office LH = La Honda Creek PR = Pulgas Ridge SG = Saratoga Gap CC = Coal Creek LR = Long Ridge RR = Russian Ridge SJH = Saint Joseph's Hill DHF = Dear Hollow Farm LT = Los Trancos RR/MIN = Russian Ridge - Mindego Hill SR= Skyline Ridge ECdM = El Corte de Madera M### = Maintenance Vehicle RSA = Rancho San Antonio T### = Tractor or Trailer ES = El Sereno MB = Monte Bello RV = Ravenswood TC = Tunitas Creek FFO = Foothills Field Office MR = Miramontes Ridge SA = Sierra Azul TH = Teague Hill FOOSP = Fremont Older Open Space Pres.OSP = Open Space Preserve SAO = South Area Outpost TW = Thornewood GP = General Preserve SAU = Mount Umunhum WH = Windy Hill Abbreviations page 3 of 3 R-20-16 Meeting 20-03 February 12, 2020 AGENDA ITEM 3 AGENDA ITEM Budget Amendments for Quarter 2 to the Fiscal Year ending June 30, 2020 GENERAL MANAGER’S RECOMMENDATION Adopt a resolution approving the proposed Quarter 2 budget amendments (revenues and expenses) to the adopted budget for Fiscal Year ending June 30, 2020. SUMMARY This report presents the Quarter 2 proposed budget amendments by fund, for both revenues and expenses. The projected revenue for the Fiscal Year ending June 30, 2020 (FY20) is expected to increase by $160,000. Requests for budget shifts in salaries and benefits, services and supplies, and capital improvements for FY20 result in a net decrease of $1,244,220 to the amended budget. DISCUSSION The Board of Directors (Board) adopted the FY20 Budget and Action Plan at the June 26, 2019 regular meeting (R-19-82). The FY20 adopted budget is $74.8 million. As of December 31, 2019, the Board has authorized net adjustments decreasing the budget by $937,550. The proposed end of Quarter 2 budget adjustments will result in an additional net decrease of $1,244,220 to the amended FY20 budget due to cost savings, scope changes, and changes in project timelines within various projects. The newly proposed FY20 amended budget is $72,626,083. The original projection for FY20 revenue was $64.4 million. As of December 31, 2019, the Board has authorized an increase in revenue projections by $521,000. Proposed revenue projections have now increased by an additional $160,000 resulting in a new amended projected total revenue of $65.1 million. Proposed FY20 Budget Quarter 2 Amendments – Revenues Revenue is projected to increase by an additional $160,000 in General Fund Operating (Fund 10) Property Taxes, with a new projected property tax total of approximately $52.8 million, bringing total projected revenues to $65.1 million. Table 1 lists the projected revenue by Fund, including amendments. R-20-16 Page 2 Table 1: Summary of Projected Revenue (FY20) DISTRICT REVENUE BY FUND & CATEGORY FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget General Fund Operating (Fund 10) $55,969,335 $445,000 $56,414,335 $160,000 $56,574,335 Property Tax 52,055,000 545,000 52,600,000 160,000 52,760,000 Grants 296,300 (100,000) 196,300 196,300 Interest Income 1,078,000 1,078,000 1,078,000 Rental Income 2,060,878 2,060,878 2,060,878 Rancho San Antonio Agreement 379,157 379,157 379,157 Miscellaneous 100,000 100,000 100,000 Hawthorns (Fund 20) $39,000 $0 $39,000 $0 $39,000 Interest Income 39,000 39,000 39,000 Measure AA Land/Capital (Fund 30) $2,108,421 $0 $2,108,421 $0 $2,108,421 Grants 2,108,421 2,108,421 2,108,421 General Fund Land/Capital (Fund 40) $0 $0 $0 $0 $0 Debt Service Fund (Fund 50) $6,309,350 $76,000 $6,385,350 $0 $6,385,350 Property Tax 5,435,350 5,435,350 5,435,350 Interest Income 874,000 76,000 950,000 950,000 TOTAL DISTRICT REVENUE $64,426,106 $521,000 $64,947,106 $160,000 $65,107,106 Proposed Quarter 2 Amendments to the FY20 Budget – Expenses The General Fund Operating (Fund 10) budget is proposed to decrease by $265,000 due to the following: • The Natural Resources Department operating budget for Facility Maintenance - Resource Management/Landscaping budget is proposed to decrease by $100,000 due to project savings after re-bidding the maintenance of multiple re-vegetation sites. • The Natural Resources Department operating budget for Field Equipment/Shop Supplies is proposed to decrease by $5,000 because the purchase of an herbarium has been delayed until the new administrative building is ready for occupancy. • The Programmatic Permitting (80034-44) project budget is proposed to decrease by $150,000 due to reduced staff capacity given a recent key staff vacancy (retirement) that has slowed the project schedule. Future costs will be deferred until next fiscal year. • The Cherry Springs Lake Infrastructure Operations Plan (80056) project budget is releasing $10,000 because the project was completed under budget. R-20-16 Page 3 The Measure AA Capital (Fund 30) budget is proposed to decrease by $632,502 as follows: • The Cooley Landing Interpretative Facilities Design and Implementation (MAA02-001) project budget is releasing $15,000 because the City of East Palo Alto has indicated that reimbursement requests for construction are complete and contingency funds were not fully expended. The final reimbursement request is for consultant services only. • The Purisima Upland Site Clean-up and Soil Remediation Assessment (MAA03-002) project budget is projected to decrease by $372,000 because construction was deferred until Fall 2020. The project triggered a Coastal Development Permit, which required a County Planning Commission hearing. San Mateo County staff required several months to evaluate, prepare the report, provide noticing, and add the item on the Commission agenda. Given the unanticipated permit requirement, the construction window was missed (due to bat restrictions) and work cannot begin until September. Additionally, spring and summer work is further restricted (but not excluded) due to shared and seasonal heavy use of the narrow dirt road to support the adjoining farming activities. • The Russian Ridge Mindego Pond Improvement (MAA09-003) project budget is projected to decrease by $25,000 because construction and archaeological monitoring has been deferred until next fiscal year due to permitting delays. Unanticipated geotechnical findings for the Upper Springs pond berm and spillway prolonged the development and finalization of the project designs, delaying the anticipated targeted timeframe for permit submittal. • The Lysons Dispositions at Monte Bello (MAA17-002) project budget is releasing $21,000 because the project was completed under budget. • The Stevens Creek Nature Trail Bridges, Monte Bello (MAA17-004) project budget is releasing $7,000 because the project was completed under budget. • The Bay Area Ridge Trail: Highway 17 Crossing (MAA20-002) is projected to increase by $37,500. As agreed upon by the Assistant General Managers and Chief Financial Officer in Quarter 1, for efficiency in tracking overall project milestones, deliverables, and costs, the District is merging the budgets for the following two projects: VP (Vision Plan) 20-001 Highway 17 Area Regional Trail Connections with MAA (Measure AA) 20-002 Bay Area Ridge Trail: Highway 17. • The Bear Creek Stables Site Plan Implementation (MAA21-004) project budget is projected to decrease by $58,000 in light of construction delays to clarify and confirm County permitting requirements and restrictions; construction monitoring is now scheduled for the next fiscal year. • The Bear Creek Redwoods Landfill Characterization and Remediation (MAA21-010) project budget is projected to decrease by $172,002 because construction and R-20-16 Page 4 archaeological monitoring has been deferred to next fiscal year due to a key staff vacancy (retirement). The General Fund Capital (Fund 40) budget is proposed to decrease by $346,718 as follows: • The South Area Field Office (31601) project budget is proposed to decrease by $63,000 due to a delay in the start date of the onsite construction work. Installation of new servers is now scheduled for next fiscal year. A one-month delay for the start date of construction was mainly caused by contractors submitting their abatement submittals late, followed by the holiday season slowing down contractor worker availability. Once the submittals were approved, the abatement work occurred expeditiously in January 2020 and demolition followed shortly after. • The Quam Residence Driveway Improvement (61002) project budget is proposed to decrease by $89,300. A disposition evaluation of the Quam residence that evaluates the cost-benefit of driveway repairs is extending the project schedule. This item will be brought to the Board in early 2020 to confirm final disposition of the structure, which will affect whether the driveway repairs are completed. • The Toto Ranch Perimeter Fence Repair (61013) project budget is proposed to decrease by $74,418 because the project was completed under budget. • The Watershed Protection Opportunity - Numerous Open Space Preserves (VP15-003) project budget is proposed to decrease by $95,000 because the acquisition is unlikely to materialize this fiscal year. • The El Sereno Land Conservation (VP19-002) project budget is proposed to decrease by $25,000 because the acquisition is unlikely to materialize this fiscal year. The proposed budget amendments listed above require Board approval, per Board policy 3.04 Budget and Expenditure Authority. The FY20 proposed Quarter 2 budget amendments result in a net decrease of $1,244,220 to the amended FY20 Budget of $73,870,303. The proposed budget shifts for unanticipated changes in salaries and benefits, services and supplies, and capital improvement projects are completely funded by savings, resulting in a net budget decrease. The new FY20 proposed amended budget is $72,626,083. Table 2 summarizes the FY20 adopted budget and proposed Quarter 2 budget amendments by Fund. R-20-16 Page 5 Table 2: Summary of FY20 Budget by Fund DISTRICT BUDGET BY FUNDING SOURCE FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget Fund 10 - General Fund Operating $37,003,848 $0 $37,003,848 ($265,000) $36,738,848 Fund 20 - Hawthorn Fund $140,200 $0 $140,200 $0 $140,200 Fund 30 - MAA Land/Capital $9,447,647 $55,000 $9,502,647 ($632,502) $8,870,145 Fund 40 - General Fund Land/Capital $10,546,595 ($992,550) $9,554,045 ($346,718) $9,207,327 Fund 50 - Debt Service $17,669,563 $0 $17,669,563 $0 $17,669,563 Total $74,807,853 ($937,550) $73,870,303 ($1,244,220) $72,626,083 Administratively Approved Amendments to the FY20 Budget Under the General Manager’s authority, net-zero transfers/budget amendments have been administratively processed to cover unanticipated shifts in salaries and benefits, services and supplies, and capital improvement projects. Attachments 2 and 3 provide supporting detail for these amendments. Table 3 below lists the administratively approved budget amendments. Table 3: FY20 Year-to-Date Administratively Approved Budget Amendments FY20 Budget Amendment Description Project Number Board Approved FY20 Budget Budget Amendment Amended FY20 Budget 10-50-510-5299 - Other Professional Services None $35,000 $21,800 $56,800 10-50-550-5009 - Internet Provider None $194,580 ($21,800) $172,780 10-50-550-5299 - Other Professional Services 51703 - Real Property Database $40,000 ($26,000) $14,000 10-50-550-5299 - Other Professional Services None $62,500 $26,000 $88,500 10-61-611-6601 - Training & Conferences None $82,284 ($30,000) $52,284 10-61-621-5211 - Resource/Environmental None $20,000 $10,000 $30,000 10-61-621-7113 - Facility Maint - Pest Control None $18,500 $10,000 $28,500 10-61-631-7001 - Field Equipment/Shop Supplies None $120,000 ($20,000) $100,000 10-61-631-7109 - Facility Maint - Trails & Roads None $135,000 $20,000 $155,000 10-61-631-7111 - Facility Maint - Protective Barriers/Fences/Gates None $36,000 $10,000 $46,000 30-61-611-4109 - Measure AA Labor Reimbursement MAA03-001 - Lot Line Adjustment and Property Transfer - Purisima Upland $1,232 ($1,232) $0 30-61-611-4109 - Measure AA Labor Reimbursement MAA04-004 - El Corte de Madera Oljon Trail Implementation $25,377 $10,519 $35,896 R-20-16 Page 6 30-61-611-4109 - Measure AA Labor Reimbursement MAA17-004 - Stevens Creek Nature Trail Bridges, Monte Bello $17,934 $7,000 $24,934 30-61-611-4109 - Measure AA Labor Reimbursement MAA22-001 - Hendry's Creek Property Land Restoration $17,077 ($16,287) $790 30-30-320-8201 - Architect/Engineering Services MAA21-004 - Bear Creek Stables Site Plan Implementation $90,000 $103,830 $193,830 30-35-325-8201 - Architect/Engineering Services MAA21-004 - Bear Creek Stables Site Plan Implementation $295,000 ($103,830) $191,170 Administrative Amendment Subtotal $0 FISCAL IMPACT The FY20 proposed revenue projections have now increased by an additional $160,000 resulting in an amended projected total revenue of $65,107,106. The FY20 proposed Quarter 2 budget amendments result in a net decrease of $1,244,220 resulting in a new amended budget of $72,626,083. The funding sources for the following two projects is proposed to be reduced by a total of $184,300: $89,300 for the Quam Residence Driveway Improvement (61002) project and $95,000 for the Watershed Protection Opportunity - Numerous Open Space Preserves (VP15-003) project. At the end of FY19, these projects were eligible for an assigned fund balance transfer as a funding source. With the proposed project budget reductions (see page 4 or Attachment 3), the corresponding assigned fund balance transfer will be reduced by $184,300. Combined, the increased revenue projections, decreased budget expenditures, and updated assigned fund balance transfer amount will result in a positive change in a total fund balance of $2,043,968. Table 4 below summarizes the FY20 estimated change in fund balance. Table 4: FY20 Estimated Change in Fund Balance FY20 Estimated Change in Fund Balance Fund 10 Fund 20 Fund 30 Fund 40 Fund 50 Total General Fund Hawthorn Measure AA Capital General Fund Capital Debt Service Total Amended Revenues 56,574,335 39,000 2,108,421 0 6,385,350 65,107,106 Total Amended Other Funding Sources (17,803,937) 101,200 6,761,724 9,207,327 12,030,298 10,296,612 Grand Total: Revenues & Other Funding Sources 38,770,398 140,200 8,870,145 9,207,327 18,415,648 75,403,718 Total Amended Expenses $36,738,848 $140,200 $8,870,145 $9,207,327 $17,669,563 $72,626,083 Adopted Change in Fund Balance $63,582 $0 $0 $0 $670,085 $733,667 Net Change in Fund Balance $1,967,968 $0 $0 $0 $76,000 $2,043,968 Amended Change in Fund Balance $2,031,550 $0 $0 $0 $746,085 $2,777,635 R-20-16 Page 7 PUBLIC NOTICE Public notice was provided as required by the Brown Act. CEQA COMPLIANCE This item is not a project subject to the California Environmental Quality Act. NEXT STEPS Upon Board approval, staff will make the necessary Budget amendments. Attachments: 1. Resolution Amending the FY20 Budget by Fund 2. FY20 Quarter 2 Budget Amendments by Fund and Project 3. FY20 Quarter 2 Budget Amendments by Department & Budget Category 4. FY20 Quarter 2 Budget Amendments Detail by GL Account Responsible Department Head: Carmen Narayanan, Budget & Analysis Manager Staff contact: Carmen Narayanan, Budget & Analysis Manager Prepared by: Carmen Narayanan, Budget & Analysis Manager Elissa Martinez, Management Analyst II Lupe Hernandez, Management Analyst I Resolutions/2020/20-__FY20 Q2 Budget Adjustments 1 RESOLUTION NO. 20-___ RESOLUTION OF THE BOARD OF DIRECTORS OF THE MIDPENINSULA REGIONAL OPEN SPACE DISTRICT AMENDING THE BUDGET FOR FISCAL YEAR 2019-2020 WHEREAS, on June 26, 2019 the Board of Directors of the Midpeninsula Regional Open Space District adopted the Fiscal Year ending June 30, 2020 (FY20) Budget and Action Plan; and WHEREAS, on November 13, 2019 the Board of Directors of the Midpeninsula Regional Open Space District amended the FY20 Budget; and WHEREAS, the General Manager recommends amending the FY20 Budget to reflect requests for budget shifts in salaries and benefits, services and supplies, and capital improvements, resulting in a net decrease; NOW, THEREFORE, the Board of Directors of the Midpeninsula Regional Open Space District does resolve as follows: SECTION ONE. Approve the proposed revenue amendments to the FY20 Budget for the Midpeninsula Regional Open Space District by $160,000, resulting in a net increase as follows: DISTRICT BUDGET BY FUNDING SOURCE FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget Fund 10 - General Fund Operating $55,969,335 $445,000 $56,414,335 $160,000 $56,574,335 Fund 20 - Hawthorn Fund $39,000 $0 $39,000 $0 $39,000 Fund 30 - MAA Land/Capital $2,108,421 $0 $2,108,421 $0 $2,108,421 Fund 40 - General Fund Land/Capital $0 $0 $0 $0 $0 Fund 50 - Debt Service $6,309,350 $76,000 $6,385,350 $0 $6,385,350 Total $64,426,106 $521,000 $64,947,106 $160,000 $65,107,106 SECTION TWO. Approve the recommended budget amendments to the FY20 Budget for the Midpeninsula Regional Open Space District resulting in a net decrease as follows: DISTRICT BUDGET BY FUNDING SOURCE FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget Fund 10 - General Fund Operating $37,003,848 $0 $37,003,848 ($265,000) $36,738,848 Fund 20 - Hawthorn Fund $140,200 $0 $140,200 $0 $140,200 Fund 30 - MAA Land/Capital $9,447,647 $55,000 $9,502,647 ($632,502) $8,870,145 Fund 40 - General Fund Land/Capital $10,546,595 ($992,550) $9,554,045 ($346,718) $9,207,327 Fund 50 - Debt Service $17,669,563 $0 $17,669,563 $0 $17,669,563 Total $74,807,853 ($937,550) $73,870,303 ($1,244,220) $72,626,083 ATTACHMENT 1 SECTION THREE. Monies are hereby appropriated in accordance with said budget by fund. SECTION FOUR. Except as herein modified, the FY20 Budget and Action Plan, Resolution No. 19-15 as amended, shall remain in full force and effect. * * * * * * * * * * * * * * * * * * * * PASSED AND ADOPTED by the Board of Directors of the Midpeninsula Regional Open Space District on __________, 2020, at a regular meeting thereof, by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: Jed Cyr, Secretary Board of Directors Karen Holman, President Board of Directors APPROVED AS TO FORM: Hilary Stevenson, General Counsel I, the District Clerk of the Midpeninsula Regional Open Space District, hereby certify that the above is a true and correct copy of a resolution duly adopted by the Board of Directors of the Midpeninsula Regional Open Space District by the above vote at a meeting thereof duly held and called on the above day. Jennifer Woodworth, District Clerk Attachment 2 Operating (Fund 10) Project Adjustments Q2 Adjustment Icon Explanation 51703 Real Property Database (26,000)Have not identified a need for consultant assistance this fiscal year but may need to hire a consultant for report configuration or application customization next fiscal year. 80034‐44 Programmatic Permitting (150,000)Longer than expected permit development process, resulting in fewer expenses per month. Costs deferred until next FY. 80056 Cherry Springs Lake Infrastructure Operations Plan (10,000)< $Project completed. TOTAL FUND 10 (186,000) Fund 10 ‐ net operating expense adjustments (79,000)< $ GRAND TOTAL FUND 10 (265,000) Measure AA Capital (Fund 30) Project Adjustments Q2 Adjustment Icon Explanation MAA02‐001 Cooley Landing Interpretative Facilities Design and Implementation (15,000) < $ City of East Palo Alto has indicated that reimbursement requests for construction are complete and contingency funds were not fully expended. The final reimbursement request is for consultant services only. MAA03‐001 Lot Line Adjustment and Property Transfer ‐ Purisima Upland (1,232)< $No labor needed at this time. MAA03‐002 Purisima Upland Site Clean up and Soil Remediation Assessment (372,000)Construction was deferred until Fall 2020 due to Coastal Development Permit and seasonal restrictions. MAA04‐004 El Corte de Madera Oljon Trail Implementation 10,519 More labor needed for this project than originally anticipated. MAA09‐003 Russian Ridge Mindego Pond Improvement (25,000)Construction and archaeological monitoring deferred to next FY due to permitting delays. MAA17‐002 Lyson's Dispositions at Monte Bello (21,000)< $Project was completed under budget. MAA17‐004 Stevens Creek Nature Trail Bridges, Monte Bello ‐ ↓Project completed resulted in funds being released and more labor needed than anticipated resulted in budget increase needed. MAA20‐002 Bay Area Ridge Trail: Highway 17 Crossing 37,500 As agreed upon by the AGMs and CFO in Q1, for efficiency in tracking overall project milestones, deliverables, and costs, the District will streamline tracking for the Project by merging the Vision Plan VP20‐001 Highway 17 Area Regional Trail Connections (VP20‐001) scope with MAA20‐002. Increasing MAA20‐002 budget with funds from VP20‐001 budget, which was reduced in Q1. MAA21‐004 Bear Creek Stables Site Plan Implementation (58,000)Construction is deferred due to County permitting; no construction monitoring will be used this FY. MAA21‐004 Bear Creek Stables Site Plan Implementation ‐ ↓ Net‐zero adjustment reallocating funds between Engineering & Construction and Planning to adjust an open PO. This adjustment does not change the $330,000 PO total or the overall project budget for this fiscal year. MAA21‐010 Bear Creek Redwoods Landfill Characterization and Remediation (172,002)Construction and archaeological monitoring deferred to next FY due to staff vacancy (retirement). MAA22‐001 Hendry's Creek Property Land Restoration (16,287)< $Project completed, funds not needed. TOTAL FUND 30 ($632,502) FY20 Quarter 2 Budget Amendments by Project including description (Attachment 2) Page 1 of 2 Attachment 2 FY20 Quarter 2 Budget Amendments by Project including description (Attachment 2) General Fund Capital (Fund 40) Project Adjustments Q2 Adjustment Icon Explanation 31601 South Area Field Office (63,000)Due to delay in remodel of South Area Field Office, not ready to purchase new servers this fiscal year. 61002 Russian Ridge ‐ Quam Residence Driveway Improvement (89,300) Will seek board direction later this fiscal year to determine if driveway work should be completed and decide if residence should be retained or demolished. Due to staffing shortages work will not be completed this fiscal year, but will get historic assessment of residence completed this fiscal year. 61013 Toto Ranch Perimeter Fence Repair (74,418)< $Project completed, funds not needed. VP15‐003 Watershed Protection Opportunity ‐ Numerous Open Space Preserves (95,000)Acquisition not happening this fiscal year. VP19‐002 El Sereno Land Conservation (25,000)Acquisition not happening this fiscal year. TOTAL FUND 40 ($346,718) GRAND TOTAL ($1,244,220) Project will continue next fiscal year.($1,075,302) Increase to project cost.$48,019 ↓Reallocation of funds, no net increase.$0 < $Savings this fiscal year.($216,937) TOTAL ($1,244,220) Page 2 of 2 Attachment 3 FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget Administrative Services Salaries and Benefits $4,973,351 $46,000 $5,019,351 $5,019,351 Services and Supplies $1,750,108 ($46,000) $1,704,108 $1,704,108 Total Operating Expenditures $6,723,459 $0 $6,723,459 $6,723,459 General Fund Capital $80,000 $75,000 $155,000 ($63,000)$92,000 Total Capital Expenditures $80,000 $75,000 $155,000 ($63,000)$92,000 $6,803,459 $75,000 $6,878,459 ($63,000)$6,815,459 Engineering & Construction Salaries and Benefits $1,104,405 $1,104,405 $1,104,405 Less: MAA Reimbursable Staff Costs ($295,427)($295,427)($295,427) Net Salaries and Benefits $808,978 $808,978 $808,978 Services and Supplies $79,023 $79,023 $79,023 Total Operating Expenditures $888,001 $888,001 $888,001 General Fund Capital $2,745,470 $2,745,470 $2,745,470 Measure AA Capital $6,361,227 $6,361,227 ($554,830)$5,806,397 Total Capital Expenditures $9,106,697 $9,106,697 ($554,830)$8,551,867 $9,994,698 $9,994,698 ($554,830)$9,439,868 General Counsel Salaries and Benefits $657,770 $657,770 $657,770 Services and Supplies $94,650 $94,650 $94,650 Total Operating Expenditures $752,420 $752,420 $752,420 $752,420 $752,420 $752,420 General Manager Salaries and Benefits $1,647,485 $1,647,485 $1,647,485 Services and Supplies $450,325 $450,325 $450,325 Total Operating Expenditures $2,097,810 $2,097,810 $2,097,810 $2,097,810 $2,097,810 $2,097,810 Land & Facilities Salaries and Benefits $6,649,054 $6,649,054 $6,649,054 Less: MAA Reimbursable Staff Costs ($146,121)($146,121)($146,121) Net Salaries and Benefits $6,502,933 $6,502,933 $6,502,933 Services and Supplies $3,803,987 $3,803,987 $3,803,987 Total Operating Expenditures $10,306,920 $10,306,920 $10,306,920 Hawthorn Services and Supplies $92,200 $92,200 $92,200 Total Hawthorn Expenditures $92,200 $92,200 $92,200 General Fund Capital $2,372,125 ($582,050)$1,790,075 ($163,718) $1,626,357 Measure AA Capital $935,171 $935,171 ($7,000) $928,171 Total Capital Expenditures $3,307,296 ($582,050) $2,725,246 ($170,718) $2,554,528 $13,706,416 ($582,050) $13,124,366 ($170,718) $12,953,648 Natural Resources Salaries and Benefits $1,674,307 $1,674,307 $1,674,307 Less: MAA Reimbursable Staff Costs ($30,149)($30,149)($30,149) Net Salaries and Benefits $1,644,158 $1,644,158 $1,644,158 Services and Supplies $3,235,389 $3,235,389 ($265,000) $2,970,389 Total Operating Expenditures $4,879,547 $4,879,547 ($265,000) $4,614,547 General Fund Capital $160,000 $160,000 $160,000 Measure AA Capital $947,149 $947,149 ($197,002) $750,147 Total Capital Expenditures $1,107,149 $1,107,149 ($197,002) $910,147 $5,986,696 $5,986,696 ($462,002) $5,524,694 FY20 Quarter 2 Budget Amendments by Department & Budget Category (Attachment 3) DISTRICT BUDGET BY EXPENDITURE CATEGORY Total Administrative Services Expenditures Total General Manager Expenditures Total Natural Resources Expenditures Total General Counsel Expenditures Total Engineering & Construction Expenditures Total Land & Facilities Expenditures Page 1 of 2 Attachment 3 FY20 Quarter 2 Budget Amendments by Department & Budget Category (Attachment 3) FY20 Adopted Budget YTD Approved Budget Amendments Amended Budget (as of 12/31/2019) Quarter 2 Proposed Budget Amendments FY20 Proposed Amended Budget Planning Salaries and Benefits $1,553,224 $1,553,224 $1,553,224 Services and Supplies $225,944 $225,944 $225,944 Total Operating Expenditures $1,779,168 $1,779,168 $1,779,168 Hawthorn Capital $48,000 $48,000 $48,000 Total Hawthorn Expenditures $48,000 $48,000 $48,000 General Fund Capital $87,500 ($37,500)$50,000 $50,000 Measure AA Capital $1,190,600 $1,190,600 $126,330 $1,316,930 Total Capital Expenditures $1,278,100 ($37,500) $1,240,600 $126,330 $1,366,930 $3,105,268 ($37,500) $3,067,768 $126,330 $3,194,098 Public Affairs Salaries and Benefits $1,116,318 $1,116,318 $1,116,318 Services and Supplies $902,209 $902,209 $902,209 Total Operating Expenditures $2,018,527 $2,018,527 $2,018,527 $2,018,527 $2,018,527 $2,018,527 Real Property Salaries and Benefits $812,727 $812,727 $812,727 Services and Supplies $148,866 $148,866 $148,866 Total Operating Expenditures $961,593 $961,593 $961,593 General Fund Land and Associated Costs $4,635,500 ($38,000) $4,597,500 ($120,000)$4,477,500 Measure AA Land and Associated Costs $13,500 $55,000 $68,500 $68,500 Total Land and Associated Costs $4,649,000 $17,000 $4,666,000 ($120,000)$4,546,000 $5,610,593 $17,000 $5,627,593 ($120,000)$5,507,593 Visitor Services Salaries and Benefits $5,632,894 $5,632,894 $5,632,894 Services and Supplies $963,509 $963,509 $963,509 Total Operating Expenditures $6,596,403 $6,596,403 $6,596,403 General Fund Land and Associated Costs $466,000 ($410,000)$56,000 $56,000 Total Land and Associated Costs $466,000 ($410,000)$56,000 $56,000 $7,062,403 ($410,000) $6,652,403 $6,652,403 Debt Service Debt Service $17,669,563 $17,669,563 $17,669,563 Total Debt Service Expenditures $17,669,563 $17,669,563 $17,669,563 $17,669,563 $17,669,563 $17,669,563 $74,807,853 ($937,550) $73,870,303 ($1,244,220) $72,626,083 Total Planning Expenditures Total Public Affairs Expenditures Total Debt Service Expenditures DISTRICT BUDGET BY EXPENDITURE CATEGORY Total District Budget Total Real Property Expenditures Total Visitor Services Expenditures Page 2 of 2 Attachment 4 Budget Categories / Accounts Budget as of Dec 31 Quarter 2 Proposed Budget Amendment Quarter 2 Proposed Amended Budget 10‐50‐510‐5299 ‐ Other Professional Services $35,000 $21,800 $56,800 10‐50‐550‐5009 ‐ Internet Provider $194,580 ($21,800) $172,780 10‐61‐611‐6601 ‐ Training & Conferences $82,284 ($30,000) $52,284 10‐61‐621‐5211 ‐ Resource/Environmental $20,000 $10,000 $30,000 10‐61‐621‐7113 ‐ Facility Maint ‐ Pest Control $18,500 $10,000 $28,500 10‐61‐631‐7001 ‐ Field Equipment/Shop Supplies $120,000 ($20,000)$100,000 10‐61‐631‐7109 ‐ Facility Maint ‐ Trails & Roads $135,000 $20,000 $155,000 10‐61‐631‐7111 ‐ Facility Maint ‐ Protective Barriers/Fences/Gates $36,000 $10,000 $46,000 10‐80‐820‐7001 ‐ Field Equipment/Shop Supplies $10,000 ($5,000) $5,000 10‐80‐820‐7112 ‐ Facility Maint ‐ Resource Mgmt/Lanscaping $1,161,300 ($100,000) $1,061,300 10‐80‐830‐5211 ‐ Resource/Environmental $660,300 ($150,000) $510,300 10‐80‐850‐5299 ‐ Other Professional Services $210,000 ($10,000) $200,000 General Fund (10) Services & Supplies ($265,000) 30‐30‐320‐8201 ‐ ARCHITECT/ENGINEERING SERVS $293,497 $141,330 $434,827 30‐30‐320‐8205 ‐ CONSTRUCTION $451,009 ($15,000) $436,009 30‐35‐325‐8201 ‐ ARCHITECT/ENGINEERING SERVS $1,113,000 ($103,830) $1,009,170 30‐35‐325‐8202 ‐ ENVIRONMENTAL/PLANNING SERVICES $121,500 ($30,000) $91,500 30‐35‐325‐8203 ‐ CONSTRUCTION & SPECIAL INSPECTION/MONITORING $355,500 ($71,000) $284,500 30‐35‐325‐8205 ‐ CONSTRUCTION $4,144,800 ($350,000) $3,794,800 30‐61‐641‐8201 ‐ ARCHITECT/ENGINEERING SERVS $42,500 ($2,000) $40,500 30‐61‐641‐8205 ‐ CONSTRUCTION $25,000 ($5,000) $20,000 30‐80‐850‐8202 ‐ ENVIRONMENTAL/PLANNING SERVICES $250,000 ($197,002) $52,998 MAA (30) Capital/Fixed Assets ($632,502) 40‐20‐230‐8101 ‐ REAL ESTATE SERVICES $4,597,500 ($120,000) $4,477,500 40‐50‐550‐8303 ‐ Computer Equipment $80,000 ($63,000) $17,000 40‐61‐621‐8201 ‐ ARCHITECT/ENGINEERING SERVS $41,500 $44,700 $86,200 40‐61‐621‐8203 ‐ CONSTRUCTION & SPECIAL INSPECTION/MONITORING $95,250 ($17,317) $77,933 40‐61‐621‐8204 ‐ PERMITTING FEES $44,800 ($20,000) $24,800 40‐61‐621‐8205 ‐ CONSTRUCTION $704,525 ($171,101) $533,424 General Fund (40) Capital/Fixed Assets ($346,718) Total Budget Amendments ‐ Increase / (Decrease) ($1,244,220) FY20 Quarter 2 Budget Amendments by GL Account (Attachment 4) Page 1 of 1 Rev. 1/3/18 R-20-18 Meeting 20-03 February 12, 2020 AGENDA ITEM 4 AGENDA ITEM Award of Contract for California Native Plant Species Propagation Services GENERAL MANAGER’S RECOMMENDATIONS 1. Determine that the recommended actions are categorically exempt from the California Environmental Quality Act, as set out in this report. 2. Authorize the General Manager to enter into a contract with Grassroots Ecology of Palo Alto, California to provide California native plant propagation services in an amount not to exceed $160,000 over four years. SUMMARY The Midpeninsula Regional Open Space District (District) actively rehabilitates natural habitats using native plants grown in specialty nurseries. Seeds, bulbs, plant divisions, or cuttings are collected locally on preserves to ensure plants are adapted to local conditions and to maintain genetic diversity. These native plants are used at numerous locations within District preserves to fulfill permit requirements, to restore disturbed sites, reintroduce native vegetation, and enhance the abiotic and biotic functions of natural habitats. This is a critical step in reestablishing healthy ecological function in areas impacted by past land use practices and/or disturbed by capital improvement projects, including access road and pond repair projects. The General Manager recommends awarding a contract with Grassroots Ecology for an amount not to exceed $160,000 to be expended over the span of four years (approximately $40,000 per year). There are sufficient funds in the Fiscal Year 2019-20 amended budget to cover the recommended action and anticipated scope of services through June 30, 2020. BACKGROUND The District’s mission includes the preservation, protection, and restoration of the natural resources and native habitats. In fulfilling the mission, the District works to restore and rehabilitate degraded and impacted habitats, and enhance the overall ecological value of open space lands. A supply of native plants that grow in the local area are essential to accomplishing this work. In 2012, scientists discovered a group of microorganisms of the genus Phytophthora in California nurseries that supply native plants. Many of these Phytophthora species appear to infect a wide variety of plant hosts, capable of causing disease on plants across many plant families and in many different habitats. Responding to this ecological threat, the District issued a moratorium on planting nursery stock seedlings on District-managed lands to protect the natural R-20-18 Page 2 environment. Scientists, including plant pathologists, restoration ecologists, native plant nursery operators and federal, state, local agency and District staff, formed a working group to develop best management practices to protect wildlands and better inform restoration/mitigation activities. The working group, Phytophthoras in Native Habitats Working Group, published Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries on September 22, 2016 (Attachment 1). This guide includes 98 Best Management Practices (BMPs) for professional growers who manage California native plant nurseries that supply plants for wildland projects. Given the importance and sensitive nature of these habitats, these BMPs support the highest standards and best practices to exclude Phytophthora and other soil-borne pathogens from nursery stock to the greatest extent possible. DISCUSSION Staff issued a Request for Qualifications and Proposals (RFQP) to provide California native plant propagation services on December 12, 2019. These services include the collection and cleaning of propagule specimens (e.g. seed, cuttings, plant divisions) from District lands using industry standards for native plant restoration and mitigation work in California, the germination and maintenance of nursery stock, and the testing for Phytophthora species prior to installation into wildland settings. Staff circulated the RFQP through email, posting on the District website, and directly contacted seven native plant nurseries in the San Francisco Bay Area. Two (2) firms submitted proposals: Grassroots Ecology and Ecological Concerns, Inc. Staff evaluated the qualifications of each proposer, the quality of the proposal, the implementation approach, and the overall team expertise. During the week of January 20, 2020, District staff performed site inspections of both firm’s plant nurseries for verification of the implementation of the BPMs outlined by the Working Group for Phytophthoras in Native Habitats. Evaluation criteria were determined prior to the release of the RFPQ and included the quality of the proposal, implementation approach to the project, and the implementation expertise of the firm. Grassroots Ecology was deemed the most qualified and best suited firm for the project based on their response to the RFQP, proposed project approach, qualifications, and a fair and reasonable price. Because the science of nursery production is evolving, especially around the testing for and BMPs around plant diseases, District staff will meet and confer with the vendor annually at the commencement of each year of service and negotiate any necessary refinements to the scope of work (seed order, number and species of nursery plants to be grown out) and associated fees for the upcoming year’s work program. FISCAL IMPACT There are sufficient funds in the amended FY2019-20 operating budget to cover the cost of the recommendation to implement and support non-MAA projects. If approved, sufficient funds for the recommended action will be requested as part of the annual Budget and Action Plan process for future years. The FY2019-20 amended budget includes $393,393 for the Bear Creek Redwoods - Pond Restoration and Water Rights (MAA21-008) project. There are sufficient funds in the project budget to cover the recommend action and expenditures. Future fiscal year budgets will be adopted annually as part of the annual Budget and Action Plan process. R-20-18 Page 3 Bear Creek Redwoods - Pond Restoration and Water Rights MAA21-008 Prior Year Actuals FY2019- 20 Adopted FY2020- 21 Projected FY2021- 22 Projected Estimated Future Years TOTAL Budget $188,877 $393,393 $0 $0 $0 $582,270 Spent-to-Date (as of 01/17/2020): ($188,877) ($94,738) $0 $0 $0 ($283,615) Encumbrances: $0 ($44,094) $0 $0 $0 ($44,094) Grassroots Ecology Contract: $0 ($10,000) $0 $0 $0 ($10,000) Budget Remaining (Proposed): $0 $244,561 $0 $0 $0 $244,561 The following table outlines the Measure AA portfolio 21 Bear Creek Redwoods: Public Recreation and Interpretive Projects allocation, costs-to-date, and the fiscal impact related to the Bear Creek Redwoods - Pond Restoration and Water Rights (MAA21-008) project. MAA21 Bear Creek Redwoods: Public Recreation and Interpretive Projects Portfolio Allocation: $17,478,000 Life-to-Date Spent (as of 01/17/2020): ($8,910,712) Encumbrances: ($953,229) Grassroots Ecology Contract: ($10,000) Portfolio Balance Remaining (Proposed): $7,604,059 BOARD COMMITTEE REVIEW This item was not previously reviewed by a Board committee. PUBLIC NOTICE Public notice was provided as required by the Brown Act. Public notice was sent to the Resource Management interested parties list by postal or electronic mail. CEQA COMPLIANCE Project Description The Project consists of the hand collection of native California propagules (e.g. seed) from local watersheds to be grown out in a nursery setting. Individual projects that include restoration planting covered under this recommended contract undergo appropriate CEQA evaluation before they are implemented. CEQA Determination The District concludes that work implemented under this recommended contract will not have a significant effect on the environment. It is exempt from the California Environmental Quality Act (CEQA) under Article 19, Section 15304 Minor Alterations to Land as follows: the work will R-20-18 Page 4 result a minor public alteration in the condition of vegetation (hand removal of native California propagules (e.g. seed) and does not involve removal of healthy, mature, scenic trees. In addition, this work is exempt from CEQA under Article 19, Section 15333 Small Habitat Restoration Projects as follows: the hand collection of native California propagules (e.g. seed) will not exceed five acres in size and will maintenance, restore, enhance, and protect habitat for fish, plants, and wildlife. There will be no significant adverse impact on endangered, rare or threatened species or their habitat pursuant to Section 15065. Moreover, the work will not occur near hazardous materials, and the project will not result in impacts that are significant when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. NEXT STEPS Following Board approval, the General Manager will execute a contract with Grassroots Ecology of Palo Alto, California for a four-year period beginning in FY 2019-20. Attachment 1. Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries Responsible Department Head: Kirk Lenington, Natural Resources Prepared by: Coty Sifuentes-Winter, Senior Resource Management Specialist, Natural Resources Contact person: Amanda Mills, Resource Management Specialist II, Natural Resources Working Group for Phytophthoras in Native Habitats Final September 22, 2016 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries The goal of these guidelines is to help you design and maintain a nursery system that excludes Phytophthora and other pathogens and corrects problems if they are found. Phytophthora plant pathogens can have devastating impacts on wildlands. Once these pathogens are introduced into the wild, they are extremely difficult – if not impossible – to eradicate. Our best defense against Phytophthora species becoming established in wildlands is to prevent their inadvertent introduction via infested nursery plants. Who should use these guidelines? The intended audience is professional growers managing California native plant nursery businesses that supply to wildland restoration projects. Given the importance and sensitive nature of these habitats, these guidelines support the highest standards and best practices to exclude Phytophthora and other soil-borne pathogens from nursery stock to the greatest extent possible. How to use these guidelines Nursery environments of every type are favorable for the development and spread of Phytophthora and other pathogens. These guidelines are focused on a growing environment that prevents pathogen introduction and identifies disease problems before they proliferate. All aspects of the system need to be designed and maintained so the nursery environment is not conducive to pathogen development. These guidelines are necessarily comprehensive and rigorous to reduce the risk that pathogens are inadvertently outplanted along with nursery stock. This document is not prescriptive and does not cover every practice, situation, or contingency that may arise in nursery plant production. These protocols will support a system that aims for a Phytophthora-free nursery to the best degree attainable. It formalizes certain aspects of nursery production systems so they can be monitored by nursery staff and audited. Each systems area below begins with an objective to be reached and suggested practices to attain that objective. These practices were developed with Phytophthora species in mind but apply to many other soil-borne pathogens. They use a systems approach that reflects good sanitation and general practices for nurseries. Tackling the issue together These recommendations will take time to design and implement at the scale of an entire nursery. We recognize that this is a time of transition and nurseries may need more time and resources to implement all of the suggested practices. Nurseries need to examine the constraints and properties of their particular site and production system when implementing a systems approach ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 2 for part or all of their facility. Focus on the listed objectives (i.e. clean planting materials, clean containers) and determine the most practical way your nursery can meet each objective. There is no way around it: growing plant nursery stock in a phytosanitary manner is more expensive and labor intensive, requiring more preventative measures than most nurseries use currently. One way to make this challenge less daunting is to create a portion of your nursery that is “clean” and work to expand from there. Protecting nursery plants from Phytophthora contamination is much easier if potential sources of Phytophthora within the nursery are eliminated – start clean, keep clean, end clean. Restoration professionals, nursery growers and plant pathologists are working together through this transition period to better understand the risks that Phytophthora species pose to CA native vegetation, delineate the current distribution of these pathogens, and develop low cost monitoring protocols that are simple and sensitive. These guidelines are a first step toward developing an accreditation program to simplify the process of acquiring clean native plant stock for restoration sites. We encourage you to join us in these efforts to protect and sustain California native habitats. More information may be found at calphytos.org. Contact Janice Alexander at jalexander@ucanr.edu with any questions or comments. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 3 Contents 1. Definitions................................................................................................................................................. 4 2. Clean planting materials ........................................................................................................................... 6 3. Clean containers ........................................................................................................................................ 8 4. Clean potting media .................................................................................................................................. 9 5. Clean water ............................................................................................................................................. 10 6. Clean production practices ...................................................................................................................... 11 6.1. Workers and visitors ........................................................................................................................ 11 6.2. Nursery design, layout, and work flow ............................................................................................ 12 6.3. Benches and growing areas .............................................................................................................. 13 6.4. Tools, surfaces, and the nursery environment .................................................................................. 14 6.5. Other cultural inputs ........................................................................................................................ 15 6.6. Inspection and testing ...................................................................................................................... 16 7. Record keeping ....................................................................................................................................... 18 8. Delivery of finished plant material ......................................................................................................... 19 Special note: Buy-Ins .................................................................................................................................. 19 9. Sanitizing materials and treatments ........................................................................................................ 19 9.1. Chemical sanitizing agents.............................................................................................................. 20 9.1.1. Aqueous chemical sanitizers .................................................................................................... 20 9.1.2. Alcohol-based sanitizers .......................................................................................................... 22 9.2. Heat treatments ............................................................................................................................... 22 10. Applications of phytosanitary procedures ............................................................................................ 23 10.1. Disinfesting outer surfaces of vegetative materials (stems, rhizomes, roots, divisions) ............... 23 10.1.1. Sodium hypochlorite dip ........................................................................................................ 23 10.1.2. Hot water treatment ................................................................................................................ 24 10.2. Sanitizing recycled containers ...................................................................................................... 24 10.2.1. Chemical sanitizers ................................................................................................................ 24 10.2.2. Hot water treatment ................................................................................................................ 24 10.3. Sanitizing tools and surfaces ......................................................................................................... 25 10.4. Heat treatment of potting media.................................................................................................... 25 10.5. References ..................................................................................................................................... 27 ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 4 1. Definitions For the purposes of this document, the following definitions apply. Batch — A group of plants with a common risk profile with respect to potential for contamination in the propagation process. Generally, a group of plants of a single species with a common source of propagative material that is started at the same time using the same potting media (composition, treatment, handling). Plants within the batch are normally handled in the same way after potting and may or may not be spatially grouped (see block). Related batches are those that share one or more common risk factors (e.g., same potting media batch but different propagative material or date of planting). If a Phytophthora detection is made within a given plant batch, that batch and related batches are considered potentially contaminated until the source of contamination can be determined via testing and records. Block — A spatially grouped array of plants on a bench, normally from a given batch. A block of plants normally has a common risk profile with respect to potential for contamination associated with nursery practices after potting (e.g., accidental introduction via contaminated hands or tools) related to potential for pot-to-pot splash. If a Phytophthora detection is made within a given plant block, that block and adjoining blocks are considered potentially contaminated until proven otherwise via testing and records. Clean — Sanitized, heat-treated, or new (e.g., plastic pots), and maintained in a way to prevent subsequent contamination. Clean production area — Entire nursery production area or a fenced, posted, separated area maintained to exclude contaminated materials to the best degree possible. Clean production system — An integrated system designed to produce plants that are free of soilborne Phytophthora species and other pathogens and pests. Plants produced following these specifications are likely to be free of most significant pathogens and pests, with the chance of infestation reduced to the lowest achievable level. Contaminated or potentially contaminated — Any surface or material that is not freshly sanitized, heat-treated or otherwise clean. The ground, soil and potting media that has not been heat treated, used pots, plants not produced following these guidelines (including all plants from other nurseries or in natural or planted landscapes), and anything that has been in contact with these should be considered as potentially contaminated. Cull — As a verb, to pick out for the purpose of discarding (e.g., plants showing disease symptoms are culled). As a noun, cull refers to the items (e.g., diseased plants) that have been selected for discard. Disinfectant — Materials such as bleach (sodium hypochlorite solutions), alcohol, quaternary ammonium compounds, and peroxides that can directly kill exposed propagules of Phytophthora or other plant pathogens when used properly. Most disinfectants can also kill a wide variety of bacteria and deactivate many viruses. Fungicide – Chemicals applied to suppress fungi and/or Oomycetes. The spectrum of activity and efficacy against groups of pathogens varies widely by chemical type. At labeled use rates, fungicides may reduce spore germination, infection, or colonization rate, but do not typically kill the target pathogen. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 5 Heat-treated — In regards to potting medium, containers, etc., free of plant pathogens through exposure to heat at a temperature and time duration that will that kill plant pathogens, and subsequently handled and maintained in a manner to prevent contamination (see Recommended sanitizing Procedures). Infected — A plant that has a pathogen that has grown into its tissues. Infections normally involve internal colonization of plant tissues and are not eliminated via surface treatments such as disinfectant dips. Only plants or plant parts are referred to as infected (see also infested). Infested — Containing or superficially contaminated with propagules of a pathogen. Soil, potting media, tools, and surfaces may be infested with spores of pathogens (see also infected). Phytosanitary — Free of plant pathogens; as an adjective, used to describe techniques or practices that prevent materials from being infected or infested with plant pathogens (e.g., phytosanitary measures). Potting media — Substrate used for germinating, rooting, or growing plants in containers. Typically a mixture of organic and inorganic materials. Propagule — Living portions of a plant, fungus, oomycete, etc. that can serve to reproduce that organism. For plants, propagules include seeds, cuttings, divisions, bulbs, corms, tubers, etc. For fungi or oomycetes (including Phytophthora), these include both vegetative filaments (mycelium) as well as various spores and resistant structures. Sanitized — Cleaned to remove debris and soil particles and subsequently treated with a disinfecting agent such as sodium hypochlorite (chlorine bleach), quaternary ammonium compounds, alcohol, or heat in a manner that destroys any residual plant pathogen propagules. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 6 2. Clean planting materials Objective: Start with propagative material that is free from infection or external contamination by Phytophthora species as well as other possible pathogens. Suggested practices: 2.1. To avoid introducing Phytophthora into seed collection areas, make sure your equipment, vehicle, and footwear are clean. Clean and sanitize your footwear and tools between locations. 2.2. Where possible, collect seeds and cuttings as high above the ground as possible, preferably at least 3 ft above the soil surface. 2.3. Whenever possible, seed/fruit should not be collected directly from the ground. Seed can be knocked onto clean tarps placed on the ground or collected using seed traps. If seed is otherwise unavailable, exceptions may be considered based on the following criteria: 1). Vegetation is robustly healthy, the site is not known to be and not likely to be contaminated; 2). Seed has recently dropped on dry ground or leaf litter. Seeds that may be contaminated with soil via water splashed from the soil should be appropriately treated before storage or use (see section 9. Sanitizing materials and treatments). Ground-collected seed will be kept separate from other collected material during seed processing and planting and should be prioritized for testing throughout propagation. 2.4. Seeds, cuttings, and other plant propagules should not be collected from the vicinity of past restoration plantings or other areas where Phytophthora infestations are known, suspected, or likely. In the unusual situations where this is not possible (e.g., for rare populations), seed or tip cuttings may be collected if collected at a distance of 1 m or more above the ground. Material propagated from such sources should be kept segregated from plant material propagated from pathogen-free areas. 2.5. Protocols for seed collection from species that are low growing (with height stature less than 1 m above the ground) should minimize the risk of potential Phytophthora contamination. In general, seed that matures after the rainy season has ended has a low risk of being contaminated if collected before fall rains begin. 2.6. Collect seeds, cuttings, or other propagules only from plants and fruit that appear healthy. Do not collect or store seeds or other propagules with apparent disease symptoms such as decay, atypical discoloration, or fungal fruiting bodies. 2.7. If possible, avoid collecting seeds or other propagules during wet or muddy conditions to minimize potential for contaminating propagules or spreading contaminated soil. 2.8. Collect propagules with clean hands/gloves and equipment (pruning shears, etc.) and place them in new bags/envelopes and new or clean containers. Sanitize gloves, hands, and tools immediately if they come in contact with soil. Sanitize cutting tools frequently. 2.9. Conduct all processing of seeds or cuttings in a clean work area with clean equipment and clean hands or gloves. Discard or sanitize any seed or propagule that is dropped on the ground or comes in contact with contaminated surfaces or materials. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 7 2.10. Clean seed as soon as possible after collection to remove any debris before storage or stratification. Inspect stored seeds or other propagules regularly and discard materials that develop symptoms in storage. 2.11. Where compatible with seed storage and germination requirements, treat seed using heat or appropriate disinfecting chemicals to eliminate seed-borne pathogens or external contamination. Seed treatment may be omitted for species where it is impractical or the risk of seed-borne or contaminating pathogens is negligible. 2.12. Do not bring potentially infected or contaminated plant material into clean production areas of the nursery. Properly collected seed and tip cuttings (described above) will normally be free of Phytophthora. 2.13. Plant propagules that have been in contact with the soil (divisions, tubers, rhizomes, bulbs, etc.) have an elevated risk of being infected or contaminated with Phytophthora or other soilborne pathogens. Plant stock originating from such propagules should be segregated from planting material started from cleaner sources, such as seed or cuttings and from other vegetatively propagated material from different localities. The goal is to avoid introducing pathogens, including pathogens that may be endemic to a given site, to new areas or native plant populations via plants that become infected in the nursery. 2.14. Plant propagules from the soil (divisions, tubers, rhizomes, bulbs, etc.) should be thoroughly cleaned to remove soil and inspected. Discard propagules that show evidence of decay. Surface contamination can be removed with treatments such as diluted bleach dips, but surface treatments will not eliminate internal infections. Internal infections can only be eliminated by heat treatments, but not all plant propagules will tolerate temperatures needed to kill Phytophthora infections. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 8 3. Clean containers Objective: Use only clean containers to eliminate these as a potential source of pathogens. Suggested practices: 3.1. Use only new or cleaned and sanitized pots/flats/containers in the nursery. 3.2. Do not allow your clean containers (new or sanitized) to become contaminated. - Store containers off the ground on clean racks or shelves out of reach of splashing water or in covered bins. - Never place clean containers on the ground, in water, or on other potentially contaminated surfaces. 3.3. Handle used pots and flats as contaminated items. Don’t store dirty containers in or near clean areas of the nursery and don’t let them accumulate. Clean or dispose of them promptly. Keep used pots and flats in a bin or enclosed area outside of clean nursery area where the contamination can be contained and cleaned up. 3.4. Before reuse, containers must be sanitized following an approved procedure (see Recommended Procedures section below “Sterilization of recycled containers”). Most sanitation treatments will be more effective if old potting media and plant material are cleaned off before sanitizing. The container cleaning area should not be in the clean area of the nursery (see “Nursery design, layout, and work flow” below). After sanitation, store and handle to prevent contamination as noted above. 3.5. Plant stakes, irrigation emitters and lines, descriptive signs, etc., that are placed on, over, or in pots should be new or sanitized prior to use. 3.6. Bins for holding heat-treated potting media should be sanitized before refilling as a precaution to minimize the potential for introducing contamination at this critical control point. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 9 4. Clean potting media Objective: All potting media must be pathogen free and be handled and stored in a manner that precludes contamination. Suggested practices: 4.1. All germination and potting media must be pathogen-free. This is optimally accomplished by treatment with moist heat (e.g., using aerated steam or other approved procedures; see Recommended Sanitation Procedures section below). 4.2. Commercial vermiculite and perlite in sealed bags from the primary manufacturer or bagged potting media that has been heat-treated should be pathogen-free if it has been handled in a manner to prevent contamination. Other potting media components (such as soilless media components) may be used without treatment only if they are known to be free of contamination due to manufacture and handling conditions. Commercial potting mixes that are not heat-treated have been sources of pathogens and weeds. 4.3. Handle heat-treated potting media in a manner to prevent contamination. Stored heat-treated potting media should not come in contact with the ground or be exposed to water splash or runoff. Do not contaminate heat-treated potting soil by using nonsanitized tools, hands, gloves, or by walking on it. 4.4. Store clean planting media in clean, covered bins if possible. For large nursery operations where closed bins are not practical, media may be kept in a contained area on a non-permeable, cleanable surface (e.g., pond liner) that is above grade, sloped to prevent water from draining toward the media, and protected from ground splash or runoff on all sides. Cover the media when not in use. Rigorous sanitation should be observed when adding or removing media from the containment area. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 10 5. Clean water Objective: Use only uncontaminated, appropriately-treated water for irrigation. Suggested practices: 5.1. Use only clean, pathogen-free water for irrigation and rinsing surfaces. Water should be from treated municipal water supplies (including tertiary-treated municipal recycled water) or wells, and delivered through intact pipes. If recycled water is used, it must be treated with ozone, chlorine, UV, ultrafiltration, or other methods proved to eliminate Phytophthora and treatment systems must be monitored to ensure that treatment is effective. 5.2. If well water is used, wellheads should be protected from contamination by surface water sources. 5.3 Surface waters, especially recycled nursery runoff, are known sources of Phytophthora contamination. Untreated surface waters and recycled nursery runoff should not be used, and plants should not be held where potential contamination from such sources is possible via splash, runoff, or inundation. 5.4. Ensure that the plumbing system is intact and properly protected with backflow prevention devices so that contaminants from the soil or runoff water can’t enter the system. As discussed under clean production practices, make sure that all hose ends, nozzles, emitters, and other irrigation equipment do not come in contact with the ground and are sanitized before use on clean benches and plants. Re-sanitize drip irrigation equipment whenever it is moved to a different set of plants. For more information see sections 9 and 10 of these guidelines. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 11 6. Clean production practices Objective: Prevent contamination of initially clean plant materials by consistently following an integrated set of comprehensive phytosanitary working practices. 6.1. Workers and visitors Objective: Ensure that all personnel that work in or visit the nursery consistently follow phytosanitary practices. Suggested practices: 6.1.1. Nursery workers should be trained in approved phytosanitary procedures and follow the procedures at all times. Make sure nursery workers have access to resources that discuss clean nursery practices so they understand how Phytophthora spreads and the reasons for clean working practices. Encourage workers to ask questions if they are unclear about procedures or their rationale. 6.1.2. Clothing worn in clean areas of the nursery should be free of contamination. Don’t enter clean areas wearing clothes that have soil from landscaped areas, field sites, trails, or other potentially contaminated areas. Change clothes or use a removable outer layer (apron, smock, or coveralls) if you will be working with contaminated materials (e.g., cleaning used pots) and in clean nursery areas on the same day. Ensure personal protective equipment is clean and sanitized as appropriate. 6.1.3. Footwear should be cleaned and sanitized before entering clean areas of the nursery. Clean off all soil and detritus first and finish by soaking the soles and contaminated portions of the uppers with a disinfectant (e.g., quaternary ammonium or 70% alcohol). 6.1.4. Use waterproof gloves when possible and clean and sanitize regularly (or discard as needed if using disposables). Use separate gloves for highly contaminated operations such as cleaning used pots. 6.1.5. Leather or fabric gloves are hard to sanitize and keep free of soil particles and should be avoided. Where use of these gloves is necessary, use multiple washable pairs and change into clean gloves if gloves become contaminated or when switching between activities that could result in cross contamination. 6.1.6. Don’t allow volunteers or other workers to bring home-gardening gloves into the nursery unless they are freshly laundered. 6.1.7. If not using gloves, wash hands thoroughly with soap and water or hand sanitizer (quaternary ammonium or alcohol based) making sure to clean off all adhering soil. 6.1.8. Require nursery visitors to follow the phytosanitary procedures that would apply to nursery workers, including clean clothes, shoes, and hands. Don’t allow visitors to enter clean areas or handle plants or clean materials without following the appropriate phytosanitary procedures. 6.1.9. Because information related to Phytophthora and other pests and diseases continues to expand and recommendations may change, keep in touch with the latest research and regulatory information. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 12 6.2. Nursery design, layout, and work flow Objective: Use the design and layout of the nursery to reduce opportunities for introducing contamination into plant stock. Suggested practices: 6.2.1. Assess the areas adjacent to the nursery to determine whether they could serve as sources of contamination via flowing water, mud flows, blowing soil or debris, or splash from roads or vegetation. Install drainage, fencing, and barriers where appropriate to mitigate contamination from off-site sources. 6.2.2. Consider worst-case conditions (heavy rainfall, high winds, etc.) when designing mitigation measures such as drainage to ensure that these measures will be effective across the whole range of likely weather conditions. 6.2.3. Maximize separation between clean and potentially contaminated areas. Don’t situate contaminated areas (e.g., trash bins, dirty pot piles) where runoff, splash, or wind can move contaminated soil, water, or debris into clean areas. Separation between clean and contaminated areas should be at least 10 ft (3 m). 6.2.4. Use barriers and controlled access to restrict movement from contaminated to clean areas and require sanitation at entry points into clean areas. 6.2.5. Keep the size of contaminated areas to a minimum. Use solid surfaces, catchments, and drains to capture and remove contaminated soil, debris, and runoff to minimize opportunities for spread into clean areas. 6.2.6. In and near clean areas, use closed bins or dumpsters for disposal rather than cull piles that can serve as sources of contamination. Areas for handling and discarding culls should be outside of the nursery clean areas and should not be located where wind or flowing water could carry contamination into the nursery. 6.2.7. Organize the flow of work in the nursery so that contamination from old plants, containers, and soil won’t be spread to clean materials and areas. 6.2.8. Consider how and where deliveries are made and avoid having contaminated vehicles and equipment enter clean production areas. Any vehicles entering clean areas of the nursery should be free of soil and debris. 6.2.9. Use signage at all access points that specify decontamination procedures required before entry. Use signage to emphasize clean working practices. 6.2.10. Establish wash and decontamination stations that are easy to use at all entrances to clean areas. 6.2.11. Make it easy for workers to follow clean production practices. Install hangers to keep hose ends off the ground. Have sanitation supplies such as brushes and disinfectant sprayers staged in convenient spots in working areas or have workers carry these supplies on their tool belts. Use an easily cleanable cart equipped with sanitation supplies that can be used as a clean working surface in the nursery. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 13 6.3. Benches and growing areas Objectives: Provide enough space between plants and potential sources of contamination to minimize the risk of contamination via water splash. Suggested practices: 6.3.1. Keep all plants on benches so that the bottoms of plant containers are at least 2 ft (60 cm) above the underlying surface (3 ft is preferable) to minimize the risk that water splashed from that surface will contaminate plants or benches. 6.3.2. Bench tops should be made of expanded wire mesh or other nonporous open materials that do not allow water movement between pots and can be effectively sanitized. Plywood, wood pallets, or similar solid surfaces that allow water to pool or run laterally are not acceptable. Do not use benches that have wide horizontal surfaces that can catch and hold water or debris. Potting benches and similar areas that need to be decontaminated frequently should be made of nonporous materials that are easy to clean and sanitize. 6.3.3. Wood is difficult to keep clean and to sanitize, so its use in nursery benches is generally discouraged. Wood is acceptable in applications such as upright members (bench legs) or other supports that do not catch soil, water, plant debris, etc. 6.3.4. Manage surfaces underneath benches and in walkways and driveways to prevent puddles, eliminate potential for splash, and remain free of weedy vegetation. Maintain adequate drainage and use gravel, landscape fabric, pavers, concrete, or other materials to keep underlying soil covered and avoid having exposed wet soil or mud. 6.3.5. Allow as much space as possible between benches and between blocks of plants within benches to minimize the potential for cross contamination via splash, which can readily occur to horizontal distances of at least 3 to 5 ft. Barriers that prevent splash between blocks can prevent cross-contamination of blocks that are more closely spaced. Note that if contamination is detected, all plants within splash distance of a Phytophthora-infected plant or block of plants need to be quarantined for further testing or discarded, so maintaining separation helps localize spot infestations to the fewest plants possible. 6.3.6. Increase spacing between pots within blocks where possible to reduce the potential for pot-to-pot splash. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 14 6.4. Tools, surfaces, and the nursery environment Objectives: Use thought and care in all aspects of plant handling to prevent contamination in various plant production and maintenance activities. Suggested practices: 6.4.1. Provide disinfectant footbaths or other decontamination supplies (brushes and disinfectant sprayers) for sanitizing footwear at all entrances to clean areas. Workers may also use a separate set of sanitized shoes or boots that are used only in the clean area. Sanitize these at least daily, see sections 9 and 10 of these guidelines for further details. 6.4.2. Items (including workers’ gloves or hands) that have been in contact with the ground or other potentially contaminated surfaces or materials must be sanitized before being placed in contact with clean plant materials, pots, soil, or benches. 6.4.3. Do not insert unsanitized items in the plant potting media (including your finger to check moisture). If you need to probe into the pots of multiple plants, use clean and sanitized tools, implements, fingers, etc., as you move from plant to plant. 6.4.4. Clean and sanitize hands, surfaces, and implements periodically when handling many plants successively in operations such as repotting. Clean and sanitize hands/gloves, tools, etc., when switching between different blocks of plants. 6.4.5. Assign tools and equipment for exclusive use in the clean production area. Heat-treated potting media should also have dedicated clean tools. Provide clean storage areas where tools can be stored off the ground and away from splashing water. Tools and equipment should be stored clean and sanitized before use. 6.4.6. Avoid unnecessary handling, rearranging, and moving of plants. Handling increases chances for contamination. Rearranging plants can obscure patterns that might indicate a disease or pest problem, and can also increase the chances for spread by giving infected plants new sets of neighbors. 6.4.7. Do not place container stock on the ground or unsanitized surfaces at any point. Plants that are potentially contaminated through improper handling should be discarded or moved to a quarantine area and not left in clean areas. It is better to lose one plant than to risk contaminating an entire block. 6.4.8. Place plants and other clean items only on clean or sanitized surfaces if it is necessary to move them. Clean intact sheets of plastic or paper may be used as a clean working surface. 6.4.9. Clean and sanitize benches before placing a different set of plants or other clean items on them. 6.4.10. Remove suspected diseased plants as soon as problems are seen. Transfer to a quarantine area for testing. Note the locations on the bench by leaving empty spots and make notes indicating date, symptoms, and test results. Monitor and test adjacent plants as appropriate (see 6.6. Inspection and testing below). 6.4.11. Promptly dispose of culls and disposable contaminated materials by placing them in a closed waste container. Do not maintain containers of contaminated waste or culls in the clean area. After use, take them to the waste disposal area and clean and sanitize the container before ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 15 bringing it back to the clean area. Alternatively, use disposable bags for waste collection, seal, and take directly to the waste disposal area. 6.4.12. Maintain general cleanliness in the nursery by removing plant debris and spilled potting media. Avoid creating dust and splash when cleaning. 6.5. Irrigation practices and management Objective: Manage irrigation to minimize the risk of introducing contamination and development of Phytophthora diseases. 6.5.1. Use low water pressure and small droplet sizes when irrigating to minimize splash between containers. 6.5.2. Schedule overhead irrigations to minimize the duration of leaf wetness. 6.5.3. Use drip irrigation where feasible to minimize the potential for splash between containers. Thoroughly sanitize drip irrigation equipment whenever it is moved between different plants. 6.5.4. Avoid excessive irrigation or stressing plants with inadequate water. Consider water loss from evapotranspiration, inputs from rainfall, plant and pot size and other factors when scheduling irrigations. 6.5.5. Keep irrigation wands, nozzles, and hose ends at least 3 feet (1 m) off the ground on clean, sanitized hooks or racks. The same standard applies to any portion of a hose that may come in contact with or will be held over plants or benches during use. Resanitize these items after any contact with the ground or other potentially contaminated surfaces. Overhead hose reels (like those used in auto shops) are somewhat expensive, but potentially an easy way to avoid contaminated hoses in a small nursery. 6.6. Use of amendments and chemicals Objective: Avoid applying materials to plants that may be contaminated with pathogens or that will interfere with the testing procedures used to detect and eliminate infected plants in the nursery. 6.6.1. Do not apply materials to plants (e.g., compost tea, organic amendments, organic fertilizers) unless you have reliable documentation that they (a) are free of Phytophthora and other pathogens and (b) have been stored and handled in a way to prevent contamination. 6.6.2. Do not apply systemic oomycete suppressive compounds (commonly called “fungicides”) because these compounds suppress Phytophthora and can interfere with Phytophthora detection but do not eliminate Phytophthora infections. These include fertilizers containing phosphite or phosphonate salts (note: phosphites have suppressive activity against Phytophthora diseases; phosphates are fertilizers with no such activity) as well as “fungicides” labeled for use against Phytophthora. Early detection of a Phytophthora introduction into the nursery may be thwarted by use of these chemicals, allowing spread to occur undetected. Infected plants may show no obvious symptoms, but when planted into the field, disease suppression declines as the chemicals ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 16 degrade. The pathogens can resume activity, leading to both plant decline and infestation of the planting site. 6.6.3 Biological control agents (e.g., soil bacteria or fungi) or other microbial additives applied to plants or potting media must be free of plant pathogens. The use of such agents is discouraged. 6.7. Inspection and testing Objective: Identify potentially diseased material at the earliest possible stage so it can be culled in a timely manner to prevent further spread in the nursery. Note that with clean inputs and clean production practices, the need for testing will be minimized and tests should show no Phytophthora detections. If Phytophthora contamination is detected in the nursery, you will need to reevaluate your practices (see “7. Record Keeping” below) and look for possible avenues of contamination. Suggested practices: 6.7.1. Visually inspect all plants regularly and frequently (at least weekly) for poor growth or appearance. Special attention should be given to cutting flats. Shoot symptoms in Phytophthora infected plants may include (in order of increasing severity): low vigor, stunting, off color, intermittent wilting or water stress symptoms, leaf tip dieback, leaf blight, root collar and/or stem cankers, whole plant wilting or necrosis. 6.7.2. Look for patterns of symptoms in the block that may suggest spread from one or more infected plants. This will not be possible if you rearrange plants on the bench. 6.7.3. Remove suspected diseased plants from the clean production area in a manner that will prevent contamination of other remaining plants. In particular, don't let water or potting media from removed containers to fall into other containers or onto clean surfaces. Place pots in a plastic bag or clean container before moving. 6.7.4. The positions of removed plants on a bench should remain unoccupied at least until testing has been completed. Quarantine adjacent plants (hold in place without selling or moving) within 6.5 ft (2 m) of suspected diseased plants until testing is completed. 6.7.5. When examining root systems, remove suspect diseased plants from the clean area to a contained, cleanable surface. Look at as much of the root system as possible by separating roots from the potting media; rinse with water if needed to see roots more clearly. Roots with severe Phytophthora rot may appear discolored, mushy or decorticated (outer soft tissues slough off, leaving only the woody vascular tissues). In less decayed roots, you may only see decay or discoloration of small side roots or newly-emerging root tips and overall root growth may be less than expected. There may be areas of apparently healthy roots and others that show decay. At early stages of disease or in some species it may be difficult to see any clear symptoms of disease. 6.7.6. Plants with possible disease symptoms and surrounding plants should be tested for the presence of Phytophthora, or other pathogens if appropriate, following an approved protocol. 6.7.7. If Phytophthora is detected within a block of plants, all plants within a 1 ft radius of the edge of the affected container(s) should be removed from the block and subjected to further testing. If ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 17 additional detections are made in this sample, all containers within 2 meters (6.5 ft) from the edge of the detection should be removed from the clean production area and quarantined or destroyed. Blocks adjoining the removed plants should be quarantined in place pending further testing to determine whether the contamination is related to the batch or is related to the block (see definitions). If possible, use bench level testing (see Phytophthora testing procedures document) to test the suspect block and other materials from the same batch that may be in other blocks. 6.7.8. Dispose of all plants in contiguous blocks that test positive for Phytophthora. Quarantine and continue to test adjoining blocks until you delimit the extent of infected plant material. Plants adjacent to a detection can be considered uninfected if no detections are made in two successive tests conducted at least 2 weeks apart under suitable test conditions. If the pathogen is under quarantine or regulation (for example, P. ramorum) the rules from the APHIS confirmed protocol may apply. 6.7.9. Thoroughly sanitize bench surfaces, irrigation equipment, and other items and surfaces that may have been in contact with Phytophthora-infected plants. 6.7.10. Seek diagnostic help from qualified experts if you encounter unfamiliar pests or disease symptoms. 6.7.11. Bench-level testing (see http://phytosphere.com/BMPsnursery/testingShell.htm) can be used to test for the presence of Phytophthora in blocks of plants that do not show obvious symptoms as a quality control check. Rotate the testing among blocks, with emphasis on plant material that has been in the nursery the longest. 6.7.12. Sentinel plants (hosts that are highly susceptible to Phytophthora infection and readily show shoot symptoms) may be used as a screening tool for possible Phytophthora infection in the nursery, and be incorporated in various parts of the nursery as described under recommended procedures below. Sentinel plants should be inspected along with ordered plants. If symptoms of decline or plant death are observed in sentinel plants, they should be immediately removed from the block and tested for Phytophthora following an approved protocol. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 18 7. Record keeping Objective: Maintain records that verify that inputs are clean, nursery workers are complying with clean production practices, and facilitate traceability of materials used for the production process. Suggested records: 7.1. Plans and procedures: Maintain detailed plans for implementing management practices that can be used for worker training and reference. Post relevant procedures in work areas where they will be applied. 7.2. Records: Record data and maintain records needed to verify compliance with clean production practices. Logged entries should include dates and employee initials. All records should be available for review by certifying agents or buyers and copies should be provided upon request. 7.3. Planting materials: Maintain dated logs noting collection locations or sources, propagule types, collector name(s), species, location, and notes on environmental conditions or any exceptional circumstances, storage (e.g., dates, locations, temperature) and treatment (e.g., dips, heat treatment) parameters. Information considered proprietary need not be disclosed, but information showing compliance with phytosanitary procedures should be documented to the degree possible. 7.4. Containers: Keep a log that tracks the type of pots and flats used (new or reused) for each batch of plants. If reused containers are used, note cleaning and sanitation details (when treated, by whom, how). 7.5. Potting media: In dated logs state the source and treatment of potting media, (including time and temperature data). 7.4. Water: Document the water supply used, including practices used for maintaining wellhead integrity, if applicable. If using municipal sources, make note of when maintenance occurs, such as repair of broken pipes, etc. 7.5. Production practices: Compliance with phytosanitary procedures should be documented to the degree possible with dated log sheets. Dated logs should include records for testing or refreshing disinfectant solutions (post a log sheet near the site), plant health inspections, checklists, and other records used to emphasize and maintain clean production practices. 7.6. Testing: Keep track of which batches or individual plants have been tested, where they were located in the nursery, and dated results. Document further actions taken based on test results (retesting or scheduled retesting, plants destroyed, moved to quarantine area, etc.) and any follow-up or determinations as to the source of identified detections. 7.7. Plant batches: Use pot labels to identify each plant batch. The batch number should allow you to identify the type and source of plant propagules used, dates of potting and repotting, type of potting media used and how/when it was treated, testing, and other production inputs and handling. This information is critical for tracing potential sources of contamination if plants in a given batch are found to be infected. 7.8. Worker training: For all workers, keep track of training that was conducted (when, by whom, topics). Make sure nursery workers have read guidelines and other related materials and have ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 19 enough training to follow them. Keep copies of guidelines and related procedures available for quick reference in the nursery. 8. Delivery of finished plant material Objective: Follow phytosanitary procedures to maintain clean stock until it has been transferred to the customer. Suggested practices: 8.1. Workers should follow the phytosanitary protocols and principles already explained in this document to prevent contamination of plants as they are moved back and forth in vehicles or carts for delivery. 8.2. Place plants only on clean sanitized surfaces for transport. Do not move plants in unsanitized carts or wheelbarrows. Be sure to sanitize handles. 8.3. Clean paper or plastic sheeting can be used to provide a clean surface as long as these materials are intact. 8.4. Only plants that have been handled under phytosanitary conditions and maintained in clean vehicles can be considered for return to the nursery. Such material should be kept separate from other plants and not mixed back into clean production blocks. Plants delivered to clients or sites should not be returned to the nursery. Special note: Buy-Ins Buy-ins present a considerable risk of pathogen introduction into your nursery operation so you should avoid bringing in plants if at all possible. If you must bring in plant materials, maintain plants in a quarantine area that is segregated from the clean areas of your nursery for at least a couple of months. At the end of the holding period, assay the plants using individual pot baiting (for small numbers of plants) or bench level baiting (for larger numbers or plants; see Phytophthora testing procedures). You should also inspect the foliage for evidence of foliar Phytophthora infection caused by species such as P. ramorum as well as symptoms of other diseases. Some of the root-rooting Phytophthora species can also cause foliar lesions, especially on lower leaves. Suspect foliar lesions can be tested using immunoassay strips. Document plants that were brought in and inform clients which plants were not grown under your conditions from the start. Clients may not accept such material or may require you to more intensively test these plants before delivery. To maintain the best level of biosecurity for your nursery, do not move buy-in plants into clean production blocks. Maintain them in separate areas that can be managed under quarantine conditions. Note that after 30 days, accepted buy-in plants will be considered part of your inventory for regulatory purposes. Document the origin of all plants and where they are eventually placed. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 20 9. Sanitizing materials and treatments This section discusses selected chemicals and treatments that are used to kill propagules of Phytophthora and other plant pathogens that are present in or on materials used for nursery production. It is important to understand the appropriate uses and limitations of each treatment. Chemicals and heated materials can pose safety hazards to workers. Personnel should identify and observe all necessary safety precautions to protect themselves and others from injury. All chemicals should be handled, stored, and disposed of in accordance with applicable local, state, and federal regulations. 9.1. Chemical sanitizing agents 9.1.1. Aqueous chemical sanitizers Several types of chemical sanitizing agents are used in aqueous (water-based) solutions. These include: - chlorine bleach (sodium hypochlorite, NaOCl) - quaternary ammonium compounds - hydrogen dioxide (=hydrogen peroxide, formulated with peroxyacetic acid) These materials can be used to sanitize a variety of materials, including containers, benches, and other surfaces. All of these materials are deactivated when they contact soil or organic matter. Therefore solutions become ineffective with use and over time. The following general procedures apply to all of these materials. - Sanitizing solutions should be freshly made or tested before use to ensure target concentrations. Test strips are available to check the concentrations of these materials. - Use only clean water free of organic debris or rust for diluting the chemicals. Water contaminants can deactivate sanitizing chemicals. - Before treatment, surfaces should be brushed or rinsed to remove debris, soil, old potting media, etc., to the degree possible. Note that if items are rinsed with water first, they should be allowed to dry to the point that the sanitizing solution is not diluted excessively. - A sufficient amount of the sanitizing solution needs to be in contact with all portions of the items being treated for at least the minimum specified time. In general, treated items should be fully immersed or flooded with a film of liquid for the duration of the treatment time. - It may be necessary to dry or rinse treated items after treatment to remove chemical residues for some uses. Bleach (sodium hypochlorite) solutions. Concentrations of sodium hypochlorite vary in available bleach products, so the concentration in any given product should be checked, and the dilution rate adjusted as necessary before preparing solutions. Table 1, below, provides dilutions for several common bleach concentrations. The final sodium hypochlorite concentrations in these diluted bleach solutions (about 0.525%) is equivalent to 5000 ppm (or 0.5%) available chlorine. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 21 Table 1. Dilutions of commonly available bleach products needed to obtain approximately 0.525% sodium hypochlorite concentrations (5000 ppm available chlorine). Percent sodium hypochlorite in bleach Parts bleach Parts water Diluted bleach percent sodium hypochlorite 5.25% 1 9 0.525% 6.0% 1 10.4 0.526% 8.25% 1 14.6 0.529% 8.3% 1 14.8 0.525% For example, adding 100 ml of 5.25% bleach to 900 ml of water will make 1000 ml of 0.525% NaOCl solution. If using 8.3% bleach, 100 ml of bleach would be added to 1480 ml of water to make 1490 ml of 0.525% NaOCl. The sodium hypochlorite in bleach solutions breaks down quickly in contact with soil or organic debris, and is also decomposed more quickly in light, at higher temperatures (above about 75°F = 24°C), in the presence of various metal ions. It is also less active at pH values less than 5 or higher than 7. Because it is difficult to monitor all of these factors, diluted bleach solutions should normally be made up freshly before use and replaced frequently. Chlorine test strips can be used to check chlorine concentrations, but commercial strips vary in the range of concentrations they detect, so check the range before you purchase. The most common and inexpensive strips detect up to 200 ppm chlorine. To use these strips to detect 5000 ppm chlorine requires further dilution of the solution you wish to test. For example, to check whether a diluted bleach solution contains 5000 ppm chlorine, you would need to add 1 part of the solution to 24 parts water and check that the test strip shows 200 ppm chlorine. Test strips that cover higher ranges of chlorine concentrations are available, but are more expensive. The hypochlorite concentration in new, sealed bleach containers can also diminish over time, so it is better to use bleach that has been stored no longer than 3 to 5 months after purchase. Concentrated bleach solutions are corrosive and can release toxic chlorine gas if mixed with ammonia or acids. Quaternary ammonium compounds: These products (search for “quaternary ammonium disinfectants” to find examples) vary in composition and concentration. Check the label and any supplemental materials to determine whether the product is suitable for your use situation and whether activity against Phytophthora is stated for particular uses. These products must be used at the concentration and exposure times described on the product label. Some labels may include a range of uses that may have different exposure times and concentrations. Before reuse, the concentration of solutions should be tested (e.g., using commercial test strips) and replenished or replaced in accordance with label specifications to maintain the required concentration. Make sure that test strips match the target range of your solution. If necessary, you can dilute the sanitizing solution as needed with water in a small container to adjust the concentration for test strips that cover a lower range of concentrations than your target. Many quaternary ammonium product labels require a relatively long contact time (commonly 10 minutes) to disinfect hard surfaces. Label recommendations for specific uses (e.g., hard surfaces, footbaths, etc.) may not be applicable to all target organisms. Independent tests of products against various test organisms have shown that products can vary in efficacy against various microorganisms. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 22 Hydrogen dioxide products. Several related products consisting of hydrogen dioxide (=hydrogen peroxide) and peroxyacetic acid are registered for sanitizing hard surfaces and for disinfesting irrigation systems. These materials also need to be made freshly before use. Some of these formulations are also labeled for post-harvest treatment of fruits and vegetables, and may be of use in surface sterilization for vegetative materials. However, few independent tests of these products are currently available, so more research is needed to assess their efficacy for this use. 9.1.2. Alcohol-based sanitizers Both ethyl alcohol (ethanol) and isopropyl alcohol (isopropanol) are effective sanitizers of tools, shoes, gloves and hard surfaces. Concentrations of 70% to 90% (in water) are available and can be used directly without further dilution. Alcohol solutions are not corrosive and are stable, although they can evaporate if not tightly sealed. Alcohol is the primary active ingredient in some formulated aerosol products, such as Lysol® Disinfectant Spray (79 percent ethyl alcohol). Note that if aerosol products are used, the treated surface still needs to be thoroughly wetted, not simply sprayed with a fine mist. For most nursery operations, it is more economical to use hand sprayers filled with 70% isopropanol. Ethanol is most commonly available in the form of denatured alcohol (methylated spirits), which consists of a mixture of ethanol and methanol and/or other solvents added to make the mixture poisonous if consumed. The additives and ratios of ethanol to methanol vary widely between manufacturers and products. Consult the product Safety Data Sheet (SDS, formerly known as Material Safety Data Sheets or MSDS) to determine actual composition, hazards, and precautions. 9.2. Heat treatments Phytophthora species and other plant pathogens can be killed by exposure to high temperatures for a sufficient length of time. The most common methods for applying heat in nursery operations are via: • steam or aerated steam (steam/air mixtures) • hot water • dry heat (e.g., insulated or noninsulated containers heated by electricity or natural gas) • solarization (solar heating via greenhouse effect under clear plastic or glass) Materials to be heat-treated should be moist before treatment because target organisms are killed more readily and at lower temperatures if they are hydrated. For 30 minute heat treatments, temperatures had to be increased by up to 36°F (20°C) to kill dry propagules of some plant pathogenic fungi compared to temperatures required for propagules pre-moistened for 16 hours (van Loenen et al 2003). If materials to be treated (e.g., potting mix, residues on used pots) have not been moist for at least 12 hours, treatment temperature or time should be increased well above minimum standards to ensure efficacy. Effective treatment times decrease as temperatures increase. For instance, metal tools can be sterilized by exposure to flame for a short time. Standard treatments for killing plant pathogens in water include 203°F (95°C) for 30 seconds and 185°F (85°C) for 3 minutes (Runia and Amsing 2001). However, longer treatment times at lower temperatures are more useful for treating large volumes and bulky materials (e.g., used pots and potting media) because of the time required to uniformly heat the materials to the desired temperatures without overheating. Based on multiple studies, heating of moist materials to 140°F (60°C) or higher for at least 30 minutes will kill propagules of Phytophthora and other water molds, as well as most plant pathogenic fungi. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 23 In all heat treatment procedures, the timing of the heat exposure period starts when the coolest portion of the heated material reaches the target temperature. Total heating time can be reduced by ensuring that that treated materials are as warm as possible before treatment; preheating via solarization or simply warming materials in the sun will help reduce energy needs. Total heating time will also be minimized if the heated material (e.g., water, potting media) is agitated and that heat is uniformly distributed. In all heat treatments, some margin for error should be allowed to account for non-uniform heating. Use treatment times substantially longer than the minimum if it is difficult to ensure uniform heating. For materials heated via solarization, temperatures fluctuate based on sun exposure. The treatment duration is related to the total amount of time above target temperatures of about 110-125°F (43-52°C). Typical treatment duration for soil solarization is 4 to 6 weeks at the hottest time of the year, but may be shorter if the coolest portions of the treated material routinely reach 125°F (52°C) or more. Phytophthora species and other water molds are relatively sensitive to heat. Temperatures of 122°F (50°C) for 30 minutes will kill propagules of many Phytophthora species, though more heat tolerant Phytophthora species can survive up to about 72 minutes at this temperature (Funahashi and Parke 2016). The differential between the temperatures that are lethal to Phytophthora and to plant propagules (seeds, bulbs, cuttings, etc.) provides an opportunity for freeing plant propagules from these pathogens though carefully controlled heat treatments. Vegetative plant materials tend to tolerate heat treatment better if they are in a dormant condition, under slight water stress, and have low nitrogen levels. Plant materials should be selected or preconditioned to be in their most tolerant state before treatment. 10. Applications of phytosanitary procedures This section includes methods for sanitizing and disinfesting items, including propagules, potting media, and hard surfaces or objects. 10.1. Disinfesting outer surfaces of vegetative materials (stems, rhizomes, roots, divisions) Chemical treatments with sanitizing agents such as diluted bleach can remove external contamination, but will not affect pathogens that have infected plant parts and are growing in plant tissues. Important: Chemical or heat treatments of propagules should be tested on a small set of plant material to ensure that the plant propagules will tolerate the treatment without significant damage or loss of viability. Viability of treated propagules may also decrease over time. Alternative durations, concentrations, or methods may be needed to prevent damage. 10.1.1. Sodium hypochlorite dip Propagules should be thoroughly brushed and/or rinsed to remove soil, dead tissue layers or roots, and other surface contaminants. Allow to dry if rinsed. Immerse propagules in a freshly-made diluted bleach solution followed by a rinse with clean noncontaminated water. Immersing materials in 0.525% sodium hypochlorite (Table 1) for a minimum of 1 minute is typically sufficient to eliminate surface contamination by Phytophthora and other oomycetes, most fungal pathogens, and many bacteria, but not all plant propagules will tolerate this time and concentration. Using the same concentration for a shorter duration (30 sec) or using lower concentrations (no less than 2.5% sodium hypochlorite) for 1 minute or more may provide similar levels of decontamination with less damage to more sensitive plant propagules. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 24 10.1.2. Hot water treatment Although hot water treatment (typical temperature ranges of about 120-125°F [49-52°C] for 30 minutes) can be effective for killing both surface contaminants and internal infections, insufficient research is available to make specific recommendations for California native plant materials. See Baker (1957) (section 13, starting p. 223 https://archive.org/details/ucsystemforprodu23bake) for a detailed discussion of heat treatment of vegetative propagules. 10.2. Sanitizing recycled containers 10.2.1. Chemical sanitizers - Containers should be brushed or rinsed to remove as much potting media as possible before treatment. - Containers must be unstacked or loosely stacked so that the solution can circulate freely to all portions of the pots. - Sanitizing solutions shall be freshly made or tested to ensure target concentrations. - Containers should be fully immersed in the sanitizing solution for at least the minimum specified time before removing to rinse or dry. Some agitation may be necessary to break up air bubbles that may keep surfaces from being wetted. Sodium hypochlorite: Immerse containers in a fresh solution of diluted bleach (0.525% sodium hypochlorite, Table 1) for a minimum of 5 minutes. Solutions must be made fresh daily and replaced if contaminated with substantial amounts of organic debris. Chlorine concentrations should be tested before reuse (e.g., using commercial test strips) and should be no lower than 2000 ppm in the solution being used. Treatment time should be increased as the chlorine concentration decreases. Quaternary ammonium compounds: As discussed above, these materials must be used at the concentration and exposure time described on the product label. Concentration should be tested before reuse (e.g., using commercial test strips) and replenished or replaced in accordance with label specifications to attain the required concentration. Exposure times listed on labels are minimums and may not be sufficient to kill all types of Phytophthora spores; check the label for specific efficacy claims. 10.2.2. Heat treatment If residues on containers are moist, heating to a temperature of at least 122°F (50°C) for at least 30 minutes will kill propagules of many, but not all, Phytophthora species. To provide for a margin of safety and to obtain kill of other plant pathogenic fungi, containers with moist residues should be heated to 140°F (60°C) or higher for at least 30 minutes. If residues are dry, treatment temperature should be at least 160°F (71°C). All portions of the treated containers must be maintained at the target temperature for 30 minutes. Temperature should be monitored using thermometers or thermocouples placed among the parts of the containers that will be slowest to heat. Heat may be applied by any of several methods as long as the target temperatures can be maintained for the necessary duration. Loosely stacked containers may be treated using steam or aerated steam in a closed container. Direct solar heating can be used by wrapping moistened containers in clear plastic and laying them horizontally on a clean surface to maximize solar exposure. Greater solar heating may be obtained in a simple solar oven, i.e., a closed, insulated container with a glass or clear plastic top. More uniform heating will be obtained if hot air can circulate around the containers. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 25 Hot water treatment: Submerge containers in water that is maintained at 160°F (71°C) or higher for a minimum of 30 minutes. After containers are submerged, timing of the treatment period should begin when water temperature throughout the treatment tank has reached the target temperature. Container stacking should be loose enough to allow all surfaces to become fully wetted. 10.3. Sanitizing tools and surfaces Surfaces and tools should be clean and sanitized before use. Tools and working surfaces (e.g., potting benches) should be smooth and nonporous to facilitate cleaning and sanitation. Wood handles on tools should be sealed with a waterproof coating to make them easier to sanitize. Before sanitizing, all soil and organic material (roots, sap, etc.) should be removed from the surface. If necessary, use a detergent solution and brush to scrub off surface contaminants. The following materials can be used to sanitize tools or surfaces that are clean and free of surface water. As noted above, if treated surfaces are wet, the sanitizing solution will be diluted: - 70-90% ethyl or isopropyl alcohol - spray to thoroughly wet and allow to air dry before use - freshly diluted bleach solution (0.525% sodium hypochlorite, Table 1) for a minimum of 1 minute (due to corrosivity, not advised for steel or other materials damaged by bleach) - quaternary ammonium disinfectant at the concentration and contact time specified by the manufacturer for this use - for hydrogen dioxide products, follow label instructions for treating greenhouse surfaces and equipment, allowing sufficient contact time for disinfecting. 10.4. Heat treatment of potting media Potting media should be heat treated using steam, aerated steam, or other moist heat applications. If using a dry heat source, media should be moistened to near field capacity. Heat potting media until the temperature of the coolest portion of the treated soil has maintained a temperature of at least 140°F (60°C) for at least 30 minutes. This heat treatment regime is lethal to most plant pathogenic fungi and oomycetes such as Phytophthora but does not kill all soil microoganisms and will not result in “sterile” soil. Excessive heating at high temperatures (generally above 180-212°F [82-100°C]) can increase the potential for phytotoxicity. Potting media, especially those containing readily-decomposed organic matter, can develop levels of ammonium, manganese, or other compounds that are phytotoxic to some plants. Phytotoxicity is usually temporary and is reduced over time or with leaching. Solarization. Heat-treating nursery potting media via solarization requires sufficient direct sunlight and relatively warm ambient temperatures, and therefore may not be suitable in cool California coastal climates. Solarization is most practical for treating nursery potting media in situations where the coolest portions of the treated soil mass can sustain a minimum temperature of 113°F (45°C). In a static solarization system, potting media should be piled no more than 6-10 inches (15-25 cm) deep to facilitate heating to the bottom of the pile. Media should be moistened to near field capacity before solarization. Solarization should continue until the coolest portion of the potting media has been heated to a temperature of 113°F (45°C) for at least 15 hours or a temperature of at least 122°F (50°C) for at least 2 hours. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 26 It may take from two days to more than a week to attain these time/temperature thresholds depending on the weather and solarization setup. If you want to use plastic sheeting, 6 mil clear thermal anti- condensate greenhouse film is preferable. This material has efficient thermal qualities and a long service life. In cooler areas, using a double layer of plastic film separate by an air gap reduces heat loss. Using a layer of insulation (e.g., a foam insulation panel) beneath the media will also reduce heat loss. Alternatively, soil can be heated more efficiently in an insulated solar oven. As noted in section 10.2.2 above, heating will be more efficient and uniform if hot air can circulate beneath and around soil container(s) within the solar oven. As noted in these guidelines, care must be taken to avoid contamination of potting media after heat treatment. Heat treated material should only be transferred into sanitized containers using sanitized tools by workers with clean gloves following phytosanitary working practices. ATTACHMENT 1 Guidelines to Minimize Phytophthora Pathogens in Restoration Nurseries 27 10.5. References Anonymous. 2011. FAQ About Bleach Solutions. Available: http://www.oregon.gov/OCC/OCC%20Forms/TA/bleach-faqs%20English.pdf Atkinson, I. (ed.) 2000. Hygiene and sanitation of working surfaces in the nursery. The Nursery Papers 2000 (3): 1-2. Available: http://www.ngia.com.au/Story?Action=View&Story_id=1269 Baker, K.F. Editor. 1957. The U.C. System for Producing Healthy Container Grown Plants, Manual 23. University of California, Division of Agricultural Sciences, Agricultural Experiment Station Extension Service. Available: https://archive.org/details/ucsystemforprodu23bake Baker, K.F. (1970) Selective killing of soil microorganisms by aerated steam. In: Tousson, T.A.; Bega, R.V.; Nelson, P.E. (eds) Root Diseases and Soil-borne Pathogens. University of California Press, Berkeley, CA. pp 234–239 Chin, R. 2004. Hygiene in plant propagation. Technical Nursery Papers 2004(11): 1-4. Available: http://www.ngia.com.au/Story?Action=View&Story_id=1205 Duff, J.D.; Connelly, M.I. 1993. Effect of solarisation using single and double layers of clear plastic mulch on Pythium, Phytophthora and Sclerotium species in a nursery potting mix. Australasian Plant Pathology 22: 28-35 Funahashi, F.; Parke, J. 2016. Poster. Development of a predictive model to estimate the effect of soil solarization on survival of soilborne inoculum of Phytophthora ramorum and Phytophthora pini. Sixth Sudden Oak Death Science Symposium, June 21 – 23, 2016. San Francisco, CA Griesbach, J.A.; Parke, J.L.; Chastagner, G.A.; Grünwald, N.J.; Aguirre, J. 2012. Safe procurement and production manual: a systems approach for the production of healthy nursery stock. Wilsonville, OR: Oregon Association of Nurseries. 98 p. Available: http://grunwaldlab.cgrb.oregonstate.edu/sites/default/files/SafeProduction.pdf Pullman, G.S.; DeVay, J.E.; Garber, R.H. 1981. Soil solarization and thermal death: A logarithmic relationship between time and temperature for four soilborne plant pathogens. Phytopathology 71:959-964. Runia, W. T.; Amsing, J. J. 2001. Disinfection of recirculation water from closed cultivation systems by heat treatment. Acta Horticulturae 548: 215–222. Stovold, G. 2000. Hygiene in the nursery - Disinfecting production surfaces; cement, gravel, capillary mats and sand beds. The Nursery Papers 2000 (5): 1-4. Available: http://www.ngia.com.au/Story?Action=View&Story_id=1267 van Loenen, M.C.A; Turbett, Y.; Mullins;, C.E., Feilden, N.E.H.; Wilson, M.J.; Leifert, C.; Seel, W.E. 2003. Low temperature–short duration steaming of soil kills soil-borne pathogens, nematode pests and weeds. European Journal of Plant Pathology 109: 993–1002. ATTACHMENT 1 R-20-17 Meeting 20-03 February 12, 2020 AGENDA ITEM 5 AGENDA ITEM 2020 Legislative Program GENERAL MANAGER’S RECOMMENDATION Adopt the 2020 Legislative Program as recommended by the Legislative, Funding, and Public Affairs Committee, with any final changes from the Board of Directors, to set the legislative priorities and policies for Midpeninsula Regional Open Space District. SUMMARY Each year, staff reviews numerous legislative proposals at the local, state, and federal levels to identify opportunities that further the Midpeninsula Regional Open Space District’s (District) mission, strategic and action plan priorities, and key projects. Though most bills are considered on a case-by-case basis, the annual Board-approved Legislative Program provides a publicly accessible, transparent, and proactive summary of priorities and policies to guide legislative activities for the year. The Legislative, Funding, and Public Affairs Committee (LFPAC) received an overview of the Draft 2020 Legislative Program on January 28, 2020 and provided comment and guidance on the legislative policy proposals. Staff incorporated LFPAC comments into the revised 2020 Legislative Program (Attachment 1) now under consideration by the full Board. DISCUSSION Annual Legislative Program The Legislative Program serves as the touchstone for all legislative activities during the session, articulating the priorities of the Board of Directors and focusing staff, consistent with Board Policy 1.11 (Attachment 3). It also provides an opportunity for District staff to think about its work in policy terms, beyond strictly project execution, helping to promote interdepartmental coordination and a culture of continuous improvement. Legislative Program Structure The proposed 2020 Legislative Program is broken into several sections: • Legislative Priorities – These are the District’s top state and local legislative priorities, grouped by key strategic areas. These priorities are consistent with the Board’s Strategic Plan Goals and Objectives, reinforcing organizational alignment with Board priorities. (https://www.openspace.org/about-us/strategic-plan). Annual priority setting is informed by Board-approved projects and initiatives, opportunities to support or oppose state legislative initiatives sponsored by others that affect the District’s mission, and other R-20-17 Page 2 issues identified by the Board as particularly significant. Bond measures and actions to allocate existing funding sources or create new ones are the most common of these priorities. See below for a summary of the key legislative priorities. • Legislative Policy Positions – The District’s ability to deliver on its mission and remain a sustainable organization can be impacted by legislation proposed at the local, state or federal level. To effectively respond to legislative developments, proactive, Board- approved policy positions that respond to a variety of issues can help crystalize thinking among Board members and staff, and ensure consistent and timely advocacy. These policy positions are first organized by the Board’s Strategic Plan Goals and Objectives and then grouped into key themes. • Regional and Federal Legislative Priorities – These are the top regional and federal legislative priorities for the District. Participation in these items are considered on a case- by-case basis and subject to staff capacity. Summary of Key Legislative Priorities The proposed policy positions and priorities in the proposed 2020 Legislative Program incorporates input received from District departments and LFPAC. Below is a summary of the proposed policy priorities: State-Level Priorities: Goal 1: Promote, establish, and implement a common environmental protection vision with partners 1. Wildlife Corridors: Greater funding opportunities and permit streamlining to preserve and enhance wildlife corridors; promote wildlife permeability in the built environment. 2. Anticoagulant Rodenticides: Eliminate the use of second-generation anticoagulant rodenticides to protect raptors, large mammals and other nontarget native wildlife. Goal 2: Protect the positive environmental values of open space lands 1. Responsible Wildland Fire Vegetation Management: Effective guidelines for wildland fire fuel reduction efforts that minimize potential impacts to rare and endangered species and the risk of exacerbating the spread of invasive species. Goal 3: Connect people to open space and a regional environmental protection vision 1. Equitable Access: Expanded access to and enhanced funding eligibility for new and improved greenspace opportunities for underserved communities. 2. Trail Corridors: Linking of preserve trails to regional trails and ultimately to the places where people live and work. Goal 4: Strengthen organizational capacity and long-term financial sustainability to fulfill the mission 1. Climate Change Bond: Climate change funding that benefits a wide range of open space priorities and promotes landscape climate resilience, particularly in the Bay Area. 2. Proposition 68 Implementation: Efforts to ensure that parks bond funds are allocated in a timely, equitable, and responsible manner, and that the resulting grant programs support District opens space and public access projects. R-20-17 Page 3 3. Cap and Trade/Climate-Related Funding: Funding that supports the climate resiliency benefits of open space and working lands, including carbon sequestration. 4. Green Bonds: Efforts to allow the California Natural Resources Agency to work with the State Treasurer’s Office to develop standards for green bond projects, in which California can invest. 5. Public Safety Power Shutoffs: State efforts to ease the burden of PG&E Public Safety Power Shutoffs on local agency operations. Regional-Level Priorities: 1. Plan Bay Area 2050: Ratification of the final preferred scenario of the Plan Bay Area 2050 that curbs urban boundary expansion, more tightly integrates open space preservation and stewardship, and funds District priorities in adopted Priority Conservation Areas (PCA). 2. San Francisco Bay Restoration Authority Measure AA Implementation: Grant program guidelines for SFBRA's Measure AA funds that enable implementation of District priority projects. 3. Santa Clara Valley Transportation Authority Measure B Implementation: Advance mitigation allocation guidelines for VTA's recently passed Measure B funds that enable implementation of District priority projects. 4. San Mateo County Transit District Measure W Implementation: Allocation guidelines that enable regional bicycle/pedestrian network connectivity with District projects and regional trail plans. 5. Regional Collaboration: Efforts to enhance and fund regional collaboration and coordination of conservation plans. Federal-Level Priorities: 1. Land and Water Conservation Fund: Fully funding the federal Land and Water Conservation Fund. 2. Infrastructure Investment: Inclusion of active transportation and parks-related projects in federal funding allocations for new infrastructure. 3. National Monument Preservation: Policies that protect and designate national monuments within our region that are important to fulfilling the District’s mission. 4. Wildlife Corridors: Policies that enhance habitat connectivity on nonfederal lands through wildlife crossings and other habitat connectivity projects. FISCAL IMPACT None. Staff will provide the fiscal impact summary of individual legislative priorities and initiatives as they evolve and arise based on the 2020 Legislative Program in upcoming Legislative Update Reports that are presented to LFPAC and the Board. BOARD COMMITTEE REVIEW This item was reviewed by LFPAC on January 28, 2020. Among the issues raised were: 1. Future consideration by the Board at the next Strategic Planning retreat to include “working lands” to the verbiage of Goal #2. 2. A suggestion to look into the applicability of San Mateo Measure W funds for District work near the City of Half Moon Bay under the county’s “Connect the Coast” initiative. R-20-17 Page 4 3. Support for minor, non-substantive language consolidation in preparation for bringing the item to the full Board on February 12, 2020. The proposed 2020 Legislative Program under Board consideration incorporates LFPAC feedback. PUBLIC NOTICE Public notice was provided as required by the Brown Act. No additional notice is required. CEQA COMPLIANCE This item is not a project subject to the California Environmental Quality Act. NEXT STEPS Upon Board approval, the General Manager and staff will proceed with implementing the 2020 Legislative Program. LFPAC and the Board will receive periodic updates on the status of the legislative priorities and policies throughout the year. Attachments: 1. Midpen 2020 Legislative Session Program 2. Board Policy 1.11: Positions on Ballot Measures and Legislative Advocacy 3. LFPAC Committee Draft Minutes from January 28, 2020. Responsible Department Head: Korrine Skinner, Public Affairs Manager Prepared by: Joshua Hugg, Governmental Affairs Specialist 1 Midpeninsula Regional Open Space District Legislative Program 2020 Adopted XXXX ATTACHMENT 1 2 Contents Introduction ................................................................................................................................................ 4 Advocacy of the District’s Interests ..................................................................................................... 4 District Legislative Priorities .................................................................................................................... 6 Goal 1: Promote, establish, and implement a common environmental protection vision with partners .................................................................................................................................................... 6 Goal 2: Protect the positive environmental values of open space lands ....................................... 6 Goal 3: Connect people to open space and a regional environmental protection vision............ 6 Goal 4: Strengthen organizational capacity and long-term financial sustainability to fulfill the mission ..................................................................................................................................................... 6 District Legislative Policy Positions ........................................................................................................ 7 Goal 1: Promote, establish, and implement a common environmental protection vision with partners .................................................................................................................................................... 7 Goal 2: Protect the positive environmental values of open space lands ........................................ 7 Goal 3: Connect people to open space and a regional environmental protection vision............. 9 Goal 4: Strengthen organizational capacity and long-term financial sustainability to fulfill the mission ..................................................................................................................................................... 9 2020 Regional/Local Priorities ................................................................................................................ 11 Plan Bay Area 2050 .............................................................................................................................. 11 San Francisco Bay Restoration Authority Measure AA Implementation .................................... 11 Santa Clara Valley Transportation Authority Measure B Implementation ................................. 11 San Mateo County Transit District Measure W Implementation .................................................. 11 Regional Collaboration ........................................................................................................................ 11 2020 Federal Legislative Priorities ......................................................................................................... 12 Land and Water Conservation Fund ................................................................................................. 12 Infrastructure Investment ................................................................................................................... 12 National Monument Preservation ..................................................................................................... 12 Wildlife Corridors ................................................................................................................................ 12 Appendix A: .............................................................................................................................................. 13 Midpeninsula Regional Open Space Strategic Plan for FY2020-21 ............................................... 13 Goal 1 – Promote, establish, and implement a regional environmental protection vision with partners ..................................................................................................................................... 13 ATTACHMENT 1 3 Goal 2 – Protect the positive environmental values of open space lands ................................ 13 Goal 3 – Connect people to open space and a regional environmental protection vision ..... 13 Goal 4 – Strengthen organizational capacity and long-term financial sustainability to fulfill the mission ........................................................................................................................................ 13 ATTACHMENT 1 4 Introduction Midpeninsula Regional Open Space District’s Mission: To acquire and preserve a regional greenbelt of open space land in perpetuity, protect and restore the natural environment, and provide opportunities for ecologically sensitive public enjoyment and education. As part of the Coastside Protection Area Service Plan, a Coastside mission was adopted: To acquire and preserve in perpetuity open space land and agricultural land of regional significance, protect and restore the natural environment, preserve rural character, encourage viable agricultural use of land resources, and provide opportunities for ecologically sensitive public enjoyment and education. To further these missions, the Midpeninsula Regional Open Space District (District) annually reviews opportunities and challenges and establishes legislative program priorities and policy statements to guide its advocacy activities at the regional, state and federal levels. Advocacy of the District’s Interests While this document attempts to cover a wide variety of legislative issues that may impact the District, it is not comprehensive, complete or final. Throughout the state and federal legislative sessions, the District will review and take positions on various proposed policies and state or federal budget items. Per Section 2.0 of Board Policy 1.11, legislative advocacy is considered in the following manner: Section 2.0: Local, State, and Federal Legislative Advocacy a. The Legislative, Funding, and Public Affairs Committee (LFPAC) receives periodic updates throughout the year regarding the District’s legislative program. When LFPAC determines that proposed legislation may affect District business, it may direct the General Manager to prepare a recommendation for consideration by the full Board or may direct the General Manager to take action to support or oppose the legislation without full Board approval when there is not adequate time to convene the full Board. In such cases, the General Manager or designee shall report to the Board any actions taken to support or oppose legislation at or before the next Board meeting. b. When time is so short that neither the full Board nor LFPAC can be convened to consider positions to support or oppose local, state or federal legislation, the General Manager is authorized to take a position on behalf of the District if the legislation: i. Is related to the District’s mission; AND ii. Would directly impact the District’s business, such as project delivery, operations, finances, legal authority, or other District responsibilities; AND iii. The position being taken is consistent/inconsistent with existing District policy, past action, or the District’s annual Strategic Plan Goals and Objectives; OR ATTACHMENT 1 5 iv. The legislation carries other considerations that make it contrary to the District’s interests. In such instances, the General Manager or designee shall report to the Board any actions taken to support or oppose the legislation at or before the next Board meeting. c. Full Board action is required regarding legislation that is not clearly within the criteria listed above under Section 2.b. or guided by direction previously given by LFPAC. All legislation on which the District takes a position will be closely tracked by the General Manager’s Office (GMO) and reported to the Board of Directors. Public Affairs staff will be responsible for reporting similar information to key departments. Contracted state advocacy teams will represent District interests based upon the policies contained in the Legislative Session Program. In addition to District position letters, Board members and District staff may be asked to testify before or meet with relevant legislators or members of the executive branch to discuss issues requiring heightened advocacy. If this is the case, District staff must first notify and/or confirm approval of the GMO to ensure that positions taken are consistent with the Board-approved Legislative Session Program. ATTACHMENT 1 6 District Legislative Priorities The following are the legislative priorities for the Midpeninsula Regional Open Space District during the 2020 State Legislative Session. Annual priority-setting considers a combination of issues that relate directly to important District-led projects or initiatives, opportunities to support or oppose state legislative initiatives sponsored by others that affect the District’s mission, and any issues that are identified by the Board as particularly significant. Funding measures are the most common of these priorities and are generally tied to the creation of new funding sources or the processes that prescribe the allocation of existing funding sources. The 2020 legislative priorities are listed and grouped below consistent with the Board’s annual Strategic Plan Goals and Objectives (See Appendix A) to provide a clear connection to agency priorities: Goal 1: Promote, establish, and implement a common environmental protection vision with partners 1. Wildlife Corridors: Greater funding opportunities and permit streamlining to preserve and enhance wildlife corridors; promote wildlife permeability in the built environment. 2. Anticoagulant Rodenticides: Eliminate the use of second-generation anticoagulant rodenticides to protect raptors, large mammals and other nontarget native wildlife. Goal 2: Protect the positive environmental values of open space lands 1. Responsible Wildland Fire Vegetation Management: Effective guidelines for wildland fire fuel reduction efforts that minimize potential impacts to rare and endangered species and the risk of exacerbating the spread of invasive species. Goal 3: Connect people to open space and a regional environmental protection vision 1. Equitable Access: Expanded access to and enhanced funding eligibility for new and improved greenspace opportunities for underserved communities. 2. Trail Corridors: Linking of preserve trails to regional trails and ultimately to the places where people live and work. Goal 4: Strengthen organizational capacity and long-term financial sustainability to fulfill the mission 1. Climate Change Bond: Climate change funding that benefits a wide range of open space priorities and promotes landscape climate resilience, particularly in the Bay Area. 2. Proposition 68 Implementation: Efforts to ensure that parks bond funds are allocated in a timely, equitable, and responsible manner, and that the resulting grant programs support District opens space and public access projects. 3. Cap and Trade/Climate-Related Funding: Funding that supports the climate resiliency ATTACHMENT 1 7 benefits of open space and working lands, including carbon sequestration. 4. Green Bonds: Efforts to allow the California Natural Resources Agency to work with the State Treasurer’s Office to develop standards for green bond projects, in which California can invest. 5. Public Safety Power Shutoffs: State efforts to ease the burden of PG&E Public Safety Power Shutoffs on local agency operations. District Legislative Policy Positions The ability of the District to deliver its mission and remain a sustainable organization can be impacted by legislation proposed on the local, state or federal level. To this end, proactive, Board-approved policy positions taken by the District on a variety of relevant issue areas help to ensure consistency in advocacy. District policy positions are then grouped by strategic plan goals. Goal 1: Promote, establish, and implement a common environmental protection vision with partners 1. Enhances the purchase or acquisition of regional and strategic open space lands and connects District lands to federal, state, county, city and other protected open space, parklands, bay lands, watershed lands, wildlife corridors and agricultural lands. 2. Protects public open space, property rights, interests and easements. 3. Enhances and funds regional collaboration and coordination of conservation efforts. 4. Promotes the use of urban infill and urban growth boundaries to avoid sprawl and prevent pressure on developing open spaces and further encroachment into the wildland-urban interface and open space buffer areas. 5. Expands and restores protected open space lands to enhance biodiversity, climate change resilience, and scenic, rural character. 6. Ensures that the zoning of permanently protected lands supports activities that further the District’s mission (preservation, natural resource protection, public access and education, agriculture). 7. Enhances the District’s ability to create and pursue opportunities to acquire an integrated greenbelt of protected open space, trails and habitat corridors. 8. Protects natural and working lands from future development threats. Goal 2: Protect the positive environmental values of open space lands 1. Ensures reasonable setback requirements that allow minimum defensible space clearances to be met by private property owners to prevent catastrophic fires that damage habitats and pose a high public safety hazard. ATTACHMENT 1 8 2. Furthers implementation of Senate Bill 32 (2016), the Global Warming Solutions Act that establishes a greenhouse gas (GHG) reduction target for the state of 40 percent below 1990 levels by 2030. 3. Recognizes and incentivizes the use of natural and working lands for the purpose of carbon sequestration. 4. Supports effective and comprehensive Districtwide, regional and statewide measures that respond to sea level rise and other effects of climate change and enhance ecological and community resilience. 5. Enhances or streamlines the integration of wildlife corridors into transportation infrastructure and promotes its ongoing maintenance within District lands and adjacent entities, which may extend to statewide and international linkages. 6. Promotes advance mitigation programs to enhance wildlife corridor networks. 7. Connects habitats that support a diverse array of native plants and animals. 8. Encourages public road management agencies to control invasive plant populations and incorporate safe pedestrian and wildlife crossings across roadways and highways. 9. Eliminates the use of second-generation anticoagulant rodenticides. 10. Supports increased knowledge, management and ultimately the eradication of Sudden Oak Death disease. 11. Provides permit exemptions for natural resources protection and restoration projects from regulations aimed to protect the natural environment from typical development projects. 12. Supports maintaining state and federal lists of endangered species justified through conclusive biological evidence. 13. Helps efforts to protect, conserve, restore and enhance the natural resources of the District, its coast, and adjacent waters for environmentally sustainable and prudent use by current and future generations. 14. Enables Native American communities’ involvement in cultural and land management practices to restore and protect natural resources and enhance landscape resilience. 15. Protects and restores watersheds, water quality, natural water courses, wetlands and hydrologic processes consistent with the District’s Resource Management Plan. 16. Promotes expedited removal of select trees and brush by public agencies for fire protection, public safety and enhanced climate resilience, while minimizing potential impacts to rare and endangered species and the risk of exacerbating the spread of invasive species. 17. Supports wildland fire management to become a more natural component of the ecosystem and minimizes its negative effects on the community and environment. 18. Supports working farms and ranches on public open space land that further conservation and climate resilience goals. 19. Supports the creation of and repairs to farm labor housing to foster farm operation sustainability that ultimately furthers conservation and climate resilience goals. ATTACHMENT 1 9 20. Incentivizes agricultural operations to invest in energy-efficient and water-efficient irrigation technologies that reduce greenhouse gas emissions and water use. 21. Aids enforcement of marijuana laws related to the implementation of Prop 64 (2016) to protect natural lands from the destruction caused by illegal marijuana grows. 22. Protects natural lands from the destruction caused by illegal marijuana grows, prohibits marijuana grows on public lands, and restores damaged habitats. Goal 3: Connect people to open space and a regional environmental protection vision 1. Helps expand educational opportunities for underserved and non-English speaking communities about natural resources and the benefits of open space. 2. Promotes volunteer involvement and engagement of diverse communities in ongoing conservation, restoration, enhancement and interpretation of the District’s natural resources. 3. Engages children and parents in the enjoyment and appreciation of outdoor open spaces to inspire the next generation of conservation champions. 4. Funds and enables programs that hire youth to work in parks and open space and encourages them to consider careers in conservation. 5. Keeps preserves safe, clean, accessible and inviting for healthy exercise and enjoyment. 6. Promotes awareness and access to programs and activities that increase outdoor physical activity. 7. Protects and helps fund the protection and public interpretation of cultural and historic resources located on natural open space and working lands. 8. Helps fund and streamline emergency repairs to District infrastructure, including trails and public access amenities. 9. Increases public access to preserved land regionwide. 10. Helps link preserve trails to other regional trails and ultimately to the places where people live and work. 11. Improves local transportation to enable better connectivity between communities and open space preserves. 12. Limits public use of drones (unmanned aerial vehicles) consistent with Board policies to preserve the tranquility of outdoor experiences, natural activities, and minimize risk of wildfire. Goal 4: Strengthen organizational capacity and long-term financial sustainability to fulfill the mission 1. Preserves existing tax revenues and tax authority. 2. Lowers the vote threshold for locally imposed special taxes from two-thirds to 55 percent. ATTACHMENT 1 10 3. Preserves tax-exempt status for municipal bonds on a state and federal level. 4. Expands state and federal incentives that promote the issuance of green bonds. 5. Preserves and promotes managerial discretion in effective and productive recruiting, hiring, firing and day-to-day oversight of staff at all levels. 6. Preserves and promotes open, transparent, accountable government administrative practices that promote the efficient and timely delivery of public services, facilitate public involvement, and support effective and timely decision-making. 7. Maintains prevailing wage exemptions for volunteers. 8. Enables statewide efforts to increase broadband connectivity to public agency infrastructure in remote areas. 9. Preserves and promotes cost-effective, fair, and efficient contracting practices that give taxpayers the best value for their dollar. 10. Enables streamlining of contracting and bidding processes and attracts greater contractor and vendor competition. 11. Provides funding and funding flexibility to achieve mission-related goals including, but not limited to: a. District operations and infrastructure b. Integrated Pest Management c. Programs that hire youth to work in parks and open space and encourages them to consider careers in conservation d. Partnership approaches to environmental education and public outreach efforts at local and state levels. e. Implementation of improvements that meet the Americans with Disability Act (ADA) and other accessibility standards in District preserves. f. The protection of prime and sustainable agricultural lands, including investments in agricultural-support infrastructure. g. Funding for local partners to receive technical support for agriculture and natural resources enhancement. 12. Promotes closer collaboration and coordination between regulatory agencies to enhance permit processing efficiency and reduces overall project costs. 13. Improves and streamlines permitting, CEQA review and compliance processes for emergency repairs, routine maintenance, habitat restoration, and public access projects. 14. Provides open space districts the authority to utilize a variety of contracting methods to construct projects, including design-build methodologies. 15. Promotes implementation of and education about sustainable design and construction, including but not limited to LEED buildings, stormwater treatment and runoff reduction, local (within 150-mile radius of project) contractor/consultant hiring, construction material reuse/recycling, and use of green/energy efficient materials and equipment. ATTACHMENT 1 11 2020 Regional/Local Priorities Though there is a growing recognition of the importance of regional planning and coordination, local land use authority dominates California planning processes in both the built and natural environments. In 2020, the District supports: Plan Bay Area 2050 Ratification of the final preferred scenario of the Plan Bay Area 2050 that curbs urban boundary expansion, more tightly integrates open space preservation and stewardship, and funds District priorities in adopted Priority Conservation Areas (PCA). San Francisco Bay Restoration Authority Measure AA Implementation Grant program guidelines for SFBRA's Measure AA funds that enable implementation of District priority projects. Santa Clara Valley Transportation Authority Measure B Implementation Advance mitigation allocation guidelines for VTA's recently passed Measure B funds that enable implementation of District priority projects. San Mateo County Transit District Measure W Implementation Allocation guidelines that enable regional bicycle/pedestrian network connectivity with District projects and regional trail plans. Regional Collaboration Efforts to enhance and fund regional collaboration and coordination of conservation plans. ATTACHMENT 1 12 2020 Federal Legislative Priorities Given the outcomes of the 2016 federal elections, active advocacy at the federal level may be most effectively directed toward protecting existing environmental priorities and regulations. In 2020, the District will focus on the following: Land and Water Conservation Fund Fully funding the federal Land and Water Conservation Fund. Infrastructure Investment Inclusion of active transportation and parks-related projects in federal funding allocations for infrastructure. National Monument Preservation Policies that protect and designate national monuments within our region that are important to fulfilling the District’s mission. Wildlife Corridors Policies that enhance habitat connectivity on nonfederal lands through wildlife crossings and other habitat connectivity projects. ATTACHMENT 1 13 Appendix A: Midpeninsula Regional Open Space Strategic Plan for FY2020-21 Online at: https://www.openspace.org/sites/default/files/StrategicPlan_2021.pdf Goal 1 – Promote, establish, and implement a regional environmental protection vision with partners • Objective 1 – Continue implementation of the District’s Vision Plan and communicate progress on projects through reporting results and building partner relationships • Objective 2 –Build and strengthen diverse partnerships to implement a collaborative and science-based approach to regional environmental protection • Objective 3 – Build and strengthen relationships with legislators to advocate environmental protection goals • Objective 4 – Preserve open space lands of local and regional significance Goal 2 – Protect the positive environmental values of open space lands • Objective 1 – Take a regional leadership role in promoting the benefits of open space • Objective 2 – Protect and restore the natural environment in a manner that expands regional resiliency and climate change adaptation to preserve healthy natural systems • Objective 3 – Work with fire agencies and surrounding communities to strengthen the prevention of, preparation for and response to wildland fires for enhanced ecosystem resiliency and public safety • Objective 4 – Support the viability of sustainable agriculture and character of rural communities Goal 3 – Connect people to open space and a regional environmental protection vision • Objective 1 – Communicate the benefits of a regional environmental protection vision • Objective 2 – Refine and implement a comprehensive public engagement strategy, including the outreach to diverse communities and enhanced public education programs • Objective 3 – Expand opportunities to connect people to their public open space preserves consistent with an environmental protection vision • Objective 4 – Reflect the diverse communities we serve in the District’s, staff, volunteers, and partners Goal 4 – Strengthen organizational capacity and long-term financial sustainability to fulfill the mission • Objective 1 – Provide the necessary resources, tools, training, and infrastructure, including technology upgrades and capacity building ATTACHMENT 1 14 • Objective 2 – Continuously evaluate and improve processes and business model to effectively and efficiently deliver Vision Plan projects and the District’s ongoing functions • Objective 3 - Build state of readiness for potential disruptions by completing a risk assessment and creating a business continuity plan • Objective 4 – Continue to engage constituents for bond sales and via the work of the Bond Oversight Committee – “Promises made, promises kept.” • Objective 5 – Remain financially sustainable by pursuing and ensuring discretionary funding opportunities and partnerships to augment operating, capital, and bond funding sources, and ensure that large capital expenses and land acquisitions, including associated public access and land management costs, are evaluated within the long-term financial model and remain financially sustainable • Objective 6 – Continue to recruit, develop and retain talented staff to implement the District's mission and strengthen our organizational capacity ATTACHMENT 1 Midpeninsula Regional Open Space District Board Policy Manual Positions on Ballot Measures and Legislative Advocacy Policy 1.11 Chapter 1 – Administration and Government Effective Date: 4/13/16 Revised Date: N/A Prior Versions: N/A Board Policy 1.11 Page 1 of 3 Purpose To establish a policy governing positions on local and state ballot measures/propositions and state and federal legislative advocacy. It is intended to cover all matters before the Legislature and the voters. Definitions For the purposes of the Positions on Ballot Measures and Legislative Advocacy policy, the following terms and definitions shall be used: Measure – may be included on a municipal, county, or district ballot and includes ordinances, initiatives, referenda, advisory measures, issuance or refunding of bonds, city or county charter amendments, or any other measure or proposition a legislative body may submit to the voters within the body’s jurisdiction. Ballot Proposition – can be a referendum or an initiative measure that is submitted to the electorate for a direct decision or direct vote. Propositions may be placed on the ballot by the California State Legislature or by a qualifying petition signed by registered voters. Initiative – power of the electors to propose legislation, and to adopt or reject them. Any proposed ordinance may be submitted to the legislative body by means of a petition. Referendum – applies to the process for repealing newly enacted legislation. Within specified time limits, the electors may file a petition protesting the adoption of that legislation. Local Legislation – typically ordinances, which are the laws of a city, charter, or district, often having the force of law, but only within the local jurisdiction. State or Federal Legislation – bills or proposed legislation under consideration by the legislature at the state or federal level. ATTACHMENT 2 Board Policy 1.11 Page 2 of 3 Policy 1.Positions on Matters Before the Voters a.From time to time the Board of Directors may be asked or may desire to take a position on local or state measures. The Board may consider taking a position on the measure/proposition if the measure/proposition: i.Would directly impact the District’s finances, responsibilities, legal authority, or operations; AND ii.Is in line with or inconsistent with the District’s mission and/or commitment to preserve open space within its boundaries and sphere of influence. The Board, by majority vote, may direct the General Manager to research the measure/proposition and return to the Board at a future meeting with information and a General Manager recommendation. At that time, the Board may vote to take a position on a measure/proposition. b.Measures/propositions determined to not impact District business may nonetheless be analyzed by the General Manager when directed by a majority vote of the Board, of which the analysis report would include possible alternatives for Board action, but no position recommendation. 2.Local, State, and Federal Legislative Advocacy a.The Legislative, Funding, and Public Affairs Committee (LFPAC) receives periodic updates regarding the District’s legislative program. When LFPAC determines that proposed legislation may affect District business, it may direct the General Manager to prepare a recommendation for consideration by the full Board or where there is not adequate time to convene the full Board, may direct the General Manager to take action to support or oppose the legislation without full Board approval. In such cases, the General Manager or designee shall report to the Board any actions taken to support or oppose legislation at or before the next Board meeting. b.When time is so short that neither the full Board nor LFPAC can be convened to consider positions to support or oppose local, state or federal legislation, the General Manager is authorized to take a position on behalf of the District if the legislation: i.Is related to the District’s mission; AND ii.Would directly impact the District’s business, such as project delivery, operations, finances, legal authority, or other District responsibilities; AND iii.The position being taken is consistent/inconsistent with existing District policy, past action, or District Strategic Plan; OR iv.The legislation carries other considerations that make it contrary to the District’s interests. In such instances, the General Manager or designee shall report to the Board any actions taken to support or oppose the legislation at or before the next Board meeting. c.Full Board action is required regarding legislation that is not clearly within the criteria listed above under Section 2.b. or guided by direction previously given by LFPAC. ATTACHMENT 2 Board Policy 1.11 Page 3 of 3 3.Full Board action is required to support or oppose any type of grassroots advocacy action, such as social, political, or economic movements, that are not legislation. 4.Board members representing the District in their official capacity on regional or other bodies may, at his or her discretion, take actions based on the principles above consistent with previously approved Board positions and policies. 5.This policy is not intended to limit the prerogative of individual Board members from expressing their individual support for or opposition to any local ballot measure, State proposition, State or Federal legislation, or grassroots advocacy actions. However, in doing so, the member should clearly state they are speaking for themselves, and not in an official capacity on behalf of the Board or the District. Individual Board Members who take a position in support or opposition to ballot measure or legislation for which the Board has not previously taken a position are encouraged as a professional courtesy to include the language for identification purposes only parenthetically following their signature referencing their position on the Board. ATTACHMENT 2 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT LEGISLATIVE, FUNDING, AND PUBLIC AFFAIRS COMMITTEE Administrative Office 330 Distel Circle Los Altos, CA 94022 Tuesday, January 28, 2020 DRAFT MINUTES CALL TO ORDER Director Hassett called the meeting of the Legislative, Funding, and Public Affairs Committee to order at 2:00 p.m. ROLL CALL Members present: Larry Hassett and Zoe Kersteen-Tucker Members absent: Jed Cyr Staff present: General Manager Ana Ruiz, General Counsel Hilary Stevenson, Assistant General Manager Brian Malone, District Clerk/Assistant to the General Manager Jennifer Woodworth, Public Affairs Manager Kori Skinner, Governmental Affairs Specialist Joshua Hugg ORAL COMMUNICATIONS No speakers present. ADOPTION OF AGENDA Motion: Director Kersteen-Tucker moved and Director Hassett seconded the motion to adopt the agenda. VOTE: 2-0-0 (Director Cyr absent) COMMITTEE BUSINESS 1.Select Committee Chair for Calendar Year 2020 Public comment opened at 2:00 p.m. ATTACHMENT 3 LFPAC Page 2 January 28, 2020 No speakers present. Public comment closed at 2:00 p.m. Motion: Director Hassett moved, and Director Kersteen-Tucker seconded the motion to select Director Kersteen-Tucker as Committee Chair for Calendar Year 2020. VOTE: 2-0-0 (Director Cyr absent) 2.Approve the October 8, 2019 Legislative, Funding, & Public Affairs Committee Meeting Minutes. Motion: Director Hassett moved, and Director Kersteen-Tucker seconded the motion to approve the October 8, 2019 Legislative, Funding, and Public Affairs committee meeting minutes. Public comment opened at 2:01 p.m. No speakers present. Public comment closed at 2:01 p.m. VOTE: 2-0-0 (Director Cyr absent) 3.Draft 2020 Legislative Program (R-20-14) Governmental Affairs Specialist Joshua Hugg described the District’s legislative program, its purposed, and reviewed the District’s legislative priorities for the upcoming 2020-21 legislative session, including supporting efforts to eliminate the use of second-generation anticoagulant rodenticides, effective guidelines for wildland fire fuel reduction, and supporting wildlife and trail corridors. Additionally, the District seeks to strengthen organizational capacity and long- term financial sustainability to fulfill the mission, such as through a potential climate change bond, Proposition 68 implementation, and issuance of green bonds. Director Kersteen-Tucker suggested including the environmental values of “working lands” in Goal 2 for the next year. Mr. Hugg reported regional priorities include seeking grant and mitigation opportunities through implementation of several regional funding measures through, such as San Francisco Bay Restoration Authority Measure AA and Santa Clara Valley Transportation Authority Measure B. Federal priorities include advocating for fully funding the federal Land and Water Conservation Fund, supporting policies that protect and designate national monuments within our region, and supporting habitat connectivity projects. Director Kersteen-Tucker suggested remaining up to date on the “Connect the Coast” initiative to ensure District trails in the coastal areas connect to regional trails. Director Kersteen-Tucker requested a future update on SB50 related to affordable housing requirements and whether there is a “carve-out” for coastal communities. ATTACHMENT 3 LFPAC Page 3 January 28, 2020 Mr. Hugg provided a general overview of SB50 and reported additional information may be provided at the next committee meeting. Public comment opened at 2:39 p.m. No speakers present. Public comment closed at 2:39 p.m. Motion: Director Hassett moved, and Director Kersteen-Tucker seconded the motion to approve the motion to forward a recommendation to the Board of Directors for approval with any additional changes to the Legislative Program requested by the committee. VOTE: 2-0-0 (Director Cyr absent) General Manager Ana Ruiz reported staff may be further consolidating the legislative priorities before they are presented to the Board of Directors, but no substantive changes will be made. Mr. Hugg provided an update on statewide and regional issues that do not directly affect the District’s immediate interests or are related to the built and urban environments as opposed to open space. Ms. Ruiz provided comments related to the possibility of the District taking an increased role in advocating for various regional issues that may not have a direct impact or nexus on the District’s mission. Director Hassett spoke in favor of focusing District resources on issues that are not directly within the District’s mission citing concerns about staff and District capacity to advocate for a wide range of issues. Director Kersteen-Tucker agreed and shared her concerns regarding District capacity to advocate for a wide range of issues. Director Kersteen-Tucker suggested that the Board may weigh in on these issues on an ad hoc basis and determine where the District can have the greatest impact. ADJOURNMENT Director Kersteen-Tucker adjourned the meeting of the Legislative, Funding, and Public Affairs Committee at 2:52 p.m. ____________________________ Jennifer Woodworth, MMC District Clerk ATTACHMENT 3 R-20-19 Meeting 20-03 February 12, 2020 AGENDA ITEM 6 AGENDA ITEM Contract Amendment for Engineering Services with Wiss, Janney, Elstner Associates, Inc., for the Mount Umunhum Radar Tower Repair Project GENERAL MANAGER’S RECOMMENDATIONS Authorize a contract amendment in the amount of $89,975 with Wiss, Janney, Elstner Associates, Inc., of Emeryville, California to provide construction documents, construction administration, and as-built drawings for the Mount Umunhum Radar Tower Repair Project, bringing the contract to a not-to-exceed grand total amount of $213,830. SUMMARY On November 20, 2019, the Board of Directors (Board) directed the General Manager to return with a recommended award of contract to develop construction documents for the Board-selected Long-Term Repair option to complete the Mount Umunhum Radar Tower Repair Project (Repair Project). Based on the results of a competitive professional services selection process completed at the start of this project, Wiss, Janney, Elstner Associates, Inc., (WJE) was selected as the best qualified firm to complete the Phase I assessment and Basis of Design work at a fair price. Given WJE’s technical qualifications and relevant experience of the firm, the efficient and high quality Phase I work product that yielded a substantial contract savings ($33,425 or nearly 30% of the base contract), and institutional knowledge of the project, the General Manager recommends amending WJE’s contract in the amount of $89,975, for a not-to-exceed total contract amount of $213,830. This amount reflects Midpeninsula Regional Open Space District (District) staff diligence in negotiating a fair and reasonable price with WJE for Phase II work. There are sufficient funds in the Fiscal Year (FY) 2019-20 project budget to cover the recommended action and expenditures. Funding to construct the repairs will be proposed as part of the upcoming annual Budget and Action Plan process. BACKGROUND In 1986, the District acquired the former Almaden Air Force Station (Almaden AFS) and all of its remaining facilities on Mount Umunhum and Mount Thayer with the intent to restore the area and provide public access (R-86-20). In December 2009, the United States Congress appropriated $3.2 million for the identification, evaluation, and remediation of hazardous materials and site cleanup at the former Almaden AFS site, which included abatement of the Mount Umunhum radar tower. In 2011, the United States Army Corp of Engineers completed the removal of at-risk and peeling lead-containing paint from the exterior of the radar tower, as well as removal of unstable lead-containing paint and other hazardous materials from the interior. In 2014, following the federally-funded remediation project, the District completed site R-20-19 Page 2 demolition and landform restoration at the former Almaden AFS site (R-12-90). Through this work, the District restored much of the natural mountaintop, leaving only the radar tower. On January 28, 2015, the Board authorized short-term interim structural repairs to the radar tower prior to making a final decision on the future disposition of the structure (R-15-09). On May 10, 2016, the County Board of Supervisors listed the radar tower on the County Heritage Resource Inventory. Given this action and implications on the future disposition of the radar tower, the Board approved the Retain and Seal option for the structure on June 8, 2016 (R-16- 75). The Retain and Seal approach effectively calls for the sealing and stabilization of the structure, with no visitor access to the interior. See Attachment 2 for additional project history. On September 12, 2018 (R-18-105), the Board approved the following goals and criteria to guide the development of additional repairs for the Mount Umunhum Radar Tower Repair Project: • Ensure public and worker safety around the radar tower • Avoid future contamination concerns • Reduce (or eliminate) future need to enter building • Protect workers if/when ingress is needed • Avoid wildlife trappings and other resource impacts • Reopen a pathway to the east summit • Supports the retain and seal option previously approved by the Board of Directors On January 23, 2019, the Board authorized the General Manager to enter into contract with WJE to complete a comprehensive radar tower assessment (structural, safety, and hazardous materials) and develop short-term and long-term repair options that meet the Board-approved goals and criteria (R-19-09). On November 20, 2019, the Board selected the Long-Term Repairs option to stabilize and extend the life span of the radar tower, and directed the General Manager to return to the Board with a recommended contract to complete the construction documents and assist with construction administration to complete the selected Long-Term Repair option (R-19-155). DISCUSSION A Request for Proposals (RFP) was issued in October 2018 to solicit qualifications and proposals for Phase I of the project: to assess the radar tower and develop short and long-term repair options. The RFP also stated that the Project would be divided into two phases, and that the consultant selected to complete Phase I may also be selected to complete Phase II: to develop construction documents and provide construction administration services. Through the RFP process, WJE was deemed the most qualified firm given the team’s prior experience with similar concrete military buildings of historic interest, and expertise in the field of structural engineering and concrete structure evaluation. WJE also offered competitive rates, and the lowest cost proposal to complete Phase I. For these reasons, the Board awarded the Phase I contract to WJE on January 23, 2019. Throughout Phase I, WJE has demonstrated strong knowledge of appropriate concrete structure repair options. WJE also was highly responsive to District requirements and the Board-approved projects goals and criteria. Moreover, WJE completed the Phase I scope significantly under R-20-19 Page 3 budget, with a cost savings of $33,425 from the base contract (30% savings – does not include untouched contingency) indicating their high level of efficiency and expertise that aids in streamlining the completion of work products for this type of structure. WJE continues to be highly qualified to perform Phase II. For all these reasons, staff proceeded to negotiate directly with WJE for the Phase II work, and arrived at a fair and reasonable fee. Together, the cumulative fee for both phases represents approximately 12% of the total estimated construction cost. This proportion of soft costs as compared to construction hard costs falls below industry standards (typically 15% to as high as 30%) Therefore, the General Manager recommends amending WJE’s existing contract by an amount of $89,975 to complete the Phase II work: construction documents, construction administration, and as-built drawings. With the cost savings that remains in the contract from Phase I and the additional contract amendment amount requested, the total fee negotiated for Phase II work is $123,400. The scope of work for Phase II includes: • Prepare architectural and structural drawings, and construction documents (plan, specifications, hazardous materials abatement plan) for the Board-selected Long-Term Repair Option. • Assist in securing permits from Santa Clara County. • Attend and support the construction bid walks and pre-construction meeting. • Respond to contractor Requests for Information (RFIs). • Review and respond to contractor submittals. • Perform project site inspections and prepare reports. • Prepare as-built drawings The following table summarizes the tasks and associated fees. Phase I – Original Base Contract $107,700 Phase I – Spent-to-date Subtotal (74,275) Original Base Contract Savings (amount remaining) 33,425 Phase II Fee – Construction Plans and Construction Administration 123,400 Less Original Base Contract Savings (33,425) Proposed Amendment to Base Contract Amount $89,975 Remaining Contract Contingency (approx. 13% of Phase II Fee) $16,155 TOTAL PROPOSED NOT-TO-EXCEED CONTRACT $213,830 FISCAL IMPACT The FY2019-20 budget includes $223,750 for the Mount Umunhum - Radar Tower Project VP23-001. There are sufficient funds in the project budget to cover the recommended action and expenditures. Funding for the construction work scheduled next fiscal year will be proposed as part of the upcoming annual Budget and Action Plan process. R-20-19 Page 4 Mt. Umunhum - Radar Tower VP23-001 Prior Year Actuals FY2019-20 Adopted FY2020-21 Projected Estimated Future Years TOTAL Budget $460,765 $223,750 $2,488,000 $0 $3,172,515 Spent-to-Date (as of 01/15/2020): ($460,765) ($41,399) $0 $0 ($502,164) Encumbrances: $0 ($33,426) $0 $0 ($33,426) Wiss, Janney, Elstner Associates, Inc. Contract Phase II: $0 ($77,600) ($45,800) $0 ($123,400) Remaining Contract Contingency: $0 $0 ($16,155) $0 ($16,155) Budget Remaining (Proposed): $0 $71,325 $2,426,045 $0 $2,497,370 Staff have investigated grant funding opportunities for the Repair Project. Local grant opportunities to cover portions of the construction costs may be available through the Santa Clara County Historical Heritage Grant Program. However, to be eligible for this grant program, the radar tower must be designated as a historic landmark, which requires owner consent. The radar tower is currently listed on the County’s Heritage Resource Inventory, but not designated as a landmark. Landmark status may not be desirable in this instance given that this designation triggers the requirement to have all future minor repairs and alterations reviewed and approved by the County Historical Heritage Commission through a small project review process - per Santa Clara County Ordinance Section C17-17). This requirement does not currently apply to the radar tower as structures listed on the inventory are not subject to this requirement. As such, landmark status for the radar tower would limit the District’s ability to conduct future minor repairs to the structure and result in a costly review process and potentially additional conditions of approval to carry out such minor repairs. Other grant opportunities at the State and National level are limited and very competitive with a low likelihood of award due to the large and competitive application pool. A significant investment in limited District staff time and resources would be required to apply for and administer these grants. The Mount Umunhum Conservancy, a nonprofit organization dedicated to preserving the radar tower, has expressed support for the approved long-term repairs. District staff will discuss funding opportunities with the Conservancy. The recommended action is not funded by Measure AA. BOARD COMMITTEE REVIEW Given the level of Board interest, this item is coming to the full Board for consideration. The Board approved the project goals and scope of work for the Repair Project at the September 12, 2018 regular meeting and authorized the General Manger to release a Request for Proposals to complete the assessment (R-18-105). The Board authorized the General Manager to enter into contract with WJE at the January 23, 2019 regular meeting to prepare a Basis of Design (R-19- 09). The Board selected the Long-Term Repairs Option at the November 20, 2019 Special Meeting R-19-155). PUBLIC NOTICE Public notice was provided as required by the Brown Act. Notices were also sent to interested parties on the Mount Umunhum mailing list. R-20-19 Page 5 CEQA COMPLIANCE On August 30, 2010 the Board approved in the Initial Study/Mitigated Negative Declaration (IS/MND) for the Almaden AFS Structure Abatement Project, which included an evaluation of potential repairs and work on the exterior of the radar tower (R-10-102). In addition, on October 17, 2012 the Board adopted the Mount Umunhum Environmental Restoration and Public Access Project Environmental Impact Report, which included an analysis of the Retain and Seal option for the radar tower (R-12-104). The assessment and repair of the radar tower is consistent with the project evaluated in the existing environmental review. No new significant environmental effects or substantial increase in the severity of previously identified effects would result from this project beyond what was analyzed in the existing CEQA documents. NEXT STEPS Pending Board approval, the General Manager will authorize WJE’s contract amendment to develop construction documents for the Board-selected Long-Term Repairs Option. Future Board review and input are anticipated to occur as follows: • Board award of a construction contract for the repair work – Summer/Fall 2020 Attachment: 1. Mount Umunhum Radar Tower Assessment Project Basis of Design – WJE Nov 2019 2. Recent Project History Responsible Department Head: Jason Lin, PE, Engineering and Construction Department Manager Prepared by: Zachary Alexander, Capital Project Manager III, Engineering and Construction Department MOUNT UMUNHUM RADAR TOWER Condition Assessment and Recommendations Sierra Azul Open Space Preserve Santa Cruz Mountains, California Final Report November 13, 2019 WJE No. 2018.0484 Prepared for: Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, California 94022 Prepared by: Wiss, Janney, Elstner Associates, Inc. 2000 Powell Street, Suite 1650 Emeryville, California 94608 510.428.2907 tel | 510.428.0456 fax Attachment 1 MOUNT UMUNHUM RADAR TOWER Condition Assessment and Recommendations Sierra Azul Open Space Preserve Santa Cruz Mountains, California Brian E. Kehoe, SE #3398 Associate Principal Aaron Weiss, Architect Senior Associate California Licensed Architect: C-35656 Final Report November 13, 2019 WJE No. 2018.0484 Prepared for: Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, California 94022 Prepared by: Wiss, Janney, Elstner Associates, Inc. 2000 Powell Street, Suite 1650 Emeryville, California 94608 510.428.2907 tel | 510.428.0456 fax Attachment 1 TABLE OF CONTENTS Executive Summary ...................................................................................................................................... 2 Background ................................................................................................................................................... 2 Discussion ..................................................................................................................................................... 4 Deferred Repairs ....................................................................................................................................... 4 Walls ......................................................................................................................................................... 5 Wall Openings ........................................................................................................................................... 6 Roof ........................................................................................................................................................... 7 Potential Interior Hazards .......................................................................................................................... 8 Exterior Doors ........................................................................................................................................... 9 Site ............................................................................................................................................................. 9 Basis of Design ............................................................................................................................................. 9 Site Conditions .......................................................................................................................................... 9 Exterior Doors ......................................................................................................................................... 10 Option 1 - Maintain in Existing Configuration .................................................................................... 10 Option 2 - Replace with New Doors .................................................................................................... 10 Potential Interior Hazards ........................................................................................................................ 11 Concrete Wall Repair .............................................................................................................................. 11 Base Wall Repairs ............................................................................................................................... 11 Option 1 - Patch and Coat .................................................................................................................... 13 Option 2 - Stucco Cladding Between Pilasters .................................................................................... 13 Roof Repairs ............................................................................................................................................ 14 Base Roof Repairs ............................................................................................................................... 14 Short-Term Targeted Maintenance Repairs and Water Management ................................................. 15 Long-Term Roofing System ................................................................................................................ 16 Fall Protection ......................................................................................................................................... 18 Wall Openings ......................................................................................................................................... 19 Option 1 - Maintain in Existing Configuration .................................................................................... 19 Option 2 - Selective Ventilation and Closure of Openings ................................................................. 20 Option 3 - Improved Weather Protection of Openings ........................................................................ 20 Building Description ................................................................................................................................... 21 Site ........................................................................................................................................................... 21 Building ................................................................................................................................................... 22 Walls .................................................................................................................................................... 23 Roof ..................................................................................................................................................... 24 Interior ................................................................................................................................................. 28 Site Observations ........................................................................................................................................ 28 Concrete Walls ........................................................................................................................................ 29 Wall Interiors........................................................................................................................................... 34 Wall Openings ......................................................................................................................................... 36 Roof ......................................................................................................................................................... 36 Interior ..................................................................................................................................................... 38 Exterior Doors ......................................................................................................................................... 41 Hazardous Materials ................................................................................................................................ 42 Site ........................................................................................................................................................... 42 Appendix A: Hazardous Materials Survey by SCA Environmental ............................................................ A Appendix B: Opinion of Probable Construction Cost by Hattin Construction Management ...................... B Appendix C: Results of Exterior Walls Survey ........................................................................................... C Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 2 MOUNT UMUNHUM RADAR TOWER Condition Assessment and Recommendations Sierra Azul Open Space Preserve Santa Cruz Mountains, California EXECUTIVE SUMMARY Wiss, Janney, Elstner Associates, Inc. (WJE) has been engaged by the Midpeninsula Regional Open Space District (District) to perform a structural and waterproofing evaluation of the former radar tower at the top of Mount Umunhum. This report provides our preliminary assessment of the building’s present condition and recommendations to better seal the building against water intrusion and mitigate ongoing deterioration of the concrete structure. In its current condition, several potential safety hazards exist at the radar tower, including loose concrete on the exterior walls and roof. Mitigation of some of these hazards is discussed further in this report and recommended to be completed prior to allowing public access at the area immediately adjacent to the radar tower. For the strategy of retain and seal that has been selected by the District, additional measures should be implemented to preserve the existing building and minimize future deterioration. In addition to the safety hazards, remediation of the water intrusion into the building through the walls and roof is recommended to mitigate further deterioration and to prevent the growth of mold or other materials that may propagate in the presence of moisture and stagnant air. BACKGROUND The Mount Umunhum radar tower is an 85-foot tall concrete building constructed from 1958 to 1962 as part of the Almaden Air Force Station. The radar tower building supported a large radar antenna (Figure 1) at the roof and operated from 1962 until 1980 when it was decommissioned and the radar antenna at the top of the building was removed. The building is located at the top of Mount Umunhum (Figure 2 through Figure 4) at an elevation of approximately 3,490 feet above sea level in what is now part of the District’s Sierra Azul Open Space Preserve. The site is exposed to harsh weather conditions including high wind speeds and freezing temperatures in the winter. The building has received limited maintenance since its decommissioning in 1980. The District acquired the site in 1986, but the radar tower has remained closed to the public due to hazardous materials and contamination at the former Air Force Station. Federal funding allowed for the removal of fuel -based hazardous materials in the mid-1990s. A survey of hazardous building materials performed by IHI Environmental in 2010 identified a number of asbestos- and lead-containing materials within the building which were recommended to be properly remediated. Additional Federal funding allowed for the removal of loose and peeling lead-containing paint on the exterior and interior of the radar tower in 2011. Limited abatement of hazardous materials was performed as recommended in 2011 by the Army Corps of Engineers and IHI Environmental provided monitoring of the abatement, however asbestos and lead hazards remain at the building. All of the Air Force Station buildings and structures except for the radar tower were removed in 2013. The radar tower was listed on the Santa Clara County Heritage Resource Inventory in 2016 and the District Board of Directors (District Board) approved a “Retain and Seal” option for the long-term treatment of the radar tower, intended to reduce the incidence of water intrusion into the building in an effort to increase its longevity. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 3 In July of 2016 an Interim Radar Tower Repair Project was completed, including short-term repairs focused on sealing openings to limit water and wildlife intrusion, removing unstable roof debris, and ground-level concrete repair. Landscaping and drainage improvements were also installed in 2017, including installation of the pathway around the tower. The Mount Umunhum Environmental Restoration and Public Access Project opened both the east and west mountain summits to public access, including around the radar tower site, in September of 2017. In November of 2017, flakes of paint and concrete debris found on the ground adjacent to the radar tower tested positive for lead and asbestos, respectively. The area surrounding the radar tower, including the pathway to the east summit, was fenced off to prevent public access due to potential health and safety concerns. In June of 2018, all remaining paint was removed from the exterior of the building and further testing identified asbestos in some exterior concrete patching materials. Figure 1. Historic photo of Mount Umunhum radar tower facing east. Photo courtesy of Midpeninsula Open Space District. Figure 2. Recent exterior view of the radar tower facing east. Figure 3. Aerial photo of the radar tower, facing north. Figure 4. Photo of the radar tower, facing west. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 4 Since the complete removal of the exterior paint, concrete debris as wide as 1.5 inches has been observed on the ground around the base of the building and the area surrounding the building remains closed to the public. A survey of the exterior concrete walls was performed by ZFA Structural Engineers in July of 2018 to determine the extent of deterioration and provide recommendations on improving the future performance of the concrete walls. Several alternative methods for addressing the concrete deterioration were presented. The District engaged WJE to further evaluate the radar tower and provide repair recommendations that meet the following District Board approved criteria: • Supports the Board-approved “Retain and Seal” option • Ensures public and worker safety around the radar tower • Avoids future contamination concerns • Reduces (or eliminates) future need to enter building • Protects workers if/when ingress is needed • Avoids wildlife trappings and other resource impacts • Reopens a visitor pathway to the east summit At the request of the District, the Discussion and Basis of Design sections are presented first. The Basis of Design provides recommendations to meet the District Board approved criteria. The characteristics of the building and site observations are presented in the Building Description and Site Observation sections that follow the Discussion and Basis of Design sections. DISCUSSION There is widespread evidence of water leakage through the roof, concrete walls, and at the wall openings , and previous repairs at the exterior and staining at the interior suggest long-term leakage at these areas. Although some past repairs to the exterior walls and roof have been completed, the current poor condition of the exterior surfaces of the concrete and corroded steel surfaces at the walls and roof are not suitable as a substrate for paint, fluid-applied, or adhered waterproofing membranes for mitigating moisture intrusion, and would require significant surface repair and patching for use as a sound substrate for an adhered membrane. Deferred Repairs In its current state, the radar tower will continue to deteriorate if no efforts are made to remediate the observed conditions at the building enclosure. Continued deterioration of the walls and roof will allow additional water into the building which will cause further deterioration, likely increasing the rate of deterioration over time. The increased rate of deterioration can significantly increase the amount of repairs that will be necessary in the future. Some of the potential impacts of delaying repairs are discussed below. Collapse Potential - There is very little chance of large-scale collapse of the radar tower in the next one hundred years even if no action is taken to address the current conditions. The structure is very robust as an unused structure that was designed to support heavy equipment that is no longer present. The building is also constructed of reinforced concrete, which is somewhat tolerant of moderate exposure to moisture, so the structural framing is anticipated to continue to support the floors and roof even with further deterioration. Risks to the Public - The existing fencing around the radar tower, if maintained, is expected to provide adequate protection to the public from debris that may fall from the radar tower as the roof and concrete walls continue to deteriorate. Both of these conditions are likely to allow small pieces of concrete or other Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 5 debris to fall to the ground around the radar tower. As deterioration of the concrete walls and roof progresses, the size of the debris that may fall from the structure will likely increase, but larger pieces will not be transported as far from the radar tower by the wind as smaller pieces, and therefore will not increase the public hazard. Eventually, corroded steel elements from the roof are likely to become detached due to deterioration and be transported off the roof due to winds. A covered walkway along the south side should be able to provide adequate protection to the public against falling debris, at least for the immediate future. Eventually, the size of debris that may become dislodged will exceed the capacity of the walkway to provide protection. It should be noted that due to the conditions at the site, a covered walkway would need to be designed as a permanent structure, capable to resisting high winds and it would also need to extend beyond the building to the east and west by at least half of the length of the structure in each direction to protect against falling debris that may be wind-blown. Hazardous Materials Contamination - Most of the identified hazardous materials are located within the interior of the radar tower. Since the openings in the exterior walls are minimal and the doors for access into the building are opened infrequently, the potential for release of hazardous materials to the exterior of the radar tower will be negligible in the long term even with no repairs or abatement. The asbestos- containing concrete materials on the exterior walls however will gradually deteriorate and could produce airborne particles, particularly from the radar pedestal on the roof that is already significantly deteriorated. Small amounts of this concrete have likely been released already, and the amount will increase over time as the concrete continues to deteriorate. All concrete debris from the building will need to be treated as potentially containing asbestos and will need to be cleaned up on a regular basis using appropriate handling and disposal procedures. The falling debris would need to be cleaned up by personnel that have asbestos awareness training, with no other precautions. The frequency of the cleanup is hard to judge, but would probably be required at least once per year to start and would likely need to be more frequent as the deterioration of the concrete accelerates. SCA Environmental does not believe that the minor amounts of falling concrete debris would pose a threat of exposure to the public. Some materials that are part of the roofing system are also asbestos-containing and will also eventually deteriorate and become detached, creating a potential for release. Risks to Maintenance Personnel - Existing plywood covers at floor openings in areas that may be exposed to water that leaks through the walls or wall openings are the items most likely to deteriorate into an unsafe condition in the near future if repairs to the building enclosure are delayed. Decay of the plywood could weaken these to a condition where they are unable to support the weight of a person that may inadvertently step on them. Walls Recent complete removal of the exterior paint may have increased what was likely pre-existing, long-term leakage condition through the concrete wall openings, joints, cracks, and voids due to poor concrete consolidation. Removal of the existing coating has uncovered some of the underlying areas of poorly consolidated concrete and some of the exposed reinforcing steel that has since started to corrode. The areas of most extensive voids and loose concrete due to poor consolidation were observed to occur in the portions of the walls directly above the third through fifth floor slabs. The surface voids and loose concrete are in large part due to poor construction quality of the original concrete that resulted in areas of incomplete concrete consolidation. Based on our observations, the concrete for the walls was cast on top of the floor slabs one story level at a time. This led to the formwork for the walls above the third floor being over 15 feet high. Concrete placed into tall, narrow formwork can become segregated as it drops into the formwork, meaning that the cement paste and aggregate do not stay adequately mixed without the Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 6 application of proper vibration. The voiding observed shows that the larger aggregate particles have only marginal amounts of cement paste surrounding them, which is consistent with the segregation that would occur with tall formwork if the concrete was not properly vibrated during placement. Although acoustic hammer sounding of the walls identified localized delaminations, many areas of visually rough and poorly consolidated concrete were otherwise sound and remain well bonded to the wall. These rough surfaces however are not conducive to providing an adequate substrate for the installation of a waterproofing coating. Repairs are needed to protect the concrete from further deterioration due to corrosion of the embedded reinforcing steel, and to prevent moisture intrusion into the building. The most extensive concrete deterioration occurs at the pilasters, where large surface voids are present and corroded reinforcing steel is exposed, and along the perimeter roof edge beam where it protrudes past the face of the wall below. In addition, crack and spall repairs are needed at various locations at the exterior walls where rebar is exposed or corroding, and significant shallow surface patching of rough, but otherwise sound, concrete would also be required to be repaired to provide a substrate for a coating to resist water penetration through the concrete walls. An alternative approach is to abandon the concrete walls as a substrate for a waterproofing coating and install a mechanically attached cladding system between the pilasters, such as cement plaster (stucco), which is not reliant on a smooth concrete substrate for reliable performance, and would provide a suitable substrate for a waterproofing coating. This alternative would include limited structural repairs to the concrete walls (between pilasters), only where necessary, and would perform more extensive concrete spall and rough surface repairs at the pilasters to prepare the surface for a waterproofing coating. These two approaches are discussed in the Basis of Design section below. Other materials that could be applied to the exterior surfaces of the walls to protect the existing concrete were evaluated such as concrete, metal panels, and polymer fibers; however these other materials would be more costly to install or would significantly alter the exterior appearance. Wall Openings The existing openings in the exterior walls other than two of the ground level doors have been infilled with either concrete or steel plates. Where steel plates have been installed, a small gap exists around the perimeter that allows ventilation and prevents wildlife intrusion into the building, but these gaps also allow water infiltration due to wind-driven rain. Three strategies can be considered for improving the weather resistance of the existing openings; likely a combination of multiple strategies should be selectively applied to the openings across the entire building. First, the openings can be maintained in their current condition while providing a new system to collect and discharge rain water that may enter through the existing steel plate assemblies. Second, the steel plates at openings can be replaced with louvers to allow air movement but reduce water intrusion and prevent wildlife intrusion. Thirdly, select openings could be permanently sealed to prevent water and wildlife intrusion. Strategies two and three discussed above alter the existing ventilation capacity of the wall openings. The ventilation requirements for the unoccupied building are minimal ; however application of these strategies across all of the wall openings should include an evaluation of the ventilation requirements for the entire building. Selection of specific repair strategies at individual openings should be coordinated to maintain adequate passive ventilation in the building for safe access by maintenance personnel , and to minimize water intrusion. Sheet metal hoods could be added to any of the above strategies at locations that originally had hoods and provide additional weather protection to active louvers. Alternately, there may be cost savings by locating and configuring active louvers in the openings in the most efficient layout to satisfy the ventilation Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 7 requirements while reducing the potential for water intrusion. Application of these strategies to the radar tower, as three repair options, are discussed in the Basis of Design section below. Roof Conditions at the roof present multiple challenges for both interim repairs and installation of a long -term roofing system. In addition to the generally deteriorated, rough, weathered and poorly consolidated concrete surfaces, numerous corroded penetrations, obstructions, and other objects exposed at the roof significantly complicate the surface preparation and geometry of repairs. These combined conditions present significant challenges for the use of fluid-applied and self-adhering waterproofing membranes that might otherwise be an economical interim solution to leakage at the roof until long-term, low-maintenance repairs can be installed. A fluid-applied membrane was previously applied to the wearing slab, suggesting past leakage, but it is heavily deteriorated and is no longer effective. Based on the District’s stated goals to retain and seal the building and to reduce the necessary maintenance, the District should consider whether items protruding from the roof that complicate roofing repairs can be removed. Although the radar tower is listed on the Santa Clara County Heritage Resource Inventory, it is only intended to be viewed by the public from the ground level; not accessed from the interior or viewed from the roof. Removal of these abandoned items would significantly simplify the design of the new roof and therefore would also likely reduce the construction cost and necessary maintenance of the system. The presence of the existing built-up waterproofing membrane beneath the wearing slab creates another challenge for the design of new roofing systems that are overlaid on top of the wearing slab, especially for adhered membranes, either sheet or fluid-applied. There is likely some amount of moisture trapped within the assembly due to natural exposure and ongoing leakage. This entrapped moisture could weaken the adhesion of new adhered membranes, or could cause condensation, corrosion or biological growth if the roof design does not adequately address this condition. Due to the significant amount of surface preparation that would be required and the possibility for moisture to be trapped within the existing roof assembly, the installation of a new fluid-applied membrane was not considered as a viable option to meet the project’s stated goals. These conditions and limitations apply to any roofing systems that relies on adhesion to the existing concrete substrates, including modified bitumen membranes, single -ply membranes and spray- applied foam roofing. While mechanically attaching some of these systems directly to the existing concrete substrates may be possible, achieving a suitable system would be difficult, likely requiring installation of a cover or substrate board, predrilling fasteners, and removing the numerous obstructions at the roof to be flush with the roof deck. These factors led to considering methods of abandoning the existing concrete as a substrate and providing a new substrate suitable for new roofing, as described in the next section. An additional advantage of this approach is the ability to envelop the smaller obstructions within the new assembly, reducing the need to remove them to be completely flush with the roof deck. The District has asked WJE to provide additional information about the possible use of spray foam roofing systems, such as Durafoam, for the Radar Tower roof. As discussed above, the poor condition of the existing concrete substrates, and the presence of the existing built-up waterproofing membrane beneath the wearing slab are not conducive to the use of any adhered roofing systems, includin g spray foam roofing, without significant surface preparation or substrate construction. If the concrete surface was sufficiently repaired and prepared, or a new substrate was constructed that is suitable to receive an adhered roofing system, and it is determined that moisture that may be trapped within the existing roofing assembly will not degrade the bond of an adhered system, there are other adhered sheet, or fluid-applied roofing membranes that offer significant advantages over spray foam roofing, especially regarding overall durability and required maintenance, which are important priorities of the District for this project. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 8 Some additional drawbacks of using a spray foam roofing system at the Radar Tower include: • The up-front material costs can be high, and installers often attempt to cut corners, • They require a highly skilled contractor to install correctly, • The market share for spray foam roofing is small, and skilled contractors are limited, • There are limitations on the weather conditions (including wind speed) under which they can be installed, • Any moisture trapped in the substrate, or contaminants on the substrate will affect the bond of the roofing, • They are vulnerable to puncture or damage from foot traffic, hail, wind-driven debris and birds, • On low-slope applications, their irregular surface can inhibit drainage and cause ponding and premature deterioration, • It is recommended that they be inspected twice annually due to their limited durability, • It is recommended that they be inspected for damage after high wind events, • They require recoating every 8 to 10 years. Due to the significant exposure to high wind, the new roof design should provide adequate attachment for all components of the roof system. The existing roof lacks a functioning drainage system since the existing drainage plumbing was reportedly disconnected and sealed with grout. The Interim Repair Project Construction Drawings initially included reestablishment of roof drainage; however the notes and details showing this work are crossed out and were apparently removed from the project. The work would have included cutting the roof drainage pipes at ground level and routing them through the south wall onto a concrete splash block at grade. Further evaluation will be required to determine the feasibility of reestablishing drainage through the existing roof drains and plumbing for either short-term or long-term use. It could not be determined if the roof drainage plumbing is also sealed just below the roof drains to prevent the plumbing from completely filling with water. Any repair strategy for the roof system will require occasional access to the roof for inspection and maintenance, annually at a minimum. The current roof system does not have a fall protection or guardrail system that is compliant with Cal/OSHA regulations since the original perimeter railing system was removed. The current procedure for roof access requires trained personnel to provide adequate rigging to attach lifelines. As the roof continues to deteriorate, the availability of adequate, safe attachment points for lifelines will diminish. An appropriate system should be installed at the roof level to allow for safe access to the roof for periodic inspection and maintenance. One option would be the installation of new perimeter guardrails, which would likely require strengthening of the existing steel brackets that supported the original rails. The replacement guardrail should utilize more durable materials than the original wood guardrail. Alternately, since access to the roof is expected to be minimal, fall protection anchors can be installed on the roof around the concrete pedestal and a small guardrail system can be installed around the roof hatch to protect people from the fall hazard as they travel from the roof hatch at the edge of the roof to the central concrete pedestal to attach to the fall protection anchors. Potential Interior Hazards Several hazardous conditions exist at the interior of the radar tower, including the presence of hazardous materials, missing or damaged guardrails, openings in the existing floors, and the presence of abandoned equipment and debris. The District currently has restrictions in place for accessing the building interior, and these restrictions seem appropriate given the extent of the existing hazards. Since frequent interior access or occupancy is not anticipated, short-term remedial measures should address safety for periodic Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 9 maintenance use and implementing the interior and roof repairs. Fall hazards at the interior are limited to the stairs and the openings in the floors. Comprehensive remediation of the hazardous materials and removal of debris would be recommended as part of a long-term program. Exterior Doors Due to the remote location of the radar tower, the public use of the site, and the unoccupied condition of the building, site and building security and protection against vandalism are important project goals. In addition to re-application of an anti-graffiti coating along the base of the exterior walls after they are repaired, further improvements to the security of the entry doors may include additional heavy -duty locks added to the existing doors. Site The wood benches around the building are located very close to the exterior walls, which will make it difficult to install any concrete patching, coating, or other finishes on the portion of the wall obstructed by the benches. Since this occurs at the base of the walls, the omission of a new coating or finish at these location would not result in a condition where concrete spalling would cause a safety hazard, and would be unlikely to cause significant water intrusion. The existing removable bollards between the parking area and the radar tower are susceptible to sand and other debris falling into the gap between the bollard and the sleeve embedded in the concrete, making the bollards difficult to remove. If the existing bollards are to remain, we recommend that on a monthly basis the bollards be removed, the surfaces of the bollards be wiped to remove adhered debris, and the inside of the sleeves be cleaned of debris. We recommend replacing the removable bollards with a different style of removable bollard that will be easier to operate and will require less maintenance. BASIS OF DESIGN The intent of the following proposed repairs is to follow the District’s decision to retain and seal the radar tower building. The recommended strategies address the conditions identified during our evaluation, which are described in detail in the later Building Description and Site Observations sections. The proposed repairs are intended to allow safe access by the public around the exterior of the building, mitigate water intrusion into the building, and provide safe occasional access into the building for maintenance purposes. Since the building will receive only periodic maintenance, the proposed repairs also intend to minimize ongoing maintenance needs. A preliminary cost estimate for the base repairs and various options was provided by our cost estimating sub consultant and is included in Appendix B. Site Conditions Replace the two removable bollards with a bollard system that is tolerant of exposure to sand and debris. A foldable bollard system, similar to that used along the roadway to the peak of Mount Umunhum (Figure 5) would appear to be easier to operate and would be less likely to become jammed with debris. Replacement bollards would be expected to last at least 30 years. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 10 Figure 5. Foldable bollard used on Mt. Umunhum Road. Exterior Doors Option 1 - Maintain in Existing Configuration The doors can be maintained in their existing configuration. We recommend performing the following repairs at the two remaining doors to improve their weather resistance. Given that the existing doors appear to be stainless steel, if they are coated with a high performance coating, they would be expected to last more than 50 years, with overcoating of the high performance coating after 20 years, and removal and replacement of the coating after 40 years. This repair option includes: • Install weather stripping at the doors. o Install gaskets around the door perimeter (all four sides). o Install a door sweep at the bottom edge of the door. o Modify the threshold to engage the gasket/sweep at the bottom edge of the door. • Provide new heavy duty door locks. • Prepare and paint the steel doors to protect them from corrosion. Advantages Disadvantages • Lower cost • Performance improvements may be limited Option 2 - Replace with New Doors To improve the functionality of the doors, the existing doors can be removed and replaced with new security doors. Installation of the new doors will include a new frame for the doors including thresholds and weather seals around the perimeter. The new doors should include internal locks and panic hardware on the interior. Replacement doors will likely be non-stainless steel, but would also be coated with a high performance coating. Replacement doors would be expected to last at least 50 years, with overcoa ting of the high performance coating after 20 years, and removal and replacement of the high performance coating after 40 years. Advantages Disadvantages • Improved weather resistance • Improved security and safety • Higher cost Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 11 Potential Interior Hazards Short-term repairs at the interior focus on providing safe access to the floors of the building for occasional maintenance access into the building, including replacing missing and damaged handrails and addressing existing holes in the floors. Long-term repairs are intended to eliminate hazardous materials and implement additional measures as recommended for securing the radar tower. Access to the roof for maintenance and repair is discussed in the Roof section above. Short-Term Repairs • Review the existing plywood covers at floor openings to identify and repair any that may be damaged due to exposure to moisture. • Cover holes in fifth floor mezzanine floor with steel plates, or restrict access to the mezzanine. • Replace missing or damaged stair guardrails. Long-Term Repairs • Remove all non-essential equipment and debris from the interior. • Replace plywood covers at floor openings with steel plate covers. • Abate hazardous materials, including asbestos and lead-based paint. Concrete Wall Repair The existing walls have numerous areas with surface voids due to poor consolidation, loose concrete, and exposed reinforcing steel. Some of these locations are susceptible to allowing small pieces of concrete or aggregate to become dislodged and fall, creating a potential safety hazard. The surface voids expose reinforcing steel, which has started to corrode. This will lead to more concrete spalling or becoming dislodged as the corrosion progresses. The proposed repair design includes a base level of repairs to address the most significant areas of deterioration at the pilasters, perimeter roof edge beam at the top of the walls, and exterior wall surfaces. Additional surface repairs or over-cladding of the exterior wall surfaces between the pilasters and at the perimeter roof edge beam are necessary to mitigate the falling hazard and to provide an adequate substrate for application of a waterproof elastomeric wall coating. We considered several options for over cladding of the concrete walls including additional concrete, metal panels, and adhered fiberglass sheets. Each of these options were judged to have a significant negative impact on the appearance of the radar tower and would likely be more expensive than the options discussed below. The wall coating will also provide a protective layer over the asbestos-containing patching material in the concrete walls and mortar for the concrete block wind screens to limit further deterioration and damage due to water intrusion. Base Wall Repairs At a minimum, we recommend performing the following repairs at the walls to address the most significant areas of distress using common concrete repair procedures. Schematic details for these repairs are provided in Figure 6 through Figure 8. These repairs will be needed regardless of which other repair strategies for the remaining portions of the wall are selected. The base exterior concrete repairs are intended to address the conditions of significant concrete deterioration including the pilasters that provide a significant portion of the load-carrying capacity of the walls. The base repairs are likely to allow the structure to remain standing without collapse for at least one hundred years. Implementing only the base repairs, without Options 1 or 2, however does not allow for the installation of an elastomeric coating on the walls. The lack of coating on the walls will lead to continued moisture penetration into the building, resulting in standing water and deterioration of the floors and interior. WJE recommends the following base wall repairs: • Repair large cracks, voids, spalls, and delaminations at pilasters, at the perimeter roof edge beam along the top of the walls, and at portions of the exterior walls with deep voids. These repairs should Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 12 include all locations where the reinforcing steel is exposed and any other location where the depth of the spall or void exceeds 1 inch. o Remove loose or delaminated concrete and sawcut the perimeter of the repair area. o Chip out the concrete to allow access around the exposed reinforcing steel. o Clean the corrosion and apply a protective coating to the exposed steel. o Supplement severely corroded or missing reinforcing steel with new reinforcing steel. o Patch the concrete spalls using an appropriate concrete repair mortar. • Coat concrete walls and pilasters with an elastomeric coating. • Re-apply an anti-graffiti coating on the lower portion of the walls, similar to what currently exists at the building. Figure 6. Base concrete pilaster repair. Figure 7. Base perimeter roof edge beam repair. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 13 Figure 8. Base deep concrete void or spall repair. Option 1 - Patch and Coat This option repairs the surface of the exterior concrete walls between the pilasters to be suitable to receive an elastomeric waterproofing coating. Selection of an appropriate repair material for this option is critical since the depth of the patches will be very thin in some locations. This repair option maintains the original concrete surface profile of the entire building. The elastomeric coating would be expected to be overcoated every 5 to 7 years and removed and replaced after about 20 years. The concrete patching would last 30 to 40 years as long as the elastomeric coating is maintained. This repair option includes: • Repair shallow rough and poorly consolidated concrete at walls. o Remove loose concrete and roughen surface to receive concrete repair mortar. o Patch concrete for smooth, well-bonded finish. Advantages Disadvantages • Maintains the original concrete surface • Creates a surface that can receive a waterproofing coating • Significant surface patching and preparation will be required • Potential for additional concrete spalling in areas not patched Option 2 - Stucco Cladding Between Pilasters This option allows the existing rough surface to remain and installs mechanically attached 3-coat cement plaster (stucco) system (thickness of about 1 inch) on the walls between the concrete pilasters as a substrate for an elastomeric waterproofing coating (Figure 9). The finish of the stucco surface should be smooth to match the texture of a formed concrete surface; however crack control joints needed in the stucco and sealant joints needed between the stucco and the pilasters will be visible deviations from the current appearance. The elastomeric coating would be expected to be overcoated every 5 to 7 years and removed and replaced after about 20 years. The stucco cladding would last at least 40 years as long as the elastomeric coating is maintained, and the sealant would need to be replaced after about 20 years. This repair option includes: • Install mechanically fastened metal lath and 3-coat stucco on the exterior walls between pilasters, and below the perimeter roof edge beam. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 14 • Install horizontal control joints at the bottom of each floor slab level (top of each story wall), and intermediate horizontal control joints at the mid-height of the fourth and fifth floor walls. Figure 9. Wall repair option using a mechanically attached stucco system applied to the walls. Advantages Disadvantages • Does not require extensive surface patching at concrete walls • Provides a uniform surface for coating • Provides a secondary layer of protection to limit the amount of water than can penetrate to the reinforcing steel and cause corrosion • Requires installation of joints to control stucco cracking • More costly Roof Repairs Short-term or interim repairs at the roof could be implemented to mitigate some of the water intrusion but unfortunately the effectiveness of these repairs are limited by the poor condition and complex configuration of concrete and steel substrates. Targeted maintenance repairs and water management strategies are described as a short-term or interim measures to reduce or manage ongoing leakage until a long-term roofing system can be designed and installed. Given the District’s stated goal to reduce ongoing maintenance, and the various challenges described in the Roof Discussion section above, we feel that there are two primary long-term roofing strategies, discussed in detail below. Base repairs will be needed in addition to implementing either the short-term or long-term strategies, including the installation of a fall protection system to allow periodic inspection, maintenance and repairs. Base Roof Repairs At a minimum, we recommend performing the following repairs at the roof regardless of which other repair strategies are elected: • Reestablish roof drainage. There are three possible approaches to reestablishing roof drainage: o Option 1: Reroute the existing roof drainage plumbing at the first floor to discharge at a splash block or other appropriate site drainage infrastructure to the southeast of the building. Further evaluation will be required to confirm that the existing drains and plumbing are in suitable condition, and to determine what anticipated service life may remain in the existing drainage plumbing system. This evaluation may determine that replacement of the roof drains is necessary, but the existing plumbing can be retained and Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 15 repaired, that this is only a short-term strategy and new plumbing should be installed when a new roof is installed at the building, or possibly that the existing plumbing cannot be reused at all. The service life for reusing the existing plumbing will depend on the findings of a more detailed evaluation of the condition of the existing plumbing. Advantages Disadvantages • Minimal scope can be implemented at any time (if feasible) • Significantly less expensive than other options • Requires evaluation of existing plumbing for reuse • May be determined to be a short- term solution • May not be feasible • Plumbing leakage would introduce water into the building o Option 2: Replace the four existing roof drains and pipes with new plumbing. The general configuration would match the existing layout, with a similar discharge at the southeast corner of the building onto a splash block or existing site drainage infrastructure. New plumbing would be expected to last more than 50 years with periodic maintenance. Advantages Disadvantages • Significantly extends the expected service life • Likely the most expensive of the three options • Plumbing leakage would introduce water into the building o Option 3: An alternate roof drainage strategy could utilize gutters and external downspouts. Gutters and downspouts may be designed and installed in a way to minimize the aesthetic impact on the structure. The use of an externally-plumbed drainage system would be dependent on the new roof design providing new slope towards the roof perimeter. Gutters and external downspouts would be expected to last about 30 years, with maintenance and repair at 10 year intervals. Advantages Disadvantages • Likely less expensive than Option 2 • Visible at the exterior of the structure • Remove the aluminum sheet shielding from the underside of the roof slab to observe the condition of the slab for locations of water intrusion and possible structural damage. Inspect the structural slab soffit and repair damage. • The vertical surfaces (walls) of the concrete pedestal should be patched and coated with elastomeric coating. Short-Term Targeted Maintenance Repairs and Water Management A strategy that may be economical in the short-term is to monitor and manage water intrusion, performing targeted maintenance repairs where leakage is specifically occurring. This strategy is unlikely to eliminate leakage or prevent further deterioration of exposed materials at the roof, and the steel framing beneath areas where leakage persists will continue to deteriorate. This strategy will also require more maintenance activity by District staff, which is inconsistent with the project’s stated long-term goals, but this strategy is offered Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 16 as an achievable short-term or interim goal. Maintenance at the roof should be performed annually, at a minimum with any strategy, and possibly more frequently with this strategy. This strategy also assumes that the surface membrane on top of the wearing slab is the membrane to be maintained since the original roofing membrane is concealed beneath the wearing slab and cannot be maintained. Some of the existing sealants used beneath the surface membrane contain asbestos and will need to be contained to prevent deterioration. This repair strategy includes: • Review leakage at the underside of the roof slab (after removal of the aluminum sheet shielding) to diagnose specific locations where water may be entering. • Observe and document leakage through the roof during (and after) rainstorms. Maintain a leak log to track leakage and target areas where active leakage is originating. • Perform targeted maintenance above areas where leakage is occurring with chemical-injection, sealant, sheet membranes, sheet metal, and possibly fluid-applied membranes, as appropriate. Performance of repairs may be limited by poor surface conditions and limited surface preparation. Follow-up repairs should be anticipated. • Reseal expansion joints to encourage surface drainage and limit water penetration. • Seal open gaps and joints around penetrations, pitch pockets, hatches and other rooftop items across the entire roof. Long-Term Roofing System For a long-term strategy, the existing membranes should be abandoned or removed, and a new waterproofing membrane should be installed. Two strategies for a new membrane are described below. Option 1: Single-Ply Roofing Membrane over New Roof Framing. This option abandons the concrete and steel surfaces as waterproofing membrane substrates and installs new light gauge metal framing and exterior sheathing with a single-ply membrane that is adhered, or both mechanically fastened and adhered to the sheathing. Single-ply membranes are durable and generally require minimal maintenance. As the roof is fully exposed to the sun, and will have minimal foot traffic, a membrane that is especially resistant to ultraviolet radiation should be selected. A durable single-ply roof membrane would be expected to last about 20 to 30 years with annual inspections and maintenance. Although the new roof framing alters the roofing assembly, the additional framing will not significantly impact the appearance of the roof from the ground. This repair strategy includes: • Remove rooftop penetrations and obstructions where possible. o Detach items that can be removed without damage. o Cut penetrating items close to flush with the top surface of the wearing slab or concrete pedestal. • Coordinate the height of new and existing rooftop items to remain with the increased height of the new roof deck. o Remove the roof hatch and reconfigure roof access with a new roof hatch to accommodate the new (increased) height of the roof deck. o Coordinate location of fall protection anchors and guardrail height with height of new roof deck. • Install light gauge metal framing with exterior sheathing to create a new sloped roof deck across the entire roof, including above the concrete pedestal. Ventilate the new cavity between the sheathing and wearing slab, or fill the cavity with closed-cell spray foam insulation for an unvented system. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 17 • Conceal remaining rooftop penetrations and obstructions within the new roof deck assembly, or with box-outs where the penetration or obstruction is taller than the level of the new roof deck (sheathing). Protect existing materials with a separation layer, and fill cavity with closed-cell spray foam insulation to minimize the risk of condensation within the assembly. • Slope new roofing to the location of existing roof drains and integrate with new drains. Alternately, the roof deck could be sloped towards the roof perimeter to utilize gutters and downspouts. Advantages Disadvantages • Abandons deteriorated concrete and steel surfaces • Simplifies geometry of roofing details • Tolerant of moisture that may be trapped within the existing roof assembly • Likely less expensive than Option 2 • Roofing membrane is fully exposed to environment and will deteriorate due to UV exposure • Requires removal of rooftop penetrations Option 2: Buried Roofing Membrane This option would remove and replace the concrete wearing slab and original built-up roofing membrane with a hot rubberized asphalt (HRA) membrane with a new concrete wearing slab for protection. Additionally, a similar HRA membrane with concrete wearing slab would be installed on top of the concrete pedestal after removal of obstructions and surface patching and preparation. This strategy is likely significantly more expensive than the single-ply membrane in Option 1, but offers greater protection of the roofing membranes from solar exposure with new wearing slabs . Some of the existing materials that will be removed contain asbestos, so special procedures will be needed for safe removal and disposal of the debris. The condition of the underlying structural slab is not known and will need to be investigated to confirm the viability of this approach after removal of the aluminum sheets on the underside of the roof and removal of the existing built-up membrane. The strategy outlined below includes installation of an HRA membrane on top of the concrete pedestal which will require significant concrete repair work. It would also be possible to install a single-ply membrane on new light gauge metal framing and exterior sheathing, similar to that described above in Option 1, at the concrete pedestal as a cost saving measure. A buried HRA membrane would be expected to last about 30 to 40 years with annual inspections and minimal maintenance. This repair strategy includes: • Remove concrete wearing slab and underlying roofing assembly to expose the structural concrete slab. o Inspect the top of the structural slab and repair damage. • Repair rough, delaminated and spalled concrete on both horizontal and vertical surfaces at the concrete pedestal. • Remove rooftop penetrations and obstructions where possible. o Detach items that can be removed without damage. o Cut penetrating items flush with the top surface of the structural slab or concrete pedestal. • Prepare remaining rooftop penetrations and obstructions for integration with HRA membrane by sand blasting steel. • Install HRA membrane with new concrete wearing slab on horizontal roof surfaces. o Integrate HRA membrane with new roof drains in original locations. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 18 • Remove corrosion from steel that is exposed above the roof and coat with a high performance coating system. Advantages Disadvantages • HRA is durable, and will be protected by a topping slab • Condition of structural roof slab will require investigation • Significant concrete repair will be required at the concrete pedestal in order to use HRA there • Removal and replacement of the topping slab adds significant expense Fall Protection As part of the base roof repairs, install fall protection measures to prevent the exposure of maintenance workers on the roof to fall hazards. This can be accomplished in several ways: • Option 1: Install dedicated rooftop fall arrest anchors meeting Cal/OSHA requirements into the side of the concrete pedestal at a minimum of six locations. Install a Cal/OSHA-compliant guardrail system around the existing roof hatch. Because the pedestal is composed of concrete with trace amounts of asbestos, the anchors will need to be installed using a drill with a built-in vacuum or using wet drilling methods. Fall arrest anchors would be expected to last at least 40 years. Rooftop fall anchors are an inexpensive option that is relatively easy to install. Installing these would provide safe access for ongoing short-term maintenance work as well as for the long-term roof construction project. Advantages Disadvantages • Less expensive than Option 1 • Relatively easy to install • Requires less maintenance than Option 1 • Less convenient for maintenance workers to wear harnesses and safety lanyard • Option 2: Install a guardrail system around the entire roof to match the original guardrail system configuration, but using more durable materials than the original wood framing. A metal guardrail with a high performance coating would be expected to last at least 40 years, with overcoating of the high performance coating every 20 years. Advantages Disadvantages • More convenient for maintenance works to access the roof without harnesses and safety lanyards • Likely requires strengthening of existing guardrail supports • The guardrail will require periodic maintenance • More expensive Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 19 Wall Openings The final design for this approach could take a variety of forms with varying impact to the appearance of the building exterior. For the purpose of presenting a basis for design for consideration, three conceptual options are presented below, however other permutations for the wall openings are possible. Option 1 - Maintain in Existing Configuration This option maintains all wall openings in their current configuration and adds a system to collect and discharge water that currently leaks through the openings. There is a range of fluid-applied waterproofing membrane products that could be used to construct the water collection basins described below. Many of these products require slope to prevent water from ponding on them, which can cause them to deteriorate more quickly. Other products can tolerate ponding water, but are generally more expensive. The less expensive fluid-applied waterproofing products that may deteriorate from ponding water would be expected to require overcoating every 5 to 7 years, and would likely require complete replacement within 20 years. The more durable fluid-applied waterproofing products would be expected to last 20 years, or possibly longer, with minimal maintenance. It is possible to provide slope at the water collection basins, and a cost analysis during design of this repair option would help inform the most appropriate combination of slope and waterproofing products to minimize both the cost and maintenance of this option. This repair option includes: • Remove corrosion and apply a protective coating to the steel frames at openings. • Install water collection and drainage systems at each area of wall openings where leakage occurs. o Construct a water collection basin with a perimeter curb of sufficient height to collect and discharge water. Assume 4 to 8 inches for most openings. Sheet metal pans can be used at smaller openings located above the floor levels. Provide slope to drain where possible. o Construct wood and sheet metal baffles at the interior that serve to collect wind-driven rain and limit how far it can penetrate into the building interior, directing it into the collection basin. o Extend collection basin a sufficient distance past opening jambs, and towards the building interior to collect water that may bypass baffles. Assume 2 to 4 feet for largest openings. o Install a waterproofing membrane within the collection basin, and up and over the perimeter curbs. Extend the waterproofing membrane through the gap beneath the steel plate that closes the opening, including a metal flashing with a drip edge at the exterior, if possible. Consider a fluid-applied waterproofing membrane due to the complex geometry at the opening sill where the closure plates are anchored to the steel frame. o Depending on the extent of actual water penetration at each opening, drains and plumbing to the exterior storm drainage system on the east side of the building may also be added at the larger or more exposed locations. Advantages Disadvantages • Likely less expensive than other more involved options • Retains existing ventilation, without the need to evaluate the building ventilation requirements • May allow a moderate amount of leakage past the collection system • Some amount of water will likely remain within the collection basins (due to lack of positive slope), evaporating into the building over time • Waterproofing membranes will require maintenance, and may deteriorate prematurely due to the ponding water Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 20 Option 2 - Selective Ventilation and Closure of Openings This option evaluates the ventilation requirements for the building and installs louvers where needed for ventilation, and replaces the steel plates at the other openings with watertight infills. This option prioritizes reduced maintenance and construction cost. Aluminum louvers would be expected to last more than 40 years, and any sealants use to install them would need to be replaced after about 20 years. The durability of the watertight infills would depend on their specific construction, but they would generally be expected to last at least 40 years, with overcoating of the elastomeric coating every 5 to 7 years, removal and replacement of the elastomeric coating after about 20 years, and replacement of sealant after about 20 years. This repair option includes: • Evaluate building ventilation and hazardous materials requirements to determine appropriate treatment for each wall opening and overall ventilation of the building. • Remove all steel plates at wall openings. • Install aluminum ventilation louvers with animal screens where needed for ventilation. • Infill openings that are not required for ventilation with concrete, light gauge metal framing and stucco, or steel plates without a gap at the perimeter to create watertight assemblies. • Coordinate the locations of ventilation louvers and opening infills to optimize the ventilation requirements and to minimize potential maintenance and leakage. Advantages Disadvantages • Reduces maintenance by concentrating potential leakage at louvers, while other openings will be sealed watertight • Requires evaluation of ventilation requirements Option 3 - Improved Weather Protection of Openings This option is similar to Option 2, except that louvers with sheet metal hoods, and aluminum windows are installed to match the general appearance and configuration of original openings, as shown in Figure 1, but upgrade the weather protection where feasible. Aluminum louvers would be expected to last more than 40 years, and any sealants use to install them would need to be replaced after about 20 years. Aluminum windows with a high performance coating would be expected to last more than 40 years, with replacement of the gaskets and sealant required after about 20 years. The durability of the watertight infills would depend on their construction, but they would generally be expected to last at least 40 years, with overcoating of the elastomeric coating every 5 to 7 years, removal and replacement of the elastomeric coating after about 20 years, and replacement of sealants after about 20 years. This repair option includes: • Evaluate building ventilation and hazardous materials requirements to determine appropriate treatment for each wall opening. • Coordinate locations for ventilation louvers, hoods and windows with configuration of original openings. • Remove all steel plates at wall openings. Optionally, where hoods are to be installed but additional ventilation is not needed, the existing steel plates could remain. • Install aluminum ventilation louvers and sheet metal hoods with animal screens similar in appearance and configuration to original louvers and hoods, adapted to meet the current ventilation requirements. • The ventilation evaluation may determine that only some of the original louvers are required to provide sufficient ventilation. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 21 • At equipment hoist openings that originally had removable hollow metal panels, install new watertight permanent infill panels similar in appearance to the original hollow core metal panels to fully close off access openings. Advantages Disadvantages • Reduces maintenance by concentrating potential leakage at louvers, while other openings will be sealed watertight • Reduced potential for leakage at louvers by protecting them with sheet metal hoods Increased cost BUILDING DESCRIPTION WJE reviewed available documents including previous construction, condition survey and repair projects at the building. Specifically, we reviewed the following documents: • Request for Qualifications and Proposals for Processional Structural/Engineering Design Services for the Mount Umunhum radar tower Assessment, Midpeninsula Regional Open Space District, undated including Attachments A through O. • Original construction drawings, FD Radar Facilities FPS 24/24, Indenco Engineers, Inc., July 1959. • Civil and landscaping drawings, Mount Umunhum Summit Project, Restoration Design Group, July 2016. • Architectural and structural drawings for Mount Umunhum Interim Tower Repair Project, Grossmann Design Group and Rutherford + Chekene Structural Engineers, July 2014. • Evaluation Report: Mount Umunhum Radar Tower Exterior Analysis Project , by ZFA Structural Engineers, October 17, 2018. The original construction drawings provide significant detail on the overall building configuration and construction, and our visual observations, discussed below in the Site Observations section, suggest that the structural and architectural features of the existing building matches them closely. The following description includes information, dimensions and other details obtained from the reviewed original construction drawings. Site The building is located along a ridge connecting the east and west peaks of the mountain. The building is fully exposed in all directions and experiences very high winds, powerful storms and freezing winter temperatures. A pedestrian pathway extends from the parking area at the west of the building, to a lookout at the east mountain peak, to the southeast of the building (Figure 10). The pathway consists of compacted resin pavement and extends around the perimeter of the building with several wood benches installed adjacent to each side of the building (Figure 11). Four bollards along the edge of the sidewalk block vehicular access to the pathway from the parking area. The middle two bollards are removable to allow authorized access. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 22 Figure 10. Pathway (arrow) from parking area to east peak lookout adjacent to the building. Figure 11. Wood bench installed close to exterior wall. Building The radar tower is about 85-feet tall and 60-feet square in plan with three structural bays in each direction. The exterior concrete walls are 10 inches thick, with structural bays delineated by 30-inch wide pilasters that protrude 8 inches from the exterior face of the walls at the column lines and corners (four per elevation). There are four interior columns that are 36-inches square at the first floor and 32-inches square above the second floor (Figure 12). The interior columns support concrete waffle slab floors. The walls are shown to be reinforced with two curtains of reinforcing steel (Figure 13). There are five concrete floors and a sixth level, which is a steel-framed mezzanine above the fifth floor. Figure 12. Partial second floor plan from original drawings showing pilasters at the sides and corner (red arrows) and interior column (green arrow). Figure 13. Partial cross section from original structural drawings showing exterior wall reinforcing. The structural roof slab is specified to be an 8-inch thick slab with beams and an integral concrete pedestal that projects 39 inches above the top of the structural roof slab (Figure 14). The pedestal supported the radar antenna. The structural slab is topped with a built-up waterproofing membrane assembly and a 3-inch thick Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 23 concrete topping slab that is divided into four section with expansion joints. The roofing membrane and topping slab terminate at the sides of the concrete pedestal. Figure 14. Cross section through roof slab showing concrete pedestal. Walls The exterior concrete walls have a variety of openings that served as windows, vents, louvers and removable panels for hoisting equipment (Figure 15). All of these openings have been closed off with steel plates or filled with concrete. The steel plates nearly fill the opening, allowing some ventilation (and moisture intrusion) into the building around their perimeter (Figure 16). Mesh installed in the perimeter gaps prevents wildlife intrusion. Reportedly some of these covers date from the building’s operational period in the 1970s, but most were added in 2011 and 2016. At the top of the concrete walls, the roof slab extends past the exterior face of the walls creating a beam at the roof edge with a drip formed at the bottom edge. At the ground level, there are three single doors at the east wall and a double door at the west, all with covered exterior entryways (wind screens) constructed of concrete block walls and reinforced concrete slab roofs (Figure 17). There are a variety of small metal items embedded in, or protruding from, the exterior of the concrete walls including abandoned pipes, brackets, inserts, bolts, and other unknown items (Figure 18), as well as a newer stacked dipole repeater antenna at the building’s northeast corner. Figure 15. Typical opening in concrete wall, closed with steel plate. Figure 16. Interior of similar opening in concrete wall with gap around steel plate perimeter. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 24 Figure 17. Covered exterior entryway around main entry door on west elevation. Note the spall at the edge of the roof slab. Figure 18. Steel fixture attached to concrete wall. Roof The roof of the building is dominated by a dodecagonal (12-sided) concrete pedestal (Figure 19) in the center that extends 3.25 feet above the surface of the main (lower) roof surface and directly supported the radar antenna. This pedestal is shown on the original drawings to be integral with the roof slab. A multitude of embedded or otherwise attached supports, pipes and plates associated with the former antenna protrude from the top of the pedestal (Figure 20). The main roof also has pipe penetrations around the antenna pedestal, some of which serve as a conduit through the full roof assembly, as well as eye bolts and concrete curbs at the roof edge (Figure 21 and Figure 22). There is an access hatch (Figure 23) at the southeast corner, a larger equipment hatch near the northeast corner, and a large piece of mechanical equipment (Figure 24) supported directly on the wearing slab near the south edge. Figure 19. Concrete pedestal that once supported the radar antenna, facing northwest. Figure 20. Steel plates, pipes, conduit, and other penetrations at the top of the concrete pedestal. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 25 Figure 21. Various pipe penetrations, conduit in a pitch-pocket, and visible sealant repairs at the expansion joint. Photo facing north. Figure 22. Curb with counterflashing at roof edge, facing north. Figure 23. Roof hatch near east edge of roof, facing southeast. Figure 24. Rooftop equipment, facing southwest. As depicted on the drawings, the perimeter of the roof originally had wood guardrails supported by steel brackets (Figure 25). The wood guardrails were possibly modified into metal guardrails (Figure 26) before being eventually removed in 2015 due to safety concerns. Figure 25. Perimeter brackets for supporting guardrail. Figure 26. Apparently metal guardrail that was present circa 2013. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 26 The main roofing assembly (outside of the concrete pedestal) is shown to be constructed (bottom to top) of an 8-inch-thick structural slab, a vapor barrier, 1-inch thick rigid insulation, a built-up roofing membrane, 1 inch of sand, and a 3-inch thick concrete wearing slab (Figure 27). The original built-up roofing membrane extends up the face of the concrete pedestal where it terminates behind a counterflashing set into the concrete (Figure 28 and Figure 29). The concrete pedestal does not appear to have any waterproofing provisions and was likely sheltered by the base of the radar antenna until it was removed in 1980. Figure 27. Roof edge detail from original drawings showing the basic configuration of the structural slab, waterproofing, topping slab, and wood guardrail. Figure 28. Counterflashing at concrete pedestal. Note the single-ply membrane flashing that was later added, and has failed. The roof is divided into quadrants by perpendicular expansion joints in the wearing slab (Figure 30) that do not extend through the structural slab (Figure 31). There is a roof drain (Figure 32) in the center of each quadrant, however the drain pipe was reportedly disconnected and sealed with grout to prevent animal intrusion. All four roof drains had plants growing out of them at the time of our observation. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 27 Figure 29. Roof-wall base flashing detail at concrete pedestal from original drawings. Figure 30. Wearing slab expansion joint formed from folded copper sheet that was originally covered by sealant. Note that the other three joints in the slab were concealed by more modern repair sealant. Figure 31. Roof expansion joint detail from the original drawings. Figure 32. One of four area drains with plants growing out of the drain. A utility trench (Figure 33 and Figure 34) extending beneath the south end of the east wall is visible in photographs from 2013, prior to construction of the site pathway surrounding the building. This location is assumed to be where the roof drainage plumbing was reportedly disconnected and sealed with grout. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 28 Figure 33. Utility trenches at the southeast corner of the Radar Tower in 2013. Photo facing northwest. Figure 34. Utility trench beneath the south end of the east elevation in 2013, prior to construction of the site pathway. Photo facing west. Interior The interior of the building has had minimal maintenance or modification since it was decommissioned in 1980. Nearly all of the furnishings and movable fixtures, and most of the other salvageable equipment and materials have been removed, but many of the partitions, ductwork, conduit, and finishes remain (Figure 35). Most of the floors are open, with some partitions remaining on the lower floors and abandoned and deteriorated HVAC equipment on some of the upper floors. There is a vertical utility shaft at the southeast corner of the building that extends the full height of the building, and a stair tower and freight elevator along the northern portion of the east wall. The fifth floor has a steel-framed mezzanine with a metal grate floor (Figure 36). There is presently no electrical power available in the building. Figure 35. The building interior has remaining wood-framed partitions, furring and some abandoned HVAC equipment. Figure 36. Steel-framed mezzanine at the fifth floor. SITE OBSERVATIONS WJE performed site investigations on March 29, April 22, and April 23, 2019, to document existing conditions at the radar tower. Our environmental consultant, SCA Environmental, accessed the building and roof on April 3, 2019, during which time samples of various materials inside the building and on the roof were taken and subsequently tested for the presence of hazardous materials. Our investigation focused Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 29 on the building enclosure, condition of the exterior surfaces of the concrete walls and roof, and limited interior areas relating to railings and accessibility for future maintenance considerations. An unmanned aerial vehicle (drone) was used to photograph the radar tower exterior on March 29, 2019. The photos were used to develop a three-dimensional image of the radar tower and to allow for visual examination of areas that are not easily accessible by other means. On April 22 and 23, 3019, an aerial lift was used to access the exterior concrete walls at most of the east, west and south elevations, and at limited areas at the west side of the north elevation. General conditions were noted, and the concrete was acoustically sounded with a hammer to identify concealed delaminations and voids. The interior of the building and roof were accessed by WJE on April 22, 2019, with the assistance of District staff. The exterior walls, wall openings, roof slab, floor slabs, stairs and mezzanine were observed from the interior to document water leakage and potential hazards to maintenance personnel. The southeast portion of the roof was accessed to document conditions that require repair or will impact roofing designs. Concrete Walls The exterior surface of the concrete walls have an anti-graffiti coating on all four elevations up to a height of approximately 16 feet above the exterior grade. Above this level, the concrete walls are currently uncoated. The surfaces of the concrete are generally rough, weathered, and have numerous areas of poorly consolidated concrete with exposed aggregate, surface voids due to poor consolidation (honeycombing/rock pockets) (Figure 37 and Figure 38). Some areas have little or no concrete cover over reinforcing steel, with corrosion staining and spalls visible at these locations (Figure 39 and Figure 40). Also observed were debris embedded in the concrete from the original construction including pieces of wood and a cigarette lighter (Figure 41 and Figure 42). WJE sounded the surface of the concrete to identify areas of loose concrete. Areas of surface voids and loose concrete are indicated on elevation sketches for each wall, which are provided in Appendix C. Figure 37. Poorly consolidated concrete. Figure 38. Concrete with a rough surface and areas of poor consolidation. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 30 Figure 39. Corroded reinforcing steel with minimal concrete cover. Figure 40. Reinforcing steel with little to no cover. Figure 41. Piece of wood embedded in the concrete wall on the east elevation. Figure 42. Cigarette lighter embedded in the concrete wall on the south elevation. Areas of poor consolidation of the concrete are typically concentrated at the base of the walls immediately above the second through fourth floor slabs (Figure 43 and Figure 44). At these locations horizontal construction joints between the slab and wall concrete placements contain a key (a small formed ridge of concrete along the top of the top of the slab along and within the thickness of the wall to enhance the mechanical bond between the separately-placed slab and wall). At numerous locations, the poorly consolidated concrete extends sufficiently deep into the wall’s thickness to expose the reinforcing steel. Acoustic hammer sounding suggested a majority of the concrete adjacent to the visible areas of poorly consolidated concrete with pockets of exposed aggregate are structurally sound, with aggregate well - bonded to the wall, despite their appearance and localized small areas of loose aggregate. Some of these areas of poor consolidation appear to have been modified at some time in the past, by the addition of a trowel applied patch material, possibly following initial concrete placement. These patches were identifiable by their surface finish and coloration, which distinctly differ from the cast -in-place concrete wall (Figure 43). Some of these patches appear to be delaminating from the concrete substrate. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 31 Figure 43. Poorly consolidated concrete above the horizontal construction joint above the floor slab with a smooth patch area above. Figure 44. Poorly consolidated concrete above the horizontal construction joint above the floor slab revealing the joint key and reinforcing steel (arrows). Diagonal cracks were observed at multiple locations on the exterior walls. At the first floor on the east side, previously patched cracks were observed between window and door openings (Figure 45) that likely formed during the Loma Prieta Earthquake in 1989, whose epicenter was only 5 miles to the southeast. The most significant of these cracks were present until about 2014 when they were repaired and the adjacent window and door openings were infilled with concrete (Figure 46). Figure 45. Cracks visible at east elevation (arrows). (Photo taken in 2013 by WJE) Figure 46. Repaired cracks and infilled openings at east elevation. The concrete pilasters have experienced significantly more frequent and severe concrete spalling than the surface of the walls. This spalling has exposed corroded reinforcing steel. Most of the spalling at the horizontal reinforcing is the result of inadequate concrete cover over the horizontal reinforcing (Figure 47 and Figure 48). Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 32 Figure 47. Concrete spalling on face of pilaster due to inadequate concrete cover. Figure 48. Concrete spalling on side of pilaster due to inadequate concrete cover. In other locations where the vertical reinforcing is exposed, spalling occurs in areas of poor concrete consolidation on the sides and corners of the pilasters between the vertical reinforcing bars and the finished exterior concrete surface (Figure 49 and Figure 50). Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 33 Figure 49. Poorly consolidated concrete on the side and corner of the pilaster. Note exposure of reinforcement steel (arrow). Figure 50. Poorly consolidated concrete on the sides and corner of the pilaster. Note exposure of reinforcement steel (arrow). Significant concrete spalling has occurred along the perimeter beam along the edge of the roof slab, which it protrudes from the exterior face of the walls, exposing the wall and roof slab reinforcing steel in places (Figure 51 and Figure 52). Smaller concrete spalls that are not associated with corroded reinforcing are also present, primarily along the bottom of the perimeter roof edge beam at the drip (Figure 53 and Figure 54). Figure 51. Concrete spalling and exposed reinforcing along the perimeter roof edge beam. Figure 52. Concrete spalling and exposed reinforcing along the perimeter roof edge beam. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 34 Figure 53. Small concrete spalls along the bottom edge of perimeter roof edge beam. Figure 54. Small concrete spall along the bottom edge of perimeter roof edge beam. Several of the concrete block wind screens were also observed to have some spalling (Figure 55). Spalling of the concrete slab forming the roof of the wind screens was also observed (Figure 56). Figure 55. Spalling of concrete block wall of wind screen Figure 56. Spalling of concrete slab at top of roof of wind screen. Wall Interiors There is widespread evidence of leakage through the concrete walls in the form of efflorescence stains at the interior of the walls and on the floor where puddles appear to routinely form based on staining patterns (Figure 57 and Figure 58). Efflorescence stains are common along the base of the interior of the concrete walls immediately surrounding the construction joint between the floor slab and wall above. These areas also tend to correlate to the pattern of poorly consolidated concrete at the exterior, which is particularly susceptible to water absorption and intrusion. Efflorescence stains were also noted in areas at the underside of floor slabs where puddles that form on top of the floor slab leak down through the slab (Figure 59). Areas of peeling paint were observed on the interior face of the exterior walls (Figure 60). At several locations Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 35 reinforcing steel is exposed and observed to be corroded along the base of the wall (Figure 61 and Figure 62), Figure 57. Efflorescence stains at interior of concrete walls. Figure 58. Efflorescence stains in utility shaft at southeast building corner, facing east. Figure 59. Efflorescence visible on the underside of the third floor slab where water leaks into the building and through the slab. Figure 60. Peeling paint on the inside face of the exterior wall. Figure 61. Exposed reinforcing steel observed along the base of the wall (arrows). Figure 62. Exposed reinforcing steel observed along the base of the wall (arrows). Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 36 Wall Openings The galvanized steel plates that cover the wall openings are generally in good to fair condition (Figure 63) however some of the original steel frames embedded into the concrete wall around openings that they are attached to are corroded, with corrosion staining below and adjacent to some openings at the interior (Figure 64). The ventilation gap around the perimeter of these plates allows water to enter the building with no means to collect and discharge it. There was standing water on the floor in several locations below these openings at the time of our visit. Figure 63. Galvanized steel plate with light oxidation and corroded steel frame. Figure 64. Water and corrosion staining below wall penetration. Spalling of the concrete was observed on the exterior adjacent to several of the openings. At some locations spalls expose corroded reinforcing steel (Figure 65), but at most locations there is poorly consolidated concrete adjacent to the steel frames (Figure 66). Figure 65. Concrete spalling and exposed reinforcing steel (arrow) adjacent to infilled window opening. Figure 66. Voids in concrete due to poor consolidation adjacent to window opening. Roof Overall, the roof is in poor condition with multiple areas of damaged concrete and widespread surface corrosion of exposed steel embedments, penetrations and anchorages. The concrete at the pedestal is heavily Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 37 weathered with areas of exposed aggregate and reinforcing steel, spalls and what appears to be delamination of previous concrete repairs. The built-up roofing membrane is concealed beneath the wearing slab and could not be observed. Single- ply membrane flashings have been added around the concrete pedestal and roof hatches (Figure 67), and a fluid-applied waterproofing coating has been applied to the wearing slab over the entire main roof area (Figure 68) and onto these single-ply flashings (Figure 69). There is also evidence of waterproofing repairs at underlying cracks in the concrete wearing slab, and spray foam in many joints and gaps at penetrations and flashings. There are grasses and moss growing along many joints, cracks and gaps at the roof, including plants growing out of all four roof drains (Figure 32). Figure 67. Single-ply membrane flashing (black), spray foam (yellow), and fluid-applied coating (white) at roof equipment hatch. Figure 68. White traffic coating on main roof, facing east. Note the darker stripes where underlying cracks were treated. Figure 69. Damaged counterflashing at concrete pedestal showing single-ply membrane flashing (black sheet, damaged), fluid-applied coating (white), and original built-up flashing (black residue adhered to interior surface of single-ply flashing, arrow). The concrete pedestal was likely protected by the radar antenna, relying on the mass of the concrete as the waterproofing. It does not appear to have a membrane integrated into the assembly. Large areas on the top surface and on the edges have extensive concrete spalling (Figure 70 and Figure 71). Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 38 Figure 70. Concrete spalling and corroded steel plates on the top surface of the concrete pedestal. Figure 71. Concrete spalling along the edge of the concrete pedestal. Interior Roof drainage plumbing visible beneath the roof slab (Figure 72) runs from the four original roof drains to the utility shaft at the southeast corner of the building where it descends to the ground floor (Figure 73). The plumbing stack originally exited the building in the utility trench that extends beneath the south end of the east wall, but the pipe was reportedly disconnected and sealed with grout. The drainage plumbing has surface corrosion in many areas. Figure 72. Cast iron drainage plumbing with widespread corrosion running into the utility shaft at the southeast corner (arrow). Photo facing south. Figure 73. Cast iron drainage plumbing stack in utility shaft. Photo facing southeast. The ceiling beneath the roof is finished with aluminum sheets originally used as shielding (Figure 74), limiting direct observation of the underside of the structural slab. These aluminum sheets are generally oxidized, indicating long-term exposure to moisture, and there are signs of leakage at multiple areas throughout the ceiling including staining, heavier corrosion and efflorescence at the aluminum sheeting and adjacent materials (Figure 75). Several steel beams which serve to anchor steel rods extending through the roof slab that are visible at the underside of the roof have surface corrosion (Figure 76). Although the aluminum sheets prevent direct observation of the roof slab, the presence of staining of the aluminum sheets Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 39 indicates water leakage through the roof slab and some degree of corrosion of the reinforcing steel within the roof slab is likely. The steel-framed stair structure has surface corrosion in limited areas and many of the railings are deteriorated, corroded, or missing (Figure 77 and Figure 78). Some stair railings have been supplemented with wood railings attached with tie wire and are not of sufficient strength to reasonably perform as a guardrail (Figure 79). Figure 74. Aluminum sheets installed beneath the roof slab are noted as radar shielding in the construction drawings. Figure 75. Efflorescence deposits around penetration in concrete roof slab, with aluminum sheets in foreground. Figure 76. Surface corrosion on steel beam clamp. Figure 77. Surface corrosion on metal stair handrail. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 40 Figure 78. Missing guardrail. Figure 79. Partially missing handrail with temporary wood railing. The guardrails at the mezzanine above the fifth floor also show signs of corrosion (Figure 80). The soffit of the fifth floor slab exhibits staining and discoloration along exposed portions of the reinforcing steel (Figure 81). Figure 80. Corrosion of guard rails at the mezzanine. Figure 81. Corrosion staining of reinforcing steel at the soffit of the fifth floor (arrows) Several abandoned openings (former mechanical penetrations) in the floor slabs are covered with metal plates which may date to the building’s decommissioning, but most floor openings are covered with plywood fastened to the floor, reportedly installed in 2016. The metal plates typically have surface corrosion (Figure 82), and the wood covers are generally in fair condition (Figure 83), though ongoing deterioration of these wood covers should be expected given the indications of moisture intrusion throughout the building. The metal grate floor of the fifth-floor mezzanine has a number of rectangular holes (Figure 84) that someone could be injured by stepping into, and generally has surface corrosion (Figure 85). Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 41 Figure 82. Corroded metal plate covering opening in floor. Figure 83. Plywood covering openings in floor. Figure 84. Rectangular holes in the mezzanine floor grating are large enough to accidentally step through. Figure 85. Surface corrosion at mezzanine floor grating below concrete pedestal at roof above. Exterior Doors Originally, there were three exterior single-leaf metal outswing doors in the east wall of the building, and a larger double-leaf outswing door opening in the center of the west wall. The two northern doors in the east wall have been removed and the openings filled with concrete. The southern door at the east wall remains (Figure 86). The door at the west is shown as a double-leaf outswing door in the original construction drawings, but currently consists of fixed metal plates that close the opening, with a single access door at the northern side (Figure 87). We are not aware of the date for this modification. The paint has been removed from the two remaining exterior doors, exposing bare steel. Based on the absence of surface corrosion, the doors are assumed to be constructed of stainless steel. Both doors appear to be relatively secure and resistant to tampering, and have key-operated locks. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 42 Figure 86. Steel door at south of east wall. Figure 87. The west door was originally a double-leaf door, but appears to have been modified and has only a small access door in a larger metal plate. Hazardous Materials On April 3, 2019, WJE’s hazardous materials consultant, SCA Environmental (SCA), performed a survey of materials within the building, as well as on the building exterior, to assess the presence of hazardous materials, including asbestos, lead, and PCBs. A copy of their report is attached as Appendix A. Table 1 summarizes the locations where their testing identified detectable levels of asbestos and lead. A fire door at the elevator mechanical room is also suspected to contain asbestos within the core of the door. The specific locations of the materials are provided in the SCA report. Table 1. Hazardous Materials Type of Material Location Hazard Electrical wiring with black canvas sheathing First floor interior Asbestos Black tar at circuit breaker support First floor interior Asbestos Tan paint on concrete masonry Second floor interior Asbestos Off-white dust on the floors Fourth and fifth floor interior Asbestos Green roof coating over black roofing tar Roof Asbestos Black roofing tar under roof flashing Roof Asbestos Grey caulking Roof Asbestos Concrete pedestal for radar antenna Roof Asbestos Grey mortar for concrete masonry units First floor exterior Asbestos Off-white paint on walls and equipment All floors Lead Green paint on walls All floors Lead Yellow paint on handrails Stairs Lead Gray paint on concrete slab First floor exterior Lead Work activities within the building, on the roof, and at the building exterior will require special handling when the materials identified as hazardous are to be affected in addition to the District’s current requirements for personal protective equipment. Site The pathway from the parking area to the building has a row of four steel pipe bollards along the sidewalk to the west of the building to restrict vehicle access. The two central bollards are set into steel sleeves in Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page 43 the concrete sidewalk and can be removed (Figure 88 and Figure 89). Removing these bollards can be difficult due to sand and debris that collects between the bollard and the sleeve. The wood benches adjacent to the building are constructed of a single large timber that is in close proximity to the building wall and the ground (Figure 90). Most of the benches are located with a gap of about 1 inch between the bench and the exterior wall of the tower. The timber benches are supported by wood bases that are reportedly well anchored to a concrete foundation below, and may be difficult or impossible to remove without damaging the benches. Figure 88. Bollards along the sidewalk. Arrows indicate the two removable bollards. Figure 89. Base of removable bollard. Note sand in the recess adjacent to the bollard sleeve (arrow). Figure 90. Wood benches are very close to the concrete walls. Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page A APPENDIX A: HAZARDOUS MATERIALS SURVEY BY SCA ENVIRONMENTAL Attachment 1 1 Lakeside Drive, Suite 215 • Oakland, CA 94612 • (510) 645-6200 320 Justin Drive • San Francisco, CA 94112 • (415) 882-1675 Oakland • San Francisco April 18, 2019 Mr. Brian Kehoe, SE Wiss, Janney, Elstner Associated, Inc. (WJE) 2000 Powell Street, Suite 1650 Emeryville, CA 94608 bkehoe@wje.com Re: Non-destructive Pre-renovation Hazardous Materials Survey Mount Umunhum Radar Tower, 17000 Mt. Umunhum Road Los Gatos, CA 95030 SCA Project No.: B-12936 Dear Mr. Kehoe: As requested, SCA Environmental, Inc. (SCA) completed a non-destructive pre-renovation survey at the above- referenced site in Los Gatos, CA on April 3, 2019 as part of the future planned renovations. A picture of the building is shown below: Sampling was limited to materials expected to be impacted by the renovations. Sampling was conducted by Mr. Dan Leung, CIH, CSP, a Cal/OSHA Certified Asbestos Consultant (CAC #07-4175) and a California Department of Public Health Certified Lead Inspector/Assessor (CDPH #7329). Reservoirs Environmental, Inc. (REI), an NVLAP-accredited laboratory in Denver, CO, completed bulk asbestos and lead analyses. McCampbell Analytical (McCampbell), a ELAP-accredited laboratory in Pittsburg, CA completed the bulk polychlorinated biphenyl (PCB) analysis. Prior to any renovations or demolition, the National Emission Standard for Hazardous Air Pollutants (NESHAP) mandated by the Environmental Protection Agency (EPA) and locally enforced by the Bay Area Air Quality Management District (BAAQMD) require that all buildings be inspected for asbestos-containing materials (ACM) and materials subject to damage or which will be made friable, be removed. Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 2 Methodology Asbestos sampling was performed in a fashion designed to minimize exposure of the surveyor or others to airborne asbestos fibers. Samples were typically removed from the substrate utilizing a knife or hollow drill bit bored through a wet sponge; the sample material was then placed into an airtight plastic vial. The vial's exterior was decontaminated with a wet sponge, and a unique sample I.D. written on the vial. The vial was then stored in a plastic bag. Sample substrates were patched with a high-temperature caulking compound, where required. Samples of suspect materials were collected using triplicate sampling procedures, where applicable. Under these procedures, the first sample is analyzed. If it tests positive for asbestos (>1%), the analysis is suspended for further samples of that material. If the first sample tests only trace positive (between 0.1 to 1%), or negative, then the second and third samples are analyzed sequentially, in order to determine the possible presence of asbestos, as applicable. If all three samples test negative, the material is considered as non-asbestos. If one or more samples test "trace" positive (<1%), the material is considered to be trace positive. If one or more samples are positive for asbestos, the material is considered positive. All asbestos samples collected were submitted to REI for analysis by polarized light microscopy with dispersion staining (DS/PLM). The Bay Area Air Quality Management District's (BAAQMD), the Federal Environmental Protection Agency's (EPA), and California Environmental Protection Agency's (Cal/EPA) regulations all specify the DS/PLM method. Asbestos Standards ACM is defined by EPA regulations as those substances containing greater than 1% asbestos. The BAAQMD and the Cal/EPA provide local enforcement of these regulations. Friable ACM with greater than 1% asbestos needs to be disposed of as asbestos waste. Prior to demolition of a building, the BAAQMD requires abatement of friable ACM, as well as non-friable ACM that may become friable during demolition (practically, this means all non-friable ACM). Federal Occupational Safety and Health Administrations (OSHA) regulations, locally enforced by CAL/OSHA, defines ACM as substances that contain greater than 1% asbestos. Cal/OSHA also mandates special training, medical exams, personal protective equipment and record keeping for employees working with ACM. If a material contains less than 1% asbestos but more than 0.1% asbestos, the material may be disposed of as non-ACM, but the Cal/OSHA requirements would still have to be followed regarding workers' protection and Contractor licensing. "Trace" materials are currently regulated in California and require the following: • Removal using wet methods; • Prohibition of removal using abrasive saws or methods which would aerosolize the material; • Prompt clean-up of the impacted zone, using HEPA-filtered vacuums, as applicable; • Employer registration by Cal/OSHA for removal quantities exceeding 100 sq. ft. per year; and • Cal/OSHA Carcinogen Registration by the Demolition or Abatement Contractor impacting such materials. Lead Standards Since elemental lead is a suspect carcinogen and known teratogen and neurotoxic in high doses, lead-containing materials need to be identified prior to the on-set of demolition activities. Using combinations of engineering controls and personal protective equipment, lead-containing materials can be remediated safely. Several sources of applicable standards are listed as follows: 1. Lead exposures in the workplace are regulated by Cal/OSHA, which has certain regulatory requirements for identifying and controlling potential lead exposures. Currently applicable regulations for the construction industry have been adopted by Cal/OSHA (8 CCR 1532.1) from the Federal OSHA Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 3 regulations. The current OSHA 8-hour Permissible Exposure Level (PEL) for lead is 50 µg/m3. 2. Current EPA and Cal/EPA regulations do not require LBP to be removed prior to demolition, unless loose and peeling. Provided that the paints are securely adhered to the substrates (i.e., non-flaking or non- peeling), disposal of intact demolition debris can generally be handled in California as non-hazardous and non-RCRA waste. The applicable standards for lead are tabulated below: Agent Total Threshold Level Concentration (TTLC) Wet-Weight Standard (mg/kg)1 Soluble Threshold Level Concentration (STLC) Standard (mg/l)1 CalOSHA Standard for Occupational Safety Lead 1000 5 Any detectable levels; spot abatement required from coated metals before torching/welding In California, loose and peeling LCP or other wastes require characterization and testing for leachability. Disposal requirements are outlined as follows: Lead Disposal Standards Standards TTLC Concentations 1000 mg/kg Condition Total Pb (mg/kg) STLC Pb (mg/L) TCLP Pb (mg/L) Non-haz waste CalHaz (Non-RCRA) Fed Haz (RCRA) 1a <50 (a1)NA Yes no no no III 1b <100 (a2)NA Yes no no no III 2a <5 <5 Yes (c)no no no III or II (d) 2b >5 <5 no Yes no no I 2c >5 >5 no Yes Yes Yes I 2d (b)<5 >5 no no Yes Yes I 3a <5 <5 No Yes No no I 3b >5 <5 no Yes no no I 3c >5 >5 no Yes Yes Yes I 3d (b)<5 >5 no no Yes Yes I 4 any any >5 no no Yes Yes I (a1) 50 = 10 x 5 (STLC for Pb). Per WET method, impossible to exceed STLC even if 100% soluble. (a2) 100 = 20 x 5 (TCLP for Pb). Per TCLP method, impossible to exceed STLC even if 100% soluble. (b) Physically impossible due to the stronger acid used in WET than TCLP. (c) Landfills will likely require documentation that TCLP is <5, even though TCLP is almost always less than WET. (d) Landfill dependent, function of permit, landfill liner, or landfill policy Classification and Disposal of Inorganic Lead Wastes in California Classifications Stabilization Required Landfill Class 50 to <1000 >1000 Leachable Lead 5 mg/L Test Methods & Results 3. The major definitions of LCP or lead-coated surfaces are listed as follows: a. California Department of Public Health (CDPH) defines LBP as paint that contains either >0.5% by weight of lead, or >1 mg/cm2. b. Consumer Product Safety Commission (CPSC) prohibits the manufacturing of paint that contains more than 90 ppm of lead. Note that adherence to CalOSHA's Construction Lead Standard is required for all paint with any measurable lead content. Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 4 4. Lead is on the "Proposition 65" list, given its toxic potential in causing reproductive hazards. 5. California Department of Public Health (CDPH) requires the use of Certified Lead Workers and Supervisors for lead abatement projects at public buildings with a greater than 20 years expected life or whenever work is completed specifically to abate Lead-Based Paint. The CDPH certification requirements do not apply to this facility; however, dust controls and personnel protection are still required under 17 CCR Sections 35001 through 36100. Results Asbestos analyses by polarized light microscopy (PLM) analytical methods found the following results: Asbestos-Containing: Nine (9) suspect materials were confirmed to contain asbestos that may be impacted by the renovation activities, and are listed below: Material ID Asbestos Materials Description EL-1 Electrical wiring with black canvas sheathing (thin gauge) EL-5 Black circuit breaker supports (-) w/black tar (+) WL-10 16”x8” Off-white painted (-) w/tan compound (+) on concrete masonry unit (CMU) wall (-) w/gray mortar (tr) DUST-13 Dust/debris on floors (Multi-colored paint (-), off-white compound (+) and gray concrete (-)) RF-15 Beige (-)/yellow (-)/ green (+)/gray (-) roof coating over black roofing tars (+) RFMAS-17 Black roofing tars/mastic under roof flashing CAULK-18 Gray caulking (-) along expansion joints w/black tars/mastic (+) WL-21 16”x8” Red concrete masonry unit (CMU) wall (-) w/gray mortar (+) CONC-19 Gray concrete (tr) radar pedestal Note: (+) = Asbestos; (tr) = Trace Asbestos (<1%); (-) = Non-asbestos Assumed Asbestos-Containing: One (1) suspect material was assumed to contain asbestos that may be impacted by the renovation activities, and will require further destructive testing. These materials are listed below: Material ID Asbestos Materials Description FIREDOOR- AAA1 Fire-rated core in firedoor Non-Asbestos: Several suspect materials that may be impacted by the renovation activities were tested or visually determined negative for asbestos, as listed below: Material ID Non-asbestos Materials Description EL-2-1,2 Electrical wiring with black canvas sheathing (medium gauge) EL-3-1 Electrical wiring with off-white canvas sheathing (thin gauge) EL-4-1,2 Light gray/black paper behind circuit breakers EL-6-1 Pink circuit breaker supports EL-7-1 Black circuit breaker supports PAINT-8-1,2,3 Off-white paint on concrete walls and equipment GASKET-9-1 Black rubber gasket at access port of water tank FLEX-11-1,2 Black flex connector between duct connections CAULK-12-1,2,3 Residual beige interior caulking around window openings VAPBAR-14-1,2 Black felts and tar vapor barrier under gray mortar bed RF-16-1,2 Beige canvas under roof reglet STAIR-20-1,2,3 Gray concrete steps and landing CONC-22-1,2,3 Gray concrete perimeter walls PAINT-23-1,2,3 Beige elastomeric exterior paint on walls in divots, cracks and behind benches Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 5 Lead: Paint samples collected from the interior and exterior were found to contain lead ranging from 254 to 203,819 ppm. Dust control procedures are required during demolition of painted elements to comply with the CalOSHA regulations under 8 CCR 1532.1. Torching and welding on coated items require prior spot-abatement, as required by CalOSHA. Polychlorinated Biphenyls (PCB): The levels of PCB in various caulking were found to be below or at detection (below the TTLC of 50 ppm) in the following suspect materials tested: Material ID Material Description of Suspect PCB Tested CAULK-12 Residual beige interior caulking around window openings CAULK-18 Gray caulking along expansion joints Please contact me if you have any questions. Sincerely, SCA ENVIRONMENTAL, INC. Dan Leung, CIH, CSP, CAC, CDPH Vice President (415) 867-9544 dleung@sca-enviro.com Table 1. Materials Matrix Report Figures 1 – 2. Sample Location Diagrams Attachments: 1. Asbestos Laboratory Report 2. Lead Laboratory Report 3. PCB Laboratory Report Attachment 1 SCA Project No. B-12936 Surveyed April 3, 2019 Sub-sample #First Floor Second Floor Third Floor Fourth floor Fifth Floor Mezzanine Stairs Roof Exterior Material ID Material Description A B C Asbestos? Positive. Trace. Assumed. Negative UN I T S (L F , S F , EA ) In t e i r o r In t e r i o r In t e r i o r In t e r i o r In t e r i o r In t e r i o r St a i r s Ro o f Ex t e r i o r TO T A L (+ / - 1 5 % ) ASBESTOS EL-1 Electrical wiring with black canvas sheathing (thin gauge)45% CH LF 100 100 EL-5 Black circuit breaker supports (-) w/black tar (+)ND 40% CH SF 100 50 150 WL-10 16”x8” Off-white painted (-) w/tan compound (+) on concrete masonry unit (CMU) wall (-) w/gray mortar (tr)4% CH in cpd 0.58% CH in mortar ND SF 1200 700 1900 DUST-13 Dust/debris on floors (Multi-colored paint (-), off-white compound (+) and gray concrete (-))6% CH NA NA SF 500 500 500 500 500 800 3300 RF-15 Beige (-)/yellow (-)/ green (+)/gray (-) roof coating over black roofing tars (+) 5% CH in coating; 5% in tar NA NA SF 4900 4900 RFMAS-17 Black roofing tars/mastic under roof flashing 35% CH NA SF 160 160 CAULK-18 Gray caulking (-) along expansion joints w/black tars/mastic (+)35% CH NA NA LF 150 150 WL-21 16”x8” Red concrete masonry unit (CMU) wall (-) w/gray mortar (+)0.83% CH ND 1.5% CH SF 400 400 CONC-19 Gray concrete (tr) radar pedestal ND ND 0.58% CH Trace SF 750 750 ASSUMED ASBESTOS (Destructive Testing Required to Confirm) FIREDOOR-AAA1Fire-rated core in firedoor Assumed EA 1 1 NON-ASBESTOS EL-2 Electrical wiring with black canvas sheathing (medium gauge)ND ND LF 100 100 EL-3 Electrical wiring with off-white canvas sheathing (thin gauge)ND LF 100 100 EL-4 Light gray/black paper behind circuit breakers ND ND SF 100 20 120 EL-6 Pink circuit breaker supports ND SF 100 100 EL-7 Black circuit breaker supports ND SF 50 50 PAINT-8 Off-white paint on concrete walls and equipment ND ND ND SF 2500 1800 1800 1800 1800 1800 320 11820 GASKET-9 Black rubber gasket at access port of water tank ND EA 1 1 FLEX-11 Black flex connector between duct connections ND ND EA 2 6 8 CAULK-12 Residual beige interior caulking around window openings ND ND ND LF 300 300 300 300 300 1500 VAPBAR-14 Black felts and tar vapor barrier under gray mortar bed ND ND SF 100 100 200 RF-16 Beige canvas under roof reglet ND ND LF 160 160 STAIR-20 Gray concrete steps and landing ND ND ND SF 800 800 CONC-22 Gray concrete perimeter walls ND ND ND SF 12800 12800 PAINT-23 Beige elastomeric exterior paint on walls in divots, cracks and behind benches ND ND ND SF 2560 2560 PCBs PPM CAULK-12 Residual beige interior caulking around window openings 1.3 LF 300 300 300 300 300 1500 CAULK-18 Gray caulking along expansion joints <0.50 LF 150 150 LEAD PPM OW-1 Off-white paint on walls and equipment 254 SF PNQ PNQ PNQ PNQ PNQ PNQ PNQ PNQ GR-2 Green paint on walls 2,027 SF PNQ PNQ PNQ PNQ PNQ PNQ PNQ PNQ YW-3 Yellow paint on handrails 203,819 SF PNQ PNQ GY-4 Gray paint on exterior porch 5,526 SF PNQ PNQ Notes: PNQ = Present, not quantified; CH = Chrysotile; ND = Not detected; NA = Not analyzed Table 1: Materials Matrix Report-MPROSD, Mt. Umunhum Radar Tower, 17000 Mt. Umunhum Road, Los Gatos, CA Positive Negative Attachment 1 EL-1-1 EL-2-1 EL-3-1 EL-4-1 EL-5-1 EL-6-1 EL-7-1 PAINT-8-1 GASKET-9-1 WL-10-1 FLEX-11-1 CAULK-12-1 WL-10-2 EL-5-2 DUST-13-1 EL-4-2 CAULK-12-2 El-2-2 FLEX-11-2 DUST-13-2 VAPBAR-14-1 CAULK-12-3 VAPBAR-14-2 DUST-13-3 WL-10-3 PAINT-8-2 STAIR-20-2 PAINT-8-3 STAIR-20-1 STAIR-20-3 OW-1 GR-2 YW-3 CAULK-12-3 Figure 1. Sample Location Diagram MPROSD, Mt Umunhum Radar Tower Interior SCA Proj. #: B-12936 April 3, 2019 Attachment 1 RF-15-1 RF-15-2 RF-15-3 RF-16-1 RF-16-2 RFMAS-17-1 RFMAS-17-2 CAuLK-18-1 CONC-19-1 CONC-19-2 CONC-19-3 CAULK-18-2 CAULK-18-3 WL-21-1 PAINT-23-1 CONC-22-1 PAINT-23-2 CONC-22-2 WL-21-2 CONC-22-3 WL-21-3 PAINT-23-3 GY-4 Figure 2. Sample Location Diagram MPROSD, Mt Umunhum Radar Tower Exterior and Roof SCA Proj. #: B-12936 April 3, 2019 Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 6 Attachment 1 Asbestos Laboratory Report Attachment 1 Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\Lab\Reservoirs Environmental QA Manual.doc Subcontract Number:NA Laboratory Report:RES 432245-1 Project # / P.O. # B12936 Project Description:Mt. Umunhum Radar Tower RES 432245-1 Sincerely, is the job number assigned to this study. This report is considered highly confidential and the sole property of the customer. Reservoirs Environmental, Inc. will not discuss any part of this study with personnel other than those of the client. The results described in this report only apply to the samples analyzed. This report must not be used to claim endorsement of products or analytical results by NVLAP or any agency of the U.S. Government. This report shall not be reproduced except in full, without written approval from Reservoirs Environmental, Inc. Samples will be disposed of after sixty days unless longer storage is requested.If you have any questions about this report, please feel free to call 303-964-1986. Jeanne Spencer President April 12, 2019 Dear Customer, Reservoirs Environmental, Inc.is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the National Voluntary Laboratory Accreditation Program (NVLAP),Lab Code 101896-0 for Transmission Electron Microscopy (TEM)and Polarized Light Microscopy (PLM) analysis and the American Industrial Hygiene Association (AIHA),Lab ID 101533 - Accreditation Certificate #480 for Phase Contrast Microscopy (PCM) analysis. This laboratory is currently proficient in both Proficiency Testing and PAT programs respectively. Reservoirs Environmental, Inc.has analyzed the following samples for asbestos content as per your request. The analysis has been completed in general accordance with the appropriate methodology as stated in the attached analysis table. The results have been submitted to your office. SCA Environmental, Inc. 320 Justin Drive San Fransisco CA 94112 Dan Leung P: 303-964-1986 F: 303-477-4275 5801 Logan Street, Suite 100 Denver, CO 80216 Page 1 of 1 1-866-RESI-ENV www.reilab.com Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000EL-1-1 Green resinous wire wrapA 5 ND 3025Off white fibrous wire wrap w/ dark gray resinous materialB 95 45 Chrysotile 0100EL-2-1 White fibrous materialA 1 ND 1000Dark gray resinous wire wrapB 49 ND 2080Off white wire wrap w/ dark gray resinous materialC 50 ND 2080EL-2-2 Tan fibrous wire wrap w/ black resinous materialA 10 ND 1000Black resinous wire wrapB 90 ND 595EL-3-1 Light gray/red/green fibrous wire wrapA 45 ND 100Clear resinous wire wrapB 55 ND 595EL-4-1 Gray fibrous material w/ yellow resinous materialA 100 ND 1585EL-4-2 Black fibrous materialA 100 ND 1585EL-5-1 Black fibrous materialA 100 ND 600EL-5-2 Black fibrous tarA 100 40 Chrysotile TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 1 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 3565EL-6-1 Pink fibrous resinous materialA 100 ND 6535EL-7-1 Black fibrous resinous materialA 100 ND 1000PAINT-8-1**White/multi-colored paintA 35 ND 1000Gray granular materialB 65 ND 1000PAINT-8-2 White/multi-colored paint w/ green compoundA 100 ND 1000PAINT-8-3 White/multi-colored paint w/ green compoundA 100 ND 1000GASKET-9-1 Black resinous materialA 100 ND 1000WL-10-1 Green/multi-colored paintA TR ND 960Tan compoundB TR 4 Chrysotile 1000Gray cinder blockC 40 ND 1000Gray granular materialD 60 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 2 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000WL-10-2 Black/multi-colored paintA 15 ND 1000Gray cinder blockB 25 ND 1000Tan gray plasterC 60 TR Chrysotile 0.58 Point Count 1000WL-10-3 White/multi-colored paintA 15 ND 1000Gray/red cinder blockB 85 ND 5050FLEX-11-1 Black resinous material w/ white fibrous material & gray paint A 100 ND 1000FLEX-11-2 White paint w/ yellow resinous materialA 2 ND 5050Black resinous material w/ white fibrous materialB 98 ND 1000CAULK-12-1 Green/gray paintA 5 ND 9010Off white resinous materialB 95 ND 8515CAULK-12-2 Off white-gray resinous materialA 100 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 3 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000CAULK-12-3 Green paintA 5 ND 8515Gray-off white resinous materialB 95 ND 940DUST-13-1**Off white compoundA 2 6 Chrysotile 964Off white compoundB 2 ND 1000White multi-colored paint w/ multi-colored debrisC 10 ND 1000Gray granular debrisD 86 ND DUST-13-2**Not Analyzed per Client Request. DUST-13-3**Not Analyzed per Client Request. 1000VAPBAR-14-1 White paintA 1 ND 1000Black multi-layered tarB 35 ND 2575Black multi-layered feltC 64 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 4 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000VAPBAR-14-2 Black tar w/ white paintA 10 ND 1000Light gray granular materialB 15 ND 2080Black feltC 35 ND 1000Gray plasterD 40 ND 1000RF-15-1 Tan resinous materialA 5 ND 1000Yellow resinous materialB 5 ND 950Green resinous materialC 10 5 Chrysotile 1000Gray resinous materialD 30 ND 950Black fibrous tarE 50 5 Chrysotile RF-15-2 Not Analyzed per Client Request. RF-15-3 Not Analyzed per Client Request. 1090RF-16-1 Off white tape w/ silver/gray resinous materialA 100 ND 2080RF-16-2 Off white tape w/ silver/gray resinous materialA 100 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 5 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 650RFMAS-17-1 Gray/black fibrous tarA 100 35 Chrysotile RFMAS-17-2 Not Analyzed per Client Request. 1000CAULK-18-1 Gray resinous materialA 50 ND 650Black fibrous tarB 50 35 Chrysotile CAULK-18-2 Not Analyzed per Client Request. CAULK-18-3 Not Analyzed per Client Request. 1000CONC-19-1**Off white/multi-colored granular resinous materialA 40 ND 1000Gray granular materialB 60 ND 1000CONC-19-2**Gray cementitious materialA 100 ND 1000CONC-19-3**Gray cementitious materialA 100 TR Chrysotile 0.58 Point Count TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 6 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000STAIR-20-1 Dark gray plasterA 15 ND 1000White/gray paint/multi-colored paint w/ white resinous material B 35 ND 1000Gray granular materialC 50 ND 1000STAIR-20-2 White/gray/multi-colored paintA 15 ND 1000Gray granular materialB 85 ND 1000STAIR-20-3**Gray granular materialA 40 ND 1000Gray/gray paintB 60 ND 1000WL-21-1 Brown cinder blockA 40 ND 1000Gray granular materialB 60 TR Chrysotile 0.83 Point Count 1000WL-21-2 Clear resinous materialA 3 ND 1000Brown cinder blockB 25 ND 1000Gray granular materialC 72 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 7 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000WL-21-3**Gray granular materialA 25 TR Chrysotile 1.50 Point Count 1000Brown granular materialB 75 ND 1000CONC-22-1 Clear resinous materialA 5 ND 1000Gray cementitious materialB 95 ND 1000CONC-22-2 Tan-gray cementitious materialA 35 ND 1000Dark gray granular material w/ clear resinous materialB 65 ND 1000CONC-22-3**Clear resinous materialA 2 ND 1000Gray granular materialB 98 ND 1000PAINT-23-1 Clear resinous materialA 10 ND 1000Off white granular materialB 90 ND 1000PAINT-23-2 Clear resinous materialA 25 ND 1000Off white granular materialB 75 ND TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 8 of 9 Attachment 1 RES Job Number: Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Turnaround: Date Samples Analyzed: RES 432245-1 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 05, 2019 Standard April 08, 2019 - April 12, 2019 TABLE: PLM BULK ANALYSIS, PERCENTAGE COMPOSITION BY VOLUME Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\LAB\Reservoirs Environmental QA Manual.doc RESERVOIRS ENVIRONMENTAL INC. NVLAP Lab Code 101896-0 Client Sample Number L A Y E R Mineral Method:EPA 600/R-93/116 - Short Report, Bulk Physical Description Sub Part (%) Visual Estimate (%) ND=None Detected TR=Trace, <1% Visual Estimate Trem/Act=Tremolite/Actinolite Non Asbestos Fibrous Components (%) Non- Fibrous Components (%) Asbestos Content 1000PAINT-23-3 Clear resinous materialA 50 ND 1000Off white granular materialB 50 ND Analyst / Data QAAnalystAnalystAnalystAnalyst TEM Analysis recommended for organically bound material (i.e. floor tile) if PLM results are <1%. **Sample contains non-asbestiform serpentine aggregate as part of the matrix components. P: 303-964-1986 F: 303-477-4275 1-866-RESI-ENV www.reilab.com 5801 Logan Street, Suite 100, Denver, CO 80216 Page 9 of 9 Attachment 1 Attachment 1 Attachment 1 Attachment 1 Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 7 Attachment 2 Lead Laboratory Report Attachment 1 Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\Lab\Reservoirs Environmental QA Manual.doc Laboratory Code: RES Subcontract Number: NA Laboratory Report: RES 432224-1 Project # / PO #: B12936 Project Description: RES 432224-1 Sincerely, April 9, 2019 Dear Customer, Reservoirs has analyzed the following sample(s) using Atomic Absorption Spectroscopy (AAS) / Inductively Coupled Plasma - Mass Spectrometry (ICP-MS) per your request. Reported sample results were not blank corrected. The analysis has been completed in general accordance with the appropriate methodology as stated in the analysis table. Results have been sent to your office. property of the customer. Reservoirs Environmental, Inc. will not discuss any part of this study with personnel other than those authorized by the client. The results described in this report only apply to the samples analyzed. This report shall not be reproduced except in full, without written approval from Reservoirs Environmental, Inc. Samples will be disposed of after sixty days unless longer storage is requested. If you should have any questions about this report, please feel free to call me at 303-964-1986. Reservoirs Environmental, Inc. is an analytical laboratory accredited for the analysis of Industrial Hygiene and Environmental matrices by the American Industrial Hygiene Association, Lab ID 101533 - Accreditation Certificate #480. The laboratory is currently proficient in both IHPAT & ELPAT programs respectively. is the job number assigned to this study. This report is considered highly confidential and the sole Mt. Umunhum Radar Tower San Fransisco CA 94112 320 Justin Drive Dan Leung SCA Environmental, Inc. Jeanne Spencer President P: 303-964-1986 F: 303-477-4275 5801 Logan Street, Suite 100 Denver, CO 80216 Page 1 of 2 1-866-RESI-ENV www.reilab.com Attachment 1 Reservoirs Environmental, Inc. Reservoirs Environmental QA Manual Effective April 2, 2018 Q:\QAQC\Lab\Reservoirs Environmental QA Manual.doc RES Job Number:RES 432224-1 Client: Client Project Number / P.O.: Client Project Description: Date Samples Received: Analysis Type: Turnaround: Date Samples Analyzed: Client Reporting LEAD ID Number Limit CONCENTRATION (mg/kg)(mg/kg) 0.59 254 0.66 2,027 0.65 203,819 0.63 5,526 Standard RESERVOIRS ENVIRONMENTAL, INC. 5801 Logan St., Suite 100 Denver CO 80216 TABLE ANALYSIS: LEAD IN BULK Analyst / Data QA:___________________________ April 9, 2019 SCA Environmental, Inc. B12936 Mt. Umunhum Radar Tower April 5, 2019 REI CHEMISTRY SOP / USEPA SW846 3050B/6020A-M * Unless otherwise noted, all quality control samples are performed within specifications established by the laboratory. OW-1 GR-2 YW-3 GY-4 P: 303-964-1986 F: 303-477-4275 5801 Logan Street, Suite 100 Denver, CO 80216 Page 2 of 2 1-866-RESI-ENV www.reilab.com Attachment 1 Attachment 1 Attachment 1 Summary Report – Non-destructive Pre-renovation Hazmat Survey Mt. Umunhum Radar Tower, 17000 Mt Umunhum Road, Los Gatos, CA 95030 SCA Project No. B-12936 Page 8 Attachment 3 PCB Laboratory Report Attachment 1 WorkOrder: Report Created for:SCA Environmental, Inc. 1 Lakeside Drive, Suite 215 Oakland, CA 94612 Project Contact:Dan Leung Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY Project P.O.: Project Received:04/04/2019 Analytical Report reviewed & approved for release on 04/10/2019 by: Yen Cao 1904245 The report shall not be reproduced except in full, without the written approval of the laboratory. The analytical results relate only to the items tested. Results reported conform to the most current NELAP standards, where applicable, unless otherwise stated in the case narrative. Analytical Report 1534 Willow Pass Rd. Pittsburg, CA 94565 ♦ TEL: (877) 252-9262 ♦ FAX: (925) 252-9269 ♦ www.mccampbell.com CA ELAP 1644 ♦ NELAP 4033 ORELAP Project Manager McCampbell Analytical, Inc. "When Quality Counts" Page 1 of 9 Attachment 1 Glossary of Terms & Qualifier Definitions Client:SCA Environmental, Inc. Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY WorkOrder:1904245 McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" Glossary Abbreviation %D Serial Dilution Percent Difference 95% Interval 95% Confident Interval DF Dilution Factor DI WET (DISTLC) Waste Extraction Test using DI water DISS Dissolved (direct analysis of 0.45 µm filtered and acidified water sample) DLT Dilution Test (Serial Dilution) DUP Duplicate EDL Estimated Detection Limit ERS External reference sample. Second source calibration verification. ITEF International Toxicity Equivalence Factor LCS Laboratory Control Sample MB Method Blank MB % Rec % Recovery of Surrogate in Method Blank, if applicable MDL Method Detection Limit ML Minimum Level of Quantitation MS Matrix Spike MSD Matrix Spike Duplicate N/A Not Applicable ND Not detected at or above the indicated MDL or RL NR Data Not Reported due to matrix interference or insufficient sample amount. PDS Post Digestion Spike PDSD Post Digestion Spike Duplicate PF Prep Factor RD Relative Difference RL Reporting Limit (The RL is the lowest calibration standard in a multipoint calibration.) RPD Relative Percent Deviation RRT Relative Retention Time SPK Val Spike Value SPKRef Val Spike Reference Value SPLP Synthetic Precipitation Leachate Procedure ST Sorbent Tube TCLP Toxicity Characteristic Leachate Procedure TEQ Toxicity Equivalents TZA TimeZone Net Adjustment for sample collected outside of MAI's UTC. WET (STLC)Waste Extraction Test (Soluble Threshold Limit Concentration) Page 2 of 9 Attachment 1 Glossary of Terms & Qualifier Definitions Client:SCA Environmental, Inc. Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY WorkOrder:1904245 McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" Analytical Qualifiers A The reported value is determined using a "single point" calibration by GC-ECD as allowed by the method. a4 Reporting limits raised due to the sample's matrix prohibiting a full volume extraction. h4 Sulfuric acid permanganate (EPA 3665) cleanup. Page 3 of 9 Attachment 1 Analytical Report McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" Client:SCA Environmental, Inc. Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY Date Received:4/4/19 14:25 Date Prepared:4/4/19 WorkOrder:1904245 Extraction Method:SW3540C/3630C Analytical Method:SW8082 Unit:mg/kg Polychlorinated Biphenyls (PCBs) Aroclors w/ Soxhlet Extraction and Silica Gel Clean-up CAULK- 12 1904245-001A Solid 04/03/2019 GC23 04081918.d 175749 Analytes Result Qualifiers DF Date AnalyzedRL Client ID Lab ID Matrix Date Collected Instrument Batch ID Aroclor1016 ND 0.50 1 04/08/2019 13:59 Aroclor1221 ND 0.50 1 04/08/2019 13:59 Aroclor1232 ND 0.50 1 04/08/2019 13:59 Aroclor1242 ND 0.50 1 04/08/2019 13:59 Aroclor1248 ND 0.50 1 04/08/2019 13:59 Aroclor1254 1.3 A 0.50 1 04/08/2019 13:59 Aroclor1260 ND 0.50 1 04/08/2019 13:59 PCBs, total 1.3 0.50 1 04/08/2019 13:59 Surrogates REC (%)Limits Analytical Comments:a4,h4Analyst(s):LT Decachlorobiphenyl 94 70-130 04/08/2019 13:59 CAULK- 18 1904245-002A Solid 04/03/2019 GC23 04081919.d 175749 Analytes Result DF Date AnalyzedRL Client ID Lab ID Matrix Date Collected Instrument Batch ID Aroclor1016 ND 0.50 1 04/08/2019 14:14 Aroclor1221 ND 0.50 1 04/08/2019 14:14 Aroclor1232 ND 0.50 1 04/08/2019 14:14 Aroclor1242 ND 0.50 1 04/08/2019 14:14 Aroclor1248 ND 0.50 1 04/08/2019 14:14 Aroclor1254 ND 0.50 1 04/08/2019 14:14 Aroclor1260 ND 0.50 1 04/08/2019 14:14 PCBs, total ND 0.50 1 04/08/2019 14:14 Surrogates REC (%)Limits Analytical Comments:a4,h4Analyst(s):LT Decachlorobiphenyl 98 70-130 04/08/2019 14:14 CA ELAP 1644 • NELAP 4033ORELAP Page 4 of 9 Attachment 1 Quality Control Report McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" Client:SCA Environmental, Inc. Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY Date Analyzed:4/4/19 - 4/5/19 Date Prepared:4/4/19 WorkOrder:1904245 BatchID:175749 Analytical Method:SW8082 Unit:mg/kg Sample ID:MB/LCS/LCSD-175749 Instrument:GC23 Matrix:Solid Extraction Method:SW3540C/3630C QC Summary for SW8082 Analyte MB Result MDL RL SPK Val MB SS %REC MB SS Limits Aroclor1016 ND 0.050 0.050 --- Aroclor1221 ND 0.050 0.050 --- Aroclor1232 ND 0.050 0.050 --- Aroclor1242 ND 0.050 0.050 --- Aroclor1248 ND 0.050 0.050 --- Aroclor1254 ND 0.050 0.050 --- Aroclor1260 ND 0.050 0.050 --- PCBs, total ND N/A 0.050 --- Surrogate Recovery Decachlorobiphenyl 0.045 0.050 91 70-130 Analyte LCS Result LCSD Result SPK Val LCS %REC LCSD %REC LCS/LCSD Limits RPD RPD Limit Aroclor1016 0.12 0.11 0.15 78 76 70-130 2.67 20 Aroclor1260 0.12 0.13 0.15 81 89 70-130 9.40 20 Surrogate Recovery Decachlorobiphenyl 0.051 0.053 0.050 102 105 70-130 3.43 20 CA ELAP 1644 • NELAP 4033ORELAP Page 5 of 9 Attachment 1 McCampbell Analytical, Inc. 1534 Willow Pass Rd Pittsburg, CA 94565-1701 (925) 252-9262 CHAIN-OF-CUSTODY RECORD Page Lab ID Matrix Collection Date Hold Requested Tests (See legend below) Report to: Dan Leung 1 Lakeside Drive, Suite 215 Oakland, CA 94612 415-378-4188 FAX:(510) 839- 6200 PO: 04/04/2019 Client ID Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY WorkOrder:1904245 1 of 1 Date Logged: Date Received:04/04/2019 1 2 3 4 5 6 7 8 9 10 11 12 SCA Environmental, Inc. Bill to: Accounts Payable SCA Environmental, Inc. 1 Lakeside Drive, Suite 215 Oakland, CA 94612 Requested TAT:10 days; ClientCode:SCAO Email:dleung@sca-enviro.com; labreports99@gm EDF EQuIS Email HardCopy ThirdParty pgervasio@scaehs.com Excel J-flagWriteOn cc/3rd Party: WaterTrax Detection Summary Dry-Weight A1904245-001 Solid 4/3/2019 00:00CAULK- 12 A1904245-002 Solid 4/3/2019 00:00CAULK- 18 Prepared by: Tina Perez NOTE: Soil samples are discarded 60 days after results are reported unless other arrangements are made (Water samples are 30 days). Hazardous samples will be returned to client or disposed of at client expense. Comments: 8082_Soxhlet_SG_Solid1 2 3 4 5 6 7 8 9 10 Test Legend: 11 12 Project Manager:Angela Rydelius Page 6 of 9 Attachment 1 Lab ID Client ID Collection Date & Time Date Logged: TATMatrixTest Name Containers /Composites WORK ORDER SUMMARY Work Order:1904245 Comments: Client Name:SCA ENVIRONMENTAL, INC.Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY QC Level:LEVEL 2 HoldDe- chlorinated SubOutBottle & Preservative 4/4/2019 Sediment Content EDF EQuIS Email HardCopy ThirdPartyExcel J-flagWriteOn Dan LeungClient Contact: dleung@sca-enviro.com; labreports99@gmail.comContact's Email: WaterTrax McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" 1904245-001A CAULK- 12 4/3/2019 5 daysSolidSW8082 (PCBs w/ Soxhlet Extraction & SG CU) 1 100ml White Cap 1904245-002A CAULK- 18 4/3/2019 5 daysSolidSW8082 (PCBs w/ Soxhlet Extraction & SG CU) 1 100ml White Cap 1 of 1Page - STLC and TCLP extractions require 2 days to complete; therefore, all TATs begin after the extraction is completed (i.e., One-day TAT yields results in 3 days from sample submission). NOTES: - MAI assumes that all material present in the provided sampling container is considered part of the sample - MAI does not exclude any material from the sample prior to sample preparation unless requested in writing by the client. Page 7 of 9 Attachment 1 Page 8 of 9 Attachment 1 Sample Receipt Checklist McCampbell Analytical, Inc.1534 Willow Pass Road, Pittsburg, CA 94565-1701 Toll Free Telephone: (877) 252-9262 / Fax: (925) 252-9269 http://www.mccampbell.com / E-mail: main@mccampbell.com"When Quality Counts" Client Name:SCA Environmental, Inc. WorkOrder №:1904245 Date Logged:4/4/2019 Logged by:Tina PerezMatrix:Solid Carrier:Client Drop-In Shipping container/cooler in good condition?Yes No Custody seals intact on shipping container/cooler?Yes No NA Samples Received on Ice?Yes No Chain of custody present?Yes No Chain of custody signed when relinquished and received?Yes No Chain of custody agrees with sample labels?Yes No Samples in proper containers/bottles?Yes No Sample containers intact?Yes No Sufficient sample volume for indicated test?Yes No NAAll samples received within holding time?Yes No NASample/Temp Blank temperature Yes No NAWater - VOA vials have zero headspace / no bubbles? pH acceptable upon receipt (Metal: <2; Nitrate 353.2/4500NO3: <2; 522: <4; 218.7: >8)? Yes No NA Temp: Chain of Custody (COC) Information Yes NoSample IDs noted by Client on COC? Yes NoDate and Time of collection noted by Client on COC? Yes NoSampler's name noted on COC? Sample Receipt Information Sample Preservation and Hold Time (HT) Information Sample labels checked for correct preservation?Yes No Project:B12936; WJE MT UMUNHUM RADAR TOWER SVY Comments: pH tested and acceptable upon receipt (200.8: ≤2; 525.3: ≤4; 530: ≤7; 541: <3; 544: <6.5 & 7.5)? Yes No NA UCMR Samples: Free Chlorine tested and acceptable upon receipt (<0.1mg/L)?Yes No NA Date and Time Received:4/4/2019 14:25 Received by:Tina Perez COC agrees with Quote?Yes No NA Page 9 of 9 Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page B APPENDIX B: OPINION OF PROBABLE CONSTRUCTION COST BY HATTIN CONSTRUCTION MANAGEMENT Attachment 1 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT MT UMUNHUM RADAR TOWER REPAIR Los Gatos, CA Opinion of Probable Construction Cost Conceptual Cost Estimate Prepared for : Wiss Janney Elstner Associates, Inc. July 11, 2019 by: HATTIN CONSTRUCTION MANAGEMENT, INC. 300 Frank H. Ogawa Plaza, Suite 239 Oakland, CA 94102 Telephone: (510) 832-5800 Fax: (510) 832-5900 www.hattincm.com Attachment 1 MROSD Mount Umunhum Radar Tower Repair Page 1 of 2 07/11/19 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT MOUNT UMUNHUM RADAR TOWER REPAIR Los Gatos, CA ESTIMATE OF PROBABLE CONSTRUCTION COST EXECUTIVE SUMMARY Introduction: This Conceptual Design Cost Estimate represents the probable construction cost of Midpeninsula Regional Open Space District – Mount Umu nhum Radar Tower Repair, Los Gatos, CA. Considering that the drawings are preliminary design submittal, certain components, which may be required as part of this project may not be shown or mentioned in this estimate. Allowances have been made when detail description of equipment, work definition, or quantities are not available. Material pricing and labor costs are obtained from historical cost data and similar projects. Mechanical and electrical costs are based similar projects. The unit costs include material, labor, and subcontractor's markup, and are based on the design level of documents received. Project Descriptions: Repair of Radar Tower in Mount Umunhum, Los Gatos, CA – The scope includes several Options. Documents Received as a Basis of Cost Estimate: The following documentation was used in preparation of this estimate: ♦ Preliminary Drawings S1 thru S6. Exclusions: The following items are excluded: ♦ Change Order Contingency ♦ Land Cost ♦ Cost of money ♦ Offsite Utilities & Connection Fees ♦ Professional Consultants’ and Construction Management fees ♦ Administrative costs ♦ Fees for testing construction materials ♦ Plan checks and inspection ♦ Permits ♦ Legal and financing costs ♦ Furnishings, furniture, and equipment (FFE) ♦ Relocation costs, if required ♦ Contractor off-hours and compressed time work schedule, if required ♦ Escalation beyond that stated. ♦ LEED Possible Additional Cost Items: Items that may change the Estimate of Probable Construction Cost include, but are not limited to, the following: ♦ Modifications to the scope of work, drawings, specifications included in this estimate ♦ Unforeseen conditions ♦ Construction phasing requirements Attachment 1 MROSD Mount Umunhum Radar Tower Repair Page 2 of 2 07/11/19 ♦ Excessive contract and general conditions, and restrictive technical specifications ♦ Equipment, material, systems or product that cannot be obtained from at least three different sources ♦ Delays beyond the projected schedule ♦ Any other non-competitive bid situations ♦ Any addenda, changes not included in the basis of estimates. Escalation: Escalation of 6% up to midpoint of construction is included in the estimate, assumed at 18 months from June 16, 2019 at the rate of 4% per annum. ESTIMATING ASSUMPTIONS AND COMMENTS General: a. Material prices are at 2nd Quarter 2019 level; include taxes and contractor’s markups. b. Labor cost is based on prevailing wages. c. Work to be done during normal business hours. d. This estimate can vary due to change in scope. e. Quantities were obtained as shown on the drawings. f. Allowances are provided for items not shown in the drawings and are anticipated to be part of the estimate. g. Installation cost, supervision, and coordination for material and equipment are included in the estimate. h. General conditions assumed at 20% include mobilization, insurance, office personnel costs, dust control, and other items not mentioned in General requirements. i. Design Contingency/Estimating Contingency is assumed at 25% due to the level of drawings used in the estimate. ESTIMATE OF PROBABLE CONSTRUCTION COST The estimated Probable Construction Costs reflects the anticipated cost of the MROSD Mount Umu nhum Radar Radio Tower in Los Gatos, CA. This estimate is based on a competitive open bid process with a recommended five or more bids from reputable general contractors, and a minimum of three bids for all subcontracted items. Cost of materials, labor, equipment or services furnished by others, and the contractors' or vendors' methods of determining prices are determined by market and/or economic conditions. Hence, the Estimator cannot and does not guarantee that proposals, bids or actual project costs will not vary from this Estimate of Probable Construction Cost. This Estimate of Probable Construction Cost is exclusive of all costs associated with changes, modifications or addenda to the drawings and/or specifications subsequent to the preparation of this estimate. Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 1 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Gross Area (SF) MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Lead Estimator:EEV Type of Estimate: CONCEPTUAL ESTIMATE Date:6/17/2019 Revised:7/11/2019 ITEM DESCRIPTION TOTAL AREA (SF) SUMMARY OF PROBABLE CONSTRUCTION COST % Hattin Construction Management, Inc. Project and Construction Management Services 300 Frank H. Ogawa Plaza, Suite 239 Oakland, CA 94102 Telephone: (510)832-5800 - Fax: (510)832-5900 1 SITEWORK & STAIRS 38,538$ 2 CONCRETE WALL CONCRETE REPAIR - BASE 301,936$ WALL CONCRETE REPAIR - OPTION 1 698,603$ WALL CONCRETE REPAIR - OPTION 2 1,112,564$ 3 THERMAL & MOISTURE PROTECTION ROOF REPAIR - BASE 210,588$ SHORT TERM REPAIR 114,318$ LONG TERM REPAIR - OPTION 1 255,120$ LONG TERM REPAIR - OPTION 2 491,698$ ROOF FALL PROTECTION (GUARDRAIL) - OPTION 1 89,866$ ROOF FALL PROTECTION - OPTION 2 35,424$ WALL OPENING REPAIR - OPTION 1 39,535$ WALL OPENING REPAIR - OPTION 2 60,631$ WALL OPENING REPAIR - OPTION 3 83,116$ Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 2 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 SITEWORK & STAIRS Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Replace (E) Bollards, Exterior Steel Doors, & Stair Handrails 01 General Requirements Included in the General Conditions below. General Requirements -$ 02 Existing Conditions Sitework & Interior Repairs 2 EA 1,650.00$ 3,300$ 1 EA 1,535.00$ 1,535$ 1 EA 1,535.00$ 1,535$ 108 LF 100.00$ 10,800$ Infill openings w/ 12" x 24" metal grating 14 EA 250.00$ 3,500$ Existing Conditions 20,670$ TOTAL DIRECT COST 20,670$ General Conditions/General Requirements 20.0%$4,134 SUBTOTAL 24,804$ General Contractor's Overhead & Profit 10.0%$2,480 SUBTOTAL 27,284$ Historic Preservation Factor 5.0%$1,364 Design Contingency/Estimating Contingency 25.0%$6,821 SUBTOTAL 35,470$ 6.0%$2,128 SUBTOTAL 37,598$ Bonds 2.5%$940 38,538$ Remove two (2) existing bollards & replace w/ foldable bollards Remove & replace steel handrail from 1st floor level to 5th floor levels TOTAL PROBABLE BID DAY CONSTRUCTION COST - SITEWORK & STAIRS Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Remove & replace single steel door on east side @ 1st floor level Remove & replace single steel door on west side @ 1st floor level Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 3 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL CONCRETE REPAIR - BASE Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 03 CONCRETE 2,028 LF $ 35.00 70,980 1,582 SF $ 7.50 11,865 1,582 SF $ 50.00 79,100 CONCRETE 161,945$ TOTAL DIRECT COST 161,945$ General Conditions/General Requirements 20.0%$32,389 SUBTOTAL 194,334$ General Contractor's Overhead & Profit 10.0%$19,433 SUBTOTAL 213,767$ Historic Preservation Factor 5.0%$10,688 Design Contingency/Estimating Contingency 25.0%$53,442 SUBTOTAL 277,898$ 6.0%$16,674 SUBTOTAL 294,571$ Bonds 2.5%$7,364 301,936$ Repair large cracks, voids, spalls, & delaminations at pilasters, the thickened roof slab edge along tops of the walls, & selected portions Remove loose or delaminated concrete & sawcut the perimeter of the repair area, assume all pilaster edges require repair Clean the corrosion & apply a protective coating to the exposed steel, allow Patch the concrete spalls using an appropriate repair mortar, allow Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL CONCRETE REPAIRS - BASE Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 4 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL CONCRETE REPAIR - OPTION 1 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 03 CONCRETE Repair shallow rough & poorly consolidated concrete at walls using the following procedures 7,320 SF $ 10.00 73,200 7,320 SF $ 25.00 183,000 23,700 SF $ 5.00 118,500 CONCRETE 374,700$ TOTAL DIRECT COST 374,700$ General Conditions/General Requirements 20.0%$74,940 SUBTOTAL 449,640$ General Contractor's Overhead & Profit 10.0%$44,964 SUBTOTAL 494,604$ Historic Preservation Factor 5.0%$24,730 Design Contingency/Estimating Contingency 25.0%$123,651 SUBTOTAL 642,985$ 6.0%$38,579 SUBTOTAL 681,564$ Bonds 2.5%$17,039 698,603$ Patch & Coat; Repair the surface of the exterior concrete wall between pilasters to be suitable to receive an elastomeric Remove loose concrete & roughen surface to receive concrete repair mortar, allow 20% of total wall area Surface patch concrete for smooth, well bonded finish Coat concrete walls & pilasters w/ elastomeric coating Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL CONCRETE REPAIRS - OPTION 1 Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 5 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL CONCRETE REPAIR - OPTION 2 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Stucco Cladding between Pilasters 01 General Requirements Included in the General Conditions below. General Requirements -$ 09 FINISHES 18,930 SF $ 25.00 473,250 832 LF $ 5.00 4,160 164 LF $ 5.00 820 Coat stucco & conc. pilasters w/ elastomeric coating 23,700 SF 5.00$ 118,500 FINISHES 596,730$ TOTAL DIRECT COST 596,730$ General Conditions/General Requirements 20.0%$119,346 SUBTOTAL 716,076$ General Contractor's Overhead & Profit 10.0%$71,608 SUBTOTAL 787,684$ Historic Preservation Factor 5.0%$39,384 Design Contingency/Estimating Contingency 25.0%$196,921 SUBTOTAL 1,023,989$ 6.0%$61,439 SUBTOTAL 1,085,428$ Bonds 2.5%$27,136 1,112,564$ Install mechanically fastened metal lath & 3-coat on the exterior walls between pilasters. Install horizontal control joints at the bottom of each floor slab level Install intermediate horizontal control joints at the 4th & 5th floors Installs mechanically attached 3-coat cement plaster (stucco) system (thickness of about ¾") on the walls between the concrete pilasters as a substrate for an elastomeric waterproofing coating Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL CONCRETE REPAIRS - OPTION 2 Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 6 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 ROOF REPAIR - BASE Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection 4 EA 1,000.00$ 4,000$ 3,630 SF 5.00$ 18,150$ Inspect the structural slab soffit & repair damage, allow 25% 908 SF 100.00$ 90,800$ Thermal & Moisture Protection 112,950$ TOTAL DIRECT COST 112,950$ General Conditions/General Requirements 20.0%$22,590 SUBTOTAL 135,540$ General Contractor's Overhead & Profit 10.0%$13,554 SUBTOTAL 149,094$ Historic Preservation Factor 5.0%$7,455 Design Contingency/Estimating Contingency 25.0%$37,274 SUBTOTAL 193,822$ 6.0%$11,629 SUBTOTAL 205,452$ Bonds 2.5%$5,136 210,588$ Base Roof Repairs Remove and replace (e) roof drains & plumbing w/in the building to the storm drainage system on the east side of the building Remove aluminum sheet shielding from underside of the roof slab to observe the condition of the slab for locations of water intrusion & possible structural damage TOTAL PROBABLE BID DAY CONSTRUCTION COST - ROOF BASE REPAIR Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 7 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 SHORT TERM REPAIR Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection Short -Term Target Maintenance Repairs & Water Management 3,630 SFRoo 10.00$ 36,300$ Perform follow-up repairs, allow 50% of initial repair 1 LS 15,000.00$ 15,000$ 94 LF 10.00$ 940$ 3,630 SFRoo 2.50$ 9,075$ Thermal & Moisture Protection 61,315$ TOTAL DIRECT COST 61,315$ General Conditions/General Requirements 20.0%$12,263 SUBTOTAL 73,578$ General Contractor's Overhead & Profit 10.0%$7,358 SUBTOTAL 80,936$ Historic Preservation Factor 5.0%$4,047 Design Contingency/Estimating Contingency 25.0%$20,234 SUBTOTAL 105,217$ 6.0%$6,313 SUBTOTAL 111,530$ Bonds 2.5%$2,788 114,318$ Targeted Maintenance Repairs & Water Management Perform targeted maintenance above areas where leakage is occurring possibly w/ fluid-applied membranes, as appropriate, allow 100% of roof area Re-seal expansion joints to encourage surface drainage & limit water penetration Seal open gaps & joints around penetrations, pitch pockets, hatches, & other roof flop items across the entire roof, allow TOTAL PROBABLE BID DAY CONSTRUCTION COST - SHORT TERM REPAIR Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 8 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 LONG TERM REPAIR - OPTION 1 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Single- Ply Membrane over (N) Roof Membrane Abandon the concrete and steel surface as membrane substrates & install (n) light gauge metal framing & sheathing w/ a single ply membrane that is adhered, or both mechanically fastened & adhered to the sheathing. 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection Remove roof top penetrations & obstructions where possible 1 EA $ 1,000.00 1,000$ 3,630 SF $ 3.00 10,890$ -$ 2 EA $ 3,500.00 7,000$ 16 HRS $ 150.00 2,400$ 3,630 SF $ 15.00 54,450$ 60 SF $ 20.00 1,200$ Install single-ply roofing membrane 3,630 SF $ 15.00 54,450$ 3,630 SF $ 1.50 5,445$ Thermal & Moisture Protection 136,835$ TOTAL DIRECT COST 136,835$ General Conditions/General Requirements 20.0%$27,367 SUBTOTAL 164,202$ General Contractor's Overhead & Profit 10.0%$16,420 SUBTOTAL 180,622$ Historic Preservation Factor 5.0%$9,031 Design Contingency/Estimating Contingency 25.0%$45,156 SUBTOTAL 234,809$ 6.0%$14,089 SUBTOTAL 248,897$ Bonds 2.5%$6,222 255,120$ Coordinate the height of new & existing rooftop items to remain w/ increased height of the (n) roof deck Cut penetrating items flush with the top surface of the wearing slab or concrete pedestal, allow Detach (e) equipment that can be removed w/o damage Remove the roof hatch & reconfigure roof access; replace roof hatch to accommodate the new (increased) height of the roof deck TOTAL PROBABLE BID DAY CONSTRUCTION COST - LONG TERM REPAIR OPTION 1 Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Coordinate location of fall protection anchors & height guardrails w/ height of (n) roof deck Install light gauge metal framing w/ exterior sheathing to create a (n) sloped roof deck across the entire roof including above the concrete pedestal; ventilate the cavity between the sheathing & wearing slab Conceal remaining roofrop penetrations & obstructions w/in the (n) roof deck assembly or w/ box-outs where the penetrations or obstruction is taller than the level of the (n) roof deck (sheathing); protect (e) materials w/ a separation layer, ( fill cavity w/ closed-cell spray foam insulation to minimize the risk of condensation w/in the assembly Slope (n) roofing to the location of (e) roof drains & integrate w/ (n) drains Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 9 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 LONG TERM REPAIR - OPTION 2 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Buried Roofing Membrane Remove & replace the concrete wearing slab & original built-up roofing w/ hot rubberized asphalt w/ a (n) concrete wearing slab protection 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection 2,510 SF $ 7.50 18,825$ 1 LS $ 15,000.00 15,000$ 1,570 SF $ 80.00 125,600$ 3,630 SF $ 1.50 5,445$ Detach items that can be removed w/o damage 3 EA $ 500.00 1,500$ 3,630 SF $ 3.00 10,890$ 3 EA $ 500.00 1,500$ 2,510 SF $ 25.00 62,750$ 3,630 SF $ 2.50 9,075$ 450 SF $ 5.00 2,250$ 3,630 SFRo $ 3.00 10,890$ Thermal & Moisture Protection 263,725$ TOTAL DIRECT COST 263,725$ General Conditions/General Requirements 20.0%$52,745 SUBTOTAL 316,470$ General Contractor's Overhead & Profit 10.0%$31,647 SUBTOTAL 348,117$ Historic Preservation Factor 5.0%$17,406 Design Contingency/Estimating Contingency 25.0%$87,029 SUBTOTAL 452,552$ 6.0%$27,153 SUBTOTAL 479,705$ Bonds 2.5%$11,993 491,698$ Install HRA membrane w/ (n) concrete wearing slab on horizontal roof surface Integrate HRA membrane w/ (n) roof drains in original locations, allow roof area TOTAL PROBABLE BID DAY CONSTRUCTION COST - LONG TERM REPAIR OPTION 2 Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Install elastomeric coating on vertical surface (wall) of concrete pedestal Remove corrosion from steel that is exposed above the roof & coat w/ high performance coating system, allow Repair rough, delaminated, & spalled concrete on both horizontal & vertical surfaces at the concrete pedestal, allow 50% of area for repair Remove roof top penetrations & obstructions where possible, allow Cut penetrating items flush with the top surface of the wearing slab or concrete pedestal, allow Prepare remaining rooftop penetrations & obstruction for integration into HRA membrane by sand blasting steel Remove concrete wearing slab & underlying roofing assembly to expose then structure concrete slab Inspect the top of the structural slab & repair damage, allow Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 10 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 ROOF FALL PROTECTION REPAIRS - OPTION 1 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below.See General Conditions/General Requirements below General Requirements -$ 07 Thermal & Moisture Protection 241 LF 200.00$ 48,200$ Thermal & Moisture Protection 48,200$ TOTAL DIRECT COST 48,200$ General Conditions/General Requirements 20.0%$9,640 SUBTOTAL 57,840$ General Contractor's Overhead & Profit 10.0%$5,784 SUBTOTAL 63,624$ Historic Preservation Factor 5.0%$3,181 Design Contingency/Estimating Contingency 25.0%$15,906 SUBTOTAL 82,711$ 6.0%$4,963 SUBTOTAL 87,674$ Bonds 2.5%$2,192 89,866$ Install a guardrail system around the entire roof Install a guardrail system around the entire roof to match the original guardrail system configuration, but using more durable materials than ther original wood framing TOTAL PROBABLE BID DAY CONSTRUCTION COST -ROOF FALL PROTECTION REPAIRS OPTION 1 Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 11 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 ROOF FALL PROTECTION REPAIRS - OPTION 2 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection 6 EA 1,500.00$ 9,000$ 40 LF 250.00$ 10,000$ Thermal & Moisture Protection 19,000$ TOTAL DIRECT COST 19,000$ General Conditions/General Requirements 20.0%$3,800 SUBTOTAL 22,800$ General Contractor's Overhead & Profit 10.0%$2,280 SUBTOTAL 25,080$ Historic Preservation Factor 5.0%$1,254 Design Contingency/Estimating Contingency 25.0%$6,270 SUBTOTAL 32,604$ 6.0%$1,956 SUBTOTAL 34,560$ Bonds 2.5%$864 35,424$ Install dedicated rooftop fall arrest anchors meeting CAL/OSHA requirement into the side of the concrete pedestal; install anchors using a drill w/ built-in vacuum or use wet-drilling methods to contain amount of asbestos traced from concrete pedestal Install dedicated rooftop fall arrest anchors meeting CAL/OSHA requirement into the side of the concrete pedestal Install CAL/OSHA compliant guardrail system around the (e) roof hatch TOTAL PROBABLE BID DAY CONSTRUCTION COST -ROOF FALL PROTECTION REPAIRS OPTION 2 Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 12 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL OPENING REPAIRS - OPTION 1 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Maintain in (e) configuration. Maintain all wall openings in their current configuration & adds a system to collect & discharge water that currently leaks through the opening 01 General Requirements Included in the General Conditions below. General Requirements -$ 07 Thermal & Moisture Protection 147 SF 15.00 2,205 Thermal & Moisture Protection 2,205$ 09 Finishes Remove corrosion & paint steel frames at openings 410 LF 10.00 4,100 Finishes 4,100$ 15 Mechanical 140 LF 65.00 9,100 128 LF 25.00 3,200 65 LF 40.00 2,600 Mechanical 14,900$ TOTAL DIRECT COST 21,205$ General Conditions/General Requirements 20.0%$4,241 SUBTOTAL 25,446$ General Contractor's Overhead & Profit 10.0%$2,545 SUBTOTAL 27,991$ Historic Preservation Factor 5.0%$1,400 Design Contingency/Estimating Contingency 25.0%$6,998 SUBTOTAL 36,388$ 6.0%$2,183 SUBTOTAL 38,571$ Bonds 2.5%$964 39,535$ TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL OPENING REPAIRS - OPTION 1 Add drains & plumbing to the exterior storm drainage system on the east side of the building at the larger or more exposed locations, depending on the extent of actual water penetration at each opening, allow Install water collection & drainage systems at each area of wall,openings where leakage occurs - assume 4" - 8" for most openings Extend collection basin a sufficient distance past opening jambs & towards the building interior to collect water; assume 2 - 4 feet for most opening Install a waterproofing membrane w/in the collection basin & up and over the perimeter curbs; extend the waterproofing through the beneath the opening closure plate including a metal flashing w/ a drip edge if possible Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 13 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL OPENING REPAIRS - OPTION 2 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 05 Metals Remove all steel plates at wall openings 348 SF 5.00 1,740 Metals 1,740$ 08 Openings 118 SF 85.00 10,030 Openings 10,030$ 09 Finishes 230 SF 25.00 5,750 Finishes 5,750$ 15 Mechanical 100 HRS 150.00 15,000 Mechanical 15,000$ TOTAL DIRECT COST 32,520$ General Conditions/General Requirements 20.0%$6,504 SUBTOTAL 39,024$ General Contractor's Overhead & Profit 10.0%$3,902 SUBTOTAL 42,926$ Historic Preservation Factor 5.0%$2,146 Design Contingency/Estimating Contingency 25.0%$10,732 SUBTOTAL 55,804$ 6.0%$3,348 SUBTOTAL 59,153$ Bonds 2.5%$1,479 60,631$ TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL OPENING REPAIRS - OPTION 2 Install ventilation louvers w/ animal screens where needed for ventilation Infill openings that are not required for ventilation w/ concrete, light gauge metal framing and stucco, or steel plates to create watertight assemblies, assume light gauge framing & stucco Selective Ventilation & Closure of Openings. Evaluate the ventilation requirements for the building and & install louvers where needed for ventilation , & replaces the steel plates at the other openings w/ water tight infills that do not necessarily match the historic appearance & configuration of the building Evaluate building ventilation & hazardous materials requirements to determine appropriate treatment for each wall & overall ventilation of the building, assume total exterior walls Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 14 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL OPENING REPAIRS - OPTION 3 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: 01 General Requirements Included in the General Conditions below. General Requirements -$ 05 Metals 230 SF 5.00 1,150 Metals 1,150$ 07 Thermal & Moisture Protection 44 LF 100.00 4,400 Thermal & Moisture Protection 4,400$ 08 Openings 118 SF 85.00 10,030 Openings 10,030$ 09 Finishes 230 SF 50.00 11,500 Finishes 11,500$ 15 Mechanical 100 HRS 150.00 15,000 10 LOC 250.00 2,500 Mechanical 17,500$ TOTAL DIRECT COST 44,580$ General Conditions/General Requirements 20.0%$8,916 SUBTOTAL 53,496$ General Contractor's Overhead & Profit 10.0%$5,350 SUBTOTAL 58,846$ Historic Preservation Factor 5.0%$2,942 Design Contingency/Estimating Contingency 25.0%$14,711 SUBTOTAL 76,499$ Restore to original appearance. Similar to Option 2 except that louvers, sheet metal hoods, & aluminum windows are installed to match the general appearance & configuration of original openings as shown in Figure 1, but upgrade the weather protection where feasible Install sheet metal hoods at the louvered openings to provide improved resistance to wind-driven rainventilation louvers w/ animal screens where needed for ventilation Evaluate building ventilation & hazardous materials requirements to determine appropriate treatment for each wall & overall ventilation of the building, assume total exterior walls Coordinate locations for ventilation louvers & hoods w/ configuration of historic openings, allow Remove all steel plates at wall openings; optionally (e) plates can remain where additional ventilation is not needed where hoods are to be installed Install ventilation louvers w/ animal screens similar in appearance & configuration to original hoods, adapted to meet the current ventilation requirements Install (n) watertight permanent infill panels similar in appearance to the original hollow core metal panels to fully close off access openings that originally had removable hollow metal panels for equipment access Attachment 1 Mt. Umunhum Revised Concept Estimate_07.11.19 Printed: 7/11/2019 HATTIN CM Page 15 of 15 MIDPENINSULA REGIONAL OPEN SPACE DISTRICT Estimate:Conceptual MOUNT UMUNHUM RADAR TOWER REPAIR HCM Job Number:2019-047 Los Gatos, CA Date:6/17/2019 WALL OPENING REPAIRS - OPTION 3 Revised:7/11/2019 Hattin Construction Management, Inc.AREA :SF Estimator:EEV/ARB Div.Description Qty Unit Cost Extension Total Description: Restore to original appearance. Similar to Option 2 except that louvers, sheet metal hoods, & aluminum windows are installed to match the general appearance & configuration of original openings as shown in Figure 1, but upgrade the weather protection where feasible 6.0%$4,590 SUBTOTAL 81,089$ Bonds 2.5%$2,027 83,116$ Escalation up to midpoint of construction (18 months from June 12, 2019 @ 4%/year) TOTAL PROBABLE BID DAY CONSTRUCTION COST -WALL OPENING REPAIRS - OPTION 3 Attachment 1 Mount Umunhum Radar Tower Condition Assessment and Recommendations November 13, 2019 Page C APPENDIX C: RESULTS OF EXTERIOR WALLS SURVEY Attachment 1 D ABC 1 SCALE: 1/16" = 1'-0" WEST ELEVATION 2 SCALE: 1/16" = 1'-0" SOUTH ELEVATION +0'-0" T.O. 1st FLR +14'-0" T.O. 2nd FLR +26'-0" T.O. 3rd FLR +43'-6" T.O. 4th FLR 84'-6" H.P. ROOF +61'-0" T.O. 5th FLR 4 123 +0'-0" T.O. 1st FLR +14'-0" T.O. 2nd FLR +26'-0" T.O. 3rd FLR +43'-6" T.O. 4th FLR +61'-0" T.O. 5th FLR 84'-6" H.P. ROOF 60'-3" 20'-112"20'-0"20'-112" 14 ' - 0 " 12 ' - 0 " 17 ' - 6 " 17 ' - 6 " 23 ' - 6 " 60'-3" 20'-112"20'-0"20'-112" 14 ' - 0 " 12 ' - 0 " 17 ' - 6 " 17 ' - 6 " 23 ' - 6 " Plotted: 7/15/2019 4:55 PM by Gregoire, Quentin File Name: P:\2018\2018.0xxx\2018.0484.0 - MOUNT UMUNHUM RADAR TOWER (BEK)\5 Construction Documents\1 Drawings\Sheets\2018_0484_0-S5.dwg A B 1 2 3 5 C D © Co p y r i g h t 2 0 1 9 A l l r i g h t s r e s e r v e d . N o p a r t o f t h i s d o c u m e n t m a y b e r e p r o d u c e d i n a n y f o r m o r b y a n y m e a n s w i t h o u t pe r m i s s i o n f r o m W i s s , J a n n e y , E l s t n e r A s s o c i a t e s , I n c . ( W J E ) . W J E d i s c l a i m s a n y r e s p o n s i b i l i t y f o r i t s u n a u t h o r i z e d u s e . Sheet Title Sheet No. Date Scale Checked Proj. No.Project Drawn 4 THIS SHEET PLOTS FULL SIZE AT 11x17 (INCHES) 0 1/2" 1"Wiss, Janney, Elstner Associates, Inc. 2915 Premiere Parkway, Suite 100 Duluth, Georgia 30097 770.923.9822 tel | 770.232.9044 fax www.wje.com ENGINEERS ARCHITECTS MATERIALS SCIENTISTS MOUNT UMUNHUM RADAR TOWER Project Address, Proj City, ST ZIP ELEVATION 1 & 2 2018.0484.0 Value QAG BEK As Noted 1 Attachment 1 A DCB 1 SCALE: 1/16" = 1'-0" EAST ELEVATION 2 SCALE: 1/16" = 1'-0" NORTH ELEVATION +0'-0" T.O. 1st FLR +14'-0" T.O. 2nd FLR +26'-0" T.O. 3rd FLR +43'-6" T.O. 4th FLR 84'-6" H.P. ROOF +61'-0" T.O. 5th FLR 4 123 +0'-0" T.O. 1st FLR +14'-0" T.O. 2nd FLR +26'-0" T.O. 3rd FLR +43'-6" T.O. 4th FLR +61'-0" T.O. 5th FLR 84'-6" H.P. ROOF +75'-5" T.O. MEZZANINE 60'-3" 20'-112"20'-0"20'-112" 14 ' - 0 " 12 ' - 0 " 17 ' - 6 " 17 ' - 6 " 14 ' - 5 " 60'-3" 20'-112" 23 ' - 6 " 20'-112"20'-0" 17 ' - 6 " 17 ' - 6 " 14 ' - 0 " 9' - 1 " 12 ' - 0 " Plotted: 7/15/2019 4:56 PM by Gregoire, Quentin File Name: P:\2018\2018.0xxx\2018.0484.0 - MOUNT UMUNHUM RADAR TOWER (BEK)\5 Construction Documents\1 Drawings\Sheets\2018_0484_0-S6.dwg A B 1 2 3 5 C D © Co p y r i g h t 2 0 1 9 A l l r i g h t s r e s e r v e d . N o p a r t o f t h i s d o c u m e n t m a y b e r e p r o d u c e d i n a n y f o r m o r b y a n y m e a n s w i t h o u t pe r m i s s i o n f r o m W i s s , J a n n e y , E l s t n e r A s s o c i a t e s , I n c . ( W J E ) . W J E d i s c l a i m s a n y r e s p o n s i b i l i t y f o r i t s u n a u t h o r i z e d u s e . Sheet Title Sheet No. Date Scale Checked Proj. No.Project Drawn 4 THIS SHEET PLOTS FULL SIZE AT 11x17 (INCHES) 0 1/2" 1"Wiss, Janney, Elstner Associates, Inc. 2915 Premiere Parkway, Suite 100 Duluth, Georgia 30097 770.923.9822 tel | 770.232.9044 fax www.wje.com ENGINEERS ARCHITECTS MATERIALS SCIENTISTS MOUNT UMUNHUM RADAR TOWER Project Address, Proj City, ST ZIP ELEVATION 3 & 4 2018.0484.0 Value QAG BEK As Noted 2 Attachment 1 ATTACHMENT 2 – Recent History Interim Repair – January 2015 On January 28, 2015, the Board authorized short-term interim structural repairs to the radar tower prior to making a final decision on the future disposition of the structure (R-15-09). The Interim Repair Project included: repairs to the first floor caused by the Loma Prieta earthquake; sealing all first floor openings to prevent the public from entering the structure; and “collapse prevention” repairs required by the County of Santa Clara (County) to allow for public access to the exterior perimeter of the structure as part of the summit grand opening. The Interim Repair Project received final signoff and approval from the County in July 2016. With these Interim Repairs completed, the District moved forward with the summit improvements and opened Mount Umunhum to the public in September 2017. The repairs were designed to be short-term and last at least five years. Retain and Seal – June 2016 On May 10, 2016, the County Board of Supervisors listed the radar tower on the County Heritage Resource Inventory. Given this action and implications on the future disposition of the radar tower, the Board approved the Retain and Seal option for the structure on June 8, 2016 (R- 16-75). The Retain and Seal approach effectively calls for the sealing and stabilization of the structure, with no visitor access to the interior. Conservation Easement – December 2017 On December 13, 2017, the Board authorized the Quitclaim of a Cultural Conservation Easement (conservation easement) to protect and preserve the Mount Umunhum Summit in perpetuity (R- 17-131). The conservation easement permits the following as it pertains to the radar tower and its future repairs: “To repair and maintain the Tower, consistent with the District’s approved Retain and Seal option and to any degree required by the County of Santa Clara, based on its general health and safety regulatory authority, or based on the structure’s status on the County’s Heritage Resource Inventory, or as needed in the District’s discretion for nature resource management, health and safety purposes, provided in all cases that the Tower is not expanded in footprint or height or use.” Exterior Remediation Project – February 2018 Following winter storm events in 2017, flakes of paint from the exterior of the radar tower were observed within the immediate vicinity surrounding the radar tower. To ensure public health and safety, staff immediately closed the area around the radar tower to public access. Simultaneously, the District hired Hazard Management Services, Inc., (HMS) in November 2017 to collect and test samples from the exterior of the radar tower. The collected samples contained low levels of lead, and one sample contained trace amounts of asbestos. Soil samples collected adjacent to the radar tower, however, did not contain hazard levels for heavy metal contamination, including lead. On February 14, 2018, the Board authorized funding for the Mount Umunhum Radar Tower Exterior Remediation Project, and approved a contract with PARC Environmental to complete ATTACHMENT 2 the removal of all remaining paints and coatings from the exterior four walls of the structure (R- 18-18). The Project was completed in May 2018, with two hazardous materials testing firms confirming that all paints had been completely removed from the exterior four faces of the structure. Exterior Assessment Project – July 2018 Following the removal of all exterior paints and coatings, small pieces of aggregate (as large as 1.5 inches in width) were observed around the perimeter of the radar tower. Due to this, the area around the radar tower was fenced off from public access and has been designated a hard-hat required area. Additionally, the closure of the East Summit, Summit Stairs, and Mt. Umunhum Trail from the Summits Stairs to the trailhead shelter remained in effect until a covered pedestrian walkway was installed along the southern face of the radar tower in June 2019. The covered walkway provides protection from falling debris and allows public access to the East Summit from the Summer Shelter. On July 31, 2018, the District entered into a contract with ZFA Structural Engineers (ZFA) to perform a limited assessment of the radar tower to evaluate the integrity of the exterior concrete walls given the observations of aggregate pieces at the base of the tower. The assessment aimed to determine if the newly exposed concrete walls posed a threat of imminent collapse. ZFA conducted visual observations and hammer tests on the walls to identify concrete and rebar deterioration. The strength and chemical composition of the concrete was determined by extracting and testing core samples. The test results demonstrated the walls to be structurally sound, however, the final report recommended surface repairs of the walls to provide safe public access around the exterior of the radar tower. Findings from ZFA’s structural assessment were limited to the exterior walls, and did not provide information on other locations of damage or water intrusion that could lead to continued deterioration of the exterior exposed concrete. In order to provide a long-term repair recommendation to address the deteriorating exterior walls, it was determined that a comprehensive assessment of the entire structure would be required. Comprehensive Repair Project Criteria Approval – September 2018 On September 12, 2018, the Board approved the Repair Project goals, criteria, and scope of work (refer below to the section on Project Goals for details) (R-18-105). The Board-approved scope of work for the Project called for a comprehensive assessment of the radar tower and the development of recommended short and long-term repairs that achieve Board direction. 2019-20 Repair Project – January 2019 On January 23, 2019, the Board authorized the General Manager to enter into a contract with WJE to complete a structural, safety, and hazardous materials assessment of the radar tower, and develop conceptual recommendations for short-term and long-term repair options. The 2019 assessment was designed to build upon the findings and recommendations from the prior exterior assessment completed by ZFA. The WJE project team was selected through a Request for Proposals (RFP) process. The team has prior experience with similar concrete military buildings of historic interest, and expertise in the field of structural engineering and concrete structure evaluation, making WJE a well-qualified and experienced firm to complete the assessment and provide recommended repair options. ATTACHMENT 2 BOD Bundled Repair Option Selection – November 2019 On November 20, 2019, the Board selected the Long-Term Repairs option that included cost effective repair options to stabilize and extend the life span of the radar tower, and directed the General Manager to return to the Board with a contract recommendation to develop construction documents for the selected repair option. BOD Roof Repair Options Peer-Review – January 2020 On January 6, 2020, the District entered into an on-call contract with Mesiti-Miller Engineering, Inc., (MME) to provide structural engineering services. The first task issued to MME under the on-call contract was to perform a peer-review of the roof repairs proposed by WJE in the BOD, and determine if a spray-on foam roof would be a suitable long-term repair option for the structure. The MME peer-review concludes that the installation of a new roofing system as described in the BOD would provide a stable long-term product and be more economical in the long run compared to a spray-on foam roof. Before a spray-on foam roof could be applied, substantial repairs of the existing failing concrete roof would be required in order to provide a suitable surface that would be able to accept a foam roof material to ensure waterproofing. With these repairs to establish a sound surface for application (and also address water drainage), the total cost associated with a foam roof would surpass the cost for the recommended new roofing system. ATTACHMENT 2 R-20-15 Meeting 20-03 February 12, 2020 AGENDA ITEM 7 AGENDA ITEM Administrative Office Project Update GENERAL MANAGER’S RECOMMENDATION Review and provide feedback on the current project design reflecting 50% complete construction documents to reconfigure and repurpose the 5050 El Camino Real building in Los Altos, California as the main administrative office for the Midpeninsula Regional Open Space District. SUMMARY At the October 9, 2019 public meeting, the Board of Directors (Board) reviewed and approved the design development plans for the Administrative Office Project (AO or Project), allowing the Project to proceed into construction documents and permitting. At the February 12, 2020 public meeting, the Board will review and provide feedback on the latest project design and cost estimate, which reflects a 50% complete construction document set, focusing on the following elements: • Exterior office sign • Atrium and Boardroom • Tenant space • Source wood material BACKGROUND Midpeninsula Regional Open Space District (District) has been evaluating options to address the lack of sufficient administrative office space to meet ongoing and long-term business needs since 2015, as the organization began to undergo significant internal restructuring to accelerate project delivery, expand public service delivery, and ensure sufficient resources to manage public land and access facilities. At the July 2017 public meeting, the Board adopted a resolution to enter into a purchase and sale agreement for the building located at 5050 El Camino Real, Los Altos, CA (R-17-90). Escrow closed on the purchase on February 1, 2019. At the December 6, 2017 public meeting, the Board approved the Space Needs Assessment & Basic Program Report (R-17-128) for the Project. At the August 22, 2018 public meeting, the Board approved a contract with the design consultant, Noll & Tam, to assess and design the new AO based on the Board-approved project design goals, program elements, and space needs (R-18-97 and R-18-100). At the October 24, 2018 public meeting, District staff and the Board began the design process for the new AO by prioritizing project goals and space needs (R-18-123). R-20-15 Page 2 From January through May 2019, the Board held a public open house and several public meetings to solicit public input and provide feedback on the evolving schematic design options, cost estimates, and alternatives to reduce total project costs. At the May 22, 2019 public meeting, the Board approved the final schematic design and associated cost estimate (R-19-64). On the same date, the Board approved a contract amendment with Noll & Tam to continue with the remaining phases of the Project, including design development, construction documents, permitting assistance, construction administration, and as-built drawings. At the October 9, 2019 Board meeting, the Board reviewed the design development plans and revised cost estimate to confirm that the Project as designed meets the Board-approved project goals, program elements, design direction, and project budget (R-19-130). As part of this review, the Board approved the design development plans allowing Noll & Tam to proceed into the next project phase - construction documents (detailed, constructible plans) and permitting with the following additional direction: • Install a 40-foot tall flagpole with foundation • Replace cladding at exterior side entries • Replace cladding at columns, soffit, and fascia • Use Privasee operable partition in lieu of Acoustifold • Add exterior vertical aluminum panels with printed design at northerly and westerly building facades On October 9, the Board also made the decision to install solar panels separately once the project is complete. To allow for a later installation of solar panels, the Project includes minor structural roof upgrades to accommodate the additional load. DISCUSSION Incorporating Board feedback from the design development phase of the Project, District staff and Noll & Tam have proceeded to develop construction documents and coordinate with the City of Los Altos on permits. The current project design, which the Board will discuss at the February 12, 2020 public Board meeting, reflects a set of 50% complete construction documents. Permitting Update To date, Noll & Tam has prepared draft constructible plans, specifications, calculations, and general conditions for the Project. The District utilized these draft materials to submit a Commercial Design Review application with the City of Los Altos in August 2019 and received initial city comments in October 2019. Noll & Tam has responded to and incorporated the comments into the current set of CDs. As the permitting agency, the City of Los Altos will be the Lead Agency under the California Environmental Quality Act (CEQA) and anticipates the Project to be eligible for a categorical exemption. The District will submit all remaining City of Los Altos permit applications in April/May 2020, when the final set of construction documents (CDs) are anticipated. The Project’s final CDs will include the following main components: • Architecture (interior and exterior) • Civil engineering – grading, drainage, demolition, and utilities • Landscape architecture – planting and hardscape R-20-15 Page 3 • Structural engineering – framing, seismic analysis, shear wall, beams, and columns • Information technology (IT) – audiovisual, communication, servers, and security • Mechanical and electrical engineering – plumbing, HVAC (heating, ventilation, and air conditioning), lighting, power & signal, and fire alarm All interior and exterior improvements are consistent with the Board-approved project goals, program elements, and design direction. Bird Safe Window Glazing Noll & Tam has worked closely with the Santa Clara Valley Audubon Society on the bird safety design measures. Several bird-safe design measures exist to protect birds from flying into or colliding with windows. Noll & Tam continues to coordinate with various manufacturers to be informed of emerging new designs and available products. At the February 12, 2020 Board meeting, Noll & Tam will provide an update on the current window glazing design and return to the Board in April 2020 to go over the final recommended glazing product(s) and associated cost(s). Revised Project Cost Estimate The cost estimate based on the current CDs as of February 12 is approximately $24.78 million and below the Board approved project budget of $27.4 million. The cost estimate includes construction labor and material, design fees, permitting fees, testing and inspection, design and construction contingencies, escalation, and other miscellaneous project costs. Board Feedback on Outstanding Project Design Elements On February 12, the Board will have an opportunity to provide direction on the following outstanding project design elements to guide the completion of the CDs. Exterior Office Sign A standard District logo exterior office sign will be installed at the corner of El Camino Real and Distel Circle. At the September 11, 2019 study session, the Board provided feedback on two design alternatives and requested Noll & Tam to provide a third alternative that accentuates the aesthetic of the first two alternatives and blends well with the existing rock wall. At the October 9, 2019 meeting, Noll & Tam presented revised alternatives, with the Board selecting a vertical panel design that is inset into the existing rock wall and incorporates the standard District logo and “5050 El Camino Real” lettering. On February 12, the Board will have an opportunity to select an option that reflects this recent Board direction (refer to Attachment 1 for revised renderings). Atrium and Boardroom Layout At the October 9, 2019 public Board meeting, Noll & Tam presented updates to several atrium area and Boardroom design elements and renderings. Some key design ideas included: use of authentic natural materials (such as wood, cork, and stone) wherever possible; bringing the outdoors in to create warm and light-filled spaces; using natural colors found in nature; and incorporating aesthetic elements from the open space preserves to reflect the conservation and natural resource values and mission of the District. In addition, the Board also commented on the need to provide flexibility in the use of the space to accommodate a wide range of public office space needs (e.g. small, medium, and large public gatherings and meetings; public workshops; open houses; and formal public hearings). The main public space (public lobby, R-20-15 Page 4 atrium, and Boardroom) will be located at the center of the building with direct connections to the parking area and public sidewalk through the entrance plaza/exterior walkway. These public facing areas will incorporate a combination of rustic and functional design and will include salvaged and recycled wood as much as possible (sources listed below). The lobby flooring will be of concrete with a topographic pattern extending from the plaza into the lobby that subtly communicates the range of elevations found in the District’s public open space lands. The main lobby walls will be covered in a wood veneer with a secondary dark gray accent wall featuring a quote that embodies the District’s mission and values. The Boardroom is designed to face northerly toward the entrance with its back to the south face of the building, where an outdoor space and planter area will be located. Tall drought tolerant native plants will provide visual and solar shading to the Boardroom. The Board dais is proposed to be fixed while the remaining furniture will be mobile, allowing maximum flexibility for other uses such as trainings or staff meetings. On October 9, 2019, the Board provided the following input, which has been incorporated into the latest plans: • Include District logo and source wood into Board dais design • Expose raw edges of source wood to accentuate the natural aesthetic of wood • Provide revised frosting design concepts for the Boardroom glass partition that are subtle and integrate well with the design of the adjoining public spaces. Noll & Tam will present updated design elements and renderings that includes the items listed above at the February 12, 2020 Board meeting to receive any additional Board feedback and direction. See Attachment 2 for updated rendering of the public atrium and Boardroom. Tenant Space Approximately 7,200 square feet (SF) of the first-floor space is available for tenant leasing, including three suites (as currently configured with the wall partitions) and a shared public restroom. The income received from this tenant space will help offset the total project costs until and if the District determines that additional office space is needed to accommodate future District business needs and/or any additional staffing growth. The three proposed tenant suites range in size from approximately 1,700 square feet to 2,600 square feet and include an open office area, meeting room, closed office, and kitchenette/coffee area. The layout may be reconfigured to meet future tenant needs. Tenants will be able to enter and exit through either the District’s main entrance or a separate side stairwell. See Attachment 3 for layout. Source Wood Material District staff and Noll & Tam are further evaluating the reuse and repurposing of felled trees, stockpiled wood, and/or non-native trees identified for removal. Some architectural usage of this material includes handrails, benches, interior finishes, desks, signage, and/or the Boardroom dais. Four sources of wood remain under evaluation. Additional evaluation is required to confirm the feasibility based on material conditions, cost (fall, transport, mill, and woodwork), and design opportunities. Redwood trees at El Corte de Madera Creek Preserve were recently deemed unsuitable. Below is a brief summary of each wood source, including site location, description, and suitability. • Redwood trees removed by Pacific Gas & Electric (PG&E) at El Corte de Madera Creek Preserve were deemed unsuitable due to inadequate size and quality of the trees. PG&E R-20-15 Page 5 removed several redwood trees on Bear Gulch Road to address fire risk concerns along their power lines. • Blackwood acacia (Acacia melanoxylon) at Purisima Creek Redwoods Preserve. Natural Resources (NR) staff are evaluating the restoration of 17 acres of redwood/mixed conifer forest that is invaded by this non-native, invasive acacia species and located along the planned Purisima-to-the-Sea regional trail corridor. In October 2019, two trees were felled and delivered to a local mill and lumber yard to determine the quality and feasibility of the wood. In December 2019, the wood was determined to be adequate for project design elements such as benches, interior finishes, desks, signage, and Boardroom dais. The wood is currently stored at the Foothill Field Office for drying. Staff will again review the wood in one year to assess the amount of warping and determine whether it is feasible for stairs and handrails (elements that require plum, level materials). The full cost will be presented to the Board once additional information is gathered. The District will solicit consultants to develop a Restoration Plan for site of these invasive, nonnative trees. See table below for a tentative schedule. Milestones Tentative Timeline Transport two felled trees to lumber yard and determined that acacia trees are feasible for project design October – December 2019 Identify trees to be used at the AO and evaluate tree permits that may be required January 2020 – September 2020 Hire consultant to develop the Restoration Plan July 2020 Fall trees and transport select specimens to the lumber yard for milling September 2020 – March 2021 Storage and air-dry lumber to cure March 2021 – September 2021 Fabricate lumber to meet project specifications September 2021 - November 2021 Installation November 2021 – February 2022 Move-In March 2022 • Stockpiled redwood trees at Bear Creek Redwoods Preserve. Several 12 to 36-inch diameter at breast height (dbh) segments of redwood trees have been stockpiled at the preserve. These trees either fell naturally or were brought down to improve traffic and line-of-sight safety as part of the construction of the newly opened public access parking lot. Mitigation measures for tree removal are being implemented separately. These redwood trees were cut into large sections that may be salvaged and reused. The quality and quantity of the wood are not feasible for furniture, stair treads, or handrail. However, the wood may be feasible for signage R-20-15 Page 6 and lobby wall cladding. The District is coordinating with Noll & Tam to incorporate the wood into the project design. • Redwood logs stockpiled at Skyline Field Office. Several 12 to 36-inch dbh segments of naturally felled redwood trees have been stockpiled at the Preserve. These redwood trees were cut into large sections that may be salvaged and reused. The District is coordinating with Noll & Tam to incorporate the wood into the project design. • Barn wood stockpile from La Honda Creek Preserve. Old barn wood from prior demolition projects of dilapidated buildings that were removed for public safety to open lower La Honda Preserve to public access were saved and stockpiled. This material was inspected and determined as non-hazardous. Although a majority of the wood is damaged, cracked, and/or has dents from nails, some of the wood planks may be feasible for reuse on various interior walls, the boardroom dais, and the entry desk. Noll & Tam will confirm the possible use of the barn wood stockpile after an inspection and if feasible for reuse, will incorporate the wood into the project design where possible. FISCAL IMPACT At each major milestone, the District presents a revised cost estimate to ensure that the Project design remains within the May 2019 Board-approved project budget of $27.4 million (R-19-64). At this current time, the updated cost estimate is approximately $24.78 million and below the Board approved project budget of $27.4 million. The design team will continue to update the project cost estimate as the details of the project design progresses through the construction document phase. Since 2015, the District has studied alternatives for meeting the District’s long-term office space needs. These alternatives include purchasing and renovating a new building; renovating and completing end-of-life repairs (e.g. HVAC) to the current 330 Distel Circle building while also continuing to rent adjacent office spaces; and rebuilding a larger three-story building at 330 Distel Circle. Following the 2019 purchase of 5050 El Camino Real, the cost analysis indicates that renovating the 5050 El Camino Real building at approximately a $24.78 million is the most cost- effective solution to meet the District’s long-term needs, compared to $32 million to $33 million net cost for the other office space options. Funding sources for the Project include using Committed for Infrastructure reserve funds, any future additions to the reserve, rent income, parity bond proceeds, and interest earned from the parity bonds. Partial reimbursement is also expected from the future sale of the current 330 Distel Circle office. To begin the surplus property sale process of the existing building, the District issued a notice of surplus sale on November 22, 2019. The Project is not funded by Measure AA. PUBLIC NOTICE Public notice was provided as required by the Brown Act. CEQA COMPLIANCE As the permitting agency, the City of Los Altos will be the Lead Agency under the California R-20-15 Page 7 Environmental Quality Act and considers the Project eligible for a categorical exemption. NEXT STEPS The General Manager will direct Noll & Tam to incorporate any additional comments received from the Board at the February 12 meeting into the construction documents. The table below is an operational timeline showing current and future project milestones. PROJECT SCHEDULE WITH KEY MILESTONES Milestones Tentative Timeline Construction Documents and Permits October 2019 – March 2021 Bidding and Construction March 2021 - March 2022 Move-In March 2022 Attachments: 1. Exterior Office Sign 2. Lobby, Atrium, and Boardroom Layout 3. Tenant Space Responsible Department Head: Susanna Chan, Assistant General Manager Prepared by: Jason Lin, P.E., Engineering and Construction Department Manager 02/12/2020 MIDPEN BOARD PRESENTATION –MONUMENT SIGNAGE 02/12/2020 MIDPEN BOARD PRESENTATION –MONUMENT SIGNAGE ATTACHMENT 2 02/12/2020 MIDPEN BOARD PRESENTATION –TENANT SPACE DATE: February 12, 2020 MEMO TO: MROSD Board of Directors THROUGH: Ana M. Ruiz, General Manager FROM: Zachary Alexander, Capital Project Manager III SUBJECT: Radar Tower Roof Repair Peer Review _____________________________________________________________________________ On November 20, 2019, the Board reviewed several radar tower repair options and selected the Long-Term Repair Option (R-19-155). At the same November 20, 2019 Board meeting, the Board raised questions about the roof repair recommendations and a desire to reconsider the use of a spray-on foam. In response to this comment, on January 6, 2020, the District entered into a limited scope contract with Mesiti-Miller Engineering, Inc., (MME) to provide an independent review of the roof repair recommendations proposed by WJE in the Basis of Design (BOD). MME has over 30 years of general engineering experience, and has provided structural engineering and assessment services for multiple District projects, including preparing construction documents for the Mt. Umunhum Trail Steps, performing a seismic evaluation of the 5050 El Camino Administration Building, and completing a site assessment and peer-review of proposed upgrades to a District ranger residence. In general, MME agrees with WJE’s roof repair recommendations. MME deems the new roofing system as described in the BOD the best solution. The spray-foam roof would need extensive roof repairs to be functional given the extreme disrepair of the existing roof, with deteriorated and unravelling layers of roof materials, including multiple penetrations with unsound seals and rusted metal connections. Before a spray-foam can be applied and remain fully adhered to the roof, the roof itself needs to be repaired as recommended by WJE. Without these underlying roof repairs, the spray foam would not provide the desired level of weather proofing, proper drainage, and roof stability. Moreover, repairing the roof will also serve to extend the life of the other structural repairs that are part of the larger Repair Project (e.g. concrete walls).