03a. Renovate Dorm B2272 - Final CCR_Compiled, 20 Nov 24.pdf

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Renovate Building 2272

Final Submittal

Conceptual Charrette Report

FTQW241501

19 November 2024

THIS PAGE IS INTENTIONALLY LEFT BLANK

Contract No.: FA500424C0012

Project No.: FTQW241501

Coffman Project No.: 241864

PREPARED FOR:

354th Civil Engineering Squadron

Tanner Jacobs, USAF

2310 Central Avel Suite 3

Eielson AFB, AK 99702-2200

PREPARED BY:

Spencer Osgood, PE – Site/Civil

Eliot Jordan, PE - Fire Protection

Phil Severs, PE - Electrical

Joshua Crowe, PE, SE - Structural

Nick Krysinski, PE - Mechanical

Michael Prozeralik, AIA, LEED AP – Architectural

Ryann Swalling, AIA, LEEP AP BD+C, CHID - Architectural

Rick Peshel – Cost Estimator

Wendy Presler, PE – Geotechnical

Chris Darrah, LG*, CPG, CPESC – Environmental/Hazmat

CONTACT:

Jeff Brace, PE 907-257-9257

COFFMAN ENGINEERS, INC.

301 W. Northern Light Blvd., Ste. 200 Anchorage. AK 99503

Revision Date Descriptio n

By Approved

A 10.04.2024 Pre-Final SNO JDB

B 11.18.2024 Final SNO JDB

Renovate Building 2272 Ι 19 November 2024

TABLE OF CONTENTS

1. INTRODUCTION

1.1. Background

1.2. Scope

1.3. Approach

1.3.1. Electrification of Standard Building Operations

2. EXISTING CONDITIONS

2.1. Site

2.1.1. Piped Utilities

2.1.2. Electrical/Telecommunications Utilities

2.1.3. Exterior Fire Protection

2.1.4. Emergency Response Vehicle Access

2.1.5. Parking

2.1.6. Site Lighting

2.1.7. Personnel Access & Accessibility

2.1.8. Existing Landscape

2.1.9. Drainage

2.2. Environmental

2.3. Geotechnical

2.4. Hazardous Materials

2.5. Architectural

2.6. Structural

2.7. Mechanical

2.7.1. Pertinent Site Visit Notes

2.7.2. Existing Conditions – Plumbing

2.7.3. Existing Conditions – Mechanical

2.8. Electrical

2.8.1. Existing Conditions – Power Distribution

2.8.2. Existing Conditions - Lighting

2.8.3. Existing Conditions – Code Issues

2.9. Telecommunications

2.9.1. Existing Telecommunications System

2.10. Fire Protection

2.10.1. Existing Conditions – Fire Alarm/ Mass Notification System (FAMNS)

2.10.2. Existing Conditions – Fire Suppression System

2.10.3. Existing Conditions – Fire Protection System Water Supply

2.10.4. Existing Conditions – Fire Hydrants

2.10.5. Fire Department Coordination

3. COURSES OF ACTION (COA)

3.1. COA #1 – Minimum Renovation for Code Compliance

3.1.1. Site

3.1.2. Geotechnical & Environmental

3.1.3. Hazardous Materials

3.1.4. Architectural

3.1.5. Structural

3.1.6. Mechanical

3.1.7. Electrical

3.1.8. Telecommunications and Security

3.1.9. Fire Protection

3.2. COA #2 – Minimum Dorm Standard

3.2.1. Site

3.2.2. Geotechnical & Environmental

3.2.3. Hazardous Materials

3.2.4. Architectural

3.2.5. Structural

3.2.6. Mechanical

3.2.7. Electrical

3.2.8. Telecommunication, CATV and Security

3.2.9. Fire Protection

3.3. COA #3 – Installation Permanent Party Dorm Standard

3.3.1. Site

3.3.2. Geotechnical & Environmental

3.3.3. Hazardous Materials

3.3.4. Architectural

3.3.5. Structural

3.3.6. Mechanical

3.3.6.6 Controls

3.3.7. Electrical

3.3.8. Telecommunications, CATV and Security Systems

3.3.9. Fire Protection

3.4. Functional Upgrade Options (“Menu” List)

3.4.1. Parking Options

3.5. Construction Cost Estimate Data

3.6. COA Cost Estimate Comparison Table

3.7. Project Programming and Planning Study

4. CONCLUSIONS AND RECOMMENDATIONS

5. CONCEPTUAL CHARRETTE REPORT SCHEDULE

LIST OF APPENDICES

APPENDIX A – FINAL CCR DRAWINGS

APPENDIX B – NEEDS LIST

APPENDIX C – CCR COST ESTIMATES

APPENDIX D – DRAFT DD1391

APPENDIX E – PROJECT PROGRAMMING & PLANNING STUDY

APPENDIX F – SIMPLIFIED ANALYSIS OF ALTERNATIVES

APPENDIX G – ASCE 41-17 TIER I SCREENING SEISMIC EVALUATION

APPENDIX H – MECHANICAL & ELECTRICAL SYSTEM LCCA

APPENDIX I – GEOTECHNICAL CONSIDERATIONS MEMORANDUM

APPENDIX J – HAZARDOUS MATERIALS ASSESSMENT

APPENDIX K – EXCAVATION DEWATERING OPERATIONS (F-35A) LETTER

APPENDIX L – RENOVATE DORM 2272 MEETING MINUTES

LIST OF FIGURES

FIGURE 1 – BUILDING 2272 EXTERIOR

FIGURE 2 – BUILDING 2272 (E) SITE PLAN

FIGURE 3 – UTILIDOR MANHOLE 343

FIGURE 4 – UTILIDOR MANHOLE 349-4

FIGURE 5 – BUILDING 2272 SOUTHERN HYDRANT ON KODIAK STREET (BEING REPAIRED)

FIGURE 6 – SOUTHEAST PARKING ENTRY FROM KODIAK AVENUE WITH GATE ACCESS

FIGURE 7 – CARS PARALLEL PARKED OUTSIDE OF PARKING AREAS ALONG DUMPSTER ACCESS

PAD

FIGURE 8– SLOPPED ACCESS TO ENTRY

FIGURE 9 – SWALE EAST OF BUILDING 2272

FIGURE 10 – LAUNDRY ROOM

FIGURE 11 – UTILITY ENTRANCE

FIGURE 12 – MECHANICAL ROOM

FIGURE 13 – MAIN DISTRIBUTION SWITCHBOARD

FIGURE 14 - 1ST FLOOR MAIN TELECOMMUNICATIONS EQUIPMENT AREA

FIGURE 15 – UTILIDOR MANHOLE 349-4 LOCATION

FIGURE 16 – CEILING FAN WITH LED LIGHT

Government Stakeholders

354th Civil Engineering Squadron (CES)

► Tanner Jacobs – Project Manager

► Jason Colquhoun – 354th CES

► Stephen Ringle – Project Programmer

► MSgt. Adam Spencer - Housing

354th Contracting Squadron (CONS)

► Darnell Holliman – Primary Contracting Officer

► SSgt. Elias Campos – Contracting Officer

Site Visit/Charrette Personnel

Coffman Engineers, Inc. (Coffman)

► Jeff Brace, PE – PM

► Spencer Osgood, PE – Site/Civil

► Eliot Jordan, PE – Fire Protection

► Phil Severs, PE – Electrical, Telecommunications

► Nicholas Krysinski, PE - Mechanical

► Joshua Crowe, PE, SE - Structural

KPB Architects (KPB)

► Mike Prozeralik, AIA, LEED AP - Architectural

► Ryann Swalling, AIA, LEED AP BD+C, CHID -

Architectural

HMS, Inc. (HMS)

► Nathan Schafer – Cost Estimating

► Rick Peshel – Cost Estimating

Shannon & Wilson (S&W)

► Wendy Presler, PE - Geotechnical

► Chris Darrah, CPG – Environmental & Hazardous Materials

Abstract:

The project team participated in a charrette meeting in August 2024 on Eielson Air Force Base (AFB), Alaska. In addition, and prior to the charrette meeting, the design team performed an initial site investigation to walk through the facility, evaluate project scope, and document existing conditions for the dormitory and surrounding infrastructure. The purpose of this report is to assess and present Courses of

Action (COA) and alternatives to assist in developing a basis of design for a future Renovate Building

2272 design/construction project. Included as part of the Renovate Building 2272 Conceptual Charrette

Report (CCR) are analysis of the presented alternatives, presentation of the COAs with conceptual plans and details, and the associated project implementation cost estimates.

FIGURE 1 – BUILDING 2272 EXTERIOR

1. INTRODUCTION

1.1. Background

Building 2272 is a hoteling facility on Eielson AFB currently being used for permanent party dormitory housing. The building is not compliant with current applicable codes and standards, including, but not limited to, Unified Facilities Criteria (UFCs) and Eielson Design Guides. The three story 79,500 SF facility built in 1992 with 175 rooms for airmen and four distinguished visitor (DV) suites shall be renovated to meet current requirements, optimize energy efficiency, and minimize maintenance for the structure moving forward. Non-compliant systems within the structure include, but are not limited to: life safety; fire protection; heating, ventilation, and cooling (HVAC); mechanical; electrical; plumbing;

structural; exterior utilities; and parking. Additionally, furnishings and finishes within the dormitory and associated rooms shall be renovated to provide increased comfort for airmen within the living space while also providing a more maintainable and energy efficient space. The dormitory also lacks accessible kitchen and dayroom space for unaccompanied airmen, which will be incorporated into the alternatives for this CCR.

1.2. Scope

The purpose of this CCR is to analyze the existing Building 2272 configuration, prepare COAs for a basis of design, and provide construction working estimates for the respective COAs. Specifically, the COAs will be configured to renovate the facility for operation as a permanent party dorm, optimize the space within Building 2272, provide a more comfortable living space for airmen, and meet applicable codes, standards, UFCs, and Eielson Design Guides while optimizing building efficiency and maintenance within each airmen’s quarters and shared spaces. The COAs developed within this CCR have been coordinated with the 354th CES, user groups, shops, and other pertinent stakeholders.

1.3. Approach

The design team conducted an initial site investigation and Charrette meeting with Eielson personnel and additional stakeholders in July and August 2024, respectively. Based on the outcome of the Charrette meeting, three COAs were identified for initial evaluation as part of the Pre-Final CCR. Multiple parking options have been developed for presentation within this CCR for project programming consideration.

The Final CCR presents the following COAs #1, #2, and #3 along with associated cost data:

► COA #1 – Minimum Renovation for Code Compliance (2-3 years)

► COA #2 – Minimum Dorm Standard (3-7 years)

► COA #3 – Installation Permanent Party Dorm Standard (30+ year)

► Functional Upgrade Parking Options

Throughout the CCR development process, the design team has coordinated with Eielson personnel and other stakeholders to incorporate required/desired renovation components and configurations for the basis of design.

1.3.1. Electrification of Standard Building Operations

The Renovate Dorm 2272 CCR project has evaluated the Electrification of Standard Building Operations

Memorandum. A Life Cycle Cost Analysis (LCCA) evaluating the mechanical and electrical systems associated with full electrification is being conducted and will be included in Appendix H. Specifically, the

LCCA evaluates the use of a 7,700 MBH steam plant with a 3,700 MBH steam to glycol heat exchanger plus a 4,000 MBH steam fired domestic water heater (Alternative 1), against electric boilers and the associated electrical upgrades needed to power them (Alternative 2). Alternative 2 includes a plate and frame heat exchanger and boiler pumps as good practice to separate the boilers from the glycol system.

Electrical upgrades include three 560 kW electric boilers that provide heat for the building glycol system, and two 560 kW electric domestic water heaters.

Building 2272 currently contains heating components that are not compliant with this memorandum, as the systems include heating and hydronic systems that currently utilize steam and condensate generated at the Eielson Power Plant.

Bullet point three of the memorandum states that buildings connected to DoD-owned non-electric powered district plant utilities, may continue to use the plant through the end of its useful life or until replacement becomes cost effective or advantageous to the Government. Bullet point number three continues on to state that exceptions to the policies outlined in the memorandum may be permitted in climate zones where all electric technologies are not currently practicable.

Building 2272, and Eielson AFB as a whole, utilize waste heat from the coal powered plant to generate steam sufficient to heat the building and basewide infrastructure. For this reason, and per discussions with 354th CES personnel at the Site Investigation and Charrette Kickoff, the installation will be pursuing an exception from the memorandum requirements. For the purposes of this CCR, Building 2272 was not considered for full electrification.

2. EXISTING CONDITIONS

Building 2272 currently provides 175 rooms for airmen with 4 distinguished visitor (DV) suites that are not utilized. The facility, intended to function as a hoteling space, is currently being used as a permanent party dorm to house surplus airmen and other personnel intended as permanent parties at Eielson AFB.

The existing facility is non-compliant with current codes, standards, UFCs, and installation design guides, while also containing aged finishes and furnishings. This section of the report describes discipline specific existing conditions as evaluated/documented during the site investigation and charrette meeting.

2.1. Site

Building 2272, located on Eielson Air Force Base, offers convenient access to essential amenities like the Commissary, Library, Community Center, Theater, BX, Yukon Club, Chapel, and Dining Hall, all within walking distance. Sharing a campus with the Gold Rush Inn (Building 2270), the building is situated within a block bordered by North Street, East Loop Road, Kodiak Street, and Central Avenue.

The two "L"-shaped buildings are diagonally positioned, creating a central parking area. Building 2272 sits on the eastern and southern facades of the complex, with sidewalks providing easy access to both buildings and nearby amenities. For outdoor enjoyment and smoking, two gazebos are located across

East Loop Road and there are two softball fields across Garrison Slough. See Figure 2 for an existing conditions plan of the facility and surrounding infrastructure.

The site components evaluated during the site investigation and subsequent charrette meeting include, but were not limited to, utility services, exterior fire protection, emergency response vehicle access, parking, site lighting, personnel access, existing vegetation, and drainage.

FIGURE 2 – BUILDING 2272 (E) SITE PLAN

There are varying deficiencies associated with the site which are discussed below.

2.1.1. Piped Utilities

Building 2272 is currently serviced by a concrete utiliduct system originating at utilidor Manhole 343. The utiliduct is approximately 250-feet long, with a service manhole 349-4 teeing to both Building 2272 and

Building 2270. The utiliduct contains the following utilities:

Manhole 343 – Manhole 349-4

► 8-inch Potable Water/Firewater

► 8-inch Sewer

► 8-inch Steam

► 3-inch Condensate

*Sizes per Transient Personnel Quarters Phase I and

Phase II As-Built drawings dated 23 AUG 1993.

Manhole 349-4 – Building 2272 Utility Pit

► 6-inch Potable Water/Firewater

► 8-inch Sewer

► 6-inch Steam

► 2.5-inch Condensate

*Sizes per Transient Personnel Quarters Phase I and

Phase II As-Built drawings dated 23 AUG 1993.

Building 2272 Interior Utilities Pit

► 6-inch Potable Water/Firewater

► 8-inch Sewer

► 4-inch Steam

► 2-inch Condensate

*Sizes as measured and documented during July site investigation.

All existing piped utilities servicing Building 2272 were determined to be adequately sized and compliant with current codes and standards.

Per the Transient Personnel Quarters Phase I and Phase II As-Built drawings dated 23 AUG 1993 and the investigated conditions within the Building 2272 mechanical room and utility pit, it is assumed that the steam and condensate piping reduce from 6-inch to 4-inch and 2.5-inch to 2-inch respectively within the existing utiliduct or at the utility pit.

Per the Transient Personnel Quarters Phase I and Phase II As-Built drawings dated 23 AUG 1993, the concrete utilidor/utiliduct and piping systems servicing Building 2272 were constructed in 1993, making them approximately 31-years old (at the time of this report). The exiting utilities appear to be in serviceable condition per limited visual inspection from the surface. The water, steam, and condensate piping were jacketed and insulated during the visual inspection from the surface, making it difficult to determine the pipe surface condition.

2.1.2. Electrical/Telecommunications Utilities

Building power is provided via a transformer located near the southeast corner of the building along

Kodiak Street. The transformer is housed within a CMU enclosure with a locked double swing gate. From

FIGURE 3 – UTILIDOR MANHOLE 343

FIGURE 4 – UTILIDOR MANHOLE 349-4

the 1994 as-built drawings, building power is then routed below grade into the Building 2272 first floor electrical room.

Power for manholes is provided from separate services located on Central Avenue.

Power to parking lot headbolt outlets directly east and west of the building, and several streetlights west of the building on East Loop Drive are fed from the previously mentioned transformer. Section 2.8 contains additional information on the existing electrical service.

Government provided GIS, the 1994 as-built drawings, and documentation from the site investigation suggests that the outside plant telecommunications service is routed from the Building 2270 main telecommunications room to the first floor electrical room in Building 2272 through a series of manholes and utilidors. Section 2.9 contains additional information on the existing telecom service.

2.1.3. Exterior Fire Protection

There are three existing fire hydrants providing coverage for Building 2272:

► South of Building 2272 on Kodiak Street

► West of Building 2272 on Central Avenue

► North of Building 2272 in the courtyard parking area

The existing fire hydrant configuration/coverage for

Building 2272 is compliant with UFC 3-600-01 section 9-

3.5.8.2. The facility has an existing fire department

connection (FDC) located at the mechanical room entrance on the west side of the north wing of the facility.

There is no fire hydrant located within 150-feet of the

FDC, making it non-compliant with UFC 3-600-01 section 9-3.5.8.4.a.

During the site investigation, the fire hydrant located on the south side of the facility along Kodiak street was removed, assumed to be under repair. Per coordination with the 354 CES PM, the fire hydrant is scoped to be replaced/reinstalled by the Utilities Shop prior to construction for this project. This will provide the required coverage per UFC 3-600-01.

2.1.4. Emergency Response Vehicle Access

East Loop Road has existing gate restricted access via

Kodiak Street (south) and North Street (north). The entrance from Kodiak Street has a narrow section at the gate entrance (approximately 18-feet) that creates challenges for two-way traffic and potentially emergency vehicle access. The road widens to 25 feet beyond the gate. The angle of the intersection with Kodiak Street and boulders along the roadway further impedes access, especially for emergency vehicles turning onto East Loop

Road from westbound Kodiak Street. Existing turning movements, lane/entrance widths, and turning radii are not compliant with UFC 3-600-01 and NFPA requirements. Additionally, the parallel parking along the east side of East Loop Road, described in Section 2.1.5 below, encroaches into the NFPA required 20-foot wide emergency response vehicle access lane.

FIGURE 5 – BUILDING 2272 SOUTHERN HYDRANT ON

KODIAK STREET (BEING REPAIRED)

FIGURE 6 – SOUTHEAST PARKING ENTRY FROM KODIAK

AVENUE WITH GATE ACCESS

2.1.5. Parking

Building 2722 has a continuous string of (35) parking spaces that abuts the building along East Loop Road.

There is one accessible parking space outside of the main entrance. At the northern extents of this row of parking are (4) reserved spaces for the facility. These spaces are reserved for the Juneau, Ketchikan, Talkeetna and Kodiak Suites respectively. Improvised parallel parking within the parking lot along the east side of the 20-foot wide East Loop Road is constraining the vehicular travelway, restricting refuse-pickup, and emergency vehicle turning movements. Along the west side of the north wing of Building 2272, (21) parking spaces border the building. Opposite of these parking spaces is an additional (16) parking spaces shared between Building 2272 and Building 2270. Building 2272 is currently experiencing a substantial parking deficiency. While the building provides 72 dedicated parking spaces, the realized allotment surpasses the existing parking capacity. According to UFC 3-201-

01 best-practices for non-organizational vehicles (table below), the building needs a total of 123 parking spaces which results in a deficit of 51 parking stalls.

The Gold Rush Inn, located in Building 2270, features a total of approximately 207 guest rooms. To support operational needs and ensure adequate accommodation for vehicles, the inn needs 145 parking spaces per UFC 3-201-01. The current parking layout for the building includes 81 spaces. This facility shares its site and some of its parking with Building 2272, which contributes to the overall shortfall of available parking.

When considering the combined parking requirements of both buildings, the total number of parking spaces recommended by Unified Facilities Criteria (UFC) is 268, well above the current total on-site parking of 153 spaces. There are no nearby parking facilities or on-street parking to supplement the campus’s deficient parking. Additional parking would improve the site functionality by enhancing accessibility, convenience, and overall user needs.

Facility Number of Parking Spaces

Dormitories, BEQ, Enlisted Unaccompanied Personnel Housing

70% of Design Capacity

2.1.6. Site Lighting

Eielson’s location in Central Alaska means Building 2272 requires adequate site lighting throughout much of the year for users to navigate to other locations safely. The extended periods of darkness and extreme weather conditions inherent to this region necessitate careful consideration of lighting implementation.

Expanding parking may cause additional lighting needs alongside comprehensive lighting design and installation while complying with to UFC 3-530-01 and Installation Facilities Standards (IFS). Increased lighting requirements may include solutions to update fixtures, such as pole-mounted, wall-mounted, and bollard options, to meet specific needs and maintain a cohesive aesthetic. By utilizing energy-efficient technologies and tailoring lighting solutions to the specific needs of subarctic environments, organizations can mitigate risks, optimize resource utilization, and foster a safe and productive work environment.

FIGURE 7 – CARS PARALLEL PARKED OUTSIDE OF

PARKING AREAS ALONG DUMPSTER ACCESS PAD

2.1.7. Personnel Access & Accessibility

Building 2272's placement within Eielson AFB ensures its integration into the base's established pedestrian network.

The sidewalks surrounding the building provide pathways for personnel to navigate between various facilities and amenities on the base. This connectivity enhances the overall accessibility and efficiency of Eielson AFB, making it easier for individuals to move around and conduct their daily activities. Personnel access to Building 2272 is via concrete sidewalks that circulate around the dormitory.

The sidewalks lead to doorway entrances located at the main entry at the southeast end of the building, the interior area opposite the main entry, and each end of the “L

Shaped” wings of the building. The main walks around the building are approximately 6-feet in width and the secondary walks, those accessing the building from the primary walks are approximately 4-feet in width.

The slopes of the walkways leading to the building do comply with ABA accessibility standards per Table

405.2 for existing ramps (1:10 to 1:12).

► Note: The ramp accessing the main entrance on the southeast corner and the ramp accessing the entrance on the north end of the north wing do not meet ABA requirements for new ramps (1:12).

No handrails are provided for the existing ramps on site. Per 405.8 Handrails within the ABA accessibility standards, handrails shall be provided for ramps with rises greater than 6-inches, which includes the

Building 2272 ramps. Handrails shall be provided for the southeast corner and north wing ramps.

It is proposed to conduct a design survey as part of any future design project. This survey will provide precise measurements and allow for a thorough evaluation of compliance with ABA requirements.

2.1.8. Existing Landscape

Eielson is surrounded by vast boreal forests, primarily composed of evergreens such as spruce, and deciduous trees like birch trees. The Eielson (IFS) assists in implementing a similar landscape within the base. Building 2272 has these trees in various locations around the facility. Much of the landscape consists of turf and protective boulders that prevent vehicular encroachment to the building. More can be done to implement the IFS strategies and expanding the parking could be the opportunity to address these challenges. Areas of opportunity include implementing spaces that serve as buffers between urban and natural environments, create a visually appealing and environmentally sustainable landscape, prioritize trees and plant a diverse mix of deciduous and evergreen species, integrate appropriate landscaping elements into parking areas to visually soften the appearance.

2.1.9. Drainage

Drainage for Building 2272 is predominantly sheet flow directed east toward Garrison Slough. Garrison Slough is a slow moving body of water spanning the entire installation routed south to north where it discharges into

Moose Creek. An existing swale collects stormwater on the east side of the facility and discharges into the slough.

A swale and culvert system collects stormwater within the paved extents of the courtyard area and discharges into

FIGURE 9 – SWALE EAST OF BUILDING 2272

FIGURE 8– SLOPPED ACCESS TO ENTRY

the slough. The southwest corner of the facility sheet flows west toward Central Avenue.

Existing drainage patterns result in temporary ponding of the grassy area north of the western wing of

Building 2272 during and after storm events. This ponding location is where the existing utiliduct/utilidor is routed. Standing water was observed during the site investigation in July 2024.

Overall, during the site investigation, site drainage appeared to be adequate with sheet flow paths as well as swales/culverts actively draining the site to Garrison Slough. The site investigation (31 July 2024) was conducted after intermittent storm events between 25 July 2024 and 31 July 2024, with a total of approximately 1.45-inches (National Weather Service – Fairbanks, AK) of water accumulated over the 7-day period.

2.2. Environmental

The project site is located within the PFAS Source Area SS302P with the optional parking area east of the facility located within the PFAS Source Area 200-foot Buffer per the 2022 Eielson ERP Atlas. The following controls are required for the area:

► Base Administrative Controls o Any activity that may result in the disturbance of soil requires approval by Installation

Management (CEIE). Complete Base Civil Engineering Work Clearance (Form 103) and obtain approval prior to any work at the site.

► Soil and Groundwater Controls o Any activity that may result in access to contaminated groundwater or affect the movement of contaminated groundwater requires approval by Environmental Flight (CEIE).

o Any activity that may result in the disturbance of any remedial action requires approval by

CEIE.

o Any activity that may result in exposure to or removal of contaminated soil requires approval by CEIE. In the event that contaminated soil or groundwater is removed from the source area, it will be disposed of or treated in accordance with applicable state and federal regulations.

For the purposes of this Pre-Final CCR, it was assumed that the hill east of the facility as well as any soil proposed to be displaced by the pavement structural section will be PFAS contaminated requiring controls as indicated in the 2022 Eielson ERP Atlas. See Appendix C for additional information on cost.

2.3. Geotechnical

A site-specific geotechnical investigation was not completed as part of the CCR process. A Geotechnical

Considerations Memorandum was prepared by Shannon & Wilson Inc. to supplement geotechnical information for the CCR process. The memorandum is based on experience with nearby projects and local knowledge of geology/seismicity in the region. See Appendix I for the Geotechnical Considerations

Memorandum.

2.4. Hazardous Materials

A hazardous materials survey was conducted as part of the CCR process. The Hazardous Materials

Assessment is included in Appendix J.

2.5. Architectural

The building has three stories above ground level with no basement. The floor layouts provide identical single occupancy sleeping rooms with a private bathroom on either side of a central corridor. The private rooms enter from the corridor with double loaded closet to the side, which leads into the bathroom

(lavatory, toilet, and bathtub/shower). Passing the closet, the room opens to the sleeping area. The first floor has four distinguished visitor suites at the plan north. Each is the size of two private sleeping rooms, with one entry from the corridor into each suite. These suites provide a living area with small kitchenette, and an adjoining bedroom with in-suite private bathroom (lavatory, toilet, and bathtub/shower). Upon entry to the suite is an open plan living area with the kitchenette tucked into the corner. The kitchenette includes 5’-0” of base and wall casework with a laminate countertop. A small sink is provided as well as a small apartment sized refrigerator/freezer. A door next to the kitchenette leads to the bedroom. The bathroom is immediately behind the kitchenette to share a plumbing wall, with the door on the opposite wall. Past the bathroom, along the main corridor wall, is a closet with sliding doors. There are two private rooms labeled by room signage as accessible rooms on the first floor. These were occupied rooms during the site visit and were not observed for ABA compliance.

Each floor also includes a dayroom, laundry, housekeeping, mechanical, and electrical rooms. The third floor has a small restroom with toilet and lavatory carved out of the housekeeping room, with access direct from the corridor. The mechanical room on the first floor is accessed from the exterior and the mechanical rooms on the upper floors are accessed from the interior corridor. The second-floor mechanical room is currently underutilized and contains large ducting between floors and a wall mounted utility faucet without a floor drain. The third-floor mechanical room serves as the building’s fan room with louvers in the exterior wall. These three rooms stack on each floor and have the electrical rooms adjacent to the plan south.

The building is served by the original elevator with an equipment room located adjacent on the first floor. The elevator is due for a full finishes renovation at minimum, though a full replacement is warranted.

As the building was built and has been operated primarily as lodging, there are various amenities missing that would typically be provided within a permanent party dormitory. These items include large storage rooms with a cage for each resident, cooking facilities (common or within resident suites), and mailboxes.

This building has none of these spaces and the closets within the private sleeping rooms are inadequate to be the sole storage available to residents. The closets are too small to store a reduced seasonal wardrobe with both personal and uniform items.

The following building elements are identified as in need of repair by replacement: ceiling finishes, floor finishes, exterior finishes, wall finishes, plumbing fixtures, windows, cabinets, countertops, ceiling fans, and doorways. Carpeting in the building is an issue regarding maintenance. It requires regular vacuuming and is difficult to clean. Carpeting is also more susceptible to water damage, stains, and odors.

During the site visit, it was indicated that it gets excessively hot inside the building during the summer months. Nearly half of the windows were observed from the exterior to have either a box fan or a portable

A/C unit installed. Existing exterior walls have inadequate thermal insulation and are in need of enhancement to mitigate the issue. The stair railings were found to be non-compliant with current codes, having less than 42-inch-high guardrails and using top of guardrails as handrails. The two primary entrance doors do not have overhead canopies. The other exit doors have canopies above.

The facility has a combination of low-slope membrane and high-sloped standing seem metal roofs. The low-slope roofs are at the building’s corner at the main entrance and were replaced summer of 2024.

The standing seam metal roofing extends out each wing, over the sleeping rooms. From records found, the standing seam roofing is out of warranty period and due for replacement. Per as-built drawings, the standing seam metal roofing is over 4.5 inches of rigid insulation, providing an initial value of R22.5.

This is well under the current code requirement of R35 minimum for insulation above a roof deck and well under the Eielson preference of R45 for new roofs on existing buildings. A roof leak was observed during the site visit in the electrical room on the third floor. It was undetermined if it was due to exposure from the ongoing roof replacement project and would be resolved upon the completion of the work or if it is from the standing seam roofing. The relative location was determined to be at the transition between the two roofing types.

The facility is being equipped with all new furniture in the existing sleeping rooms, distinguished visitor rooms, and dayrooms in November 2024. It is planned that all of this furniture is to be stored and reused in this facility after the completion of the renovation.

2.6. Structural

Building 2272 is a 3-story above grade structure with no basement. The structural gravity support system is comprised of 4-inch composite metal and concrete deck supported on open-web steel joists and steel beams on steel columns. The lateral force resisting system consists of two types: precast concrete tilt-up shear walls and concentric steel braced frames. The steel braced frames are transverse to the building wings, providing lateral support across the width of the structure. The precast concrete tilt-up panels form the exterior walls of the building, providing lateral support primarily along the length of the structure. The foundations are reinforced concrete spread footings under columns and continuous concrete footings under walls. Spread footings that support braced bay columns are tied together with grade beams.

An ASCE41-17 Tier I Screening has been performed as part of the scope of work for this CCR. Refer to

Appendix G for Tier 1 report and calculations. The screening identified several non-compliant items. A non-compliant item does not necessarily mean that a structural deficiency exists, but it does identify the item for additional review and analysis using Tier 2 or Tier 3 procedures. Tier 2 or Tier 3 evaluation is not included within the scope of this CCR but should be conducted during the request for proposal (RFP) development or completed during the retrofit design. The potential deficiencies identified primarily relate to the steel braced frames and associated connections to beams and columns. Non-structural components were evaluated as part of the ASCE 41 screening with no deficiencies identified.

Soils investigation for the building site was not conducted. Based on soil reports for other facilities on base, geological conditions throughout the installation include the potential for liquefaction in soil layers

10 to 50 feet below ground surface. Common remediation methods for liquefaction typically involve improvements to the soils such as deep dynamic compaction. For existing buildings such as Building

2272, liquefaction remediation will likely be limited to drilling and permeation grouting with cementitious grout or polyurethane foam. Other mitigation methods are not practical for existing buildings as they likely will cause building settlement or damage to adjacent buildings. Preliminary recommendations and assumptions made for the soil remediation costs are described in Section 3.3.5 below.

2.7. Mechanical

2.7.1. Pertinent Site Visit Notes

Existing conditions were documented during the site visit to the building. The walk through confirmed the record drawings reflect the current equipment and system configurations. Follow-up meetings with representatives from the Base HVAC Shop verified these observations, and resulted in the following notes from shop staff as follows:

► The domestic water heater is near its end of life and has required additional maintenance recently. Requested a new

Aerco water heater.

► A new condensate receiver was on a pallet in the mechanical room and was scheduled for installation. Depending on renovation options, this should be considered for continued use.

► The main air handler on the third floor has thick coils that do not have space to adequately clean, anecdotal evidence suggests that they are clogged and not allowing much flow through. There are other units on base of the same manufacturer that have been retrofitted (heat recovery coil cut out and bypassed) in order to solve the airflow restrictions.

► The supply and return duct main access panels in the third floor mechanical room were opened and inspected, and appeared relatively clean and in good condition.

► Laundry exhaust is manifolded to the adjacent exterior wall. The exterior hoods were damaged from falling ice. A request was made for stacked commercial laundry units to be considered.

► Interior plumbing leaks in the corridors were mainly due to cracked cast iron rain leaders, which are being replaced a few feet at a time in the areas with leaks with ABS pipe.

► Plumbing fixture connections and inaccessible plumbing walls are a current leak source.

► Sanitary waste drains in the room suites are often clogged. In general the plumbing mains have not been problematic according to maintenance staff.

► The plumbing shop requested isolation valves at the room level.

► Shower mixing valves require a high rate of replacement.

There was discussion on whether there could be a system pressure or temperature reason for this.

► Gate valves in the mechanical room had significant galvanic corrosion where dissimilar metals at repairs locations and pipe supports.

► Steam PRVs and condensate station are currently being replaced.

FIGURE 10 – LAUNDRY ROOM

FIGURE 11 – UTILITY ENTRANCE

2.7.2. Existing Conditions – Plumbing

The domestic water service enters the building via concrete utiliduct. Domestic hot water is provided by a 2460 GPH steam-fired water heater in the mechanical room, and a 200 gallon storage tank. The water heater is in poor condition and requires frequent maintenance. Toilets are flush tank style. Fixtures appear to be functional, but shower valves and miscellaneous leaks were noted by facilities staff.

2.7.3. Existing Conditions – Mechanical

The building is heated with a 3700 MBH steam to glycol heat exchanger and glycol circulation system.

The hydronic heating system serves baseboard, unit heaters, and the air handler coils. Ventilation is provided by a single 16,225 CFM Trane Modular

Climate Changer air handler located in a mechanical room on the third floor. This air handler is original, and contains an air-to-air heat recovery coil which was reported to be clogged and unserviceable. The current systems do not include mechanical cooling.

Bathroom exhaust grilles are ducted to a common exhaust fan in the air handler.

Three stacked laundry rooms are located along an exterior wall with five pairs of washers and dryers each. Makeup air for the dryers should be accounted for in the new ventilation design to ensure pressurization of the building can be properly provided.

Building control systems are local and there is no Direct Digital Control system in place.

All mechanical systems and equipment appear original, with the exceptions of steam components that have been replaced in the mechanical room. Equipment is in functional condition but generally at or past the expected useful life.

FIGURE 12 – MECHANICAL ROOM

2.8. Electrical

2.8.1. Existing Conditions – Power Distribution

The dormitory is fed via a 500kVA pad mount utility transformer located on the south side of building 2272 and provides power to the building via an underground service lateral to the first floor electrical room. The utility transformer also provides power to the parking lot headbolt outlets by the building, and streetlights east of the building on East Loop Drive. The headbolt system consists of panelboards on the lawns east and west of the building serving their respective parking spaces. The 1994 as-built drawings show a maximum headbolt outlet system capacity of 200A, powered from a separate 208/120V, 3 phase service tapped off the utility transformer.

The building electrical distribution system consists of a 208/120V, 1200A, 3-phase, 4-wire main distribution switchboard in the first floor electrical room, and panelboards located in the first, second and third floor electrical rooms, as well as panelboards located in the hallways of every floor. All the panelboards, and the switchboard, appear to be from the 1994 renovation, are Square D brand, and are in good condition, though 30 years old. The main distribution switchboard has two sections, a service disconnect section with a 1200A thermal-magnetic circuit breaker, and a

1200A QED switchboard section with seven empty 3-pole circuit breaker spaces and two spare 3-pole circuit breakers.

The electrical service meter is located in the first floor electrical room and is the current Base standard

Nexus 1262 model. The first floor electrical room also contains a 200A manual transfer switch connected to a portable generator connection and local disconnect on the exterior of the building. This standby power transfer switch system powers one panelboard each in the first, second and third floor electrical rooms. These standby panelboards serve hallway and emergency lighting, the fire alarm system, elevator controls, and selected HVAC loads necessary to maintain building heating.

A spot check of the dorm room panelboards indicates that each dorm room has two dedicated 120V, 20A branch circuits for receptacle loads. Lighting loads for multiple dorm rooms share a common 120V, 20A branch circuit breaker.

The Base electrical shop reported that electrical issues at the facility are infrequent. However, the panelboards in the hallways serving dorm room loads are not locked and therefore may be reset by the tenants if problems occur.

The condition of the building grounding electrode system is unknown. The building does not have a lightning protection system installed. It’s unlikely that the building meets the PACAF requirements for a lightning protection system.

2.8.2. Existing Conditions - Lighting

Exterior building mounted HPS (high pressure sodium) lights are located at all exterior door locations.

The lights appear to be in poor condition, provide low light output, and are not efficient.

Interior lighting is older style fluorescent light fixtures. The fluorescent lamps in the light fixtures are a combination of T-8, T-12, and CFL (compact fluorescent light). The light fixtures are in poor condition, and not efficient compared to current LED light fixtures available today. Several lights were not functional and lighting levels were low in several spaces. The only spaces with occupancy sensors for lighting

FIGURE 13 – MAIN DISTRIBUTION

SWITCHBOARD

control were the laundry rooms. It appeared that lights were running continuously in numerous locations due to lack of proper lighting control.

The dorm rooms have combination ceiling fan/lighting units.

Emergency lighting for the building is provided via battery backed ballasts integral to the light fixtures and from bug eye style battery backed up units. Several were noted to have dead batteries which compromises the emergency egress lighting.

The exit signs are LED type and include local battery backup. The signs are functioning properly and appear to be in good condition. The signs are located in the correct code required locations. However, there are both red and green signs present in the facility. The standard for exit sign color for Eielson is green.

2.8.3. Existing Conditions – Code Issues

The following items were observed on site which do not meet current code requirements:

► There are no combination arc fault circuit interrupter (CAFCI) circuit breakers for protection in the panelboards serving dorm room circuits. This is required per NEC 210.12.

► The headbolt outlets lack ground fault circuit interrupter (GFCI) protection.

► It’s believed the bathroom branch circuits are shared with general dorm room loads, which is not allowed per NEC 210.11(C)(3).

► The laundry room washer and dryer circuits are not ground fault circuit interrupter (GFCI) protected, which is not allowed per NEC 210.8(A).

► The main distribution switchboard and panelboards lack available fault current labels, as required by NEC.

2.9. Telecommunications

2.9.1. Existing Telecommunications System

The existing outside plant copper and fiber telecommunications services are routed underground from Building 2270 into the first floor electrical room. The fiber service (12 strand single-mode outside plant cable) is terminated in a splice cabinet in the first floor electrical room and serves the electrical utility meter.

The first, second and third floor electrical rooms are divided into electrical and telecommunications halves, with a seismic joint running down the middle of each electrical room.

The copper service (400 pair twisted wire telephone cabling) lands directly on punchdown blocks in the first floor electrical room, and then cross-connects to other punchdown blocks serving telephone outlets on the first floor, and the second and third floor electrical rooms via backbone cables.

The second and third floor electrical rooms have punchdown blocks for telephone service distribution to outlets on that floor.

Commercial CATV vendor equipment and cabling is located in the first, second and third floor electrical rooms, on the telecommunication halves of the rooms. The commercial CATV equipment is separated from the Government telecommunications system, with CATV cabling run in dedicated raceway.

Each dorm room has one telephone outlet with two jacks, and one type F CATV outlet.

FIGURE 14 - 1ST FLOOR MAIN

TELECOMMUNICATIONS EQUIPMENT AREA

A CCTV security camera system is installed on the exterior of the building, covering the main entrances.

It’s unknown if this system is operational.

The building does not have an access control system.

An intrusion detection system was not observed during the site visit.

2.10. Fire Protection

2.10.1. Existing Conditions – Fire Alarm/ Mass Notification System (FAMNS)

Building 2272 has an addressable Monaco fire alarm system, manual pull stations, horn/strobe, and bell/strobe notification. There is an existing, separate Wheelock mass notification system and it is not connected to the wide area mass notification system for the base. The current fire alarm panel consists of a Monaco M-2 fire alarm panel mounted in a Simplex cabinet. The Eielson Alarm Shop participated in the Charrette meeting and indicated that the original Simplex panel had failed and was emergency repaired to the current hybrid configuration. The current FAMNS system is not compliant with NFPA 72 or UFC requirements. The 354th Civil Engineering Squadron has informed the A-E team that AFCEC requires fire protection and life safety items to be upgraded to current standard when remodeling facilities.

The FAMNS shall be replaced with a current UFC compliant system and connected to the wide area mass notification system on the base. Due to the nature of the emergency repair the fire alarm system should be replaced in any course of action selected.

2.10.2. Existing Conditions – Fire Suppression System

The building currently has an automatic sprinkler system, which is compliant with UFC 3-600-01. The sprinkler system shall be maintained in any course of action in accordance with current UFC standards.

2.10.3. Existing Conditions – Fire Protection System Water Supply

The building is served by a 6” water service line. This size is currently sufficient to serve the existing sprinkler system.

2.10.4. Existing Conditions – Fire Hydrants

There are three fire hydrants located around the building, with all points of the building covered by the

UFC requirement of 350 feet. See the Section 2.1.3 Exterior Fire Protection of this report for additional information. There is not a fire hydrant within 150 feet of the fire department connection.

2.10.5. Fire Department Coordination

As the design progresses the selected design team is to coordinate with the Eielson Fire Department for life safety, fire alarm and fire sprinkler requirements.

3. COURSES OF ACTION (COA)

3.1. COA #1 – Minimum Renovation for Code Compliance

COA #1 consists of the minimum renovation items required to bring the facility up to current codes, standards, UFCs, and Eielson Design Guides.

3.1.1. Site

3.1.1.1. Exterior Fire Protection

To meet UFC 3-600-01 paragraph 9-3.5.7 & 9-3.5.8 requirements a new hydrant shall be installed within the courtyard area. The hydrant shall be installed within a concrete fire hydrant duct connected to the existing utiliduct between Manhole 349-4 and the manhole servicing Building 2270. The hydrant shall be installed within 150-feet of the existing fire department connection and adjacent to the existing paved parking area. See the

Conceptual Drawings in Appendix A for additional information.

3.1.1.2. Emergency Response Vehicle Access

COA #1 will demolish the narrow and acute entry into East

Loop Road and remove the existing entry gate. Access from the East Loop Road entry point shall be widened to 24-feet with an increased entry radius of 28-feet to improve accessibility for emergency vehicles. Existing boulders will be replaced as required behind the new curb. These improvements will bring the facility into compliance with UFC 3-600-01 and NFPA requirements. “No Parking” signs shall be installed along the eastern landscaped edge of East Loop Road where residents currently parallel park and encroach on the emergency vehicle access lane.

3.1.1.3. Personnel Access & Accessibility

COA #1 will retain personnel access routes and accessibility in its existing condition. A survey which provides precise grade measurements will allow for a thorough evaluation of compliance with ABA requirements.

3.1.1.4. Parking

Parking additions are not being considered for COA #1.

The parking improvements associated with COA #1 include restriping of existing parking associated with

Building 2272, the “No Parking” signage discussed in Section 3.1.1.2, and the addition of accessible parking spaces within the parking area east of the facility for compliance with ABA requirements.

3.1.2. Geotechnical & Environmental

A geotechnical investigation with associated recommendations or environmental findings was not scoped for this project. A Geotechnical Considerations Memorandum is included in Appendix I.

3.1.3.