Appendix_K_-_Project_Scoping_Assessment_-_Narrative_Example.pdf

1.0 EXECUTIVE SUMMARY

The vendor completed this project scoping assessment to provide the NPS with necessary information to input the identified project into PMIS. Note that the intent of this report is to allow NPS to copy-paste the entire narrative from the following sections into PMIS: (2.0) Project Description; (3.0) Justification;

(5.0) Measurable Results; (6.0) Scope of Benefits; and (8.0) Consequences of Failure to Act. The additional sections in this report provide supplemental and supporting information. Supporting work orders will be provided separately to be uploaded by NPS into FMSS.

This assessment was completed in coordination with SAFR park staff, NPS Pacific West Region staff, and the vendor. Representatives from each of these groups met at the San Francisco Maritime Museum to perform the site assessment between February 11-15, 2019.

The Maritime Museum Building (otherwise known as the Sala Burton Building) was originally constructed by the Works Progress Administration (WPA) between 1936 and 1938. The building currently functions as the main facility for providing the visiting public exposure to San Francisco Maritime National Historical Park’s extensive maritime exhibits. Likewise, the adjacent landscape, Aquatic Park, was constructed by the WPA between 1935 and 1939 and currently provides a variety of recreational experiences for park visitors. Both the Museum Building and Aquatic Park have been designed as contributing features to a National Historic Landmark (NHL). The other landscape area associated with this project, Victorian Park, is situated east of the Maritime Museum Building, and while not included as part of the NHL District, is still a primary feature of the park, providing various recreational opportunities.

The objective of this PSA was to identify deferred maintenance, code compliance and programmatic issues associated with the Museum Building and adjacent landscapes. Given the age of the Museum, it is not surprising that there were several issues that have been identified in all three categories of need.

Through discussions with NPS, review of previous studies, and visual observations, the vendor has identified a project to complete a full rehabilitation, renovation, and upgrade of Maritime Museum Building and surrounding landscapes at San Francisco Maritime National Historic Park. The total conceptual project has been estimated to have a NET Cost of Construction of $31,209,571.

2.0 PROJECT DESCRIPTION

This project will rehabilitate the Maritime Museum and adjacent landscapes. The goal is to address deferred maintenance, code compliance and programmatic deficiencies that exist within these locations. Of concern is the need for structural strengthening of the Museum Building to ensure that the building is safe during a seismic event. The project will replace outdated electrical, mechanical, fire alarm, fire suppression, environmental controls and building security systems. The exterior including the roof will be repaired to prevent water intrusion, increase energy efficiency and enhance security. Install water tight doors and windows on the north side of the lower level. Finally, the project will address issues associated with programmatic functions within the building to address operational and administrative space requirements. The project will also address any long-standing deferred maintenance and accessibility issues associated with the adjacent Aquatic Park and Victorian Park.

3.0 JUSTIFICATION

The Maritime Museum serves as the principal exhibit facility and provides for essential experiences for visitors to San Francisco Maritime National Historic Park. It was built as part of the Works Progress Administration (WPA) efforts. The park was obtained by the National Park Service in 1978. Aquatic Park, including the Maritime Museum, was listed on the National Register of Historic Places in 1981 and both are contributors to the National Historic Landmark designation. Given its age, the building lacks the structural components necessary to comply with current seismic code. Park and the visiting public are at risk due to the likelihood of a of total collapse in the event of an earthquake.

The electrical, mechanical, fire alarm and suppressions systems, building security are all outdated, subject to failure and in need of replacement. This project is urgent due to the structural condition of the facility as well as the lack of compliance with fire code, causing a threat to its occupants and the valuable contents within the building.

Similarly, Aquatic and Victorian Parks are showing the signs of age and wear. The historic features of Aquatic Park, the East and West Round Houses and the East and West Speaker Towers all show significant deterioration and need immediate repairs. Site lighting, important for security of visitors and public walking through the park, is also outdated, subject to failure, and need to be replaced with more efficient and reliable lighting. The installation of a storm water collection system as an irrigation source and the rehabilitation of the irrigation system will provide an opportunity to reduce costs for using treated water and provides an environment-friendly solution to storm water management.

4.0 SCOPE OF WORK

The anticipated scope of work for this project is broken down by location and further by individual systems as follows:

Maritime Museum Building

Foundations/Structure/Seismic

• Add shear walls at the lowest level to add seismic strength transverse to the building

• Wrap existing lowest level columns with fiber reinforced polymer

• Wrap existing upper level columns with fiber reinforced polymer

Program/Interiors/Accessibility The challenges with this structure are focused on egress. There are multiple floors connected with open stairwells. Based on restrictions from current code, this means that the uppermost exhibit space cannot be open to the public.

• To comply with structural fire code, close off open stairwells by providing an enclosure at bottom level and provide a dedicated egress path.

• Rearrange lower level spaces to make better use for conservation labs, offices and storage.

• Renovate all restrooms to be accessible. Add new toilets, toilet partitions and sinks with counters.

• Address any accessibility issues associated with the project scope to include parking, entry ramps, information desks and signage.

• Improve floor finishes by adding carpeting in office spaces, ceramic tile in restrooms, and painted concrete in corridors and storage rooms.

• Upgrade elevators to address accessibility issues including cab, hoist and controls

• Remediate any hazardous materials discovered during the project execution.

• Provide for temporary storage for museum exhibits during construction.

• Provide for temporary office space for staff during construction

Building Exterior and Envelope

• Replace second and third level membrane roofs (untiled sections)

• Remove existing roof tiles, repair damage to existing roof membrane, and replace tile at tiled roof coverings on second and third floors.

• Remove and replace metal roof at south entry awning.

• Repair structure, remove and replace roof at north entry awning.

• Repair concrete and limestone cap at parapets and railing bases at exterior roof deck levels.

• Remove and replace windows, doors, and louvers with ones that can be closed water tight on first (lowest) level to match original. Replace sills on third floor external doors to address water ingress.

• Install boundary wall on buried roof periphery and repair existing irrigation system. Repair roof membrane where damaged from exposure. Repair leaks in existing skylights.

Mechanical/Plumbing/Fire Protection

• Remove steam systems and piping and clean up mechanical rooms.

• Install new ventilation air handlers in existing mechanical rooms.

• Clean ductwork, replace exterior louvers, and replace exhaust fans.

• Install new variable refrigerant flow (VRF) HVAC systems. Utilize existing chase for piping and seal chase openings between floors.

• Install new building controls, temperature and relative humidity (RH) monitoring. Install central monitoring system (park-wide).

• Install new ventilation systems for lab areas.

• Install new plumbing fixtures for remodeled areas.

• Install new water, waste, and vent piping.

• Install backflow prevention device on building storm water line.

• Install new water-based pre-action and chemical based fire suppressions system for museum area.

Electrical/Security/Communications

• Replace existing services with one 1,000A, 480V service. Install new wiring throughout.

• Install new 200-kW lighting inverter for egress lighting.

• Install new lighting and controls on first floor. Retrofit historic fixtures on other floors.

• Install new exterior lighting on roof terraces and perimeter.

• Install new security system throughout.

• Access controls (e.g. PIV card access, key pads, etc.)

• Intrusion detection (e.g. motion detectors, glass break, door contacts, etc.)

• Monitoring (CCTV, central monitoring station)

• Install new network connections (physical and wireless).

• Install new digital, addressable fire alarm system.

Aquatic and Victorian Parks

Site/Exterior

• Replace grates around trees by Hyde Street cable car turn.

• Replace benches both sides of museum.

• Reset granite cobbles in maritime garden to improve appearance.

• Add 4'x4' concrete pads in several areas adjacent to benches to accommodate wheelchairs.

• Repair/replace damaged retaining walls

• Replace planter curbs in maritime garden.

• Repair/replace damaged landscape vegetation including grass, plants, bushes and trees.

• Stabilize East and West Speaker Towers using micro piles.

• Replace embedded bleacher railings at bleachers.

• Replace concrete, terrazzo, and asphalt sidewalks at Beach Street (south side of museum).

Include new granite curbs and drop curbs Beach Street.

• Install curbs and drop curbs, replace existing asphalt west of turning circle with concrete at

Jefferson Street turning circle. Provide bollards to create intuitive understanding of walk areas versus drive areas.

Mechanical/Plumbing/Electrical/Communications

• Install new heat and exhaust for round house restrooms.

• Install new water and waste services to round houses.

• Install new deck drainage for round houses.

• Install new 2000-gallon rainwater storage for irrigation reuse. Pipe to new irrigation at lawns and landscaping.

• Install new plaza storm drainage and piping.

• Install new power and lighting to existing gazebo (relocate from trolley shack).

• Replace lighting heads on existing gas lamp site pole fixtures.

• Replace damaged light poles to match existing and re-feed City-powered fixtures.

• Install new electrical, public address and IT accommodations to speaker towers and round houses.

5.0 MEASURABLE RESULTS

Completion of this project will provide for the rehabilitation of a National Historic Landmark. Seismic retrofits are necessary to meet current codes and as a result, will be structurally sound in the event of a seismic event. In the occurrence of an earthquake, NPS staff, park partners, and visitors will be protected along with the nationally significant museum exhibits and murals. The updated electrical, mechanical, fire detection and suppression and environmental systems will provide for the protection of irreplaceable museum exhibit collections as well as provide for the health and comfort of the building occupants. Accessibility throughout the building will be improved. Finally, park programmatic functions will be improved as the project will address issues related to park functions that are housed within the building to include museum exhibits, conservation activities, administrative and storage space requirements.

Rehabilitation and preservation of the Aquatic and Victorian parks will protect historic features that contribute to the National Historic Landmark, such as the East and West Round Houses, and the East and West Speaker Towers.

6.0 SCOPE OF BENEFITS

This project aligns with San Francisco Maritime’s General Management Plan of 1997 as well as the Foundation Document of 2016-2021 by addressing seismic safety requirements, focusing on the reduction of the backlog of deferred maintenance. This project also addresses accessibility, safety and security requirements, and provides appropriate environmental conditions and equipment for the health and well-being of the building occupants and contents.

For the adjacent landscapes, Aquatic and Victorian Parks, the project will improve accessibility across the site and rehabilitate and transform the two historic convenience/concession facilities suitable for future public use. It will also mitigate and stabilize the deteriorating conditions on two speaker towers and act on long delayed landscape maintenance.

7.0 INVESTMENT STRATEGY (NPS FUNCTION)

Investment strategy should be determined by NPS. This section remains as a reminder for NPS personnel to complete a description of investment strategy in PMIS.

8.0 CONSEQUENCES OF FAILURE TO ACT

Failure to address the structural modifications to the Maritime Museum Building and upgrade it in compliance with current seismic code, could result in disastrous consequences in the event of a major seismic event. In such a case, it is highly likely that the building may collapse presenting a very real danger to the building occupants to include park staff and visitors. Fatalities and major injuries as well as entrapment could be the result of the building collapsing. Not only does a threat to the health and well-being of the building occupants exist should the building fail, but it would also constitute a loss to a piece of a National Historic Landmark District as well as all the historic murals and irreplaceable museum exhibits.

Continued neglect to address the deferred maintenance and code compliance issues associated with Aquatic and Victorian Parks will lead to the continued deterioration of historically significant attributes of the National Historic Landscape and the degradation of the experience to the park’s visitors.

9.0 IDENTIFICATION OF RECOMMENDED STUDIES/ACTIONS

It is expected that the following studies or actions will be required prior to the start of this project or will be incorporated in the project. However, the scope and cost of compliance is not included as part of this

PSA.

• Geotechnical exploration and report – included in cost estimate

• Destructive and non-destructive testing of the building to determine existing conditions – included in cost estimate

• Structural evaluation based on the site investigations and available material – included in cost estimate

• Hazardous materials study – included in cost estimate

• Recommend confirmation of space programming requirement during design development phase – not included in cost estimate.

• Compliance with section 106 of the National Historic Preservation Act – not included in cost estimate

• NEPA compliance documents as required by the National Environmental Policy Act of 1970 and any subsequent revisions – not included in cost estimate

10.0 ANALYSIS

The recommendations and conclusions presented in this project scoping assessment report are based on the following actions and reviewed documentation.

• Pre-site visit conference call with Denver Service Center, Pacific West Region and San Francisco Maritime staff members on February 1, 2019

• Site visit on February 11-15, 2019, including on-site discussions with SAFR park staff and NPS Pacific West Region staff

• P17PD01480 Title 1 Scoping Report for Aquatic Park Bathhouse (Oct 6, 2017)

• SAFR LIC Aquatic Park Projects

• PMIS Statement 102086 - SAFR Sala B Amphitheater Rehab (2008)

• PMIS Statement 5585 - SAFR Sala Burton Building Rehab (2008)

• SAFR Sala Burton central bleacher and east bleacher drawing

• PMIS Statement 197312 - SAFR Sala Burton Murals Rehab (2015)

• NPS Aquatic Park Bathhouse Fire-Life-Safety Report (Jan 31, 2018)

• Aquatic Park Bathhouse FLS Report

• Aquatic Park Bathhouse Interior Environmental Analysis

• Bathhouse Roof Tile Failure Memo

• Aquatic Park Bathhouse HVAC - Specs

• Aquatic Park Cultural Landscape Report (2010)

• Historic American Landscapes Survey - Aquatic Park - FINAL REPORT

• Beach at Polk Street Repairs Binder (Oct 20, 2011)

• 31100616ConDwgD (Page 2) (1)

• SAFR Foundation Document

• SAFR General Management Plan

• Planting Plan Options

• Museum Building Plans (2017)

• Bathhouse Renovation Windows Completion Report

• Bathhouse Smoke Detection Drawings

• SAFR Maritime Museum Building 3rd Floor Plan

• SAFR Sala Burton maritime museum

• SAFR Sala Burton west bleachers senior center

• Roundhouse Drawing - Early Design

11.0 LIST OF ASSUMPTIONS

The project and associated cost estimate include the following assumptions:

• National Historic Preservation Act (NHPA): Compliance with Section 106 of the NHPA will need to be completed following project approval; cost not included in this estimate

• National Environmental Policy Act (NEPA): Environmental Assessment or Environmental Impact Statement analysis will be completed following project approval; cost not included in this estimate.

• This project will be awarded to a general contractor as a single large contract. Additional overhead and profit, and jobsite indirect costs (general conditions) may be escalated if the project is contracted in multiple phases or otherwise split into smaller contract packages.

• The costs provided are intended to represent NET Cost of Construction. Planning and design costs are not included in the cost estimate.

12.0 SUMMARY

The purpose of this proposed project is to address the deferred maintenance, code compliance and programmatic requirements of the Maritime Museum and Adjacent Landscapes within San Francisco Maritime National Historical Park. For the Maritime Museum, the findings are that the building is over 80 years old and is at risk due to non-compliance with current seismic codes. Should a seismic event occur, a threat to life safety and health of park staff, and visitors exists. Lack of seismic stability also puts at risk nationally significant maritime museum exhibits. The execution of this project will address the structural issues necessary to be compliant with modern seismic code as well as structural fire code.

This project also proposes to replace outdated electrical, mechanical, fire alarm and suppression, and environmental controls that are key to the functional operation of the building. Additionally, this project will address issues associated with programmatic issues such as conservation activities, storage and over all flow within the building.

For the adjacent landscapes, Aquatic and Victorian Parks, there is serious degradation of the prominent features, namely the East and West Round Houses and the East and West Speaker Towers. Additionally, access is limited and needs to be addressed to be complaint with accessibility standards. Lastly the landscapes suffer from deferred maintenance and therefore diminish the overall experience.

In conclusion, the rehabilitation of the Maritime Museum and Adjacent Landscape will provide a safe, well preserved features of a National Historic Landscape and insure a great visitor experience to San Francisco National Historical Park.

In conjunction with this report narrative, the vendor has assembled a conceptual project cost estimate, which is attached to this report.

This report has been prepared based on site observations, information presented to the vendor, and experience with similar building systems. If any information becomes available which is not consistent with the observations or conclusions presented in this report, please present it to the vendor for further evaluation.