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Property Condition Report Casalago Eastlake Chula_Vista,CA DRAFT 2021 07 26
Engineers who understand your business INVESTMENT ADVISORY PROPERTY CONDITION REPORT CasaLago 2816 Cielo Circulo Chula Vista, Chula Vista 91915 July 20, 2019 Partner Project Number: 21-326608.2 Prepared for: Opportunity Housing Group Danville, California 94526 800-419-4923 www.PARTNEResi.com July 20, 2019 Mr. John Stevens Opportunity Housing Group 550 Hartz Avenue, Suite 200 Danville, California 94526 Subject: Property Condition Report CasaLago 2816 Cielo Circulo Chula Vista, Chula Vista 91915 Partner Project No. 21-326608.2 Dear Mr. Stevens: Partner Engineering and Science, Inc. is pleased to provide the results of the assessment performed on the above-referenced property. At a minimum, this assessment was performed in conformance with the scope and limitations as set forth by ASTM E2018-15 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process” and as specified in the engagement agreement that initiated this work. The purpose of this assessment is to describe the primary systems and components of the subject property, to identify conspicuous defects or material deferred maintenance, and to present an opinion of costs to remedy to observed conditions. In addition, this report identifies systems or components that are anticipated to reach the end of their expected useful life during the specified evaluation term and includes an opinion of cost for future capital replacements. This assessment was performed utilizing methods and procedures consistent with good commercial or customary practices designed to conform to acceptable industry standards. The independent conclusions represent Partner’s best professional judgment based upon existing conditions and the information and data available to us during the course of this assignment. We appreciate the opportunity to provide these assessment services. If you have any questions concerning this report, or if we can assist you in any other matter, please contact Rob Vaughn at (949) 481-9818 or RVaughn@PartnerESI.com. Sincerely, Partner Engineering and Science, Inc. DRAFT DRAFT Adam Perna Rob Vaughn Senior Project Manager National Client Manager Property Condition Report Project No. 21-326608.2 July 20, 2019 Page i EXECUTIVE SUMMARY AND PROPERTY DESCRIPTION Executive Summary In accordance with the requirements of Opportunity Housing Group (“Client”), Partner Engineering and Science, Inc. (Partner) has performed a property condition assessment (PCA) of the parcel and improvements located at 2816 Cielo Circulo, Chula Vista, Chula Vista (subject property). The assessment was performed in accordance with ASTM E2018-15 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”. The purpose of this PCA was to observe and document readily-visible materials and building system defects that might significantly affect the value of the subject property, and determine if conditions exist which may have a significant impact on the continued operation of the facility during the evaluation period. The subject property consists of eight parcels. Per the ALTA/ACSM Land Title Surveys, dated May 20, 2015, all parcels are irregularly shaped and adjacent to each other. They collectively form an irregularly-shaped lot that totals 30.521 acres. The subject property is bound by public rights-of-way, Olympic Parkway and Wueste Road, respectively located at northwest and east perimeters, and a recreational Olympic training facility at the west perimeter. Parcel Assessor’s Parcel Number (APN) Square Feet Acreage Parcel Improvements Parcel ‘A’ 643-040-19-00 ~474,368 ~10.890 Open space on hillside with public trail Lot 1 643-780-01-00 ~37,461 ~0.860 “Palisades” West Clubhouse Lot 2 643-780-02-00 ~123,710 ~2.840 “The Terraces” Apartment Buildings: • 2815-2891 (Odd) Cielo Circulo Lot 3 643-780-03-00 ~14,650 ~0.336 “Lakeview” pool and pool building Lot 4 643-780-04-00 ~82,764 ~1.900 “The Terraces” Apartment buildings: • 2905-2981 (Odd) Cielo Circulo Lot 5 643-780-05-00 ~288,802 ~6.630 “The Lanes” Apartment Buildings: • 2804 & 2808 Camino Solvista, • 1612-1667 Paseo Carina, • 1614-1654 Paseo Corvus, • 1611-1631 Paseo Indus, • 1613 & 1623 Paseo Lyra • 2912 Cielo Circulo Lot 6 643-780-06-00 ~277,041 ~6.360 “The Porticos” Apartment Buildings: • 2845 & 2855 Viento Estrella, • 1604 & 1605 Calle Altair • 1606 & 1607 Calle Atria, • 1608 & 1609 Calle Brisa, • 2811-2831 Camino Solaire, • 2820-2876 (Even) Cielo Circulo Lot 7 643-780-07-00 ~30,492 ~0.700 “Peninsula” West Clubhouse with leasing office and pool Total: 1,329,510 30.521 The subject property is located on top of a hillside that generally slopes towards the southeast. Vehicular and pedestrian access are provided at a single entrance point from Olympic Parkway, the adjacent public right-of-way at the northwest property perimeter. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page ii Onsite parking consists of private residential garages at each apartment unit and surface parking along select drive lanes. According to the ALTA/ACSM Land Title Surveys, dated May 20, 2015, 928 total onsite spaces are provided, consisting of 742 garage spaces and 186 surface spaces. A total of nine ADA spaces are included throughout the surface parking areas, including three van-accessible spaces. The subject property is an 89-building, multi-story, multi-family residential property. A total of 86 two- and three-story apartment buildings are included, with approximately 492,670 rentable square feet across 427 total apartment units. The subject property also features two clubhouse buildings and one pool building, which are all a single story. Construction began in 2011 and was completed in 2014. The subject buildings are further described in the table below. Square footages were obtained from city permit records for the amenity buildings and rent roll for the apartment buildings. Structure Address Building Area (SF) Construction Date Amenity Buildings “Peninsula” East Clubhouse with leasing office 2816 Cielo Circulo 5,184 2013 “Palisades” West Clubhouse 2805 Cielo Circulo 4,754 2013 “Lakeview” Pool Building 2895 Cielo Circulo 648 2014 “The Terraces” Triplex Apartment Buildings Apartment Building T1 2815 Cielo Circulo 3,859 2013 Apartment Building T2 2819 Cielo Circulo 3,859 2013 Apartment Building T3 2823 Cielo Circulo 3,859 2013 Apartment Building T4 2827 Cielo Circulo 3,859 2013 Apartment Building T5 2831 Cielo Circulo 3,859 2013 Apartment Building T6 2835 Cielo Circulo 3,859 2013 Apartment Building T7 2839 Cielo Circulo 3,859 2013 Apartment Building T8 2843 Cielo Circulo 3,859 2013 Apartment Building T9 2847 Cielo Circulo 3,859 2013 Apartment Building T10 2851 Cielo Circulo 3,859 2013 Apartment Building T11 2855 Cielo Circulo 3,859 2013 Apartment Building T12 2859 Cielo Circulo 3,859 2013 Apartment Building T13 2863 Cielo Circulo 3,859 2013 Apartment Building T14 2867 Cielo Circulo 3,859 2013 Apartment Building T15 2871 Cielo Circulo 3,859 2013 Apartment Building T16 2875 Cielo Circulo 3,859 2014 Apartment Building T17 2879 Cielo Circulo 3,859 2014 Apartment Building T18 2883 Cielo Circulo 3,859 2014 Apartment Building T19 2887 Cielo Circulo 3,859 2014 Apartment Building T20 2891 Cielo Circulo 3,859 2014 Apartment Building T21 2905 Cielo Circulo 3,859 2014 Apartment Building T22 2909 Cielo Circulo 3,859 2014 Apartment Building T23 2913 Cielo Circulo 3,859 2014 Apartment Building T24 2917 Cielo Circulo 3,859 2014 Apartment Building T25 2923 Cielo Circulo 3,859 2014 Apartment Building T26 2931 Cielo Circulo 3,859 2014 Apartment Building T27 2941 Cielo Circulo 3,859 2014 Apartment Building T28 2951 Cielo Circulo 3,859 2013 Property Condition Report Project No. 21-326608.2 July 20, 2019 Page iii Structure Address Building Area (SF) Construction Date Apartment Building T29 2057 Cielo Circulo 3,859 2013 Apartment Building T30 2963 Cielo Circulo 3,859 2013 Apartment Building T31 2969 Cielo Circulo 3,859 2013 Apartment Building T32 2975 Cielo Circulo 3,859 2013 Apartment Building T33 2981 Cielo Circulo 3,859 2013 “The Porticos” Row Apartment Buildings Apartment Building R1 2820 Cielo Circulo 9,715 2013 Apartment Building R2 2826 Cielo Circulo 7,772 2013 Apartment Building R3 2838 Cielo Circulo 9,715 2013 Apartment Building R4 2842 Cielo Circulo 9,715 2013 Apartment Building R5 2848 Cielo Circulo 7,772 2013 Apartment Building R6 2852 Cielo Circulo 7,772 2013 Apartment Building R7 2856 Cielo Circulo 7,772 2014 Apartment Building R8 2864 Cielo Circulo 7,772 2014 Apartment Building R9 2876 Cielo Circulo 3,886 2014 Apartment Building R10 2831 Camino Solair 7,772 2014 Apartment Building R11 2821 Camino Solair 7,772 2014 Apartment Building R12 2811 Camino Solair 5,829 2013 Apartment Building R13 1609 Calle Brisa 7,772 2014 Apartment Building R14 1608 Calle Brisa 7,772 2014 Apartment Building R15 1607 Calle Atria 7,772 2014 Apartment Building R16 1606 Calle Atria 7,772 2013 Apartment Building R17 1605 Calle Altair 5,829 2013 Apartment Building R18 1604 Calle Altair 7,772 2013 Apartment Building R19 2855 Viento Estrella 7,772 2013 Apartment Building R20 2845 Viento Estrella 7,772 2013 “The Lanes” Carriage Home Apartment Buildings Apartment Building C1 2804 Camino Solvista 7,414 2013 Apartment Building C2 2808 Camino Solvista 5,080 2013 Apartment Building C3 1612 Paseo Carina 7,414 2013 Apartment Building C4 1616 Paseo Carina 7,414 2013 Apartment Building C5 1622 Paseo Carina 7,414 2013 Apartment Building C6 1626 Paseo Carina 5,080 2013 Apartment Building C7 1627 Paseo Carina 5,080 2013 Apartment Building C8 1632 Paseo Carina 7,414 2013 Apartment Building C9 1636 Paseo Carina 7,414 2013 Apartment Building C10 1637 Paseo Carina 5,080 2013 Apartment Building C11 1642 Paseo Carina 7,414 2013 Apartment Building C12 1646 Paseo Carina 5,080 2013 Apartment Building C13 1647 Paseo Carina 5,080 2013 Apartment Building C14 1652 Paseo Carina 7,414 2013 Property Condition Report Project No. 21-326608.2 July 20, 2019 Page iv Structure Address Building Area (SF) Construction Date Apartment Building C15 1656 Paseo Carina 5,080 2013 Apartment Building C16 1657 Paseo Carina 5,080 2013 Apartment Building C17 1634 Paseo Corvus 7,414 2013 Apartment Building C18 1666 Paseo Carina 9,908 2013 Apartment Building C19 1667 Paseo Carina 5,080 2013 Apartment Building C20 1644 Paseo Corvus 7,414 2013 Apartment Building C21 1654 Paseo Corvus 9,908 2013 Apartment Building C22 1614 Paseo Corvus 5,080 2014 Apartment Building C23 1615 Paseo Corvus 5,080 2014 Apartment Building C24 1624 Paseo Corvus 5,080 2014 Apartment Building C25 1625 Paseo Corvus 7,254 2014 Apartment Building C26 1635 Paseo Corvus 7,254 2014 Apartment Building C27 1645 Paseo Corvus 5,080 2014 Apartment Building C28 1611 Paseo Indus 5,080 2014 Apartment Building C29 1621 Paseo Indus 7,254 2014 Apartment Building C30 1631 Paseo Indus 5,080 2014 Apartment Building C31 1613 Paseo Lyra 7,414 2014 Apartment Building C32 1623 Paseo Lyra 7,414 2014 Apartment Building C33 2912 Cielo Circulo 5,080 2014 The buildings are founded on “stepped” shallow foundation systems with post-tension slabs-on-grade and continuous and isolated pad spread footings. The apartment buildings and amenity buildings are constructed with wood framing. Pitched roof structures consist of plywood decking and prefabricated wood trusses. Upper-floor structures consists of concrete- topped plywood decking and prefabricated wood I-joist. Load-bearing wood-stud walls, wood beams, and wood columns support the roofs and upper floors. Plywood sheathing is included on shear walls. Building facades primarily feature pigment-colored stucco with painted wood trim and accents. Roofs are finished with mission clay tiles. Windows are vinyl framed with tinted and insulated glazing. Apartment entry doors are insulated metal units set in wooden door frames, while clubhouses entry doors are insulated glass-panel units with wood and aluminum frames. Heating, cooling, and ventilation for the buildings is provided by direct expansion split-systems that feature pad- and balcony-mounted condenser units and attic-mounted fan coil units with gas-fired heating. Domestic water is supplied from a municipal main that is fitted with a backflow prevention device at the front (northwest) property perimeter. Domestic water service enters through main shut-off valves at the side of each building. Isolation shut-off valves for each apartment unit are located in their garage. Main domestic water distribution piping is copper while branch lines are PEX. Sanitary drain and vent piping is ABS. Sanitary drain clean-outs for apartment units are located in their garage. Natural gas enters the subject property from the front (northwest) property perimeter and is routed to at-grade meters located at the sides of each building. Electrical service is delivered from pad-mounted service transformers to exterior closet- or wall-mounted main distribution panels at each building. Each building is provided with 120/208, three phase, four wire Property Condition Report Project No. 21-326608.2 July 20, 2019 Page v service. Individual main shutoff breakers for apartment units are rated at 100-amps, while 200-amp main shutoff breakers are provided to the clubhouse buildings. Each building is protected by an automatic wet-pipe fire sprinkler system and a central fire alarm system. Fire sprinkler risers and fire alarm control panels are located in dedicated closets at each building. A fire water backflow prevention device is located at the front (northwest) property perimeter. Fire department connections are located at the main drive lane and outside each fire sprinkler riser closet. Fire sprinkler piping is steel and CPVC. Fire extinguishers are included outside apartment entryways and at interior and exterior amenities. Fire hydrants are provided along drive lanes. Overall Condition Based on the systems and components observed during the site visit, the subject property appeared to be in good to fair overall condition. The overall level of preventative maintenance appeared to be good to fair. The detailed observations of reviewed systems are presented in the following Sections of this report, with tabulated opinions of cost presented in the Appendices. Reported Capital Expenditures According to capital expense reports provided for review, the following capital improvements were completed within the last three years: • Isolated paver repairs and replacements • Electric Vehicle (EV) charging station installations at apartment garages • New cobblestone dry riverbeds outside of leasing office • New exterior LED and solar lights at select locations • New pet washing station at new dog walk with artificial turf • Pool fencing replacement upgrade to glass • Pool deck surface repairs • Fire hydrant replacements • Clubhouse renovations and FF&E replacements • New fitness equipment • As-needed apartment kitchen and laundry appliance replacements • ADA truncated dome replacements • ADA pool chair replacement at “Lakeview” pool • Golf cart replacements According to property management, the following capital improvements are anticipated to be completed within the next three years: • Exterior painting • Pool deck recoating Immediate and Short-Term Repair Items This report presents opinions of costs for items or conditions that require immediate action as a result of the following: Material existing or potentially unsafe conditions, material code violations, or any other physical deficiencies that if left uncorrected would be expected to result in or contribute to the failure of Property Condition Report Project No. 21-326608.2 July 20, 2019 Page vi critical elements or systems within one year or may result in a significant increase in remedial costs. These items should be addressed at the first practical opportunity. In addition, this report presents opinions of costs for items or conditions that may not require immediate action, but should be conducted on a priority basis above and beyond routine maintenance. Generally, the recommended time frame for addressing these items is two years. Deferred maintenance items and/or physical deficiencies that are considered significant are also identified in Table 1 - Immediate Repair and Deferred Maintenance Cost Opinion. Replacement Reserve Items In accordance with the terms under which this assessment was performed, this report includes opinions of costs for capital replacement reserve items that are anticipated to occur during a specified evaluation period. These items are identified in Table 2 – Long-Term Cost Opinion. Systems or components that are present at the subject property, but not listed in Table 2, are expected to realize a useful life that exceeds the evaluation period. Cost Exclusions This report excludes costs for systems or components that are reported to be a tenant responsibility to maintain and replace, that are generally associated with the normal operation of the subject property, that are part and parcel of a building renovation program, for enhancements to reposition the subject property within the marketplace, for work that is cosmetic or decorative, for work that is being conducted for warranty transfer purposes, and routine maintenance activities. This report also excludes costs that are below the reporting threshold established by the engagement agreement. Expected Useful Life Unless noted otherwise, the subject property appeared to be performing within its intended purpose. Assuming the collective building systems are maintained within industry-recognized standards of care with respect to scope and frequency and correction of apparent deficiencies, the remaining useful life of the subject property is estimated to be no less than 35 years. This opinion assumes indemnity from natural disaster and is based on observations within the limits of ASTM E 2018-15. Deviation from ASTM E2018 The deviations listed below are part of the Partner standard operating procedures or were specified in the Client’s scope of work. • This report includes seismic zone information that is not required by the Standard. • This report includes an opinion of costs for anticipated capital expenditures for an evaluation period defined by the Addressee. The costs are presented in Table 2. • This report includes an evaluation of the condition of the observed components and systems. Recommendations for Additional Investigations There were no issues observed or reported that indicate the need for additional investigations. Property Condition Report Project No. 21-326608.2 July 20, 2019 TABLE OF CONTENTS 1.0 INTRODUCTION ............................................................................................................................... 1 1.1 Purpose ................................................................................................................................................................................ 1 1.2 Scope of Work ................................................................................................................................................................... 1 1.3 Cost Evaluation Methodology .................................................................................................................................... 1 1.4 Descriptive Qualifiers ...................................................................................................................................................... 1 1.5 User Reliance ..................................................................................................................................................................... 2 2.0 RECONNAISSANCE, REGULATORY AND DOCUMENT REVIEW .................................................... 3 2.1 Site Reconnaissance ........................................................................................................................................................ 3 2.2 Property Personnel Interviewed/Contacted .......................................................................................................... 3 2.3 Regulatory Compliance Inquiry .................................................................................................................................. 3 2.4 Code Review ....................................................................................................................................................................... 4 2.5 Document Review ............................................................................................................................................................ 5 3.0 PROPERTY CHARACTERISTICS ....................................................................................................... 6 3.1 Parcel Configuration ....................................................................................................................................................... 6 3.2 Site Improvements........................................................................................................................................................... 6 3.2.1 Topography and Storm Water Drainage ........................................................................................................... 6 3.2.2 Vehicular Access, Paving .......................................................................................................................................... 6 3.2.3 Walkways, Grade-Level Steps and Ramps ........................................................................................................ 7 3.2.4 Landscaping and Irrigation ..................................................................................................................................... 8 3.2.5 Retaining Walls ............................................................................................................................................................ 8 3.2.6 Site and Building Signage ....................................................................................................................................... 9 3.2.7 Perimeter Walls, Gates, and Fences ..................................................................................................................... 9 3.2.8 Exterior Lights ............................................................................................................................................................... 9 3.2.9 Site Amenities ............................................................................................................................................................ 10 3.2.10 Refuse Transfer Areas ............................................................................................................................................. 11 3.2.11 Special Utility Systems ........................................................................................................................................... 11 3.2.12 Utility Service Providers ......................................................................................................................................... 11 4.0 STRUCTURAL FRAME AND BUILDING ENVELOPE ...................................................................... 13 4.1 Foundation/Substructure ........................................................................................................................................... 13 4.2 Building Frame ............................................................................................................................................................... 13 4.3 Facades or Curtain Walls ............................................................................................................................................ 13 4.3.1 Exterior Walls ............................................................................................................................................................. 13 4.3.2 Windows ...................................................................................................................................................................... 14 4.3.3 Doors ............................................................................................................................................................................ 14 4.3.4 Parapets ....................................................................................................................................................................... 15 4.4 Roof .................................................................................................................................................................................... 15 4.4.1 Roofing Materials ..................................................................................................................................................... 15 4.4.2 Roof Drainage ........................................................................................................................................................... 15 4.5 Fire Escapes, Stairs or Balconies .............................................................................................................................. 15 Property Condition Report Project No. 21-326608.2 July 20, 2019 5.0 MECHANICAL AND ELECTRICAL SYSTEMS .................................................................................. 17 5.1 Plumbing, Domestic Hot Water, and Sewer Systems ..................................................................................... 17 5.2 Heating, Air Conditioning, and Ventilation ......................................................................................................... 17 5.3 Electrical Supply and Natural Gas Distribution ................................................................................................. 18 5.4 Vertical Conveyances ................................................................................................................................................... 18 5.5 Life Safety and Fire Protection ................................................................................................................................. 19 5.5.1 Fire Suppression Systems ..................................................................................................................................... 19 5.5.2 Alarm Systems ........................................................................................................................................................... 19 5.5.3 Other Systems ........................................................................................................................................................... 20 6.0 INTERIOR ELEMENTS ..................................................................................................................... 21 6.1 Common Areas .............................................................................................................................................................. 21 6.2 Amenities and Special Features ............................................................................................................................... 21 6.3 Support Areas ................................................................................................................................................................. 21 6.4 Commercial Tenant Spaces ....................................................................................................................................... 21 6.5 Residential Spaces ........................................................................................................................................................ 21 6.5.1 Unit Types and Quantities .................................................................................................................................... 21 6.5.2 Finishes ......................................................................................................................................................................... 23 6.5.3 Cabinetry and Fixtures ........................................................................................................................................... 23 6.5.4 Soft Goods .................................................................................................................................................................. 23 6.5.5 Hard Goods and Appliances ................................................................................................................................ 24 7.0 ACCESSIBILITY ............................................................................................................................... 25 8.0 SUSPECT WATER INTRUSION AND MICROBIAL GROWTH ........................................................ 27 9.0 NATURAL HAZARD INFORMATION ............................................................................................. 28 9.1 Flood Zone ....................................................................................................................................................................... 28 9.2 Seismic Zone ................................................................................................................................................................... 28 9.3 Wind Zone ....................................................................................................................................................................... 28 10.0 OUT OF SCOPE CONSIDERATIONS ............................................................................................... 29 11.0 LIMITATIONS ................................................................................................................................. 31 FIGURES AND APPENDICES The following report Figures and Appendices are attached at the end of this report. Figure 1: Site Location Map Figure 2: Site Plan Appendix A: Site Photographs Appendix B: Supporting Documentation Appendix C: Qualifications Sect. No.Deficiency or Repair Item Quantity Unit Unit CostImmediate RepairShort-Term Cost Total Cost2.0 Regulatory ComplianceNone noted3.0 Site Improvements3.2.3 Remove potential trip hazard from heaving concrete in municipal sidewalk at front (northwest) property perimeter 1 EA $250 250$ 250$ 3.2.9 Resurface deteriorated pool decks at both pools 3,500 SF $20 70,000$ 70,000$ 3.2.9 Install automatic seismic shut-off valves to natural gas service lines into each building 89 Bldg $2,000 178,000$ 178,000$ 4.0 Structural Frame and Building Envelope4.3.1 Exterior cleaning, painting, and sealing800,000 SF $1.25 1,000,000$ 1,000,000$ 5.0 Mechanical and Electrical Systems5.5.1 Repair leak at fire backflow and replace missing fire department connections caps (Allowance) 1 EA $5,000 5,000$ 5,000$ 5.5.1 Replace pressure gauges at fire sprinkler risers, as reported recommended from recent annual testing 89 Bldg $50 4,450$ 4,450$ 5.5.2 Replace batteries at fire alarm control panels, as reportedly recommended from recent annual testing 89 Bldg $50 4,450$ 4,450$ 6.0 Interior ElementsNone notedChula Vista, California 91915TABLE 1 - IMMEDIATE REPAIRS & DEFERRED MAINTENANCE COST OPINIONCasaLago EastlakeDRAFTPartner project no. 21-326608.22816 Cielo CirculoJuly 20, 2021 Sect. No.Deficiency or Repair Item Quantity Unit Unit CostImmediate RepairShort-Term Cost Total CostChula Vista, California 91915TABLE 1 - IMMEDIATE REPAIRS & DEFERRED MAINTENANCE COST OPINIONCasaLago EastlakeDRAFTPartner project no. 21-326608.22816 Cielo CirculoJuly 20, 20217.0 Accessibility7.0Provide ADA ramp to the main walkway entrance off the municipal sidewalk at the front (northwest) property perimeter, currently with an excessive running slope200 LF $600 120,000$ 120,000$ 7.0 Provide fire alarm horns and strobes to common restrooms at the leasing office for ADA compliance 2 EA $5001,000$ 1,000$ 7.0 Provide pipe protection to common restrooms at "Peninsula" East Clubhouse with leasing office 2 EA $25 50$ 50$ 8.0 Water Intrusion and Microbial GrowthNone notedTOTAL383,200$ 1,000,000$ 1,383,200$ CasaLago EastlakeCasaLago EastlakeRating Summary Total Cost / unitNumber of units: 4272816 Cielo Circulo2 = Repair and maintenanceParcel size (acres): 30.52Chula Vista, California 91915 3 = Capital improvementSite effective age (years): 84 = Discretionary upgradesInflation rate: 2.5%Partner project no. 21-326608.2Total rating 2 & 3:Evaluation period (years): 12ItemSect. No. Description RatingAvg EUL (YR)Eff Age (YR)RUL (YR)On Site QtyQty in Eval Period Unit Unit Cost YR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12Total Cost3.0 Site Improvements13.2.1Hydrojet onsite storm drain lines and clear concrete swales on hillsides2 5 3 2 1 3 LS 5,000$ 5,000$ 5,000$ 5,000$ 15,000$ 23.2.2 Asphalt seal coat2 5 3 2 150,000 450,000 SF 0.15$ 22,500$ 22,500$ 22,500$ 67,500$ 33.2.2/3.2.3Interlocking pavers, high traffic areas, Replace and reset2 15 7 8 1,500 1,500 SF 2.00$ 3,000$ 3,000$ 43.2.4Trim trees throughout site; Remove dry, overgrown and dying vegetation form hillside2 1 0 1 1 12 EA 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 3,000$ 36,000$ 53.2.9 Pool liners, Replace2 12 7 5 2 2 EA 3,000$ 6,000$ 6,000$ 63.2.9 Spa liners, Replace2 12 7 5 2 2 EA 3,000$ 6,000$ 6,000$ 73.2.9 Pool/spa heaters, Replace2 10 7 3 7 7 EA 3,500$ 24,500$ 24,500$ 83.2.9Pool/spa filters & pumps, Replace2 10 7 3 7 7 EA 2,500$ 17,500$ 17,500$ 93.2.2 Parking restriping, concrete2 5 3 2 200,000 600,000 SF 0.05$ 10,000$ 10,000$ 10,000$ 30,000$ TABLE 2 - LONG-TERM COST OPINION DRAFT-$ -$ 3,375,550$ 7,905$ July 20, 2021-$ -$ 3,375,550$ 7,905$ CasaLago EastlakeCasaLago EastlakeRating Summary Total Cost / unitNumber of units: 4272816 Cielo Circulo2 = Repair and maintenanceParcel size (acres): 30.52Chula Vista, California 91915 3 = Capital improvementSite effective age (years): 84 = Discretionary upgradesInflation rate: 2.5%Partner project no. 21-326608.2Total rating 2 & 3:Evaluation period (years): 12ItemSect. No. Description RatingAvg EUL (YR)Eff Age (YR)RUL (YR)On Site QtyQty in Eval Period Unit Unit Cost YR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12Total CostTABLE 2 - LONG-TERM COST OPINION DRAFT-$ -$ 3,375,550$ 7,905$ July 20, 2021-$ -$ 3,375,550$ 7,905$ 4.0 Structural Frame and Building Envelope104.3.1Exterior cleaning, painting, and sealing (extended schedule)28 -1 9 1 4 Allow 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 400,000$ 114.4.1 Annual roof maintenance 21 0 1 300,000 3,600,000 SF 0.07$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 21,000$ 252,000$ 124.5Balcony deck coatings, Replace27 6 1 427 732 Apt 250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 15,250$ 183,000$ 134.5SB721 Balcony inspections, first due before Jan 202525 5 0 1 2 LS 6,000$ 6,000$ 6,000$ 12,000$ 5.0 Mechanical and Electrical Systems145.1Apartment water heaters, Replace212 7 5 427 288 Apt 600$ 21,600$ 21,600$ 21,600$ 21,600$ 21,600$ 21,600$ 21,600$ 21,600$ 172,800$ 155.2Apartment fan coil units and spill pans, Replace225 24 1 427 216 Apt 1,250$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 22,500$ 270,000$ 165.2Apartment bathroom exhaust fans, Replace210 7 3 427 430 Apt 200$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 8,600$ 86,000$ 6.0 Interior Elements176.5.2Apartment carpet flooring, replace27 6 1 427 732 Apt 1,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 61,000$ 732,000$ 186.5.2Apartment vinyl plank flooring, replace215 7 8 427 145 Apt 1,750$ 50,750$ 50,750$ 50,750$ 50,750$ 50,750$ 253,750$ 196.5.5Apartment refrigerator, replace215 7 8 427 145 Apt 1,000$ 29,000$ 29,000$ 29,000$ 29,000$ 29,000$ 145,000$ 206.5.5Apartment range/oven, replace215 7 8 427 145 Apt 600$ 17,400$ 17,400$ 17,400$ 17,400$ 17,400$ 87,000$ CasaLago EastlakeCasaLago EastlakeRating Summary Total Cost / unitNumber of units: 4272816 Cielo Circulo2 = Repair and maintenanceParcel size (acres): 30.52Chula Vista, California 91915 3 = Capital improvementSite effective age (years): 84 = Discretionary upgradesInflation rate: 2.5%Partner project no. 21-326608.2Total rating 2 & 3:Evaluation period (years): 12ItemSect. No. Description RatingAvg EUL (YR)Eff Age (YR)RUL (YR)On Site QtyQty in Eval Period Unit Unit Cost YR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12Total CostTABLE 2 - LONG-TERM COST OPINION DRAFT-$ -$ 3,375,550$ 7,905$ July 20, 2021-$ -$ 3,375,550$ 7,905$ 216.5.5Apartment dishwasher, replace210 7 3 427 430 Apt 600$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 25,800$ 258,000$ 226.5.5Apartment microwave-range hood combo, replace215 7 8 427 145 Apt 400$ 11,600$ 11,600$ 11,600$ 11,600$ 11,600$ 58,000$ 236.5.5Apartment garbage disposals, replace 210 7 3 427 430 Apt 100$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 4,300$ 43,000$ 246.5.5Apartment washer & dryer, replace215 7 8 427 145 Apt 1,500$ 43,500$ 43,500$ 43,500$ 43,500$ 43,500$ 217,500$ Uninflated Totals: 122,750$ 160,250$ 203,450$ 161,450$ 201,050$ 183,050$ 220,550$ 338,300$ 435,300$ 441,300$ 435,300$ 472,800$ 3,375,550$ Inflated Totals: $122,750 $164,256 $213,750 $173,864 $221,922 $207,104 $255,770 $402,132 $530,371 $551,123 $557,221 $620,355 $4,020,618Uninflated cost per unit per year: 659$ Inflated cost per unit per year: 785$ Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 1 1.0 INTRODUCTION 1.1 Purpose The purpose of this assessment is to provide information to evaluate the condition of the subject property in order to facilitate completion of due diligence by the addressee. The purpose is accomplished by describing the primary systems and components of the subject property, identifying conspicuous defects or material deferred maintenance, and presenting an opinion of cost to remedy the observed conditions. In addition, this report identifies systems or components that are anticipated to reach the end of their expected useful life during the specified evaluation period and includes an opinion of cost for future capital replacements. 1.2 Scope of Work This assessment was performed in conformance with the scope and limitations as set forth by ASTM E2018- 15 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process” (the Standard) and as specified in the engagement agreement that initiated this work. Specific requirements or deviations from the minimum ASTM standard are described herein. This assessment was performed utilizing methods and procedures consistent with good commercial or customary practices designed to conform to acceptable industry standards. The independent conclusions represent Partner’s best professional judgment based upon existing conditions and the information and data available to us during the course of this assignment. 1.3 Cost Evaluation Methodology Opinions of costs presented within this report are based on construction costs developed by construction resources such as Marshall & Swift, RS Means, Partner’s experience with past costs for similar projects, city cost indexes, consultations with local specialty contractors, client-provided information, and assumptions regarding future economic conditions. Actual cost estimates are determined by many factors including but not limited to: choice and availability of materials, choice and availability of a qualified contractor, regional climate zone, quality of existing materials, site compatibility, and access to the subject property and buildings. In addition, opinions of costs are based solely on material replacement and do not account for soft costs. Items included in the replacement reserve table are determined based upon the estimated useful life (EUL) of a system or component, the apparent effective age (EA) of the system, and the remaining useful life (RUL) of that system. Factors that may affect the age and condition of a system include, but are not limited to, the frequency of use, exposure to environmental elements, quality of construction and installation, and amount of maintenance provided. Based on these factors, a system may have an effective age that is greater or less than its actual chronological age. 1.4 Descriptive Qualifiers The following definitions and terminology are used in this report regarding the physical condition of the project, and the estimated life expectancies/age of the components and systems. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 2 Good In working condition and does not require immediate or short-term repairs above an agreed threshold. Fair In working condition, but may require immediate or short-term repairs above an agreed threshold. Poor Not in working condition or requires immediate or short-term repairs substantially above an agreed threshold. The agreed threshold is presumed to be the de minimis reporting threshold, unless otherwise specified in this report. Unless stated otherwise in this report, the systems reviewed are considered to be in good condition and their performance appeared to be satisfactory. 1.5 User Reliance Partner was engaged by the Addressee, or their authorized representative, to perform this assessment. The engagement agreement specifically states the scope and purpose of the assessment, as well as the contractual obligations and limitations of both parties. This report and the information therein, are for the exclusive use of the Addressee. This report has no other purpose and may not be relied upon, or used, by any other person or entity without the written consent of Partner. Third parties that obtain this report, or the information therein, shall have no rights of recourse or recovery against Partner, its officers, employees, vendors, successors or assigns. Any such unauthorized user shall be responsible to protect, indemnify and hold Partner, the Addressee and their respective officers, employees, vendors, successors and assigns harmless from any and all claims, damages, losses, liabilities, expenses (including reasonable attorneys’ fees) and costs attributable to such use. Unauthorized use of this report shall constitute acceptance of, and commitment to, these responsibilities, which shall be irrevocable and shall apply regardless of the cause of action or legal theory pled or asserted. Additional legal penalties may apply. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 3 2.0 RECONNAISSANCE, REGULATORY AND DOCUMENT REVIEW 2.1 Site Reconnaissance Date: July 13, 2021 Weather: Sunny, ~88° Fahrenheit Observation Team: Michael Arias, Technical Director Matthew Sanchez, Lead/Generalist Tyler Loucks, Structural Engineer Escort: Arturo Vasquez, Maintenance Supervisor, (619) 421-2816 Limiting Conditions The performance of this assessment was limited by the following condition(s): • A pre-survey questionnaire was not completed at the time of the assessment. 2.2 Property Personnel Interviewed/Contacted In addition to the above-referenced escort, the following personnel associated with the subject property were interviewed as part of the preparation of this report. Information obtained from the interviews is incorporated into the appropriate Sections of this report. Individual Position or Title Contact Number/Email Mr. Mark Fritzler Property Manager (619) 421-2816 The persons interviewed were cooperative and appeared to be knowledgeable about the subject property history and maintenance practices. 2.3 Regulatory Compliance Inquiry Building Codes Chula Vista Building Division Contact: Online public records request and research Website: www.chulavistaca.gov Findings: No Violations Violations Awaiting response Awaiting response. A written request for information was submitted on July 13, 2021; no response was received prior to the preparation of this report. Fire or Life Safety Chula Vista Fire Department Contact: Online public records request and research Website: www.chulavistaca.gov Findings: No Violations Violations Awaiting response Awaiting response. A written request for information was submitted on July 13, 2021; no response was received prior to the preparation of this report. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 4 Zoning Chula Vista Planning Division Contact: Online public records request and research Website: www.chulavistaca.gov Findings: No Violations Violations Awaiting response Awaiting response. A written request for information was submitted on July 13, 2021; no response was received prior to the preparation of this report. According to a review of the zoning map obtained from the Chula Vista City website, the subject property is zoned “PC5-RM1” (Eastlake III Planned Community District – Multi-family Low-Density Zone). The permitted uses listed in the zoning regulations include multi-family apartments. Based on limited review, the subject property appeared to be compliant. This information does not constitute a detailed regulatory-compliance investigation and any code compliance issues noted in this report are based on information provided by the regulatory agencies noted above. If possible, the provided information was confirmed with on-site observations. Additional information that is received within 30 days of the site visit will be forwarded upon receipt. 2.4 Code Review The information provided below is generally obtained from the design documents and/or the building owner/manager. According to information provided in the architectural drawings reviewed, the project was constructed under the 2010 California Building Code, as adopted by the City of Chula Vista. General construction is Type V. Certificate of Occupancies for all 89 subject buildings have been received and are dated from May 28, 2013 to April 30, 2014. Two ALTA/ACSM Land Title Surveys was provided for review, prepared by Project Design Consultants, dated May 20, 2015, and addressed to Olympic Pointe West Communities, John Hancock Life Insurance Company, and First Tile Insurance Company. The content of the surveys was reviewed only for major discrepancies such as encroachments or potential disputes over title issues. According to the ALTA survey, the following items were noted: • The subject property consists of eight parcels that total approximately 30.521 acres. • A total of 928 onsite parking spaces are provided, consisting of 742 garage spaces and 186 surface spaces, with nine ADA spaces included throughout the surface spaces • Public access easements are located along a public trail at the east property perimeter • An open space easement is located at the north, east, and south property perimeters and encompasses one entire parcel • Easements are located throughout all drive lanes for reciprocal access, emergency access, general access, private access, sidewalks, maintenance, electrical, drainage, sewer, water, and private utilities Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 5 2.5 Document Review The following documents were readily available or provided to Partner for reference as part of this assessment. • San Diego County Tax Assessor property information • Chula Vista City zoning map • Chula Vista City online building permit records • Federal Emergency Management Agency (FEMA) flood hazard layer map • Rent roll, dated July 1, 2021 • Offering memorandum, prepared by Moran & Company, dated February 2015 • Capital expense reports for January 2019 to May 2021 • Repair bid for pool deck, prepared by Westco Contracting, dated March 4, 2019 • Lifetime transferable roof product warranties, issued by Eagle Roofing Products, dated September 2012 • Certificate of occupancies for each building, issued by the Chula Vista City Building Division, dated May 28, 2013 to April 30, 2014 • ALTA/ACSM Land Title Surveys for east and west sides of property, prepared by Project Design Consultants and dated May 20, 2015 • Partial architectural drawings, prepared by The McKinley Associates Inc, dated May 29, 2012 • Partial structural drawings, prepared by Swanson & Associates, dated May 7, 2012 • Partial mechanical drawings, prepared by True Air Mechanical, dated August 12, 2011 • Partial electrical drawings, prepared by Luciernaga Solutions, dated November 28, 2012 • Partial plumbing drawings, prepared by Saber Company Inc, dated December 17, 2012 • Partial fire alarm drawings, prepared by City Wide Electronic Systems Inc, dated July 27, 2012 • Partial precise grading plan, prepared by Fuscoe Engineering, dated May 30, 2012 • Partial landscape plans, prepared by GMP Inc, dated November 14, 2012 • Partial pool drawings, prepared by Mission Pools, dated March 19, 2012 • Partial retaining wall drawings, prepared by Orco Wall System, dated April 16, 2012 • Partial Title 24 calculations, prepared by Gallant Energy Consulting Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 6 3.0 PROPERTY CHARACTERISTICS 3.1 Parcel Configuration The subject property consists of eight adjacent parcels that form an irregularly-shaped lot that totals approximately 30.521 acres. Seven of the eight parcels are developed with the subject buildings. The last parcel is an open space easement that remains undeveloped. 3.2 Site Improvements 3.2.1 Topography and Storm Water Drainage The subject property is located on top of a hillside that generally slopes towards the southeast. The subject property is graded to be relatively even with engineered shallow drainage slopes that generally follow the hillside. Natural hillside topography remains at the north, east and south property perimeters. Site drainage, including roof drainage that discharges at grade, is primarily provided via sheet flow across ground surface towards area drains set in permeable pavers in walkways, area drains set in detention ponds in landscaped areas, and concrete swales that lead to onsite storm sewer inlets along drive lanes and at the bottom of hillsides. French drains are included under the permeable pavers and detention ponds. Underground storm drain lines are perforated in the French drains and connect to an onsite sewer system that discharges into the municipal storm sewer system. The subject property overlooks the Lower Otay Lake located approximately 500 feet to the southeast. Survey Condition and Analysis The topography appeared to be in good overall condition and appeared to adequately accommodate the built improvements. No significant areas of erosion were observed. Routine maintenance is anticipated during the evaluation period. Precipitation was not present during the walk-through survey. No direct observation of the storm water drainage system operations was available. No evidence of improper operation was readily apparent or reported. As a part of preventive maintenance, hydro jetting to clear debris from inlets, channels, piping, and outlets is recommended during the evaluation period. An opinion of cost is provided in Table 2. 3.2.2 Vehicular Access, Paving The subject property is bound by Olympic Parkway along the northwest property perimeter and Wueste Road along the northeast, east, and southeast property perimeter. Vehicular access is provided from with a single, secured drive entrance off Olympic Parkway that includes signalization. Emergency access between the neighboring property is provided at the west property perimeter. Onsite parking is provided with private residential garages at each apartment unit and surface parking off onsite drive lanes. According to the ALTA survey, a total of 928 onsite parking spaces are provided, consisting of 742 garage spaces and 186 surface spaces. Two-car garages are provided to most apartment unit types except for one-car garages provided to the P1-1B1B and T1-2B2B floor plans. Nine total ADA spaces are included with the surface parking areas, including four van accessible spaces. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 7 Concrete pavement is provided for trash enclosure aprons and for drive approaches at the main drive entrance, alleyway entrances, and private garage entrances. Asphalt pavement with concrete curbing is primarily utilized throughout the onsite drive lanes and surface parking areas. Interlocking concrete pavers with underneath French drains are included at select locations for site drainage purposes. Survey Condition and Analysis Concrete pavement appeared in good structural condition with limited isolated cracking, Expenditures consistent with routine maintenance, including minor sectional replacements are anticipated during the evaluation period. Asphalt pavement appeared in good structural condition with limited isolated cracking. The asphalt pavement is anticipated to remain in a useful condition during the evaluation period with the asphalt seal coat application recommended in the paragraph below. Interlocking concrete pavers appeared in good to fair overall condition. Limited staining and cracking were observed. Concrete pavers at the main entrance had reportedly shifted were being replaced with a concrete apron at the time of the site visit. The remaining pavers located in high impact areas are anticipated to shift over time with traffic loads. Replacing and resetting the interlocking concrete pavers is recommended during the evaluation period. An opinion of cost is provided in Table 2. Concrete curbs appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. The asphalt seal coat appeared to be in good to fair overall condition with initial fading throughout. A seal coat application was reportedly last completed with original construction. New seal coat applications are recommended early and periodically during the evaluation period. An opinion of cost is provided in Table 2. Parking stall striping and drive lane marking appeared in good to fair overall condition with initial fading throughout. Restriping is anticipated during the evaluation period with an opinion of cost provided in Table 2. 3.2.3 Walkways, Grade-Level Steps and Ramps Pedestrian access is provided via municipal concrete sidewalks that run along the northwest property perimeter. Onsite walkways connect between the subject buildings, onsite parking areas, and municipal sidewalk. Walkways and flatwork primarily consist of cast-in-place concrete construction. Limited interlocking concrete pavers are included at select locations for site drainage purposes. Limited tile finish flatwork is included at clubhouse patio areas. Concrete ramps and steps accommodate walkway grade-changes. Painted metal handrails are included to both sides for common ramps and steps and to one side for private entryway steps. Survey Condition and Analysis Adjacent municipal sidewalks appeared in good to fair overall condition. Limited cracking was noted. A potential trip hazard from heaving concrete was observed. A previous trip hazard repair was noted nearby. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 8 Removing the existing trip hazard is recommended with an opinion of cost provided in Table 1. Expenditures consistent with routine maintenance, including minor sectional replacements and repairs, is anticipated during the evaluation period. Onsite concrete walkways, flatwork, steps, and ramps appeared in good overall condition with limited isolated cracking. Expenditures consistent with routine maintenance, including minor sectional replacements and repairs, is anticipated during the evaluation period. Interlocking concrete pavers appeared in good overall condition. Limited staining, cracking, and shifting were noted, which are anticipated to increase with time and use. Routine maintenance is anticipated throughout the evaluation period. Handrails appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. 3.2.4 Landscaping and Irrigation Landscaping with grass lawns, floral plants, trees and shrubs are provided along select perimeters for the subject property, building, exterior amenities, walkways, and drive lanes. Underground sprinkler and drip irrigation systems are included. Irrigation backflow preventers are located street-side at the northwest property perimeter. Irrigation control panels manufactured by John Deer are located outside the “Peninsula” East Clubhouse. Irrigation control valves are located in boxes throughout the landscape areas. Natural vegetation is present at the open space and hillside along the east property perimeter. Survey Condition and Analysis Vegetative materials appeared to be appeared to be in good overall condition. As-needed replacement of vegetation can be completed with routine maintenance throughout the evaluation period. Tree trimming is recommended during the evaluation period. An opinion of cost for this work is provided in Table 2. Although operation of the sprinkler system was not directly tested, components are assumed to be in proper working order, based on the general appearance and as reported by management. Given the age of the irrigation system, occasional replacement of valves, piping and heads should be anticipated on an annual basis. Due to the limited scope of work and a resulting opinion of cost that falls within the definition of a de minimis condition, this issue can be addressed as part of routine maintenance. A single leaking sprinkler head was observed at the street-side landscaping at the front (northwest) property perimeter. Repairs are recommended as a part of routine maintenance. Overgrown, dry and dying vegetation that is a potential fire hazard was observed in the open space and hillside along the east property perimeter. Removing the overgrown, dry and dying vegetation is recommended during the evaluation period. An opinion of cost for this work is provided in Table 2. 3.2.5 Retaining Walls Retaining walls up to approximately six feet are provided at various grade-change locations throughout the subject property. The retaining walls are constructed with concrete masonry units. According to the Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 9 construction drawings provided, a crushed stone drainage system protected with filter fabric is provided behind the retaining walls. Piping at the base of the wall is tied to the site storm drainage system. Survey Condition and Analysis The retaining walls appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. Reapplication of paint and sealants is anticipated during the evaluation period. An opinion of cost for this work is included in Table 2 as a part of cleaning, painting and sealing exterior finishes. 3.2.6 Site and Building Signage Monument signage is located at the main drive entrance and outside the clubhouses. Apartment buildings are identified with façade-mounted formed letter signs at street-side elevations. Apartment units are identified with wall placards outside their entry doors. Survey Condition and Analysis The signage appeared to be sufficient and in good overall condition. Sign painting or replacement can be conducted on an as-needed basis during the evaluation period as part of routine maintenance. 3.2.7 Perimeter Walls, Gates, and Fences The property is secured on all sides with metal-rail fencing along front property perimeters; metal-wire fencing along hillsides, and chain-link fencing along neighboring properties. Pool areas are surrounded with metal rail, glass panel, and concrete masonry unit (CMU) walls and fencing. Gate doors are provided at walkway entrance points and are accessed with FOB keys. Automatic swinging gates are included across the main drive entrance and are operated by an electric opener activated by a card reader. Survey Condition and Analysis The site perimeter and pool walls, fencing and gates, including associated automatic gate operating mechanisms, appeared to be in good and operational condition. Painting is anticipated during the evaluation period. Due to the limited scope of work and a resulting opinion of cost that falls within the definition of a de minimis condition, this issue can be addressed as part of routine maintenance. 3.2.8 Exterior Lights Outdoor lighting is provided by pole-mounted light fixtures generally located along the subject property drive aisles. The fixtures are equipped with high-intensity discharge lamps. The poles are constructed with steel pipe and elevated concrete bollard bases. Soffit areas over entryways have recessed lighting. Wall sconce fixtures are included at apartment balconies. Limited quantities of bollard-type walkway lights are present at walkways adjacent to building entrances and exterior amenities. Timers and photocells control exterior site lighting. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 10 Survey Condition and Analysis The walk-through survey was conducted during daylight hours and lighting operation could not be verified. Based on the number of lights provided and the spacing, the lighting appeared to be adequate and was reported to be sufficient for the subject property. The light fixtures appeared and were reported to be in good overall condition. The light fixtures are anticipated to require minimal repairs and replacements that can be addressed as part of routine maintenance during the evaluation period. 3.2.9 Site Amenities The property has two sets of in-ground, outdoor swimming pools and spas located outside each clubhouse. The pools and spas are constructed of concrete with a painted plaster finish and ceramic tile at the water line. A concrete coping is located around the edge of the pool and surrounding deck surfaces are concrete with a deck coating. Equipment is located in dedicated rooms adjacent to the pools and spas, and consists of filters, circulating pumps, and a gas-fired heater. The heaters were all manufactured by Raypack with 406 MBH rated input capacities each. Exposed circulation piping is PVC. Common outdoor patios are provided outside each clubhouse. Private patios are provided to the “The Terraces” apartment units. Private porches are provided to the “The Porticos” apartment units. A common tot-lot playground is provided towards the center of “The Porticos” Row Home Apartment Buildings. A common dog park with pet wash station and artificial turf is provided at the rear of the “Palisades” West Clubhouse. Additional dog walks and pet-waste stations are included in the landscaped areas throughout the subject property. Outdoor furniture, barbeque grills, fire pit, and shade canopies are featured throughout the exterior amenities. Outdoor showers are included at the pools. Several “Vista points” (look-out points) are also provided at the top of the hillsides at the east and south property perimeters. A public trail with decomposed granite is provided along the open space at the east property perimeter. Survey Condition and Analysis The pools and spas appeared to be in good to fair overall condition. Pool pumps have reportedly been all replaced or repaired. The pool/spa liners are reportedly all original to the 2013-2014 construction for the subject buildings. One of seven pool/spa heaters, all pumps, and no filters have reportedly been replaced. Based on estimated useful life, pool/spa liner and equipment replacements are anticipated during the evaluation period. The pool decks are in poor overall condition. The pool deck coating was observed chipping throughout and the underlying concrete deck is scaling. Repairs limited to power washing, chemical cleaning, and new deck sealant were completed in 2019, however, pool deck issues have returned. More significant repairs are recommended and should include pool deck resurfacing. An opinion of cost is provided in Table 1. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 11 Common and private patios and porches appeared in good overall condition. Routine maintenance is anticipated during the evaluation period. The dog park and pet walks appeared in good overall condition. Routine maintenance is anticipated during the evaluation period. The tot-lot playground appeared in good overall condition. Routine maintenance is anticipated during the evaluation period. The public decomposed gravel trail appeared in good overall condition. Routine maintenance is anticipated during the evaluation period. Exterior furniture, fixtures, and equipment (FF&E) throughout the exterior amenities was renovated in 2019- 2020. Routine maintenance is anticipated during the evaluation period. 3.2.10 Refuse Transfer Areas Numerous refuse enclosures are provided along onsite drive lanes. The enclosures consist of concrete masonry unit (CMU) walls, double-swing gate doors, concrete aprons, and corrugated metal roof covers. The enclosures are open on one side for pedestrian access. Survey Condition and Analysis Refuse enclosures appeared to be in good overall condition. Painting of refuse collection enclosures is anticipated to be performed in conjunction with façade painting at little to no additional cost. 3.2.11 Special Utility Systems No special utility systems are present. 3.2.12 Utility Service Providers Domestic water service is delivered to the subject property through a backflow preventer at the front (Northwest) side of the subject property. Domestic water service enters through main shutoff valves at the sides of each building. Isolation valves for each apartment unit are included in their garage. Sanitary sewer service is provided from the front (Northwest) side of the subject property. Individual clean- outs for apartment units are provided in their garages. Main clean-outs for each building are provided outside at street-side perimeters. Utility-owned electric service transformers are provided on pads outside each building. Power is provided to main distribution panels located on exterior walls or in exterior closets at each building. Natural gas service initially enters at the front (Northwest) side of the subject property. Gas meters are located at grade at the side of each building. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 12 Utility Provider Meter configuration and location Storm Water City of Chula Vista Electric San Diego Gas & Electric House and tenant meters are located on exterior walls and in exterior closets at the sides of each building. Gas San Diego Gas & Electric House and tenant meters are at grade at the sides of each building. Water Otay Water District House and tenant meters are located in ground enclosures at the sides of each building. Landscape irrigation and fire water meters are provided in sidewalk enclosures. Sanitary Sewer Otay Water District Survey Condition and Analysis No issues or service deficiencies were reported. Utility services are the responsibility of the various purveyors to maintain. The provided services are reported to be adequate. The subject property is located in a highly active seismic region and no automatic seismic shut-off valves are provided to the natural gas lines at each building. Installing automatic seismic shut-off valves is recommended as a precautionary life and fire safety measure to reduce potential fire hazards during future seismic events. An opinion of cost for this work is included in Table 2. Routine maintenance is anticipated during the evaluation period. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 13 4.0 STRUCTURAL FRAME AND BUILDING ENVELOPE 4.1 Foundation/Substructure The buildings are founded on a shallow stepped foundation system consisting of conventionally reinforced concrete spread footings. The footings are generally continuous beneath all load bearing elements, including and continuous bearing walls (including shear walls) and isolated at areas of load concentration (beneath posts and columns). The first floors are constructed with a conventional concrete post tension slab-on-grade. Governing code 2010 California Building Code Soil-bearing capacity Not noted on documents Foundation thickness Not noted on documents Foundation reinforcement Not noted on documents Slab thickness Not noted on documents Slab reinforcement Not noted on documents Survey Condition and Analysis No evidence of structural distress indicative of foundation settlement was observed. Foundations appeared to be in functional condition with no significant movement anticipated. Normal monitoring is anticipated during the evaluation period. 4.2 Building Frame The subject property consists of eighty-six two- and three-story apartment buildings and three single-story amenity buildings. All buildings have similar wood-frame construction with flexible diaphragms. The pitched roofs are of manufactured truss construction with plywood sheathing and clad with clay shingles. The buildings’ elevated floors are of wood frame TJI construction with plywood sheathing. Gravity loads are supported by distributed stud-frame load bearing walls and wood headers spanning across wall openings and interior open spaces. Governing code 2010 California Building Code Roof live load Not noted on documents Wind load Not noted on documents Snow load Not noted on documents Floor load Not noted on documents Survey Condition and Analysis No evidence of structural distress indicative of foundation settlement was observed. Foundations appeared to be in functional condition with no significant movement anticipated. Normal monitoring is anticipated during the evaluation period. 4.3 Facades or Curtain Walls 4.3.1 Exterior Walls The exterior walls and soffits of each building consist of pigment-colored stucco with painted wood trim and accents. Limited stone veneer is included at the clubhouse and pool buildings. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 14 Survey Condition and Analysis The exterior walls appeared to be in generally good overall condition. Routine maintenance is anticipated during the evaluation period. Limited staining and discoloration was observed. Cleaning of exterior walls is considered normal maintenance, and should be performed as needed. Based on the observed condition of the paint finish and the average effective useful life of paint coatings, reapplication of exterior paint is anticipated during the evaluation period. An opinion of cost for this work is included in Table 1 and 2. The soffits appeared to be in generally good overall condition. Routine maintenance is anticipated during the evaluation period. 4.3.2 Windows Operable windows are provided throughout each building. The windows have tinted and insulated glazing set in vinyl frames. Limited storefront glazing systems are provided to the entryways at the clubhouse buildings. All storefront systems consist of insulated glazing. Painted wood storefront frames are included at the “Peninsula” East Clubhouse, while anodized aluminum storefront frames are at the “Palisades” West Clubhouse. The storefront frames incorporate entry doors. Survey Condition and Analysis Windows were reported and appeared to be in good overall condition. No signs of window leaks or condensation were evident during the observation. Window sealants appeared to be intact, with no signs of deterioration. Routine maintenance is anticipated during the evaluation period. 4.3.3 Doors Apartment entryways are provided with insulated metal doors set in wooden door frames. Hardware includes exterior thumb latch handle, interior lever handle, deadbolt and peephole. Apartment balconies are provided with sliding or swinging glass doors. All balcony doors are insulated. Sliding glass doors have vinyl frames, while swinging glass doors have fiber glass frames. Automatic, overhead, roll-up doors are provided to the apartment garages. Clubhouse buildings are provided with storefront glass panel entry doors. The storefront doors have insulated glazing with painted wood frames at the “Peninsula” East Clubhouse and anodized aluminum frames at the “Palisades” West Clubhouse. Hardware consists of exterior fixed and lever handles, interior emergency push bars, deadbolts, and closers. Service and closet doors are painted hollow metal set in wooden door frames and equipped with keyed- lever or -orbital handles. Survey Condition and Analysis Doors were reported and appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 15 4.3.4 Parapets No parapets are present. 4.4 Roof 4.4.1 Roofing Materials Roofs are primarily pitched and covered with mission clay tiles. Limited low-sloped, corrugated metal roofs are provided to the “Lakeview” pool building and refuse enclosures. According to provided information, the roofs are original and still under a lifetime material warranty. The warranty is transferrable with an inspection by a manufacturer’s representative and payment of a fee. Roof insulation observed in attic spaces consisted of foil-backed radiant barrier wood roof decking. Survey Condition and Analysis The roofing systems appeared to be in good overall condition. According to property management, all roofs are original to the 2013-2014 construction for the subject buildings. Implementing a service maintenance program should extend the useful service life of the existing roof systems. An opinion of costs for annual maintenance and repairs are included in Table 2. 4.4.2 Roof Drainage Roof drainage is directed to roof gutters with downspouts that discharge at grade. Survey Condition and Analysis Roof gutters and downspouts appeared to be in good overall condition. Routine maintenance is anticipated during the evaluating period. 4.5 Fire Escapes, Stairs or Balconies No fire escape or exterior stairs are present. Interior stairs are provided to each apartment unit. The interior stairs are wood-framed with closed risers. Steps are finished with carpeting. A single painted wood handrail is mounted to only one side. Apartment balconies are constructed of wooden substructures with concrete-topped plywood sheathing and an elastomeric deck waterproofing. Balconies are cantilevered. Metal guardrails are mounted at the open balcony perimeters. Survey Condition and Analysis Apartment stairs appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. Apartment balconies appeared to be in good overall condition. California State assembly Senate Bill No. 721 (SB 721) was enacted to address a growing concern about structurally unsafe exterior balconies. The Law targets wood framed multi-family dwellings with three or more units. The law applies to more than just Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 16 balconies and includes a variety of Exterior Elevated Elements (EEE) that are supported by wood framing. These include elevated decks, porches, stairways, walkways and other elements more than 6-feet above the ground. The law resulted from a 2015 balcony collapse in Berkeley, California that killed six university students. The building was only 9-years old and the failure was due to wood rot. SB-721 was approved by the Governor and enacted as law on September 17th, 2018 but did not go into effect until January 1, 2019. The legislation includes a requirement that the work be completed by a licensed architect, engineer or building contractor or certified building inspector or building official. The law requires that the inspections be completed including any necessary testing by January 1st, 2025 and would require subsequent inspections every six years thereafter. Those conducting the inspections are required to review at least 15% of the assemblies so that they have a representative sampling of the balance of the property. If the subject property is sold, the inspection reports are required to be passed on to the buyer. Local jurisdictions may also ask for copies of the inspection reports. Inspections require visual observation of structural components and connections that are sometimes concealed by building finishes. In these cases, finishes must be removed, or efforts must be made to visually inspect concealed components via comparable means. This inspection and repair work include consideration of waterproofing, flashing, membranes and guard rails. Based on our review we believe that no SB721 inspection protocols have been undertaken by the current Owner. We recommend that a plan of action be undertaken to complete the necessary inspections and any associated repair work by the January 1st, 2025 deadline. An opinion of cost for these inspections is provided in Table 2. Also, based on estimated useful life, the balcony deck waterproof coatings are anticipated to require replacement during the evaluation period with apartment tenant turnovers. An opinion of cost is provided in Table 2. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 17 5.0 MECHANICAL AND ELECTRICAL SYSTEMS 5.1 Plumbing, Domestic Hot Water, and Sewer Systems Each building is provided with a single domestic water service that enters through a main shut-off valve outside their fire sprinkler riser closet. Individual shut-off valves for apartment units are provided in their garage. According to available construction drawings, main distribution lines have copper piping while branch lines have PEX. Copper piping was observed at shut-off valves, while PEX piping was observed at fixture stub-outs and in attic spaces. Backflow prevention devices are provided for domestic water and irrigation water service. The devices are all located street-side at the front (northwest) property perimeter. Sanitary piping was reported to be entirely ABS. ABS piping was observed at clean-outs and roof vent stacks. Domestic hot water is provided by individual gas-fired units. The amenity buildings and “The Porticos” apartment units have tankless units located in their attics, while “The Terraces” and “The Lanes” apartment units have 30-gallon units located in their garages. Seismic straps are provided to the 30-gallon units. The apartment hot water systems were constructed to allow solar heating retrofits. Survey Condition and Analysis The plumbing systems were reported to be in good overall condition. No evidence of leaks or faulty piping was observed. Routine maintenance is anticipated during the evaluation period. Backflow preventers appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. The sanitary drainage and vent system was reported to be in good overall condition. No evidence of leaks or faulty piping was observed. Routine maintenance is anticipated during the evaluation period. Water heaters appeared in good overall condition. Most water heaters are reportedly original to the 2013- 2014 construction for the subject buildings. Based on estimated useful life, replacements are anticipated during the evaluation period. An opinion of cost is provided in Table 2. 5.2 Heating, Air Conditioning, and Ventilation Heating and cooling are provided by direct expansion HVAC split systems. Each system has a condensing unit located at grade or on the balcony and a fan coil unit located above the ceilings in attic spaces. Manufactured by Goodman, the condensing units have 2.5- to 3-ton input capacities and were factory- charged with R-410a refrigerant. The fan coil units provide heat through gas-fired heating coils. Distribution of the conditioned air is by concealed sheet metal ductwork and temperature control is by a local thermostat. Common restrooms and apartment bathrooms are provided with ceiling exhaust fans that vent at the roof level. Survey Condition and Analysis Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 18 The split-system units were reported to be in good to fair overall condition. According to property management, most of the units are original to the 2013-2014 construction for the subject buildings. Based on estimated useful life, condenser units are anticipated to remain in good condition with routine maintenance. Suspect corrosion was observed leaking from overflow lines at limited fan-coil units. Primary drain lines are likely backing up at these units and causing standing water and corrosion in the spill pans. The maintenance supervisor, Mr. Arturo Vasquez, reported that several fan coil units with similar conditions were replaced. An allowance for similar future replacements is provided in Table 2. Restroom exhaust fans appeared to be in good overall condition. Based on estimated useful life, replacements are anticipated during the evaluation period. An opinion of cost is provided in Table 2. 5.3 Electrical Supply and Natural Gas Distribution Electrical service is delivered via several pad-mounted, utility-owned transformers located outside each building. Main electrical service is rated at 120/208 volt, three-phase main distribution panels. 100-amp service breaker are provided to each apartment unit, while 200-amp service breakers are provided to the amenity buildings. Breaker panels for lighting and power controls are located on bedroom walls for apartment units and on main distribution panels and in mechanical closets for the amenity buildings. Observed panels were manufactured by Siemens. Electrical branch wiring was reported to be copper by the Maintenance Supervisor, Mr. Arturo Vasquez. Wiring was observed to be copper at electrical outlets in the apartment units. Service panel covers were not removed to verify electrical panel feeds. Ground-fault circuit interrupter (GFCI) devices were observed in the code-mandated wet locations. No back-up power is present. In general, lighting is by LED fixtures on ceilings and limited walls. Natural gas service is located at the side of each building and is distributed by threaded iron piping. Survey Condition and Analysis The electrical service was reported to be adequate for the current demands of the facility. The switchgear, circuit breaker panels, electrical meters, and wiring appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. The buildings’ interior lighting systems appeared to be in good overall condition. Routine maintenance is anticipated during the evaluation period. No significant issues were observed or reported with the building’s natural gas distribution system. Routine maintenance is anticipated during the evaluation period. 5.4 Vertical Conveyances No vertical conveyances are present. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 19 5.5 Life Safety and Fire Protection 5.5.1 Fire Suppression Systems The buildings are each protected by wet-pipe automatic fire sprinkler systems. Water is supplied via a fire sprinkler line from the municipal main that is fitted with flow and tamper switches and a backflow prevention device located street-side at the front (northwest) property perimeter. Risers are located in exterior closets at each building and are equipped with flow switches. The fire suppression system utilizes head pressure from the municipal water source. A fire department connection is located on the exterior walls outside each fire riser closet and on a standpipe at the main drive entrance. Fire sprinkler piping was observed to be steel for main lines and CPVC for branch lines. Sprinkler heads in the spares cabinet were observed to be manufactured by Rasco. Fire extinguishers were observed outside apartment entryways and at all exterior and interior amenities. They are reportedly inspected on a yearly basis, with the last inspection having occurred on February 9, 2021. Fire hydrants are located at several points along the onsite drive lanes. Survey Condition and Analysis The fire suppression systems appeared to be in good overall condition. The systems are reportedly tested on an annual basis. Current inspection tags were not observed on the riser, however, the Maintenance Supervisor, Mr. Arturo Vasquez, reported that annual testing was just completed. According to Mr. Vasquez, the recent testing reportedly included recommendations to replace the gauges on the fire sprinkler risers. An opinion of cost for this work is provided in table 1. A leak was observed at the fire backflow preventer. Repairs are recommended with an opinion of cost provided in Table 1. Missing caps were observed at several fire department connections throughout. Replacements are recommended with an opinion of cost provided in Table 1. Fire extinguishers appeared in good overall condition and were observed with current inspection tags. Fire hydrants appeared to be in good overall condition. One fire hydrant was reportedly replaced recently after being hit by a vehicle. Routine maintenance, including regularly-scheduled testing, is anticipated during the evaluation period. 5.5.2 Alarm Systems The fire alarm systems are reportedly comprised of hardwired smoke detectors, heat detectors, pull stations, and alarm horn/strobes. Central fire alarm control panels are located in the fire riser closets and monitor the smoke detectors, pull stations, and sprinkler system flow switches. The panels were manufactured by General Electric. The systems are fully-addressable and are reportedly monitored by Universal Protection Security Systems. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 20 Survey Condition and Analysis The fire alarm systems appeared to be in good overall condition and are reportedly tested on an annual basis. Current inspection tags were not observed on the riser, however, the Maintenance Supervisor, Mr. Arturo Vasquez, reported that annual testing was just completed. According to Mr. Vasquez, the recent testing reportedly included recommendations to replace the batteries for each fire alarm control panel. An opinion of cost for this work is provided in table 1. Routine maintenance, including regularly-scheduled testing, is anticipated during the evaluation period. 5.5.3 Other Systems Emergency lighting is typically provided by wall- and ceiling-mounted battery-operated fixtures. Emergency means of egress locations are indicated by illuminated exit signs. Survey Condition and Analysis The observed components appeared to be in good overall condition. Routine maintenance, including regularly-scheduled testing and as-needed replacement, is anticipated during the evaluation period. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 21 6.0 INTERIOR ELEMENTS 6.1 Common Areas No interior common areas are present. Apartment units and interior amenities are accessed directly from exterior doors. 6.2 Amenities and Special Features Amenities include two clubhouse buildings and a pool building. Each clubhouse features a lounge, kitchen, and fitness center. The leasing office is included at the “Peninsula” East Clubhouse. A game room and study/work room are included at the “Palisades” West Clubhouse. Common restrooms are included at each clubhouse and the pool building. Rubber mat and stained wood flooring are included in the fitness centers. The interior amenities are primarily finished with carpet and tile flooring and painted gypsum board walls and ceilings. Areas of vinyl wall covering, stained wooden panels, and various tiles are also present. Furniture, fixtures, and equipment for the interior amenities include television, kitchen appliances, dining seating, and office furniture, table and arcade games, and fitness equipment. Survey Condition and Analysis The interior amenities appeared to be in good overall condition and were reportedly renovated in 2019- 2020. Routine maintenance is anticipated during the evaluation period. 6.3 Support Areas No support areas are present. 6.4 Commercial Tenant Spaces Commercial tenant spaces are not provided. 6.5 Residential Spaces 6.5.1 Unit Types and Quantities Type Quantity Average Area (SF) Total Square Footage Occupied Units Vacant Units Down Units “The Terraces” Triplex Apartment Buildings T1 - 2 Bed / 2 Bath 33 1,119 36,927 33 0 0 T2 - 2 Bed / 2.5 Bath 33 1,258 41,514 31 2 0 T3 - 3 Bed / 2.5 Bath 33 1,482 48,906 31 2 0 Subtotal 99 1,286 127,347 95 4 0 “The Porticos” Row Home Apartment Buildings P1 - 1 Bed / 1 Bath 79 808 63,832 74 5 0 P2 - 2 Bed / 2.5 Bath 79 1,135 89,665 69 10 (1 Model) 0 Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 22 Type Quantity Average Area (SF) Total Square Footage Occupied Units Vacant Units Down Units Subtotal 158 972 153,497 143 15 0 “The Lanes” Carriage Home Apartment Buildings L1 - 2 Bed / 2 Bath 38 1,167 44,346 37 1 0 L2 - 3 Bed / 3 Bath 68 1,230 83,640 66 2 0 L3 - 3 Bed / 2.5 Bath 64 1,310 83,840 63 1 (Model) 0 Subtotal 170 1,246 211,826 166 4 0 Total 427 1,154 492,670 404 23 0 The following apartment units were observed during the site visit. Observed units were selected by property management prior to the site visit. Conditions appeared to be consistent throughout. Observed spaces Unit ID Status (O,V,M,D) Condition notes “The Terraces” Triplex Apartment Buildings 2815-3 / T3 V Good 2855-1 / T1 O Good “The Porticos” Row Home Apartment Buildings 1604-2/P1 O Good 1604-6/P1 V Good 1605-2/P1 O Good 1606-2/P1 O Good 1607-2/P1 O Good 1607-6/P1 V Good 1608-2/P1 O Good 1608-4/P2 O No access provided. Newly rented. 2820-1/P1 O Good 2820-9 /P1 V Good 2821-2/P2 V Good 2826-3/P1 V Good 2845-1/P1 O Good 2856-6/P1 V Good 2876-4/P2 V Good “The Lanes” Carriage Home Apartment Buildings 1614-1/L1 O Good 1616-6/L3 O Fair 1622-2/L1 O No access provided. Newly rented. 1622-4/L3 O Good 1624-2/L2 O Good 1626-3/L2 O Fair 1627-3/L1 O Good 1632-4/L1 O Fair Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 23 Observed spaces Unit ID Status (O,V,M,D) Condition notes 1634-1/L2 O Good 1636-2 /L1 O Fair 1637-3/L3 O Good 1642-1/L3 O Good 1644-1/L2 O Good 1646-4/L3 O Fair 1647-3/L3 O Good 1656-2 /L3 O Fair 1657-4/L2 O Good 1666-1/L3 O Good 1666-2/L2 O Fair 1667-2/L2 O Good 2804-6/L2 O Good 2808-2 /L3 M Excellent 6.5.2 Finishes Floors are typically finished with carpet, while ceramic vinyl plank flooring is present in the bathrooms and kitchens. Walls and ceilings are typically painted gypsum board. Ceramic tile is used around the shower/tub enclosure. Entrance doors are typically insulated metal set in wood frames. Hardware includes a locking handle, separate deadbolt, and peep hole. Interior doors are hollow core wood set in wooden frames with a locking lever handle. Survey Condition and Analysis The residential unit finishes appeared to be in good overall condition. Based on EUL, replacement of the floor finishes is anticipated during the evaluation period and an opinion of cost for this work is included in Table 2. 6.5.3 Cabinetry and Fixtures The kitchens are equipped with stainless steel sinks, composition board cabinets, and granite laminate countertops. Typical bathroom fixtures include a floor-mounted, tank-type commode, a lavatory without a vanity and plastic laminate countertop, and a shower/bathtub arrangement with ceramic tile surround. Survey Condition and Analysis According to the property management, kitchen and bathroom fixtures are replaced as-needed or during tenant turnover. Overall, the fixtures appeared to be in good condition with no significant deficiencies. 6.5.4 Soft Goods Soft goods are not provided. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 24 6.5.5 Hard Goods and Appliances Kitchens are provided with one-piece gas range-ovens with vent hoods, refrigerators, dishwashers, garbage disposals, and built-in microwaves. Stackable washers and dryers are provided in each of the units. Survey Condition and Analysis Appliances appeared to be in good condition. Based on EUL, replacement is anticipated during the evaluation period. An opinion of cost for this work is included in Table 2. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 25 7.0 ACCESSIBILITY Americans with Disabilities Act The Americans with Disabilities Act (ADA) of 1990 prohibits discrimination against people with disabilities in employment, transportation, public accommodation, communications, and governmental activities. Title III of the ADA covers the private sector. It requires that a wide range of public accommodations in the private sector remove physical, communication, and procedural barriers to access by people with disabilities. Title III addresses the widespread exclusion of people with disabilities from the routine activities of everyday life. Title III covers sales, rental, and service establishments, as well as educational institutions, recreation facilities and service centers. As part of this assessment, a limited, visual, accessibility survey was conducted. A random survey and measurement of key site and building components pertaining to accessibility requirements. The scope of the survey was limited to determining the existence of architectural barriers or physical attributes of the subject property, which affect on-site parking, path of travel into and through public areas of the building, and elevators, as applicable. Furthermore, the scope of our survey includes only the federal requirements of the ADA; it is not intended to address state or local codes. Our observations were limited to the places of public accommodation on the subject property. Survey Condition and Analysis Areas of public accommodation are limited to the leasing office. Parking areas that provide self-parking for employees and visitors must provide ADA-compliant parking spaces. The subject property provides 928 total parking spaces, including nine accessible parking spaces, four of which are van-accessible spaces. The accessible parking spaces appeared to be correctly configured and identified. Exterior routes to the leasing office from public transportation stops, accessible parking spaces, and public sidewalks at the subject property appeared to be generally accessible except for an excessive running slope at the main walkway entrance off the municipal sidewalk at the front (northwest) property perimeter. Replacing the noted walkway with an ADA ramp is recommended. Exterior entrances for the leasing office provided at the subject property appeared to be generally accessible. Interior routes connecting all public areas within the leasing office appeared to be generally accessible. Toilet facilities serving the leasing office appeared to be generally accessible, except for missing pipe protection and missing fire alarm horns and strobes at the common restroom. Installing these missing ADA elements is recommended. The swimming pools and spas at the subject property is provided with an accessible means of access. An opinion of cost for correction of non-accessible items is included in Table 1. Design of the means of access is beyond the scope of this report. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 26 Fair Housing Amendments Act The Fair Housing Amendments Act of 1988 (FHAA) requirements cover buildings consisting of four or more dwelling units with first occupancy after March 13, 1991. If such buildings have one or more elevators, all dwelling units are covered by the Act; otherwise, in buildings without elevators, only ground floor dwelling units are covered by the Act. Townhouses are exempted from the Act. The Department of Housing and Urban Development (HUD) has published Final Design Guidelines (see Federal Register, 24 CFR, Vol. 56, No. 44, March 6, 1991, page 9497). The Act requires design and construction to meet the seven design requirements listed below. 1. An accessible building entrance on an accessible route that can be used by a person using a wheelchair must be provided. 2. Public and common use areas of the dwellings must be readily accessible to and usable by persons with disabilities. 3. Doors designed to allow passage into and within all premises, usable to a person in a wheelchair, must be provided. 4. An accessible route must be provided into and through the covered dwelling unit to allow passage by a person in a wheelchair. 5. All light switches, electrical outlets, thermostats and other environmental controls requiring access must be provided at accessible locations. 6. Bathroom walls must provide reinforcements to allow for later installation of grab bars and shower seats. 7. Kitchens and bathrooms must be designed to allow an individual in a wheelchair to maneuver about the space. The subject apartment units are “carriage home” units with private garages on the first floor and living areas on the 2nd and 3rd floors; as such, they are not required to comply with the provisions for new construction buildings under the FHAA. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 27 8.0 SUSPECT WATER INTRUSION AND MICROBIAL GROWTH As part of performing this PCA, visual observations for overt signs of suspect mold growth were also performed. These observations were not performed to discover all affected areas, nor were areas of the subject property observed specifically for the purpose of identifying areas of suspect mold growth. The subject property areas viewed were limited to those necessary to perform the primary scope of this PCA. Survey Condition and Analysis Visual or olfactory indications of significant suspect microbial growth were not observed. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 28 9.0 NATURAL HAZARD INFORMATION Partner reviewed readily-available materials to obtain the following information. Determination of site- specific conditions is not within the scope of this report and may require additional investigation. 9.1 Flood Zone According to Flood Insurance Rate Map, Community Panel Number 06037C1945G, dated May 16, 2012, the subject property appears to be located in Zone X (unshaded); defined as minimal risk areas outside the 1- percent and .2-percent-annual-chance floodplains. 9.2 Seismic Zone According to the seismic zone map, published in the Uniform Building Code 1997, Volume 2, Table 16.2, the subject property appears to be located in Seismic Zone 4. 9.3 Wind Zone Partner performed a review of the Wind Zone Map, published by the Federal Emergency Management Agency. According to the map, the subject property appears to be located in Wind Zone I, an area with design winds speeds up to 130 miles per hour. The subject property does not appear to be located in a special wind region or hurricane-susceptible zone. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 29 10.0 OUT OF SCOPE CONSIDERATIONS These following items are categorically excluded from the scope of work. • Utilities: Operating conditions of any systems or accessing manholes or utility pits. • Structural Frame and Building Envelope: Entering of crawl or confined space areas (however, the field observer will observe conditions to the extent easily visible from the point of access to the crawl or confined space areas), determination of previous substructure flooding or water penetration unless easily visible or if such information is provided. • Roofs: Walking on pitched roofs, or any roof areas that appear to be unsafe, or roofs with no built-in access, or determining any roofing design criteria. • Plumbing: Determining adequate pressure and flow rate, fixture unit values and counts, verifying pipe sizes, or verifying the point of discharge for underground systems. • Heating: Observation of flue connections, interiors of chimneys, flues or boiler stacks, or tenant owned or maintained equipment. Entering of plenum or confined space areas. • Air conditioning & Ventilation: Process-related equipment or condition of tenant owned or maintained equipment. Entering of plenum or confined space areas. Testing or measurements of equipment or air flow. • Electrical: Removing of electrical panel and device covers, except if removed by building staff, EMF issues, electrical testing, or operating any electrical devices. Opining on process related equipment or tenant-owned equipment. • Vertical Transportation: Examining of cables, sheaves, controllers, motors, inspection tags, or entering elevator/ escalator pits or shafts. • Life Safety/ Fire Protection: Determining NFPA hazard classifications, classifying, or testing fire rating of assemblies. Determination of the necessity for or the presence of fire areas, fire walls, fire barriers, paths of travel, construction groups or types, or use classifications. • Interior Elements: Operating appliances or fixtures, determining or reporting STC (Sound Transmission Class) ratings, and flammability issues/regulations. Activity Exclusions- These activities listed below generally are excluded from or otherwise represent limitations to the scope of a PCA prepared in accordance with this guide (ASTM 2018-15). These should not be construed as all-inclusive or imply that any exclusion not specifically identified is a PCA requirement under this guide. • Providing opinions of costs that are either individually or in the aggregate less than a threshold amount of $3,000 for like items unless specifically requested by the addressee. • Identifying capital improvements, enhancements, or upgrades to building components, systems, or finishes; • Removing, relocating, or repositioning of materials, ceiling, wall, or equipment panels, furniture, storage containers, personal effects, debris material or finishes; conducting exploratory probing or testing; dismantling or operating of equipment or appliances; or disturbing personal items or property, that obstruct access or visibility; • Determining adequate pressure and flow rate, fixture-unit values and counts, verifying pipe sizes, or verifying the point of discharge for underground drains; Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 30 • Determining NFPA hazard classifications, identifying, classifying, or testing fire rating of assemblies. Determination of the necessity for or the presence of fire areas, fire walls, fire barriers, accessible routes, construction groups or types, or use classifications; • Preparing engineering calculations to determine any system’s, component’s or equipment’s adequacy or compliance with any specific or commonly accepted design requirements or building codes, or preparing designs or specifications to remedy any physical deficiencies; • Identification of code or OSHA compliance beyond what has been reported through communication with local regulatory offices. • Taking measurements or quantities to establish or confirm any information provided by the owner or user; • Reporting on the presence or absence of pests or insects; • Reporting on the condition of subterranean or concealed conditions as well as items or systems that are not permanently installed or are tenant-owned and maintained; • Entering or accessing any area deemed to potentially pose a threat of dangerous or adverse conditions with respect to the field observer’s health or safety; • Performing any procedure, that may damage or impair the physical integrity of the property, any system, or component; • Providing an opinion on the operation of any system or component that is shut down; • Evaluating the Sound Transmission Class or acoustical or insulating characteristics of systems or components; • Providing an opinion on matters regarding security and protection of occupants or users from unauthorized access; • Evaluating the flammability of materials and related regulations; • Providing an opinion on matters regarding security of the subject property and protection of its occupants or users from unauthorized access; • Operating or witnessing the operation of lighting or any other system controlled by a timer, operated by the maintenance staff, or operated by service companies; • Providing an environmental assessment or opinion on the presence of any environmental issues such as potable water quality, asbestos, hazardous wastes, toxic materials, the location and presence of designated wetlands, IAQ, etc. unless specifically defined within the agreed scope; • Evaluating systems or components that require specialized knowledge or equipment; • Entering of plenum or confined space areas. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 31 11.0 LIMITATIONS This assessment is based upon the guidelines set forth by the ASTM Standard current to the issuance of this report and subject to the limitations stated therein. Our review of the subject property consisted of a visual assessment of the site, the structure(s) and the accessible interior spaces. Any technical analyses made are based on the appearance of the improvements at the time of this assessment and the evaluator’s judgment of the physical condition of the subject property components, their ages and their EUL. Consequently, this report represents the condition of the subject property at the time of observation. Acceptance and use of this report infers acknowledgment that the condition of the property may have changed subsequent to site observations and/or that additional information may have been discovered, and that Partner, its officers, employees, vendors, successors or assigns, are not liable for changes in the condition of the property, failures in property components or systems, and damages that may occur as a result of the changes or failures. Information regarding the subject property is obtained from a site walk-through survey, local government agency records review, interviews and client-, tenant- or property owner-provided documents. No material sampling, invasive or destructive investigations, equipment or system testing was performed. The observations and related comments within this report are limited in nature and should not be inferred as a full and comprehensive survey of the building components and systems. Information regarding operations, conditions, and test data provided by the Addressee, property owner, or their respective representatives has been assumed to be factual and complete. Information obtained from readily-available sources, including internet research and interview of municipal officials or representatives is assumed to be factual and complete. No warranty is expressed or implied, except that the services rendered have been performed in accordance with generally-accepted practices applicable at the time and location of the study. The actual performance of systems and components may vary from a reasonably expected standard and will be affected by circumstances that occur after the date of the evaluation. This assessment, analyses and opinions expressed within this report are not representations regarding either the design integrity or the structural soundness of the project. The report does not identify minor, inexpensive repairs or maintenance items, which should be part of the subject property owner’s current operating budget so long as these items appear to be addressed on a regular basis. The report does identify infrequently occurring maintenance items of significant cost, such as exterior painting, roofing, deferred maintenance and repairs and replacements that normally involve major expense or outside contracting. The assessment of the roof, façade and substructure contained herein cannot specifically state that these items are free of leaks and/or water intrusion and should not be interpreted as such. Comments made with respect to the condition of the systems are limited to visual observation and information provided by the designated site contacts and/or on-site representatives and their contractors/vendors. The evaluation of these systems did not include any sampling and/or testing. A more extensive evaluation may be required if a comprehensive report on the condition of these systems is required. Property Condition Report Project No. 21-326608.2 July 20, 2019 Page 32 Performance of a comprehensive building, fire or zoning code review is outside of the scope of work for this report. Information provided within this report is based on readily-available information or interview of municipal officials. This report presents an evaluation of the accessibility of the subject property as specified in the engagement agreement. This report does not present an audit of all components specified in federal, state or local accessibility regulations. Instead, this review observed general design components such as routes of travel, door hardware, plumbing amenities, elevator controls and signals, basic emergency alarm components and signage. This report is not a comprehensive Americans with Disabilities Act review. FIGURES 1. SITE LOCATION MAP 2. SITE PLAN FIGURE 1: SITE LOCATION MAP Project No. 21-326608.2 KEY: Subject Property FIGURE 2: SITE PLAN Project No. 21-326608.2 KEY: Subject Property Parcels Subject Property: CasaLagos 2816 Cielo CIrculo Chula Vista CA 91915 APPENDIX A: SITE PHOTOGRAPHS APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 1. Property signage 2. Property overview 3. Hillside at east side of property 4. Onsite storm sewer inlet 5. Floor drains set in permeable pavers with underneath trench drain 6. Area drains in detention pond with underneath trench drain APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 7. Concrete swale at hillside 8. Main drive entrance 9. Drive lane 10. Alleyway 11. Emergency access lane at west property perimeter 12. Private 2-car garage APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 13. Private 1-car garage 14. Limited cracking in asphalt pavement 15. Paver repair underway at main drive entrance 16. Adjacent Municipal sidewalk and street-side landscaping 17. Trip hazard in municipal sidewalk 18. Previous trip hazard APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 19. Onsite walkway and landscaping 20. Onsite walkway with interlocking pavers 21. Typical landscaping 22. Building-side landscaping 23. Pool-side landscaping 24. Landscape irrigation backflow and control valve boxes APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 25. Landscape irrigation leak at municipal sidewalk 26. Dry and overgrown natural vegetation along hillside 27. Retaining wall 28. Monument signage 29. Building signage 30. Apartment signage APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 31. Site perimeter fencing and wall with gate door 32. Pool perimeter fencing and wall with gate door 33. Pole-mounted lighting along drive lane 34. Wall sconce fixture at apartment balcony 35. Recessed lighting over entryway 36. Bollard lighting at exterior amenity APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 37. “Peninsula” East Clubhouse pool 38. “Peninsula” East Clubhouse spa 39. “Lakeview” pool 40. “Lakeview” spa 41. Typical pool heaters, filters, and pumps 42. Complaint pool drains APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 43. Deteriorated pool deck at “Peninsula” East Clubhouse pool 44. Deteriorated pool deck at “Peninsula” East Clubhouse pool 45. Deteriorated pool deck at “Lakeview” pool 46. Deteriorated pool deck at “Lakeview” pool 47. Outdoor shower at pool 48. Pool-side furniture APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 49. Outdoor patio at “Peninsula” East Clubhouse 50. Outdoor patio at “Palisades” West Clubhouse 51. Private apartment porch 52. Tot-lot playground 53. Public access trail with decomposed gravel at east side of property 54. “Vista point” lookout APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 55. Dog park at “Palisades” West Clubhouse 56. Refuse enclosure 57. Typical electrical meter for amenity building 58. Typical gas meter for amenity building 59. Apartment gas meters 60. Apartment electrical meters in exterior closet APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 61. Apartment electrical meters on exterior walls 62. Landscape water meters at street-side 63. Apartment water meter at building-side 64. Exposed roof framing in attic space 65. “Peninsula” East Clubhouse with leasing office 66. “Peninsula” East Clubhouse with leasing office APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 67. “Peninsula” East Clubhouse with leasing office 68. “Peninsula” East Clubhouse with leasing office 69. “Palisades” West Clubhouse 70. “Palisades” West Clubhouse 71. “Lakeview” pool building 72. “Lakeview” pool building APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 73. “The Terraces” triplex apartment buildings 74. “The Terraces” triplex apartment buildings 75. “The Terraces” triplex apartment buildings 76. “The Porticos” row home apartment buildings 77. “The Porticos” row home apartment buildings 78. “The Porticos” row home apartment buildings APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 79. “The Porticos” row home apartment buildings 80. “The Porticos” row home apartment buildings 81. “The Lanes” carriage home apartment buildings 82. “The Lanes” carriage home apartment buildings 83. “The Lanes” carriage home apartment buildings 84. “The Lanes” carriage home apartment buildings APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 85. Insulated vinyl windows 86. Vinyl window assembly 87. Wood-framed storefront glazing system at “Peninsula” East Clubhouse 88. Aluminum-framed storefront glazing system at “Palisades” West Clubhouse 89. Apartment entry door 90. Sliding glass door at apartment balcony APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 91. Swinging glass door at apartment balcony 92. Automatic garage door 93. Pitched roof with mission clay tiles 94. Pitched roof with mission clay tiles 95. Roof gutter and downspout 96. Apartment stairway APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 97. Apartment balcony 98. Domestic water backflow preventer 99. Main domestic-water shut-off valve 100. Apartment isolation shut-off valve 101. PEX domestic water piping in attic space 102. Sanitary drain clean-outs APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 103. Apartment water heater 104. Tankless water heater at pool building 105. At-grade condenser units 106. Balcony-mounted condenser units 107. Fan coil unit in attic space 108. Clubhouse thermostat APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 109. Apartment thermostat 110. Bathroom exhaust fan 111. Suspect corrosion leaking from overflow drain for fan coil unit 112. Suspect corrosion leaking from overflow drain for fan coil unit 113. Suspect corrosion leaking from overflow drain for fan coil unit 114. Service transformer APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 115. Exterior wall electrical meters 116. Exterior closet electrical meters 117. 100-amp shut-off for apartment unit 118. Apartment breaker panel 119. House breaker panel at meter 120. House breaker panel in utility closet APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 121. GFCI 122. Fire backflow preventer 123. Leak at fire backflow preventer 124. Post indicator valve (PIV) and fire department connection at main drive entrance 125. Fire department connection at fire riser closet 126. Missing cap for fire department connection APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 127. Fire sprinkler riser 128. Spare fire sprinkler heads 129. Fire sprinkler shut-off valve 130. Fire extinguisher cabinet 131. Fire hydrant 132. Fire alarm control panel at leasing office APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 133. Fire alarm control panel at apartment building 134. Pull station 135. Fire horn 136. Smoke and carbon monoxide detector in apartment unit 137. Emergency lighting 138. Illuminated exit sign APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 139. “Peninsula” clubhouse lounge 140. “Peninsula” clubhouse fitness center 141. “Peninsula” clubhouse restroom 142. “Palisades” clubhouse kitchen 143. “Palisades” clubhouse game room 144. “Palisades” clubhouse work/study room APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 145. “Palisades” clubhouse fitness center 146. “Palisades” clubhouse restroom 147. “Lakeview” pool restroom 148. Leasing office at “Peninsula” clubhouse 149. Apartment living area 150. Apartment living area APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 151. Apartment living area 152. Apartment living area 153. Apartment kitchen 154. Apartment kitchen 155. Apartment kitchen 156. Apartment kitchen APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 157. Apartment bedroom 158. Apartment bedroom 159. Apartment bedroom 160. Apartment bedroom 161. Apartment half bathroom 162. Apartment bathroom APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 163. Apartment bathroom 164. Apartment bathroom 165. Apartment bathroom 166. Apartment bathroom 167. Apartment laundry appliances 168. ADA parking outside of leasing office APPENDIX A: SITE PHOTOGRAPHS Project No. 21-326608.2 169. Excessive running slope at walkway off municipal sidewalk 170. Accessible entry doors for leasing office 171. Accessible restroom entryways at leasing office 172. Missing pipe protection at leasing office restrooms 173. ADA toilets for leasing office 174. Missing fire alarm horns and strobe at leasing office restrooms APPENDIX B: SUPPORTING DOCUMENTATION ASTM E2018-15 Uniform Abbreviated Screening Checklist 2010 Americans with Disabilities Act Project: CasaLago Eastlake City and State: Chula Vista, California Proj. #: 21-326608.2 Date of Survey: July 13, 2021 1.0 History Yes No N/A Comments 1.1 An ADA compliance survey has previously been completed for this property. X 1.2 An approved Barrier Removal Plan exists for this property. X 1.3 Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, or other agency, etc.? X 1.4 ADA compliance improvements have been made to this property. X With original construction. 1.5 Property Management reports unresolved ADA complaints or litigation. X 2.0 Parking Yes No N/A Comments 2.1 Does the required number of standard ADA-designated spaces appear to be provided? X 2.2 Does the required number of van-accessible designated spaces appear to be provided? X 2.3 Are accessible spaces part of the shortest accessible route to an accessible building entrance? X 2.4 Is a sign with the International Symbol of Accessibility at the head of each space? X 2.5 Does each accessible space have an adjacent access aisle? X 2.6 Does signage exist directing you to accessible parking and an accessible building entrance? X 2.7 Do parking spaces and access aisles appear to be relatively level and without obstruction? X 3.0 Exterior Accessible Route Yes No N/A Comments 3.1 Is an accessible route present from public transportation stops and municipal sidewalks on the property? X Excessive running slope appears to be present at the main walkway entrance off the municipal sidewalk. 3.2 Are curb cut ramps present at transitions through curbs on an accessible route? X 3.3 Do the curb cut ramps appear to have the proper slope for all components? X 3.4 Do ramps on an accessible route appear to have a compliant slope? X 3.5 Do ramps on an accessible route appear to have a compliant length and width? X 3.6 Do ramps on an accessible route appear to have compliant end and intermediate landings? X 3.7 Do ramps on an accessible route appear to have compliant handrails? X 4.0 Building Entrances Yes No N/A Comments 4.1 Do a sufficient number of accessible entrances appear to be provided? X 4.2 If the main entrance is not accessible, is an alternate accessible entrance provided? X 4.3 Is signage provided indicating the location of alternate accessible entrances? X 2010 Americans with Disabilities Act Checklist 4.4 Do doors at accessible entrances appear to have compliant clear floor area on each side? X 4.5 Do doors at accessible entrances appear to have compliant hardware? X 4.6 Do doors at accessible entrances appear to have a compliant clear opening width? X 4.7 Do pairs of accessible entrance doors in series appear to have the minimum clear space between them? X 4.8 Do thresholds at accessible entrances appear to have a compliant height? X 5.0 Interior Accessible Routes and Amenities Yes No N/A Comments 5.1 Does an accessible route appear to connect with all public areas inside the building? X 5.2 Do accessible routes appear free of obstructions and/or protruding objects? X 5.3 Do ramps on accessible routes appear to have a compliant slope? X 5.4 Do ramps on accessible routes appear to have a compliant length and width? X 5.5 Do ramps on accessible routes appear to have compliant end and intermediate landings? X 5.6 Do ramps on accessible routes appear to have compliant handrails? X 5.7 Are adjoining public areas and areas of egress identified with accessible signage? X 5.8 Do public transaction areas have an accessible, lowered counter section? X 5.9 Do public telephones appear mounted with an accessible height and location? X 5.10 Are publicly-accessible swimming pools equipped with an entrance lift? X 6.0 Interior Doors Yes No N/A Comments 6.1 Do doors at interior accessible routes appear to have compliant clear floor area on each side? X 6.2 Do doors at interior accessible routes appear to have compliant hardware? X 6.3 Do doors at interior accessible routes appear to have compliant opening force? X 6.4 Do doors at interior accessible routes appear to have a compliant clear opening width? X 7.0 Elevators Yes No N/A Comments 7.1 Are hallway call buttons configured with the “UP” button above the “DOWN” button? X 7.2 Is accessible floor identification signage present on the hoistway sidewalls? X 7.3 Do the elevators have audible and visual arrival indicators at the entrances? X 7.4 Do the elevator hoistway and car interior appear to have a minimum compliant clear floor area? X 7.5 Do the elevator car doors have automatic re-opening devices to prevent closure on obstructions? X 7.6 Do elevator car control buttons appear to be mounted at a compliant height? X 7.7 Are tactile and Braille characters mounted to the left of each elevator car control button? X 2010 Americans with Disabilities Act Checklist 7.8 Are audible and visual floor position indicators provided in the elevator car? X 7.9 Is the emergency call system at the base of the control panel and not require voice communication? X 8.0 Toilet Rooms Yes No N/A Comments 8.1 Are common-area public toilet rooms located on an accessible route? X 8.2 Do publicly-accessible toilet rooms appear to have a minimum compliant floor area? X 8.3 Does the lavatory appear to be mounted at a compliant height and with compliant knee area? X 8.4 Does the lavatory faucet have compliant handles? X 8.5 Is the plumbing piping under lavatories configured to protect against contact? X Missing for common restrooms serving the leasing office. 8.6 Are grab bars provided at compliant locations around the toilet? X 8.7 Do toilet stall doors appear to provide the minimum compliant clear width? X 8.8 Do toilet stalls appear to provide the minimum compliant clear floor area? X 8.9 Do urinals appear to be mounted at a compliant height and with compliant approach width? X 8.10 Do accessories and mirrors appear to be mounted at a compliant height? X 8.11 Are there audible and visual fire alarm devices in the toilet rooms? X Missing for common restrooms serving the leasing office. 9.0 Hospitality Guestrooms Yes No N/A Comments 9.1 Does property management report the minimum required accessible guestrooms? X 9.2 Does property management report the minimum required accessible guestrooms with roll-in showers? X 9.3 Are swimming pools and spas provided with accessible means of entry? X 9.4 If fitness equipment is provided, are walkways between equipment free of obstruction and wide enough for a wheelchair (at least 36 in. wide)? X ASTM E2018-15 Uniform Abbreviated Screening Checklist Fair Housing Act (FHA) Project: CasaLago Eastlake City and State: Chula Vista, California Proj. #: 21-326608.2 Date of Survey: July 13, 2021 History Yes No N/A Comments Was first occupancy at the subject property achieved after March 13, 1991? X If “No”, then subject property not covered by FHAA Does the subject property consist of four or more dwelling units? X If “No”, then subject property not covered by FHAA Was property management or the owner aware of any areas of non- compliance resulting in litigation? X The subject apartments are “carriage home” units with private garages at the ground level and living areas at the upper-floors. As such, they are not subject to FHAA. 1.0 Requirement 1– Accessible Routes; Site Yes No N/A Comments 1.1 Do designated accessible parking spaces appear to be provided in sufficient number at appropriate locations? X 1.2 Do appropriate transitions from paved areas to sidewalks appear to be provided? X 1.3 Do walkway slopes/cross slopes appear to be adequate and not excessive? X 1.4 Do walkways appear to be the correct width, and clear of obstructions, including overhanging vehicles? X 1.5 Do ramps appear to have appropriate handrails and edge protection? X 1.6 Do building entry point/access doors appear to be provided along an apparent accessible route? X 1.7 Do the main entrances appear to be barrier free and readily accessible (that is, no steps, obstacles, or revolving doors)? X 2.0 Requirement 2– Accessible Common Areas Yes No N/A Comments 2.1 Does a continuous accessible route appear to be provided throughout the subject property, including the site, parking areas and amenities? X 2.2 Do common area/visitor restrooms appear to be barrier free and readily accessible? X 2.3 Do the amenities appear to be barrier free and readily accessible? X 3.0 Requirement 3– Usable Doors Yes No N/A Comments 3.1 Do appropriate doors/entries appear to be designed for accessibility? X 3.2 Do interior doors appear to be designed for accessibility? X 4.0 Requirement 4– Accessible Routes; Covered Units Yes No N/A Comments 4.1 Do the interiors of the covered units appear to provide adequate maneuverability? X 5.0 Requirement 5– Environmental Controls; Covered Units Yes No N/A Comments 5.1 Do the environmental controls within the covered units appear to be at appropriate heights/locations? X 6.0 Requirement 6– Reinforces Walls; Covered Units Yes No N/A Comments 6.1 Are reinforcements reportedly provided for future installation of grab bars at appropriate locations in the covered units? X 7.0 Requirement 7– Usable Kitchens/Bathrooms; Covered Units Yes No N/A Comments 7.1 Do the interior kitchen areas of the covered units appear to provide adequate clearances for maneuverability? X 7.2 Do the interiors of the covered units appear to provide adequate clearances in the bathrooms? X 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2805 CIELO CIRCULO PKWY CHULA VISTA CA 91915-1746 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-01-00 Owner:See Full Detail Mailing Address:197 CLARENDON ST BOSTON MA 02116 Legal Description:TR 15866 LOT 1 Use Type:RESIDENTIAL Tax Rate Area:001-252 Value Notice: Assessment Total Value:Year Assd:2021 Land:Zoning:See Full Detail Structures:Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units: Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:0.860 Spaces:Site Influence: Lot SqFt:37,461 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year: Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2815 CIELO CIRCULO CHULA VISTA CA 91915-2891 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-02-00 Owner:See Full Detail Mailing Address:2816 CIELO CIRCULO CHULA VISTA CA 91915 Legal Description:TR 15866 LOT 2 Use Type:RESID. MULTIPLE FAMILY Tax Rate Area:001-252 Value Notice: Assessment Total Value:$21,774,972 Year Assd:2021 Land:$9,992,916 Zoning:See Full Detail Structures:$11,782,056 Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units:See Full Detail Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:77,180 Park Type:Condition: Lot Acres:2.840 Spaces:Site Influence: Lot SqFt:123,710 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year:See Full Detail Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2816 CIELO CIRCULO CHULA VISTA CA 91915-1746 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-07-00 Owner:See Full Detail Mailing Address:197 CLARENDON ST BOSTON MA 02116 Legal Description:TR 15866 LOT 7 Use Type:RESIDENTIAL Tax Rate Area:001-252 Value Notice: Assessment Total Value:Year Assd:2021 Land:Zoning:See Full Detail Structures:Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units: Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:0.700 Spaces:Site Influence: Lot SqFt:30,492 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year: Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2820 CIELO CIRCULO CHULA VISTA CA 91915-1716 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-06-00 Owner:See Full Detail Mailing Address:2816 CIELO CIRCULO CHULA VISTA CA 91915 Legal Description:TR 15866 LOT 6 Use Type:RESID. MULTIPLE FAMILY Tax Rate Area:001-252 Value Notice: Assessment Total Value:$58,418,595 Year Assd:2021 Land:$26,314,683 Zoning:See Full Detail Structures:$32,103,912 Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units:See Full Detail Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:6.360 Spaces:Site Influence: Lot SqFt:277,041 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year:See Full Detail Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2895 CIELO CIRCULO CHULA VISTA CA 91915-1746 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-03-00 Owner:See Full Detail Mailing Address:197 CLARENDON ST BOSTON MA 02116 Legal Description:TR 15866 LOT 3 Use Type:RESIDENTIAL Tax Rate Area:001-252 Value Notice: Assessment Total Value:Year Assd:2021 Land:Zoning:See Full Detail Structures:Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units: Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:0.336 Spaces:Site Influence: Lot SqFt:14,650 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year: Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 2905 CIELO CIRCULO #81 CHULA VISTA CA 91915-2961 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-04-00 Owner:See Full Detail Mailing Address:2816 CIELO CIRCULO CHULA VISTA CA 91915 Legal Description:TR 15866 LOT 4 Use Type:RESID. MULTIPLE FAMILY Tax Rate Area:001-252 Value Notice: Assessment Total Value:$14,419,775 Year Assd:2021 Land:$6,495,394 Zoning:See Full Detail Structures:$7,924,381 Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units:See Full Detail Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:50,167 Park Type:Condition: Lot Acres:1.900 Spaces:Site Influence: Lot SqFt:82,764 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year:See Full Detail Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Statewide https://assr.parcelquest.com/Statewide/Details/0 1/1 © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits | ParcelQuest.com Property Address: WUESTE RD CHULA VISTA CA 91915 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information County:SAN DIEGO Parcel # (APN):643-040-19-00 Owner:See Full Detail Mailing Address:2816 CIELO CIRCULO CHULA VISTA CA 91915 Legal Description:PM19955 PAR A Use Type:RECREATIONAL Tax Rate Area:001-252 Value Notice: Assessment Total Value:Year Assd:2021 Land:Zoning:See Full Detail Structures:Use Code:See Full Detail Other:Census Tract: % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units: Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:10.890 Spaces:Site Influence: Lot SqFt:474,368 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year: Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 Details - ParcelQuest Lite https://assr.parcelquest.com/Home/Details/0 1/1 Ernie Dronenburg , County Assessor © 2021 ParcelQuest | www.parcelquest.com | Privacy Policy | Refund Policy | Disclaimer | Usage Limits Property Address: 1626 PASEO CARINA CHULA VISTA CA 91915-1756 **The information provided here is deemed reliable, but is not guaranteed.Additional reports on this property General Information Parcel # (APN):643-780-05-00 Owner:See Full Detail Mailing Address:2816 CIELO CIRCULO CHULA VISTA CA 91915 Legal Description:TR 15866 LOT 5 Use Type:RESID. MULTIPLE FAMILY Tax Rate Area:001-252 Value Notice: Assessment Total Value:$62,855,450 Year Assd:2021 Land:$28,313,266 Zoning:See Full Detail Structures:$34,542,184 Use Code:See Full Detail Other:Census Tract:See Full Detail % Improved:See Full Detail Price/SqFt: Exempt Amt: HO Exempt:N Sale Histor y Sale 1 Sale 2 Sale 3 Transfer Document Date:See Full Detail Document Number:See Full Detail Document Type: Transfer Amount: Seller (Grantor): Property Characteristics Bedrooms:Fireplace:Units:See Full Detail Baths (Full):A/C:Stories: Baths (Half):Heating:Quality: Total Rooms:Pool:Building Class: Bldg/Liv Area:Park Type:Condition: Lot Acres:6.630 Spaces:Site Influence: Lot SqFt:288,802 Garage SqFt:Timber Preserve: Year Built:Ag Preserve: Effective Year:See Full Detail Full Detail $14.95 PLEASE NOTE: If a field is empty on this page, there is no data available, and the field will also be empty on the Full Detail property report. 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 1/3 Home Planning Land Development Licenses Fire Search Applications Schedule an Inspection Login Reports (2) Register for an AccountAnnouncements Search... Building Record Info Payments Custom Component Work Location 2805 CIELO CIRCULO CHULA VISTA CA 91915 Record Details Record B11-2086: New Commercial Construction Record Status: Final Inspection Complete 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 2/3 HECHT SOLBERG/SUSAN DALY SAN DIEGO, CA, 92101 Applicant:Project Description: RECREATION BUILDING - L1 (WEST) Owner: OLYMPIC POINTE WEST COMMUNITIES L L C HECHT SOLBERG/SUSAN DALY 600 W BROADWAY #8F SAN DIEGO CA 92101 Home Phone:8586034357 Contact information Job Value($): $453,093.18 Number of Buildings: 1 NEW COMMERCIAL BUILDING INFO Sub Type:NCOM Class Code:318 Number of Buildings:1 Building Sq Footage:4754 Location:OLYMPIC POINTE Public Owned:No Type of Construction:V-B(SPRINKLERED) Occupancy Type:A/S1 Was applicant given water conservation checklist?:No Inspector Initials:SA PERMIT INVESTIGATION FEE INFO Investigation Fee:No GIS INFORMATION Zone:RM1 Flood Plain:N/A Historic:N/A KEY DATES Applied:12/05/2011 Plan Check In:12/05/2011 Plan Check Expires:07/14/2013 Approved:10/25/2012 Issued:05/28/2013 Permit Expires:11/19/2014 Final:05/19/2014 C of O Issued:05/20/2014 SITE INFORMATION Lot Area:0 First Floor Area:0 Total % Lot Coverage:0 Second Floor Area:0 % F.A.R.:0 CONSTRUCTION AND DEMO DEPOSIT Collect C/D Deposit for Permit:No Collect C/D Deposit for Project:No RCT/PARKING/FEE INFORMATION Residential Construction Tax?:No # of Units:0 RCT per Unit:0.00 Total Residential Construction Tax:0.00 # of Parking Spaces:0 GENERAL ENGINEERING INFO Number of Acres:0.11 More Details Related Contacts Additional Information Application Information 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 3/3 Number of Rooms:0 Commercial Mixed Use Sq Ft:0 Eq Dwell Units:1.58 Engineering Fees Assessed Date:01/14/2013 SEWER CAPACITY FEE INFO Sewer Capacity:5495.24 Sewer Admin Fee:220.00 REPAYMENT/ASSESSMENT DISTRICT Ord 997 Fee (enter feet):0 SPVSD (enter acres):0 Apply Proctor Fee:No Apply Montgomery Sewer Fee?:0 TRANSPORTATION DIF INFO TDIF Fee:0.00 TDIF EDU Credit:0 Total TDIF Credit:0.00 Total TDIF:0.00 SEWER DIF INFO Poggi Sewer DIF:No Telegraph Canyon Sewer DIF:No Telegraph Canyon Drainage DIF:No Salt Creek Sewer DIF:Yes Apply PAD Fees?:No Parcel Number: 6437800100 Lot: 1 Subdivision: OLYMPIC POINTE Legal Description: LOT 1 Parcel Area: 0.86 Land Value: 0 Improved Value: 0 Exemption Value: 0 Climate Zone: 999 Council District: 999 Flood Plain: NO General Plan: General Plan VHFHZ: NO Parcel Information Copyright © 2018 | City of Chula Vista, CA | Building Division | Planning Division | Permits | All Rights Reserved 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 1/3 Home Planning Land Development Licenses Fire Search Applications Schedule an Inspection Login Reports (2) Register for an AccountAnnouncements Search... Building Record Info Payments Custom Component Work Location 2895 CIELO CIRCULO CHULA VISTA CA 91915 Record Details Record B12-0484: New Commercial Construction Record Status: Final Inspection Complete 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 2/3 HECHT SOLBERG/SUSAN DALY SAN DIEGO, CA, 92101 Applicant:Project Description: RECREATION CENTER (SOUTH) Owner: OLYMPIC POINTE WEST COMMUNITIES L L C HECHT SOLBERG/SUSAN DALY 600 W BROADWAY #8 SAN DIEGO CA 92101 Job Value($): $500,000.00 Number of Buildings: 1 NEW COMMERCIAL BUILDING INFO Sub Type:NCOM Class Code:318 Number of Buildings:1 Building Sq Footage:648 Location:EASTLAKE VISTAS C2 Public Owned:No Type of Construction:VB- Sprinklered Occupancy Type:B Was applicant given water conservation checklist?:No Inspector Initials:SA PERMIT INVESTIGATION FEE INFO Investigation Fee:No GIS INFORMATION Zone:RM1 Flood Plain:N/A Historic:N/A KEY DATES Applied:03/15/2012 Plan Check In:03/21/2012 Plan Check Expires:07/14/2013 Issued:10/09/2013 Permit Expires:12/30/2014 Final:06/30/2014 C of O Issued:07/02/2014 SITE INFORMATION Lot Area:0 First Floor Area:0 Total % Lot Coverage:0 Second Floor Area:0 % F.A.R.:0 CONSTRUCTION AND DEMO DEPOSIT Collect C/D Deposit for Permit:No Collect C/D Deposit for Project:No RCT/PARKING/FEE INFORMATION Residential Construction Tax?:No # of Units:0 RCT per Unit:0.00 Total Residential Construction Tax:0.00 # of Parking Spaces:0 GENERAL ENGINEERING INFO Number of Acres:0.02 Number of Rooms:0 Commercial Mixed Use Sq Ft:0 Eq Dwell Units:0.69 Engineering Fees Assessed Date:09/26/2013 SEWER CAPACITY FEE INFO More Details Additional Information Application Information 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 3/3 Sewer Capacity:2399.82 Sewer Admin Fee:220.00 REPAYMENT/ASSESSMENT DISTRICT Ord 997 Fee (enter feet):0 SPVSD (enter acres):0 Apply Proctor Fee:No Apply Montgomery Sewer Fee?:0 TRANSPORTATION DIF INFO TDIF Fee:0.00 TDIF EDU Credit:0 Total TDIF Credit:0.00 Total TDIF:0.00 SEWER DIF INFO Poggi Sewer DIF:No Telegraph Canyon Sewer DIF:No Telegraph Canyon Drainage DIF:No Salt Creek Sewer DIF:Yes Apply PAD Fees?:No Parcel Number: 6437800300 Lot: 3 Subdivision: OLYMPIC POINTE Legal Description: LOT 3 Parcel Area: 0.33 Land Value: 0 Improved Value: 0 Exemption Value: 0 Climate Zone: 999 Council District: 999 Flood Plain: NO General Plan: General Plan VHFHZ: NO Parcel Information Copyright © 2018 | City of Chula Vista, CA | Building Division | Planning Division | Permits | All Rights Reserved 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 1/2 Home Planning Land Development Licenses Fire Search Applications Schedule an Inspection Login Reports (2) Register for an AccountAnnouncements Search... Building Record Info Payments Custom Component Work Location 2895 CIELO CIRCULO CHULA VISTA CA 91915 Record Details Record B12-1851: Pool/Spa Permit Record Status: Final Inspection Complete 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 2/2 755 W GRAND AV ESCONDIDO, CA, 92025 Home Phone:7607432605 Applicant:Licensed Professional: MISSION POOLS INC 755 W GRAND AV ESCONDIDO, CA, 92025 Phone #7607432605 Contractor 326760 Project Description: GUNITE POOL & SPA Owner: OLYMPIC POINTE WEST COMMUNITIES L L C HECHT SOLBERG/SUSAN DALY 600 W BROADWAY #8 SAN DIEGO CA 92101 Job Value($): $107,779.77 Number of Buildings: 1 POOL/SPA PERMIT Sub Type:COM Class Code:329 Number of Buildings:1 Was applicant given water conservation checklist?:No Location:OLYMPIC POINTE REC BLDG SOUTH GIS INFORMATION Zone:RM1 Flood Plain:N/A Historic:N/A Inspector Initials:SA KEY DATES Plan Check Expires:04/08/2013 Permit Expires:12/23/2014 PERMIT INVESTIGATION FEE INFO Investigation Fee:No Parcel Number: 6437800300 Lot: 3 Subdivision: OLYMPIC POINTE Legal Description: LOT 3 Parcel Area: 0.33 Land Value: 0 Improved Value: 0 Exemption Value: 0 Climate Zone: 999 Council District: 999 Flood Plain: NO General Plan: General Plan VHFHZ: NO More Details Additional Information Application Information Parcel Information Copyright © 2018 | City of Chula Vista, CA | Building Division | Planning Division | Permits | All Rights Reserved 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 1/3 Home Planning Land Development Licenses Fire Search Applications Schedule an Inspection Login Reports (2) Register for an AccountAnnouncements Search... Building Record Info Payments Custom Component Work Location 2816 CIELO CIRCULO CHULA VISTA CA 91915 Record Details Record B11-2085: New Commercial Construction Record Status: Final Inspection Complete 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 2/3 C/O COLRICH SAN DIEGO, CA, 92117 Applicant:Project Description: RECREATION BUILDING (EAST) Owner: OLYMPIC POINTE WEST COMMUNITIES L L C C/O COLRICH 4747 MORENA BLVD SAN DIEGO CA 92117 Home Phone:8586034357 Contact information Job Value($): $638,460.12 Number of Buildings: 1 NEW COMMERCIAL BUILDING INFO Sub Type:NCOM Class Code:318 Number of Buildings:1 Building Sq Footage:5184 Location:ELV, C2, Olympic Pointe Public Owned:No Type of Construction:VB Sprinklered ( NFPA 13) Occupancy Type:A-2 /S-1 Was applicant given water conservation checklist?:No Inspector Initials:SA PERMIT INVESTIGATION FEE INFO Investigation Fee:No GIS INFORMATION Zone:RM1 Flood Plain:N/A Historic:N/A KEY DATES Applied:12/05/2011 Plan Check In:12/05/2011 Plan Check Expires:06/02/2012 Issued:08/07/2012 Permit Expires:11/16/2014 Final:05/28/2013 C of O Issued:05/29/2013 SITE INFORMATION Lot Area:0 First Floor Area:0 Total % Lot Coverage:0 Second Floor Area:0 % F.A.R.:0 CONSTRUCTION AND DEMO DEPOSIT Collect C/D Deposit for Permit:No Collect C/D Deposit for Project:No RCT/PARKING/FEE INFORMATION Residential Construction Tax?:No # of Units:0 RCT per Unit:0.00 Total Residential Construction Tax:0.00 # of Parking Spaces:0 GENERAL ENGINEERING INFO Number of Acres:0.12 Number of Rooms:0 More Details Related Contacts Additional Information Application Information 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 3/3 Commercial Mixed Use Sq Ft:0 Eq Dwell Units:2.43 Engineering Fees Assessed Date:07/19/2012 SEWER CAPACITY FEE INFO Sewer Capacity:8451.54 Sewer Admin Fee:220.00 REPAYMENT/ASSESSMENT DISTRICT Ord 997 Fee (enter feet):0 SPVSD (enter acres):0 Apply Proctor Fee:No Apply Montgomery Sewer Fee?:0 TRANSPORTATION DIF INFO TDIF Fee:0.00 TDIF EDU Credit:0 Total TDIF Credit:0.00 Total TDIF:0.00 SEWER DIF INFO Poggi Sewer DIF:No Telegraph Canyon Sewer DIF:No Telegraph Canyon Drainage DIF:No Salt Creek Sewer DIF:Yes Apply PAD Fees?:No Parcel Number: 6437800700 Lot: 7 Subdivision: OLYMPIC POINTE Legal Description: LOT 7 Parcel Area: 0.7 Land Value: 0 Improved Value: 0 Exemption Value: 0 Climate Zone: 999 Council District: 999 Flood Plain: NO General Plan: General Plan VHFHZ: NO Parcel Information Copyright © 2018 | City of Chula Vista, CA | Building Division | Planning Division | Permits | All Rights Reserved 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 1/2 Home Planning Land Development Licenses Fire Search Applications Schedule an Inspection Login Reports (2) Register for an AccountAnnouncements Search... Building Record Info Payments Custom Component Work Location 2816 CIELO CIRCULO CHULA VISTA CA 91915 Record Details Record B12-1850: Pool/Spa Permit Record Status: Final Inspection Complete 7/16/2021 City of Chula Vista, CA | Citizen Access https://pip.chulavistaca.gov/CitizenAccess/chulavista.aspx?_ga=2.115070535.1711348160.1626450399-1087558453.1626450397 2/2 755 W GRAND AV ESCONDIDO, CA, 92025 Home Phone:7607432605260 Applicant:Licensed Professional: MISSION POOLS INC 755 W GRAND AV ESCONDIDO, CA, 92025 Phone #7607432605 Contractor 326760 Project Description: GUNITE POOL & SPA Owner: OLYMPIC POINTE WEST COMMUNITIES L L C C/O COLRICH 4747 MORENA BLVD SAN DIEGO CA 92117 Job Value($): $133,335.61 Number of Buildings: 1 POOL/SPA PERMIT Sub Type:COM Class Code:329 Number of Buildings:1 Was applicant given water conservation checklist?:No Location:2816 Cielo Circulo GIS INFORMATION Zone:RM1 Flood Plain:N/A Historic:N/A Inspector Initials:SA KEY DATES Plan Check Expires:04/08/2013 Permit Expires:04/05/2014 PERMIT INVESTIGATION FEE INFO Investigation Fee:No Parcel Number: 6437800700 Lot: 7 Subdivision: OLYMPIC POINTE Legal Description: LOT 7 Parcel Area: 0.7 Land Value: 0 Improved Value: 0 Exemption Value: 0 Climate Zone: 999 Council District: 999 Flood Plain: NO General Plan: General Plan VHFHZ: NO More Details Additional Information Application Information Parcel Information Copyright © 2018 | City of Chula Vista, CA | Building Division | Planning Division | Permits | All Rights Reserved National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 7/16/2021 at 11:43 AM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 116°56'27"W 32°38'11"N 116°55'50"W 32°37'41"N Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020 AVENUE5 RESIDENTIAL 901 5TH AVENUE SOUTH, SUITE 3000 SEATTLE WA 98164 008888 949.307.7358 1) POOL DECK 1 AND 2 REFRESH THE POOL DECK: 6,861 SF. 1) POWER WASH 2) CLEAN WITH CHEMECALS AND A FLOOR SCRUBBER TO CLEAN POOL DECK. THE MORE YOU CLEAN THE BETTER THE DECK WILL WORK, CLEANING IS SUBJECT TO THE PERSON. OUR PRICE REFLECTS WHAT IT TAKES TO CLEAN PROPERLY, WE CAN DO LESS AND GIVE YOU A BETTER PRICE. 3) APPLY A SEALER TO THE DECK, NON SLIP INDUSTRIAL SAFTEY SEALER. THIS SEAL HAS A VERY HIGH RESISTANCE TO CHEMICALS. AND IS GREAT FOR POOLS, THE COST IS EXPENSIVE FOR MATERIAL BUT ITS WORTH IT FOR QUALITY. TOTAL COST: $8,576.00 ATTN: JOB ADDRESS: PHONE: FAX: LIC. # 845574 MICHAEL ASHBEY CASA LAGO: POOL SEAL BID NUMBER:5462 Etiwanda Ave Mira Loma, CA 91752 P • (951) 727-0111 F • (951) 727-0343 4 MAR, 19 CURTISDATE: ______________PER: WESTCO CONTRACTING - SUBJECT TO OFFICE APPROVALNET 30 I/WE ACCEPT THE WITHIN PROPOSAL. YOU ARE AUTHORIZED TO PERFORM THE WORK COMPREHENDED HEREUNDER AND I/WE AGREE TO PAY THE SAID AMOUNT IN ACCORDANCE WITH THE TERMS SET FORTH. COMPANY_____________________ DATE__________ BY______________ Your warranty was filled on: 05-22-2015 USA Owned. USA Made. Warranty Department 3546 N. Riverside Ave. Rialto, CA 92377 Eagle Roofing Products Lifetime Transferable Limited Product Warranty 1.Warranty Number: ERW-201505-2216-1106 2.Job Name: Olympic Pointe East Communties 3.Issued To: John Hancock 4.Address: 2816 Cielo Cireulo Chula Vista, CA. 91915 THIS LIMITED WARRANTY COVERS STRUCTURAL INTEGRITY AND SPECIFIC MANUFACTURING DEFECTS OF INDIVIDUAL ROOF TILES ONLY, AS DESCRIBED BELOW. EAGLE ROOFING PRODUCTS DOES NOT WARRANT INSTALLATION METHODS, MATERIALS OR LABOR PROVIDED BY OTHERS. 1.EAGLE Roofing Products (“Manufacturer”), subject to the terms of this entire instrument, warrants to the original registered consumer purchaser and the first subsequent owner throughout the duration of their ownership, that EAGLE Roofing Tiles installed on the structure listed below shall not allow the passage of water through the body of the tile due to: 1.Structural deterioration of the tile caused by normal exposure to the elements, or 2.Latent or concealed manufacturing defects in the tile 2.Manufacturer reserves the right to inspect the premises and/or receive tiles from structure owner take from subject roof for testing prior to settlement of any claim claim claim 3.To determine resistance to the passage of water through roof tile, refer to ASTM C 1492 (standard Specification for Concrete Roof Tile), specifically, 7.4 (Transverse Strength), and/or 7.5 (Permeability). Manufacturer will furnish tiles and/or their cash value for defective tiles when they do not pass either of these tests when conducted according to the specification and methods listed in ASTM C 1492, in effect on date of original installation. Test to be conducted and evaluated by an ICC ES recognized, certified testing agency and/or EAGLE Roofing Products. 4.Within 90 days from the date of inspection and/or testing, EAGLE Roofing Products will provide to the registered Warranty holder either (i) replacement tile, matching color, shape and texture as close to original as is currently available, or (ii) the cash value of replacement tile, with respect to any tile that exhibits a verifiable manufacturing defect for which warranty protection is provided here under. 5.During the first twenty five (25) years following original installation, provided all of the conditions of this Warranty are met, Manufacturer will also pay for reasonable costs associated with labor to remove any defective tiles, loading and installation of replacement tiles, freight, underlayment, nails and other accessory materials required by local building codes, when verified manufacturing defects cause intrusion of water into structure. 6.THE DURATION OF THIS EXPRESS LIMITED WARRANTY, INCLUDING THE WARRANTY FOR LABOR, SHALL BE LIMITED TO TWO (2) YEARS FROM DATE OF ORIGINAL INSTALLATION. 7.Manufacturer will furnish replacement tile, but will not pay associated labor costs per above where tiles are found to have exhibited obvious manufacturing defects prior to installation. 8.Subsequent owner must notify Manufacturer within 90 days from the date of purchase of the structure listed above by providing information requested on the Transfer of Warranty site erwarranty.com. The Warranty shall automatically expire ninety (90) days from the date of purchase without such notification. 9.Except for the Limited Warranty expressed above, Manufacturer makes no representation or warranty of any kind, whatsoever, express or implied, and all warranties of merchantability, fitness for a particular purpose, and other warranties of whatever kind, are hereby expressly disclaimed by Manufacturer and excluded. Specific exclusions include any representation or warranty relating to color, surface cracking, chipping or surface delaminating, defects or failure of other materials used as components of the roof or structure, installation not in accordance with TRI (Tile Roofing Institute) Installation Manuals or local building codes at the time of installation, damage to the tile cause by roof traffic, failure to comply with the recommendations set forth under “Owner Information”, or foreign objects falling on the roof, ice build-up and damage to the tile or structure caused by corrosives, fire, hurricanes, hail, tornadoes, earthquakes or other acts of God. 10. EAGLE ROOFING PRODUCTS SHALL NOT BE LIABLE FOR ANY INJURY OR DAMAGE TO THE STRUCTURE UPON WHICH THE EAGLE ROOFING PRODUCTS HAVE BEEN APPLIED (INCLUDING ANY PROPERTY LOCATED THEREIN), OR TO PERSONS ARISING OUT OF THE USE, INTENDED USE, INSTALLATION OR APPLICATION OF SAID PRODUCTS. THIS WARRANTY SPECIFICALLY EXCLUDES ANY AND ALL DAMAGES TO PERSONS OR PROPERTY WHICH RESULTS FROM THE PASSAGE OF WATER THROUGH THE BODY OF THE TILE. 11. EAGLE ROOFING PRODUCTS SHALL NOT BE LIABLE FOR ANY INCIDENTAL, CONSEQUENTIAL, INDIRECT, SPECIAL, PUNITIVE OR OTHER DAMAGES WHATSOEVER (INCLUDING, WITHOUT LIMITATION, DAMAGES FROM LOSS OF PROFITS OR REVENUES, LOSS OF DATA, LOSS OF TIME, OR OTHER PECUNIARY LOSS) ARISING OUT OF ANY DEFECT IN THE TILES COVERED BY THIS WARRANTY. ALL SUCH DAMAGES AND EXPENSES ARE HEREBY EXCLUDED. 12.If the law of your state prohibits the exclusion of such damages and expenses, then such damages and expenses are hereby limited, but in no event shall liability of EAGLE Roofing Products exceed the original cost of installation. Some states do no allow the exclusions or limitations of incidental or consequential damage, thus, the above limitation or exclusion may not apply to you. 13.This Limited Warranty gives you specific legal rights, and you may have other rights which vary from state to state. Owner Information THANK YOU FOR CHOOSING EAGLE ROOFING PRODUCTS. RECOMMENDATIONS: Walking on or putting pressure on tiles can potentially cause damage. Our recommendation is to stay off your roof. If it becomes necessary to walk on the tiles, please take the following precautions to avoid roof damage and possible injury (provided however that such precautions are no guarantee against injury or accidental breakage of tiles). 1.Television antennas, cable dishes, air conditioners, evaporative coolers and decorations should be positioned so that installation and repairs can be made without walking on the roof tile. Secure a walkway of plywood, planks, walk-pads, etc. where roof traffic is necessary. 2.If it should become necessary to remove from your roof such objects as tree limbs, leaves or children’s toys, try using a rake, long stick, lasso or other tool. 3.If you must walk on the roof tile, wear soft-soled, non-slip shoes. Be careful, tiles can be slippery. Step only on the lower center area of the tiles. Roof tile must not be used as a staging area or work platform. 4.If inspection is desired or repair work is required, we recommend you contact the original roofing contractor. If unavailable, select another qualified licensed roofing contractor. 1. COLOR: EAGLE uses only the finest iron oxide coloring pigments in its manufacturing process. These pigments are classified as non-fading. Even though its coloring agents will not fade, the surface of roof tile will usually appear somewhat lighter after continuous exposure to the elements. This occurs due to efflorescence (see below) or surface oxidation, the same process that dulls all exposed surfaces that cannot be regularly washed and polished, like your automobile. Color shading can also occur due to various pollutants and airborne particles. Variations in sand, cement and coloring oxides may also cause texture and/or color shading during the manufacturing process. This variance is not detectable through standard quality control practices. It is the responsibility of the installing contractor to inspect, select and place roofing tile in a manner that will optimize the beauty of the roof. 2. EFFLORESCENCE: Temporary light patterning may appear on darker tiles. This is caused by efflorescence and occurs naturally as seen on sidewalks and brick walls when alkaline deposits gravitate to a surface exposed to moisture. The surface of every EAGLE tile has been treated to minimize efflorescence. If it should occur on your roof, it will disappear completely after additional exposure to rain. 3. HAIL: As the result of EAGLE standard weight tiles’ excellent performance under laboratory testing, a growing number of property insurance companies offer significant discounts from published rates in hail-prone areas. Check with your insurance agent on your State Insurance Commissioner. 4. CLAIMS: WHAT YOU MUST DO To file a claim under this WARRANTY: 1.Send a notice of the claim in writing to EAGLE’S Warranty Department as noted below. 2.Include a proof of original WARRANTY and/or Transfer of WARRANTY 3.Include a copy of the original roofing contract (if available) Upon receipt of a complaint notice, EAGLE Roofing Products will promptly contact you and investigate the claim in accordance with the term of this WARRANTY. Should you have any questions about your EAGLE tile roof, please call our Customer Service Warranty Department at 1-800-400-3245. USA Owned. USA Made. Warranty Department 3546 N. Riverside Ave. Rialto, CA 92377 www.eagleroofing.com ©2014 Eagle Roofing Products. All rights reserved. Your warranty was filled on: 05-22-2015 USA Owned. USA Made. Warranty Department 3546 N. Riverside Ave. Rialto, CA 92377 Eagle Roofing Products Lifetime Transferable Limited Product Warranty 1.Warranty Number: ERW-201505-2219-0448 2.Job Name: Olymipic Pointe West Communties 3.Issued To: John Hancock 4.Address: 2817 Cielo Cireulo Chula Vista, CA. 91915 THIS LIMITED WARRANTY COVERS STRUCTURAL INTEGRITY AND SPECIFIC MANUFACTURING DEFECTS OF INDIVIDUAL ROOF TILES ONLY, AS DESCRIBED BELOW. EAGLE ROOFING PRODUCTS DOES NOT WARRANT INSTALLATION METHODS, MATERIALS OR LABOR PROVIDED BY OTHERS. 1.EAGLE Roofing Products (“Manufacturer”), subject to the terms of this entire instrument, warrants to the original registered consumer purchaser and the first subsequent owner throughout the duration of their ownership, that EAGLE Roofing Tiles installed on the structure listed below shall not allow the passage of water through the body of the tile due to: 1.Structural deterioration of the tile caused by normal exposure to the elements, or 2.Latent or concealed manufacturing defects in the tile 2.Manufacturer reserves the right to inspect the premises and/or receive tiles from structure owner take from subject roof for testing prior to settlement of any claim claim claim 3.To determine resistance to the passage of water through roof tile, refer to ASTM C 1492 (standard Specification for Concrete Roof Tile), specifically, 7.4 (Transverse Strength), and/or 7.5 (Permeability). Manufacturer will furnish tiles and/or their cash value for defective tiles when they do not pass either of these tests when conducted according to the specification and methods listed in ASTM C 1492, in effect on date of original installation. Test to be conducted and evaluated by an ICC ES recognized, certified testing agency and/or EAGLE Roofing Products. 4.Within 90 days from the date of inspection and/or testing, EAGLE Roofing Products will provide to the registered Warranty holder either (i) replacement tile, matching color, shape and texture as close to original as is currently available, or (ii) the cash value of replacement tile, with respect to any tile that exhibits a verifiable manufacturing defect for which warranty protection is provided here under. 5.During the first twenty five (25) years following original installation, provided all of the conditions of this Warranty are met, Manufacturer will also pay for reasonable costs associated with labor to remove any defective tiles, loading and installation of replacement tiles, freight, underlayment, nails and other accessory materials required by local building codes, when verified manufacturing defects cause intrusion of water into structure. 6.THE DURATION OF THIS EXPRESS LIMITED WARRANTY, INCLUDING THE WARRANTY FOR LABOR, SHALL BE LIMITED TO TWO (2) YEARS FROM DATE OF ORIGINAL INSTALLATION. 7.Manufacturer will furnish replacement tile, but will not pay associated labor costs per above where tiles are found to have exhibited obvious manufacturing defects prior to installation. 8.Subsequent owner must notify Manufacturer within 90 days from the date of purchase of the structure listed above by providing information requested on the Transfer of Warranty site erwarranty.com. The Warranty shall automatically expire ninety (90) days from the date of purchase without such notification. 9.Except for the Limited Warranty expressed above, Manufacturer makes no representation or warranty of any kind, whatsoever, express or implied, and all warranties of merchantability, fitness for a particular purpose, and other warranties of whatever kind, are hereby expressly disclaimed by Manufacturer and excluded. Specific exclusions include any representation or warranty relating to color, surface cracking, chipping or surface delaminating, defects or failure of other materials used as components of the roof or structure, installation not in accordance with TRI (Tile Roofing Institute) Installation Manuals or local building codes at the time of installation, damage to the tile cause by roof traffic, failure to comply with the recommendations set forth under “Owner Information”, or foreign objects falling on the roof, ice build-up and damage to the tile or structure caused by corrosives, fire, hurricanes, hail, tornadoes, earthquakes or other acts of God. 10. EAGLE ROOFING PRODUCTS SHALL NOT BE LIABLE FOR ANY INJURY OR DAMAGE TO THE STRUCTURE UPON WHICH THE EAGLE ROOFING PRODUCTS HAVE BEEN APPLIED (INCLUDING ANY PROPERTY LOCATED THEREIN), OR TO PERSONS ARISING OUT OF THE USE, INTENDED USE, INSTALLATION OR APPLICATION OF SAID PRODUCTS. THIS WARRANTY SPECIFICALLY EXCLUDES ANY AND ALL DAMAGES TO PERSONS OR PROPERTY WHICH RESULTS FROM THE PASSAGE OF WATER THROUGH THE BODY OF THE TILE. 11. EAGLE ROOFING PRODUCTS SHALL NOT BE LIABLE FOR ANY INCIDENTAL, CONSEQUENTIAL, INDIRECT, SPECIAL, PUNITIVE OR OTHER DAMAGES WHATSOEVER (INCLUDING, WITHOUT LIMITATION, DAMAGES FROM LOSS OF PROFITS OR REVENUES, LOSS OF DATA, LOSS OF TIME, OR OTHER PECUNIARY LOSS) ARISING OUT OF ANY DEFECT IN THE TILES COVERED BY THIS WARRANTY. ALL SUCH DAMAGES AND EXPENSES ARE HEREBY EXCLUDED. 12.If the law of your state prohibits the exclusion of such damages and expenses, then such damages and expenses are hereby limited, but in no event shall liability of EAGLE Roofing Products exceed the original cost of installation. Some states do no allow the exclusions or limitations of incidental or consequential damage, thus, the above limitation or exclusion may not apply to you. 13.This Limited Warranty gives you specific legal rights, and you may have other rights which vary from state to state. Owner Information THANK YOU FOR CHOOSING EAGLE ROOFING PRODUCTS. RECOMMENDATIONS: Walking on or putting pressure on tiles can potentially cause damage. Our recommendation is to stay off your roof. If it becomes necessary to walk on the tiles, please take the following precautions to avoid roof damage and possible injury (provided however that such precautions are no guarantee against injury or accidental breakage of tiles). 1.Television antennas, cable dishes, air conditioners, evaporative coolers and decorations should be positioned so that installation and repairs can be made without walking on the roof tile. Secure a walkway of plywood, planks, walk-pads, etc. where roof traffic is necessary. 2.If it should become necessary to remove from your roof such objects as tree limbs, leaves or children’s toys, try using a rake, long stick, lasso or other tool. 3.If you must walk on the roof tile, wear soft-soled, non-slip shoes. Be careful, tiles can be slippery. Step only on the lower center area of the tiles. Roof tile must not be used as a staging area or work platform. 4.If inspection is desired or repair work is required, we recommend you contact the original roofing contractor. If unavailable, select another qualified licensed roofing contractor. 1. COLOR: EAGLE uses only the finest iron oxide coloring pigments in its manufacturing process. These pigments are classified as non-fading. Even though its coloring agents will not fade, the surface of roof tile will usually appear somewhat lighter after continuous exposure to the elements. This occurs due to efflorescence (see below) or surface oxidation, the same process that dulls all exposed surfaces that cannot be regularly washed and polished, like your automobile. Color shading can also occur due to various pollutants and airborne particles. Variations in sand, cement and coloring oxides may also cause texture and/or color shading during the manufacturing process. This variance is not detectable through standard quality control practices. It is the responsibility of the installing contractor to inspect, select and place roofing tile in a manner that will optimize the beauty of the roof. 2. EFFLORESCENCE: Temporary light patterning may appear on darker tiles. This is caused by efflorescence and occurs naturally as seen on sidewalks and brick walls when alkaline deposits gravitate to a surface exposed to moisture. The surface of every EAGLE tile has been treated to minimize efflorescence. If it should occur on your roof, it will disappear completely after additional exposure to rain. 3. HAIL: As the result of EAGLE standard weight tiles’ excellent performance under laboratory testing, a growing number of property insurance companies offer significant discounts from published rates in hail-prone areas. Check with your insurance agent on your State Insurance Commissioner. 4. CLAIMS: WHAT YOU MUST DO To file a claim under this WARRANTY: 1.Send a notice of the claim in writing to EAGLE’S Warranty Department as noted below. 2.Include a proof of original WARRANTY and/or Transfer of WARRANTY 3.Include a copy of the original roofing contract (if available) Upon receipt of a complaint notice, EAGLE Roofing Products will promptly contact you and investigate the claim in accordance with the term of this WARRANTY. Should you have any questions about your EAGLE tile roof, please call our Customer Service Warranty Department at 1-800-400-3245. USA Owned. USA Made. Warranty Department 3546 N. Riverside Ave. Rialto, CA 92377 www.eagleroofing.com ©2014 Eagle Roofing Products. All rights reserved. APPENDIX C: QUALIFICATIONS 800-419-4923 www.PARTNEResi.com Adam Perna Project Manager Education BFA, Technical Production and Project Management, Virginia Commonwealth University, Richmond, VA Registrations Certified, Mold Remediator Certified, Indoor Environmentalist Certified, Exterior Insulation and Finish Systems Inspections and Repair Certified, Post Earthquake Safety Evaluation of Buildings (ATC – 20) Highlights 25 years in the Architectural and Construction fields 11 years in the Financial Commercial Real Estate industry: Portfolio Project Management Property Condition Assessments Construction Project Management Construction Monitoring Services Pre-Construction Plan and Cost Review Mold Remediation Low Income Family Housing Distressed Asset Management Experience Summary Mr. Perna serves as a Project Manager and Senior Assessor for the Building Science Division of Partner Engineering and Science, Inc. (Partner), where he provides technical support to the Equity Asset Management industry with detailed capital improvement cost-benefit analysis on commercial real estate transactions. Mr. Perna provides in depth analysis of the physical condition of properties utilizing industry standards and personal knowledge of building systems acquired through his experience in project analysis and reconstructing distressed properties. Mr. Perna has completed hundreds of equity-level Property Condition Assessments (PCAs) on all property types including: high-rise and mid-rise office buildings; multi-family housing; warehouses, mixed use facilities and retail centers. While working in the financial industry, Mr. Perna acted as the owner on behalf of development investments in order to complete construction or perform major rehabilitation to bring the properties back into conformance with institutional standards. Additionally, over the last 29 years, Mr. Perna has led diverse teams of contractors, technicians, Architects, Engineers and staff in performing PCAs, construction completion, rehabilitation and post construction analysis. Mr. Perna’s experience includes staffing, scheduling, quality control and development. Project Experience Light Industrial / Cold Storage Portfolio Fielded and managed a team of over 40 Property Condition Assessors and Mechanical Engineers over a 29-property portfolio located throughout the United States in support of a portfolio acquisition. The properties consisted over 3,200,000 square feet of light industrial / cold storage warehouses with proprietary refrigerant and food storage equipment. Mr. Perna created Adam Perna 2 | P a g e tracking and scheduling databases to assist in the organization of the portfolio as well as creating reporting templates and reviewing all reports for technical accuracy as well as consistency. Hospitality Project, Wailea, HI. Organized and led a team of engineers and specialists to conduct an equity- level property condition assessment of a 9-story, 776-guestroom, 1,400,000-square foot hospitality project in Wailea, Hawaii. The institutional client required a detailed assessment of the building systems including an assessment of the façade due to observed water intrusion issues. The team con sisted of structural engineers performing a seismic risk assessment; elevator, roof and façade specialists; mechanical, electrical, plumbing and fire/life safety engineers, as well as a specialist to review ADA related issues. Mr. Perna assessed all other systems. Mr. Perna led the team in meetings with client and their counsel. Multi-Family Project, Portland, OR. Conducted an equity-level property condition assessment of a 29 building, 233-unit apartment project in Portland, Oregon. Mr. Perna assessed all of the property systems and conditions and discovered a significant issue with standing water in the crawlspace in one of the buildings. This led to an expanded scope of work assessing all of the crawlspaces in each building (averaging 5 spaces per building). Due to access issues, Mr. Perna engaged a local plumbing contractor to utilize a sewer scope in order to view all of the spaces without the need to reenter the resident spaces. The resultant findings led to the purchaser renegotiate the sellers contract. Mr. Perna led meetings with client and their counsel. Class A Office Building, Portland, OR. Organized and led a team of engineers and specialists to conduct a client specific equity-level property condition assessment of an 11-story, 210,000 square foot, Class A office building in downtown Portland, Oregon. The team consisted of structural engineers performing a seismic risk assessment; elevator, roof and façade specialists; and mechanical, electrical, plumbing and fire/life safety engineers. Mr. Perna assessed all other systems including the ADA accessibility elements of the project. Mr. Perna led the team in meetings with client and their counsel. Construction Monitoring Services. Mr. Perna performed periodic site reviews of construction projects and monthly in-depth reviews of the contractor’s pay application and documentation for mixed use, multi family, industrial, and commercial projects. Projects of note include a 120-unit residential multi-site project in Albany Oregon, a one million square foot industrial project in Portland Oregon, and a 100-unit residential project with historic buildings in Seattle, Washington. ADA/FHA/Section 504/ State Accessibility Reviews. Mr. Perna completed numerous Accessibility Reviews, FHA Surveys, and Feasibility Studies for properties throughout Washington, Oregon and California. Projects of note include the review of a large regional shopping center in Gresham, Oregon; and Fair Housing Amendments Act review for a multi-family high rise in San Francisco, California. Feasibility studies include shopping centers in Seattle, Washington, along with large chain hotels in Southern California. Construction Management, Eugene, OR. Led a team of Architects, Engineers and Contractors in the completion of a 248-unit low income multi-family apartment complex located in Eugene, Oregon. The original project team was removed due to improper construction techniques and poor workmanship that was identified by the State of Oregon (a primary investor). The project was approximately 50% completed when Mr. Perna was asked to take over the project. The project was partially re-designed under Mr. Perna’s leadership and a rigorous quality control plan was implemented. The project was completed on time and Adam Perna 3 | P a g e additional tax credits were awarded by the State to the project, to assist in covering cost overruns related to the original construction issues. Post Seismic Event Response, Seattle, WA. After the magnitude 6.8 Nisqually Earthquake that occurred south of Seattle, WA in 2001, Mr. Perna led several rapid response teams in identifying damage and risk to property owners and investors. The teams were made up of Architects, Engineers and staff; Mr. Perna coordinated the efforts of the individual teams from the field, directing the teams to the various properties more severely affected by the earthquake and gathering and assessing the data provided by the teams. Additionally, Mr. Perna performed initial Property Condition Assessments on over 100 properties in the span of approximately 2 weeks, issuing reports back to investors and owners and the occupants of the properties. Senior Housing Project, Houston, TX. Performed a complete Property Condition Assessment on behalf of the investors of the 480-unit multi-family property; multiple life safety and construction defects were identified. Working with the Property Management team and local contractors, Mr. Perna developed a rehabilitation plan to bring the project back on-line and ensure its ongoing success. While the property was partially occupied, the team coordinated with the site staff to perform ‘rolling repairs’ to each of the buildings, allowing the property to continue to operate during rehabilitation. The property was fully occupied one month after the completion of repairs. Mold Remediation Project, Austin, TX. Organic growth was discovered in the heating and air-conditioning systems of a 226-unit, Class A apartment complex located in Austin, Texas. Working with Environmental Engineers, Contractors and Property Management, Mr. Perna developed a plan to enter each unit to remove, dismantle, clean and reassemble each system on the property. Additionally, a strict protocol was developed to fully document all actions and findings of the team in the event that issues arose after the repairs were completed. Mr. Perna was also the media liaison for the project managing press and resident inquiries into the issues. The project completed on time and on bud get with no adverse effect to the operations of the property. Exterior Envelope Reconstruction Project, Portland, OR. Three Class A, multi-family projects in the Portland, Oregon area required a complete removal and replacement of the exterior cladding due to the original use of faulty building materials. Mr. Perna was the overall Construction Manager for the projects directing the team of Architects, Engineers and Contractors in all phases of the work. The projects spanned 2 years and involved not only the replacement of the exteriors, but also included re-designing many of the weatherization details throughout the project. The project finished under budget and on time. Contact aperna@partneresi.com 800-419-4923 www.PARTNEResi.com Robert Vaughn Principal Education B.A., Environmental Health & Planning and Criminal Justice, University of California, Irvine Registrations/Training OSHA 40-Hour Hazwoper Health and Safety Training EPA Accredited Asbestos Inspector EPA Accredited Asbestos Management Planner EPA Accredited Asbestos Abatement/Contractor Supervisor HUD Map Underwriter Certification – 2004 Highlights 25 years of experience in national environmental due diligence consulting Phase I Environmental Site Assessments Phase II Subsurface Soil/Soil Gas Investigations Property Condition Assessments Asbestos/Lead-Based Paint Inspections Experience Summary Mr. Vaughn currently serves as a National Client Manager with significant environmental and due diligence engineering experience nationwide. Mr. Vaughn’s experience includes two former Engineering News- Record Top 500 Design firms and a Fortune 500 firm. His responsibilities include full-phase environmental consulting, national client management, multi-scope contract negotiation/execution, portfolio project management, and technical report quality control. Mr. Vaughn’s regional and national expertise compliments the wide variety of Partner projects and client types including prominent fast-food retail chains, attorneys, commercial developers, mortgage bankers, real estate brokers, individual investors, equity/institutional investment groups, and financial lending institutions, including CMBS lenders, SBA lenders, and GSA (Fannie and Freddie) lenders. Mr. Vaughn has served as an environmental scientist, project manager, or executive senior author on over 20,000 real estate transactions. Mr. Vaughn’s due diligence resume includes experience at all levels, advising lenders and real estate investors through the following product types: Phase I Environmental Site Assessments Phase II Subsurface Investigations Phase III Site Characterizations Remedial Cost Estimates Remediation Design and Implementation Environmental Transaction Screens Property Condition Assessments Probable Maximum Loss Assessments Property Condition Evaluations Asbestos Surveys Lead-Based Surveys Robert Vaughn 2 | P a g e Real estate investors, redevelopment agencies, financial institutions, insurance lenders, and real estate equity funds have come to rely on his advice and judgment to help them with their real estate business decisions. Mr. Vaughn is a dedicated professional who takes pride and pleasure in meeting his client’s needs and spearheading and assembling the team with the expertise to handle any issue that may come up during the transaction. Project Experience Multi-Site Portfolio, Nationwide. Managed performance and delivery of summary matrix and completed Phase I reports for a 300+-site portfolio of apartments for a large stakeholder group. Multi-Site Portfolio, Nationwide. Managed a 350+-site portfolio of bank branches for one of the largest bank mergers the mid-1990s. High Rise Office Building, San Francisco. Worked on one of the largest high rise acquisitions in San Francisco in 2015 to manage pre-acquisition due diligence for equity investor of a high rise office building in downtown San Francisco. Included a Phase I ESA, equity PCA with specialty evaluations of facade, MEP, Fire and Life Safety, Roof, and ADA. Multi-Site Gas Station Portfolio, California. Managed performance and delivery of complete reports for a 25-site portfolio of gas stations for national lender. Multi-Site Fast-Food Portfolio, Midwest. Managed the completion of 25 Phase I ESAs located in the Midwest in a 10-business day turnaround. Affiliations Environmental Banks Association National Retail Tenants Association Speaking Due Diligence 101, National Retail Tenants Association, Orlando, FL. Environmental Due Diligence: What You Don’t Know Can Hurt You, National Retail Tenants Association, Reno NV. Contact rvaughn@partneresi.com