290 - property survey 2000Mr. Jeffrey S. Shaw
Cushman Realty Corporation
18191 Von Karman Avenue, Suite 400
Irvine, California
Re: Property Survey
290 Paularino, Costa Mesa, CA
Dear Jeff
The real property located at 290 Paularino in Costa Mesa is a single story, approximately
11,000 square foot, Type 5 office building with sufficient onsite surface parking. A single
tenant currently occupies the entire building. The interior of the building is highly
improved for office usage.
We believe the building was constructed in the early 1980's. The structure consists of
reinforced concrete tilt -up walls bearing on spread footings. The floor slab is reinforced
concrete. The roof structure consists of glue -laminated wood beams, lumber purlins and
plywood sheeting which is typical for a structure of this type. The structure does not have
fire sprinklers, which is allowable under the current fire code because of the size of the
structure.
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Multi -roof top units supply the air conditioning. All air conditioning units have recently - J )c
been replaced with new equipment. The electrical and plumbing systems in the building
appear to be in good working order and adequate for the usage of the building.
An inspection of the roof indicates it has been newly applied. All roof drains and
overflow scuppers are free and clear of debris. All roof sheet metal flashings are secure
and in place. The perimeter walls of the building have typical aluminum and glass
storefront windows.
The exterior landscaping is bermed directly against the exterior tilt -up walls facing Red
Dill Blvd. The landscaping and irrigation appears to be well maintained, however some
ponding of water was noted which is a good indication of over watering. The asphalt
parking lot in the rear of the building is currently "adequate" but is beginning to show
signs of failure in some areas.
■ A DIVERSIFIED CONSTRUCTION SERVICES COMPANY ■
18800 Von Kalman Avenue ■ Suite 160 ■ Irvine, Ca 92612-1517 9490 4740 8167 9 FAX 9490 4740 9037
B U I L D I N G
COLLABORATIVE
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The building appears to be well constructed and maintained with no major defects
that required an immediate remedy. The minor defects along with suggestions are
listed as follows:
1 -The concrete V gutter in the parking lot is broken in numerous areas allowing water to
penetrate the sub -grade, which will cause further deterioration of the gutter and
adjacent asphalt paving.
2 -Some minor "alligatoring" of the asphalt was observed. Removal and patching is
required to avoid further deterioration.
3- Minor deterioration of the aluminum sill section of the window wall was observed
on the North elevation. This is caused by contact with the soil.
4- Water stained acoustical ceiling tile was observed in the office interior. Replacement is
required.
5- Obtain transferable warrantees for both new air conditioning units and new roof from
appropriate contractors. We would suggest that the new owner consider engaging;a
service for periodic roof and air conditioning maintenance. vll -,
6- Obtain the original working drawings for the building. These will be extremely useful
for any future construction and remodeling.
7- Existing Toilet Rooms are currently not ADA compliant. If major remodeling is
planned in the future, the City of Costa Mesa will require compliance. The addition
of Fire Sprinklers will not be required in the future if the current building usage
remains unchanged.vre , _GIS+SC
8- Future Seismic retrofitting should be considered and is required by some lenders.
9- I am assuming property has no environmental concerns.
10- Minor leakage thru the exterior wall facing Red Hill Blvd was observed in one office.
This may be caused by water penetrating the waterproofing membrane at the base of
windows where soils is berried against the exterior wall. In time additional leakage
will result due to deterioration of the waterproof membrane. The owner my wish to
consider relocating the existing landscaping and irrigation system out away from the
exterior wall and replacing with crushed rock. This would minimize further water
penetration at the wall line.
BUILDING
COLLABORATIVE
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Jeff, please give me a call if you questions or require additional information.
Yours truly,