Woodstock Facility Survey Vol 1 April2018.pdf

WOODSTOCK

Job Corps Center Woodstock, MD

Facility Planning Report Volume I

Planning Strategy

Final April 2018

Department of Labor/ Office of Job Corps

WOODSTOCK

Job Corps Center Woodstock, MD

Facility Planning Report Volume I

Planning Strategy

Final April 2018

Department of Labor/ Office of Job Corps

Section 1.0 Introduction

1.1 Objectives and Scope

1.2 Report Contents

1.3 Existing Site Plan

1.4 Center Statistics

1.5 Executive Summary

1.6 Facility Survey Assessment Site Conditions, Available Deficiency

Funding, and Office of Management and Budget (OMB) Score Card

Section 2.0 Existing Conditions

2.1 Background

2.2 Ownership

2.3 General Site Conditions

2.3.1 Water

2.3.2 Fire Protection

2.3.3 Sewer

2.3.4 Gas

2.3.5 Electrical

2.3.6 Communications

2.4 General Building Conditions

2.4.1 Roofing Issues

2.5 Preventive Maintenance

2.6 Facility Assessment by Function

2.6.1 Student Housing

2.6.2 Education

2.6.3 Food Service

2.6.4 Recreation

2.6.5 Administration

2.6.6 Medical/Dental

2.6.7 Storage/Support

2.7 Environmental Management

2.8 Resource Use and Conservation (Energy and Water Conservation)

2.8.1 Background

2.8.2 Energy Data Issues

2.8.3 Benchmarking

2.8.4 Electricity

2.8.5 Natural Gas

2.8.6 Water

2.9 Sustainability

2.10 Accessibility Standards

2.11 Historic Preservation Issues

2.12 Center Security Inventory

2.13 Warranties

2.14 Health and Life Safety Issues

301 WOODSTOCK JOB CORPS CENTER

PY 2017 FACILITY SURVEY REPORT

TABLE OF CONTENTS

2.15 Completed and Current Projects since the Last Survey

2.16 Funded Not Corrected Deficiencies

Section 3.0 Planning Analysis

3.1 Introduction

3.2 Significant Issues

3.3.1 Significant Issues Being Addressed

3.3.2 Significant Issues to be Addressed

Section 4.0 Recommendations

4.1 Introduction

4.2 Status of the Previous Plan (Program Year 2016)

4.2.1 National Projects

4.2.2 Regional Projects

4.3 Proposed Plan Program Year 2016 Plan

4.4 Summary of Proposed Projects

4.4.1 National Projects

4.4.2 Regional Projects

4.5 Student Vocational Participation

4.6 Proposed National Project(s)

Proposed Site Plan Implementation Plan Summary of National Projects Project Data Sheets

Appendix Space Utilization Chart Federal Real Property Asset Management Performance Measures Funded but Not Corrected Deficiencies by Classification Unfunded Deficiencies by Classification Facility Condition Summary Report Building Condition by Function Acronyms and Abbreviations.

1.0 - Introduction and Executive Summary

A team of Engineering Support Contractor (ESC) architects and engineers completed a facility survey and assessment of Woodstock Job Corps Center (Woodstock JCC) in Granite, MD during the week of October 2, 2017. The results, conclusions, and recommendations of the Survey are documented in two volumes: Volume I Planning Strategy and Volume II Supporting Data.

1.1 Objectives and Scope

The purpose of the Facility Survey was to accomplish the objectives identified below.

A. Document existing conditions of Woodstock JCC

B. Identify new deficiencies and status of previously documented deficiencies

C. Develop a Long Range Plan

The United States Department of Labor Engineering Support Contractor (ESC) team completed the Survey on behalf of the Job Corps facilities program. The following team members conducted the completed facility survey and assessment for Woodstock JCC:

Architect: Tom Kasman, AIA, LEED AP Mechanical Engineer: Edwin Tarverdian, LEED AP Electrical Engineer: Mitiku Beka

The facility assessment is a comprehensive process that provides objective and subjective analyses of existing and projected future condition of systems and functions at a facility. The facility assessment is a key component in understanding the life cycle, condition, and costs of buildings, structures, building systems, and assets within Woodstock JCC.

1.2 Report Contents

Volume I includes the information and basis for the recommendations for long range planning.

Volume I consists of the sections identified below.

Section 2.0 – Existing Conditions

In this section, the status of the site and buildings in Woodstock JCC is presented in terms of general conditions, functionality, resource use, and intensities (such as, energy, water, and waste), sustainability, and accessibility. The status of funded projects is noted and current and prior deficiencies are summarized.

1.0 INTRODUCTION

Section 3.0 – Planning Analysis

The analysis leading to the proposed plan is presented in this section and is based on the existing site conditions and functions; and on near-term and long-term Center mission and objectives. United States Department of Labor National and Regional Job Corps Programs participation and Woodstock JCC engagement are pivotal to the presentation of a plan that can be implemented.

Section 4.0 – Recommendations

The recommendations for proposed projects and revised site plan are presented and are prefaced by summarizing prior plans for Woodstock JCC, and findings documented during this program year survey.

Center Statistics Date: 04/06/2018

Leased 1971Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Ground Water

On-site Sewage Treatment Plant

Baltimore Gas and Electric

Propane

No. of Vacant Buildings:

Gross Sq. Footage:

Net Sq. Footage:

Net / Gross (%):

Building Age > 50 yrs:

Building Age 20-50yrs:

Building Age 10-20yrs:

Building Age < 10 yrs:

319,903

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

02/21/1991

Site Access: No

8Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

On-site Sewage Treatment Plant

Air Pollution Sources: None

Melissa Volpe

(410)461-1100Phone No.:

Center Director:

Adams and Associates, Inc.Operating Contractor:

Lease Expiration:

Contract Strength: Resident Men: Resident Women: Non-residents:

Security Officer 60 Office Administration 60 Certified Medical Assistant 60 Medical Office Specialist 30 Electronic Service Tech (EST) 30 Cert. Nursing Asst. 30 Carpentry 24 Landscaping 24 Facilities Maint. and Const. 24 Brick Masonry 24 Electrical 24 Welding 24 Stationary Engineer 20 ACT (Off-Ctr) 6

No. Of Buildings:

428 237 129 62

Real Estate Management

Buildings

Program

JCC# 301 WOODSTOCK 10900 Old Court Road, Woodstock, MD 21163

Accessibility

Environmental Site Area (Acres):

Bldg to Site Coverage: 4%

0Building Age Unknown :

(410)461-5794Fax No.:

Under Ground Tanks: 4

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 69,869

Energy Audit Done: Yes

Status of ECM: Not Implemented

07/31/2011

10,663

50%

158,832

Buildings with Access to Services: 13

3Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 1

6Buildings in Total Compliance:

295,663

GSF

17,135 5 1,783 1

5,322 2

Average Building Age: 126

Vocations (440):

Radon Surveys Reqd: 5

Age Distribution

Mitigated: 0

Historic Status Buildings on National List:

Eligible Buildings:

Candidate Buildings:

WOODSTOCK JCC

Verizon

64.00

02/01/2017Start / End Dates: 12/31/2018/

Historic District:

Contributing:

In/Pending:

Garden at the Administration Building 2

Business Services Building 3

Main Building 1 west courtyard

Entrance stair at the Administration Building 2

1.5 Executive Summary

Findings The site layout and characteristics of the 64-acre Center are noted in Existing Site Plan and Center Statistics, respectively (above). The Survey results indicate that the site is in good condition and buildings are in a generally good condition (FCI 94 percent).

Deficiencies

Life-Safety: For the Program Year 2017 reporting period, forty six regional life safety (IA/IIA) deficiencies, valued at $492,736, were identified. One hundred and forty seven (147) life safety O&M deficiencies were identified. The Center had corrected all prior funded life safety deficiencies. These deficiencies are directly related to student and staff safety.

Non Life-Safety: For the Program Year 2017 reporting period, one hundred and ten regional non-life safety deficiencies, valued at $3,817,202, were identified. Ninety non-life safety O&M deficiencies were identified. The Center had not corrected three prior funded non-life safety deficiencies valued at $55,132.

Maintenance

Operations and maintenance (O&M) of the Center and preventive maintenance practices are fair.

This Center’s facilities are some of the oldest occupied by the Job Corps and are therefore difficult to maintain. Maintenance issues and repairs at the Center are handled by Center’s Maintenance Supervisor. The Center’s maintenance personnel use SchoolDude, a computerized maintenance management.

Energy, Water and Sustainability The Center has missed their energy goals by 9.6 % and surpassed water use target by 14.9%.

Woodstock JCC’s energy intensity baseline from Fiscal Year (FY) 2017 is 65.115 thousand British Thermal Units per Gross Square Foot (kBTU/GSF). The Executive Order 13693 target reduction for FY2017 is 61.859 kBTU/GSF. The Center posted a consumption of 69.869 kBTU/GSF in FY2017, which is 12.9% above the target. Woodstock JCC does not meet the reduction target.

The water consumption baseline from FY2007 is 30.3 Gallons per Gross Square Foot (GAL/GSF). The EO 13693 target for FY2017 is 24.3 GAL/GSF. The Center posted a consumption of 17.8 GAL/GSF in FY2017, which is 26.4 % below the reduction target.

Accessibility

The site is not generally accessible due to the steep slopes and lack of handicapped parking spaces. Only five of the 20 buildings at the Center are accessible. The majority of the buildings are either not accessible or offer only limited accessibility due to entrance conditions and inadequate toilet room dimensions.

Issues

The following issues have major impact on the quality of life and functioning of the Center:

Student and public restrooms in the Main Building 1 are in poor condition and are out of service. They were damaged by flooding in the hallways. Flooding was caused by vandalized shower fixtures that have been corrected and are no longer a concern. The ESC is preparing a CSOW to remediate and repair the damage.

Carpentry Shop in Building 4 is vacant due to damage to the roof rafters.

A soil collapse at the northeastern corner of the Center main visitors parking was caused by stormwater runoff. The 200 feet long gully may eventually erode the parking lot. The ESC is preparing a CSOW to remediate the runoff problem and repair the damage.

A large portion of the Main Building 1 fourth floor containing bedroom wings is vacant due to a major roof leak. The roof was recently repaired however most bedrooms and corridors are damaged and require major renovations.

Recommendations

The following recommendations are proposed in response to above issues:

Student and public restrooms on the first floor of Main Building 1, damaged by flooding due to vandalized shower fixtures on the second floor of the Main Building 1 are recommended to be renovated in order to meet code requirements. Fixtures in the second floor shower rooms have since been replaced with vandal-resistant type.

The damaged Carpentry Shop in Building 4 is recommended for demolition.

The ground erosion at the northeastern corner of the Center main visitors parking caused by stormwater runoff will be remediated as a National Project in order to avoid further damage.

The damaged fourth floor bedroom wing in Main Building 1 is recommended to be rehabilitated in order to provide space for students should student population increase in the future.

KEY

CRA: Construction Rehabilitation and Acquisition EO: Executive Order FCI: Facility Condition Index GSF: Gross Square Feet KBTU: Facility Condition Index

MC: Mission Critical MDNC: Mission Dependent Not Critical NMD: Not Mission Dependent O&M: Operations and Maintenance OMB: Office of Management and Budget

1.6 Facility Survey Assessment

Site Conditions, Available Deficiency Funding, and OMB1 Score Card

Site Condition Roads and Pavement Good Power Good Natural Gas Good Central Plant Fair Egress issues throughout Water Supply Good Sewage Good

Building Conditions Student Housing Fair Dormitory rooms are old, do not meet current code and accessibility requirements

Education Fair Student toilets are in poor condition Food Service Good Recreation Good Medical/ Dental Good Administration Good Storage Support Fair Buildings are old and in fair condition

Available Deficiency Funding and Execution Life Safety

Deficiencies Non-Life Safety Deficiencies

Number Cost, $ Number Cost, $ Recently Funded 46 $492,736 1 $26,700

Prior Funded 0 $0 3 $55,132

O&M 147 Non-CRA2

Funded 90 Non CRA Funded

Unfunded 0 $0 110 $3,817,202

OMB Score Card Metrics Current Goal Woodstock

JCC

Recommendations

EO13693 FY

2017GOAL

KBTU/GSF/YR

61.9 69.58 Improve energy use by installing occupancy sensors in classrooms and offices

O&M Costs $/

GSF/YR

5.10 3.63

% MC 58 99.5

% MDNC3 37 0

% NMD4 5 0.5

%Utilization

Office 97 100

Housing 98 93 Drop in enrollment and vacant 4th floor Warehouse 96 100

FCI5 0.919 0.89 Old deteriorating buildings

%FCI < 0.90 15.2 6.3

Green= Meets or Exceeds Goals, Yellow = Within 10% of Goal, Red = Beyond 10% of Goal

2.0 - Existing Conditions

2.1 Background

The Woodstock Job Corps Center is located on 64 acres of land in Granite, Maryland, approximately forty minutes west of Baltimore. The Center is operated on property leased by the U.S. Department of Labor from the State of Maryland, Board of Public Works. The first building at the facility was originally built in 1867 as a Jesuit College. It was activated as a Job Corps Center in 1971. The Center has 316,963 gross square feet in 20 buildings.

The Woodstock Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 428 students consisting of 237 resident men, 129 resident women, and 62 non-residents. The total building area at the Center is 158,832 net square feet (NSF), slightly above the suggested by the space guidelines range of 116,524 NSF to 142,298 NSF for a Center with a similar student population.

2.2 Ownership

The Woodstock Job Corps Center is operated on property leased by the U.S. Department of Labor from the State of Maryland, Board of Public Works. The original lease commenced on May 1, 1971, and the current lease will expire on June 30, 2046. The current annual rent for this lease is $1.00. Therefore the Government is solely responsible for the cost and expense of keeping the premises in good repair. The Center consists of both leased and federally-owned buildings and structures. Any buildings or structures built by the Government during the term of the lease are owned by the Government and are subject to removal by the Government upon the expiration of the lease. Woodstock JCC is managed by the Adams and Associates Inc.

2.3 General Site Conditions

General Site Conditions

The Center is located in the Eastern Time zone at approximately 39 degrees north latitude and 77 degrees west longitude. It has an average elevation of 400 feet above sea level. The Center is located in the Mixed- Humid ASHRAE climate zone 4A. January temperatures in Baltimore County, Maryland range from an average low of 23 degrees Fahrenheit to an average high of 42 degrees Fahrenheit. July temperatures range from an average low of 64 degrees Fahrenheit to an average high of 88 degrees Fahrenheit. Baltimore County, Maryland is considered to be part of the mixed-humid climate region, with annual precipitation of approximately 45.6 inches, including 26.3 inches of snowfall (equivalent to 2.5 inches of precipitation).

2.0 EXISTING CONDITIONS

Image 1 – Main Building 1

The site is located in Granite, MD in a forested setting just north of the unincorporated village of Woodstock, in western Baltimore County. Although the majority of the buildings sit on a plateau, the site is hilly and slopes down to the adjacent Patapsco River. The Center is located within the Patapsco Valley State Park, a wilderness area encompassing 16,000 acres.

The park contains a number of recreational opportunities including fishing, camping, canoeing, horseback riding, hiking, and mountain bike trails.

The property is surrounded by forests to the south, west and north, forest and residential to the east and the Patapsco River to west and south.

The main entrance to the Center is via Old Court Road (Maryland State Route 125) at the east edge of the Center. Pedestrian circulation is directed toward the interior and the buildings are connected by sidewalks and roads. The campus roadway and parking lots are asphalt and sidewalks are concrete and generally in good condition. The site is sloped down from the center of campus to the Patapsco River and adjacent areas. The storm water system is surface runoff down to the Patapsco River and is adequate. Surface runoff has led to erosion of the gravel road that leads down to the state owned waste water treatment plant.

2.3.1 Water

Domestic water supply is provided by ground wells and is stored in a 150,000 gallon capacity water tower.

The distribution system is adequate although the storage tank is in poor condition. The interior and exterior coating systems of the storage tank are deteriorating. The cathodic protection corrosion control system is not functioning and out of order. An older unused water tower remains in the campus and is corroding as well.

2.3.2 Fire Protection

Fire protection is provided by street hydrants and the 150,000 gallon elevated tank is also dedicated to fire suppression. The tank was installed in 2000. The New Water Tower has started to corrode. The site has an adequate number of fire hydrants and the elevated tank provides adequate pressure. The Center is

Image 2 – Building 1 the Center Entry Court

Image 3 – Water towers supported by the Baltimore County Fire Department’s Station 6 in Randallstown, MD which is approximately four miles from the Center and has a response time of approximately eight minutes.

2.3.3 Sewer

Sanitary service is provided by the state-owned on-site wastewater treatment facility Building 29 managed by Maryland Environmental Service. It functions well and has adequate capacity, however the sludge tank coatings are failing and corroding.

2.3.4 Gas and Fuel Oil #2

The Center is supplied with propane gas from United Propane Company. Gas is stored in one aboveground 550 gallon tank near Building 3 serving kitchen equipment. The Center has four underground fuel storage tanks supplying heating boilers. They are located near Buildings 4 and 9.

2.3.5 Electrical

Electric service is provided by Baltimore Gas & Electric (BG&E). The primary and secondary distribution systems are overhead and underground with pole mounted and pad-mounted transformers. They are owned and maintained by the Center and the utility company, and are adequate. Site lighting includes pole-mounted and building-mounted fixtures which are controlled by photocells. The lighting systems are owned and maintained by the Center. Site lighting is adequate for the campus and it is in fair condition. Utility power is brought underground to the state-owned Electrical Substation Structure E, located on the site just northeast of Main Building 1. Structure E is composed of a primary meter and primary switchgear having two fused switches, one for each of two 750 kVA transformers (120/208V and 480/277V wet-type), within this fenced enclosure. The majority of power being utilized on center is routed underground from Structure E transformers to Building 1, and then from Building 1 to other buildings via underground utility tunnels. Another primary feeder from Structure E is provided for overhead distribution to pole-mounted transformers supplying power to smaller buildings (Buildings 4, 5, 6) throughout the site. The utility company has a small non-metered pad-mounted primary transformer, adjacent to Structure E, for supplying power to utility-owned and maintained pole-mounted security lighting on Center. The state-owned wastewater treatment plant has its own separate utility connection and building-mounted secondary metering. A 60 kW diesel Kohler generator and Kohler automatic transfer switch is provided at the sewage treatment plant. A 7 kW gasoline Kohler generator with Kohler automatic transfer switch, located at Building 9, provides emergency power to select stairwell and fire escape lighting at Main Building 1.

Image 4– The waste water treatment plant is located far from the main buildings, near the Patapsco River.

2.3.6 Communications

Telephone service is provided by Verizon. The system is owned and maintained by the Center, and is adequate. Three T1 communication lines enter the server closet located on the basement level of Building 2. Buildings on Center are connected back to the server closet in a mesh configuration utilizing fiber, and VoIP is used for both data and telephone communications. An older analog phone system, still maintained by the center, is in use for student pay phones and for emergency backup with access at a few locations.

A localized intrusion detection security system which alarms at Security Gatehouse Building 10 is provided at the first-floor finance and administration area of Building 2.

Fire alarm panels on center were reportedly routed through the control panel in Building 1 to this central annunciator. Buildings 1, 2, 3, 6 and 8 have cable TV connection.

2.4 General Building Conditions

The Center contains 20 buildings, most of which are located near the center of the property.

Waste Water Treatment Plant Building 29 (owned and maintained by the State of Maryland) and Gymnasium Building 14, built in 1990 and 1991 respectively, are outliers, located at the bottom of the hill and closer to Patapsco River. The oldest building on Center, and one of the oldest in the Job Corps program, Main Building 1, dates back to 1867. Ten buildings were built between 1925 and 1932. Vacant Building 12, built in 1932 as a greenhouse entrance pavilion, is in poor condition. Brick Storage Building 11 and Student Store Building 8A were built in 1984 and 1988, respectively. Six more buildings were built between 1991 and 2002. Classroom Trailer 1 and Classroom Trailer 2 Buildings 34 and 35, were installed in 2010. Many of the exterior doors on several buildings are in poor condition due to corrosion. Most Center buildings are structurally sound and generally in good condition with the exception of Landscaping/Carpentry Building 4 Carpentry wing which sustained structural damage to the roof and is recommended for demolition.

2.4.1 Roofing Issues

The Center did not have any major roof leaks during the October 2017 Facility Survey.

The two exceptions were: minor leaks at the asphalt shingle roof on Building 8 and at the east side of the 1929 West Wing addition to the Main Building 1. One half of the Main Building 1 main wing roof was recently replaced.

2.5 Preventive Maintenance

Center buildings and systems appear to be generally well-maintained except for items noted below. The Center has an active maintenance plan and uses SchoolDude software to track preventive maintenance tasks. The survey team was provided with a copy of the Center maintenance plan. The following maintenance issues needed Center’s attention during the October 2017 Facility Survey:

Many stair exit doors in the Main Building 1 dormitory wings do not open as required by code, are hard to open or only half-open.

Majority of bedroom doors in Main Building 1 do not self-close and self-latch as required by code. Some doors are damaged and do not comply with fire rating code requirements.

There were a number of open junction boxes with live wires exposed which were exposed without wire nuts on them for protection. The condition is life threatening for anyone touching these accidentally.

Scheduled maintenance of night lighting must be addressed by the Center as soon as possible. Malfunctioning lights are creating dark zones.

There were many broken or nonfunctioning emergency lights and exit signs throughout the campus.

All sprinkler stand pipe system valve handles in Building 1 were removed and all connection threads were painted over which renders the system inoperable during emergencies.

The wet pipe sprinkler system in Main Building 1 has reached its 50-year service limit and testing of all sprinkler heads is required.

A number of old O&M IAIIA deficiencies are still outstanding Numerous seasonal roofing maintenance related tasks need to be added as SchoolDude PM task

2.6 Facility Assessment by Function

2.6.1 Student Housing

The Center currently accommodates 237 resident men and 129 resident women in the historic stone Main Building 1, constructed in 1867. The resident bedrooms are located on the top three floors of this four-story facility. The majority of sleeping rooms have two to three beds, some larger rooms have pairs of bunk beds and a few of the largest room have four beds. The fourth floor has a number of narrow one-bed rooms under dormers. Each dormitory area has a common bathroom, resident advisor (R/A) office, shared laundry room, and access to shared lounge. Many bedroom doors are damaged due to age and abuse and do not self-close and self-latch. The interior exit stairs have inadequate clearances at the landings since the doors swing into the path of travel within the stair. The fourth floor bedroom wing has sustained significant damage from an earlier roof failure caused by a major leak. The roof has since been replaced over half of the damaged bedroom wing; the other half of the roof was repaired. The building fourth floor interiors have not been rehabilitated as of the October 2017 Facility Survey and the entire floor is currently vacant. Otherwise, these facilities are in fair condition, generally well maintained and function well.

Image 5– Bedroom wing in Main Building 1

2.6.2 Education

The academic and non-academic functions are contained in seven buildings. Non-academic functions are located in the first floor of Main Building 1, Admin/Voc/ Warehouse Building 2, Business Services Building 3, Classroom Trailer Building 34, Home Builders Institute Office Building 13, and Welding/Center Maintenance Building

9. Academic functions are housed on the first floor in Main Building 1, Education Classroom Trailer Buildings 34 and 35, which were built in 2010 to replace older trailers.

These buildings are in good condition, function well, and are well maintained.

Soft and hard vocational functions are located in 12 buildings. Hard vocations are taught in Landscaping/Carpentry Building 4, Brick/EST Building 6, Facility

Maintenance/Electrical/Stationary Engineering Building 8, Student Store Building 8A, Center Facility Maintenance & Storage Building 8B, Welding/Center Maintenance Building 9, Facility Maintenance/Carpentry/Welding Building 25, Painting Building 7, Brick Storage Building 11, and Stationary Engineering Storage

Building 24. Soft vocations are taught in Admin/Voc/Warehouse Building 2, Science Building 3, and Student Store Building 8A. The floor in the EST classroom in Building 6 failed in 2010 and the building’s roof is deteriorated. A small section of the roof in Building 4 is damaged and is affecting the interior. Otherwise, these buildings are in good condition, are well maintained, are adequate in size, and function well.

2.6.3 Food Service

Food service functions are located in the west wing of Main Building 1. The kitchen, serving, queuing, and dining areas are all located on the first floor. The Dining Hall was recently renovated and is in a very good condition. The dry storage and some of the freezers and refrigerators are housed in the basement level. The public restrooms on the first floor have deteriorating finishes and partitions and are closed. Otherwise, the spaces are well maintained, are adequate in size, and function well.

2.6.4 Recreation

Indoor recreation functions are located in Gymnasium Building 14, Main Building 1 and Student Store Building 8A.

Gymnasium Building 14 was constructed in 1991. The lights in the basketball court were recently replaced with more efficient light fixtures with a higher output and the heating system boiler was also replaced.

The building is in good condition, Image 7– Game Room in Main Building 1

Image 6– Vocational Shop Building 6 functioning adequately and well maintained. The recreation areas in Main Building 1 consist of the Game Room, Arts and Crafts room, a TV Room, Women’s Place, Exercise/Weight Room, several lounges, and a large Recreation Hall. The interior finishes of some of the recreation spaces in Main Building 1 are deteriorated, especially flooring. Generally, these spaces are in fair condition, but function well, are adequately sized and are well maintained.

Outdoor recreation facilities consist of two basketball courts, a playing field, and trails.

The adjacent State Park also has playing fields near to the Center that are available for students use. These facilities are in good condition, adequate and function well.

2.6.5 Administration

Administration functions are housed in Main Building 1, Admin/Voc/Warehouse Building 2 and Security Gatehouse Building 10. Building 2, which was built in 1925, houses the Center Director’s Office, the Human Resources Office, Student Records, as well as the Finance and Administration Director’s Office. Aside from issues identified elsewhere for Building 1, these buildings are in good condition, mostly well maintained, function well, and are adequate in size.

2.6.6 Medical/Dental

Medical/Dental functions are located on the first floor of Building 1, near the Dining Hall. These spaces are generally in good condition, well maintained, function well, and are adequate in size.

2.6.7 Storage/Support

Center Maintenance and support functions are located in four buildings. The Facility Maintenance Office is in Welding/Center Maintenance Building 9, which was built in 1932, while a maintenance shop is housed in the basement of Building 1. The warehouse functions are located on the basement level of Admin/Voc/Warehouse Building 2. Waste Water Treatment Plant Building 29 located adjacent to the Patapsco River is exclusively dedicated to the Center. The Plant is owned, operated and maintained by the State of

Image 8– Entrance lobby Administration/Warehouse Building 2

Image 9– Administration/Warehouse Building 2

Maryland. The coatings on the sludge tanks have started to corrode and are recommended for re-coating. These buildings are generally in good condition, generally well maintained, function well, and are adequate in size.

2.7 Environmental Management

The Woodstock JCC has asbestos in several buildings. The asbestos must be kept in good condition in an Operations and Maintenance Program which includes a trained asbestos coordinator, periodic observation and recordkeeping.

2.8 Resource Use and Conservation: Energy and Water Conservation

Energy and water use and associated trends are summarized below for Woodstock JCC.

1. Background Table 1, Energy and Water Statistics – FY 2017, has current energy and water usage and cost. Propane unit costs are significantly higher than the average for Job Corps. The Woodstock JCC has consistently posted energy and water data since 1985.

Table 1: Energy and Water Statistics – FY 2017 Energy Usage Cost Unit Cost Average Cost in Job Corps Electricity 2,863,720 kWh $306,548 $0.11/kWh $0.10/kWh Propane 5,127 gal $12,766 $2.49/gal $1.51/gal Fuel Oil 87,171 gal $138,117 $1.58/gal $1.71/gal Water 5,707,225 kgal $0 $0.00/kgal $6.70/kgal Total $457,431

Notes: 1. This analysis is based on the latest energy information available.

2. FY 2017 energy data are the latest entire year available for analysis.

3. kgal = thousand gallons; kWh = kilowatt-hours

2. Energy Data Issues There are currently no data issues through FY 2017.

3. Benchmarking The Center is exceeding water goals and is short of meeting energy goals. Table 2, Energy and Water Benchmarking, is based on Presidential Executive Order 13693 (EO 13693) goals of 2.5% annual energy reduction and 2% annual water reduction. The baseline year for energy is FY 2015, and the baseline year for water usage is 2007.

Table 2: Energy and Water Benchmarking Category Year Current

Intensity Baseline Intensity

FY 2017

Target

Difference from

Target Energy 2017 69,869

BTU/GSF

65,115 BTU/GSF 61,859

BTU/GSF

+12.9%

Water 2017 17.8 gal/GSF 30.3 gal/GSF 24.3 gal/GSF -26.4% Green – meeting target. Red – not meeting target.

Figure 1 shows the annual energy intensity in BTU/GSF compared to the reduction goal. The current baseline year is FY 2015 and the previous was FY 2007. Figure 2 shows the annual water intensity in gal/GSF compared to the FY 2007 baseline.

Figure 1: Energy Intensity & Reduction Goal for the Woodstock JCC

10,000

20,000

30,000

40,000

50,000

60,000

70,000

80,000

90,000

100,000

B

TU

/G

SF

Energy Intensity Reduction Goal

Figure 2: Water Intensity & Reduction Goal for the Woodstock JCC

4. Electricity

Figure 3, Monthly Electricity Usage, tracks the monthly electricity usage since 2015. Electricity usage in FY 2017 was below previous years. Figure 4, Annual Electricity Usage, shows the total electricity usage per year since FY 2003.

Annual usage has been trending downward since FY 2013.

5.0

10.0

15.0

20.0

25.0

30.0

35.0

40.0

FY2007FY2008FY2009FY2010FY2011FY2012FY2013FY2014FY2015FY2016FY2017

G al

./G

SF

Water Intensity Reduction Goal

Figure 3: Monthly Electricity Usage

Figure 4: Annual Electricity Usage

5. Propane Monthly propane consumption is shown in Figure 5, Monthly Propane Usage.

Figure 6, Annual Propane Usage, shows the total propane usage per year since FY 2003. Annual usage has been trending upward since FY 2015.

100,000

200,000

300,000

400,000

500,000

600,000

Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep kW h

FY2015 FY2016 FY2017

500,000

1,000,000

1,500,000

2,000,000

2,500,000

3,000,000

3,500,000

4,000,000 kW h

Electricity (kWh)

Figure 5: Monthly Propane Usage

Figure 6: Annual Propane Usage

1,000

1,200

Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep

G al lo ns

FY2015 FY2016 FY2017

2,000

4,000

6,000

8,000

10,000

12,000

G al lo ns

Propane (Gallons)

1.9.1 Fuel Oil

Monthly fuel oil consumption is shown in Figure 7, Monthly Fuel Oil Usage.

Figure 8, Annual Fuel Oil Usage, shows the total fuel oil usage per year since FY 2003.

Figure 7: Monthly Fuel Oil Usage

Figure 8: Annual Fuel Oil Usage

5,000

10,000

15,000

20,000

25,000

Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep

G al lo ns

FY2015 FY2016 FY2017

20,000

40,000

60,000

80,000

100,000

120,000

140,000

G al lo

Fuel Oil (Gallons)

6. Water Monthly water consumption is shown in Figure 9, Monthly Water Usage. Figure 10, Annual Water Usage, shows the total water usage per year since FY 2003.

Annual usage has been trending downward since FY 2011.

Figure 9: Monthly Water Usage

Figure 10: Annual Water Usage

100,000

200,000

300,000

400,000

500,000

600,000

700,000

800,000

Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep

G al lo ns

FY2015 FY2016 FY2017

2,000,000

4,000,000

6,000,000

8,000,000

10,000,000

12,000,000

14,000,000

G al lo

Water (Gallons)

2.9 Sustainability

The United States Department of Labor is committed to implementing initiatives in accordance with Executive Order 13693 (EO 13693) Planning for Federal Sustainability in the Next Decade.

As a result, Job Corps Centers have been adopting practices aimed at reducing energy, water, and waste. Centers have also been implementing other measures such as enhancement of indoor environmental quality, storm water management, and reduction of environmental impact of materials, green cleaning practices, environmentally preferred purchasing, integrated pest management and recycling. Furthermore, new construction shall comply with the latest version of the Job Corps Handbook 814 (JCH 814) which specifies sustainable design criteria.

Woodstock JCC has implemented the following initiatives:

1. The Center actively uses SchoolDude for maintenance scheduling and task orders.

2. The Center has implemented an active water use reduction program

3. The Center has a solids recycling program however it is not measured.

4. The Center uses green cleaning practices.

A list of nine specific sustainability indicators for the Center is located in the Site Descriptions section of Volume II.

2.10 Accessibility Standards

Program Year 2017 Center Facility Survey included an accessibility assessment.

The site is not generally accessible due to the steep slopes and lack of handicapped parking spaces. Only five of the 20 buildings at the Center are accessible. The majority of the buildings are either not accessible and offer only limited accessibility due to entrance conditions and inadequate toilet room dimensions.

Further compliance will be incorporated as major renovation projects are developed and new buildings constructed. All future projects at the Center will be in conformance with the Architectural Barriers Act (ABA) Standards as adopted in 2005 by the United States General Services Administration (GSA) for Federal Facilities and will include provisions for full accessibility. All areas of newly constructed buildings, facilities, and altered or leased buildings and facilities as well as the existing buildings and structures, shall comply with ABA requirements to provide reasonable accommodation as required by federal disability and non-discrimination laws. All future projects at the Center will include provisions for full accessibility. These corrective actions could be accomplished by the Center forces and Center funding (Operations and Maintenance) or by qualified contractor and Regional, National, or Lessor funding.

2.11 Historic Preservation Issues

The Center occupies the site of the former Woodstock College. Woodstock College was constructed between 1867 and 1869 as the first Jesuit Scholasticate, or House of Studies, in the United States. The opening of the Jesuit House of Studies in Maryland allowed Jesuit priests to pursue their advanced academic and theological studies in the United States.

Buildings 1, 2, and 3 are stone buildings that represent the work of master stone masons employing the classical style. The architectural design of the main building (Building 1) is credited to both architect John Rudolph Niernsee, who worked in Baltimore, and Father Benedict Sestini of Georgetown University and, later, Woodstock College.

Buildings 4, 5, 6, 7, 8, 9, 12, and 20 and landscape elements that date prior to 1971 no longer retain sufficient integrity of design, materials, workmanship, or association with Woodstock

College. These utilitarian buildings have been altered substantially through additions, the application of modern materials, and alterations in windows and doors that occurred after the property became the Woodstock Job Corps Center.

These buildings no longer appear as they did when Woodstock College was operational.

The core of the academic campus of the former Woodstock College is represented in the Main Building (Building 1), the Business Services Building (Building 3), and the former library and now Administration Building (Building 2). These three adjacent buildings, along with gazebos (Structures 18 and 19), the circular drive in front of Building 1, and the surrounding lawn, form a district that possesses the qualities of significance for listing in the National Register of Historic Places. The period of significance from 1867 to 1971 spans the years of the institution’s operation. The areas of significance are education and architecture.

2.12 Center Security Inventory

There is no fence around the campus. There Center has interior and exterior-mounted cameras however there is no system monitoring and no system integration with the closed circuit television (CCTV) in place. The night light survey indicated generally adequate site lighting on campus except for a number of malfunctioning and non-operational pole and wall-mounted fixtures. There are also few dark areas with inadequate lighting, especially in the area between the Gymnasium Building 14 and Business Services Building 3. The Center has a Security Gate House Building 10 which serves as a security checkpoint and screening station. Building 10 is in good condition and functions well.

The National Office of Job Corps is aware and sensitive to the security concerns at all Job Corps Centers. Center security concerns are being considered as part of a National Office security plan, now under development, to evaluate and address the physical security needs of all Centers.

2.13 Warranties

There are no warranties on file with the National Office. However the Center did provide the ESC survey team with copies of three current warranties:

10-year Main Building 1 roof replacement warranty.

Gymnasium Building 14 Boiler warranty Well pumps and controls warranty.

Image 10–Main Building 1 tower

2.14 Health and Life Safety Issues

The number of deficiencies identified or validated during the Program Year 2017 (PY 17) Survey can be found in Section 1.3, Executive Summary of this Report. Prior to this Report, forty six Health and Life Safety Deficiencies were funded from the PY 14 Facility Survey which were all completed. 147 Operations and Maintenance (not funded) deficiencies were identified during the PY 17 Facility Survey. These, as well as previous deficiencies that were still valid or not corrected by the Center can be found in Volume II of this report under Life Safety Deficiencies for Correction by Center.

Major Life Safety deficiencies identified during the PY 17 Facility Survey are summarized below:

The Boiler Room in Center Maintenance Building 9 has only one exit, so does the entire sub-basement floor in Administration Building 2.

Many stair exit doors in the Main Building 1 dormitory wings do not open as required by code, are hard to open or only half-open.

Majority of bedroom doors in Main Building 1 do not self-close and self-latch as required by code. Some doors are damaged and do not comply with fire rating code requirements.

A number of doors in Main Building 1 academic spaces and in Buildings 2 and 3 are missing safety glass in vision panel openings.

There are a number of open junction boxes with live wires exposed without cover plates and wire nuts on them for protection. This condition poses hazards for anyone approaching or touching these accidentally.

Scheduled maintenance of night lighting including repair of malfunctioning lights must be addressed.

There are many broken or nonfunctioning emergency lights and exit signs throughout the campus. A number of these fixtures are hung from ceilings directly by their conduits or cables and are only loosely attached to their mounting boxes when wall-mounted. NFPA 72 requires testing of exit and emergency lights every month.

2.15 Completed and Current Projects Since the Last Survey

The following is a list of completed and current (funded not corrected) projects since the previous Survey that exceed $5,000 in cost.

Current Projects Deficiency ID Number(s) Description Responsibility 71643 Upgrade lighting system in Building 14 Region 88447 Renovate Building 1 first floor restrooms Region 105460 Replace dual system water pump in

Building 3 Region

119323 Failed HVAC package unit in Gymnasium Region

Completed Projects Deficiency/Project Number Description Responsibility 113784 Replace north side of Building 1 center roof Region 88450 Improve site drainage at Main Building 1 Region

2.16 Funded Not Corrected (FNC) Deficiencies

In support of long range planning for Woodstock JCC, the Engineering Support Contractor reviewed the prior Funded Not Corrected (FNC) deficiencies and recommends a path forward to ensure these deficiencies are corrected.

The table below summarizes the FNCs by year, type, discipline, number of related deficiencies, and associated costs.

PY FNC Class Discipline Number Cost PY 2017 IA/IIA Multiple $492,736

PY 2015 IIIA Damaged paint in limited vacant areas 103817 $38,882

PY 2016 IIIA

Pump replacement supplemental funding to deficiency 105460

105460, 116757 $16,250

Total $547,868

The Center corrected all prior funded life safety deficiencies. The life safety deficiencies are to protect building occupants from injury, fire and carbon monoxide threats. The Engineering Support Contractor Project Manager will monitor progress of all funded projects.

3.0 - Planning Analysis

3.1 Introduction

The purpose of this section is to present objectives, assumptions and specific space, and cost data considered during the planning process. This information is considered with specific existing condition issues in the development of a Long Range Plan. The goal is to provide the Job Corps Program with the best living and learning environment at the best value.

Data collected during the PY 17 Facility Survey is provided in the attached Appendix and in Volume II of this report

Action plan recommendations for the Center, made during the development of the Long Range Plan, are presented in Section 4.0 Recommendations.

3.0 PLANNING ANALYSIS

3.2 Significant Issues

Significant issues impacting operations, learning, and living environment at Woodstock JCC identified during the October 2017 Facility Survey are listed below.

3.2.1 Significant Issues Being Addressed

i. Replacement of the in-line pump connected to the dual temperature line in Business Services Building 3.

ii. First floor public and student restrooms renovation in the Main Building 1.

iii. Failed HVAC packaged unit in Gymnasium Building 14.

3.2.2 Significant Issues to be Addressed

i. The soil has eroded and collapsed at the southwestern corner of the visitor’s parking lot creating a deep gully and some damage to the visitor’s parking lot asphalt surface.

ii. The Main Building 1 fourth floor original bedroom wing was damaged by a major roof leak and is currently vacant. The roof has since been repaired but the interior is severely deteriorated.

iii. Building 12 is a candidate to be listed in the National Register of Historic Places. It is currently vacant and badly deteriorated.

iv. First floor public toilet rooms in Main Building 1 are in poor condition and deteriorated. A number of toilet fixtures are out of service.

v. The roof on Building 8 is leaking in multiple locations and has exceeded its service life.

vi. Three steel tanks in the Sewage Treatment Plant (STP, Building 29) (two clarifiers, and an aeration tank) have bituminous coating to protect them from corrosion. The coatings are failing and the steel tanks are corroding.

vii. The exterior of the New Water Tower is corroded and the cathodic corrosion protection system inside the water tank is malfunctioning.

viii. The old and abandoned Water Tower is unsightly, corroded and requires occasional maintenance.

ix. Two exterior wood porches in Main Building 1 courtyards are in poor condition. The east courtyard wood columns supporting the multi-story upper exterior porches are losing their paint finish. The columns are chipped and the paint is peeling off. The east courtyard southwest inner corner wood spandrel at each porch level sustained extensive water damage caused by a roof leak.

x. The Center has multiple HVAC deficiencies.

xi. The Center’s classrooms and offices lack occupancy sensors and

Gymnasium has inadequate lighting levels.

Soil erosion at the visitor’s parking lot (eroded gully)

Damaged Main Building 1 fourth floor bedroom wing

Deteriorated historic Vacant Building 12.

Deteriorated toilets on the first floor of Main Building 1

STP Building 29 sludge tanks corroded interiors

Leaking roof on Building 8

Corroded old Water Tower G

Corroded base of the New Water Tower D

Deteriorated exterior porches at Main Building 1 courtyards

4.0 - Recommendations

4.1 Introduction

Recommendations for the Long Range Plan are presented in this section. The recommendations take into consideration specific elements impacting operations and function of Woodstock JCC.

The Center is a candidate to be listed in the National Register of Historic Places in the historic district category.

4.2 Status of the Previous Plan (Program Year 2014)

The status of National and Regional projects funded as a result of previous surveys is presented.

The Program Year 2014 Plan for Woodstock JCC proposed the recommended projects listed below.

4.2.1 NATIONAL (PY 14)

There were no National Projects

4.2.2 REGIONAL (PY 14)

i. Renovate Main Building 1 first floor public restrooms (Deficiency 88447) $106,926.

This project was not funded.

ii. Replace Main Building 1 north-side roof (Deficiency 113784). This project was funded in 2016 and completed in 2017.

iii. Replace Main Building 1 second floor Game Room flooring (Deficiency 88456) $14,760. This project was not funded.

iv. Improve site drainage at Main Building 1 (Deficiency 54670) $23,038. This project was funded and completed in September 2017.

v. Replace Group Life flooring at the second floor of Main Building 1 (Deficiency 88457) $12,795. This project was not funded.

vi. Replace Gymnasium Building 14 lighting (Deficiency 71643) $13,093. This project was funded and completed in 2016.

vii. Replace CPP pump (Deficiency 105460) $11,347. This project was funded in 2015 however not completed as of 2017 Facility Survey.

4.0 RECOMMENDATIONS

4.3 Proposed Plan for Program Year 2017

The Woodstock JCC plan has three recommendations: Rehabilitation of the fourth floor bedroom wing in the Main Building 1 will increase bedroom capacity allowing for increase in student capacity. Remediation of soil erosion at the visitor’s parking lot, caused by stormwater runoff, will prevent further parking surface damage and will stabilize the embankments preventing further erosion. Renovation of all student and public toilets on the first floor of the Main Building 1 will improve Center academic functionality and performance.

Other recommendations include the following: Re-coat the Sewer Treatment Plant sludge tanks, demolish the old Water Tower D, re-coat the New Water Tower G all of which have started corroding and if not maintained may interrupt Center operations. Renovation of the Main Building 1 exterior porches will promote their use as well as prevent rot and deterioration of the wood structures. Finally, installation of occupancy sensors in classrooms and offices would improve energy efficiency throughout the Center.

4.4 Summary of Proposed Projects

4.4.1 NATIONAL

Project Name Cost Estimate National Project 3978: $350,370.00 Construct a new riprap drainage swale and secure collapsed drainage ditch embankments at the visitor’s parking lot.

National Project 3977: $2.05 Million Rehabilitate the damaged Main Building 1 fourth floor bedroom…