ATT1_Coconino FMP.pdf

United States Department of Agriculture Forest Service Southwestern Region

Facility Master Plan

Coconino National Forest

October 2016

2 0 1 6 C o c o n i n o N F F a c i l i t y M a s t e r P l a n P l a n

Coconino National Forest Facility Master Plan

Approved by: _________________ ________ Calvin Joyner Date

REGIONAL FORESTER

Recommended by: _________________ ________ __________________ ________ Laura Jo West Date Danny R. Montoya Date

FOREST SUPERVISOR DIRECTOR OF ENGINEERING

Reviewed by: __________________ ________ __________________ ________ Linda L. Wadleigh Date Matthew T. McGrath Date

DISTRICT RANGER DISTRICT RANGER

Nicole Branton Date John M. O’Brien Date

DISTRICT RANGER FOREST ENGINEER

Prepared by: __________________ ________ in Coordination with NorthStar Ray Holt Date Technology Corporation

FOREST FACILITIES ENGINEER

Table of Contents

SECTION 1 - EXECUTIVE SUMMARY

SECTION 2 – INTRODUCTION

SECTION 3 – FINANCIAL BALANCE SHEET

SECTION 4 - MANAGEMENT DIRECTION

SECTION 5 - REVIEW OF ADMINISTRATIVE SITES AND RECOMMENDATIONS

5.1 COCONINO NF SUPERVISOR’S OFFICE

5.1.1 Coconino NF Supervisor’s Office Site Map

5.2 FLAGSTAFF RANGER DISTRICT

5.2.1 Peaks Ranger Station (Flagstaff RD)

5.2.2 Mormon Lake Work Center

5.2.3 Flagstaff Hotshot Headquarters

5.2.4 Mormon Lake Guard Station

5.2.5 Lookout Towers

5.2.6 List of Flagstaff RD Administrative Facilities & Recommendations

5.2.7 Flagstaff RD Administrative Site Maps

5.4 RED ROCK RANGER DISTRICT

5.4.1 Red Rock Ranger Station

5.4.2 Beaver Creek Work Center

5.4.3 Lookout Towers

5.4.5 List of Red Rock RD Administrative Facilities & Recommendations

5.4.6 Red Rock RD Administrative Site Maps

5.4 MOGOLLON RIM RANGER DISTRICT

5.4.1 Proposed new Mogollon Rim Ranger Station at Clint’s Well (circa 1999)

5.4.2 Mogollon Rim Ranger Station at Blue Ridge

5.4.3 Happy Jack Work Center

5.4.4 Long Valley Work Center

5.4.5 General Springs GS, Buck Springs GS, Pinchot Cabin

5.4.6 Lookout Towers

5.4.6 Other Facilities Acquired Though Donation....................... Error! Bookmark not defined.

5.4.7 List of Mogollon RD Administrative Facilities & Recommendations

5.4.8 Mogollon RD Administrative Site Maps

SECTION 6.0 - 2016 COCONINO NF FACILITY MASTER PLAN SUMMARY AND

FINANCIAL ANALYSIS

6.1 Complete List of Coconino NF Admin Facilities with FMP Recommendations

6.2 Complete List of Facilities to Retain

6.3 Complete List of Facilities to Decommission

6.4 Complete List of Facilities to Retain for Alternate Use

6.5 Complete List of Facilities to Convert to Personal Property

6.6 Complete List of Facilities to be Acquired

SECTION 7 - APPENDIX

7.1 Abbreviations and Definitions

7.2 Project Charter, Arizona Forests Facilities Master Plan Effort

7.3 National Facilities Study Summary

7.4 Organizational Charts

7.5 Team Bios

SECTION 1 - EXECUTIVE SUMMARY

The purpose of the Facility Master Plan (FMP) is to guide the acquisition, upgrading, maintenance and disposal of a National Forests facilities portfolio required to support unit operations to include public service. This FMP covers only administrative sites and major visitor centers. It does not include recreational or special use sites.

The Arizona Forests of the Southwestern Region have taken a unique approach to update their FMP’s. The six Forests collaborated on the process, developed a common charter, and contracted for a team of retired Forest Service experts with extensive experience in facilities management. The benefit is a comprehensive set of strategic recommendations for optimizing facilities management decisions given likely budget projections.

Nationwide, the reduction of the number of Forest Service facilities has not been commensurate with the reductions in budgets and staffing. A recent national report concluded that approximately 20% of the funds needed to maintain facilities to standard were available for actual maintenance activities.

The Coconino National Forest (NF) has a little higher percentage available with about 33% of the funds needed getting to the ground. The current facilities portfolio is not sustainable at current and projected budget levels.

The Forest has a facility portfolio of 231 owned administrative and major visitor center buildings and one leased building containing 182,940 Gross Square Feet (GSF) including quarters and 146,954 GSF excluding quarters. The current workforce is 283 Full Time Equivalents (FTE) which equates to 519 GSF per FTE of office and storage space. As a rule of thumb, a typical efficient forest should have about 500 GSF per FTE of office and storage combined. Of the six forests in Arizona, the Coconino has the lowest GSF per FTE for office and storage space.

The Current Replacement Value (CRV) for these facilities is $32.8 million. Based on industry standards (3% of CRV) $984,000 is needed annually to maintain the facility portfolio to the national goal of “fair to good” condition. The Coconino NF allocation is currently $693,000 of which only about $325,000 is available for actual maintenance activities. Since maintenance budgets are likely to remain flat, a more aggressive effort to reduce or manage existing facilities is necessary.

Of the 232 existing buildings, 97 are recommended to be retained for existing use, 33 to be retained for an alternate use, 54 to be decommissioned and 51 small portable storage buildings/shipping containers to be converted to personal property. 3 buildings would be acquired to include an owned Flagstaff office and warehouse and a new owned office or leased modular office for the Mogollon Rim RD office.

Three of the more significant findings identified during the course of developing this plan are as follows:

CONSOLIDATIONS AND COLLOCATIONS

The Forest has taken significant steps to reduce fixed costs and improve efficiency by approving consolidation of the Peaks Ranger Station and Mormon Lakes Work Center into a new owned collocated facility on existing Forest Service land. Funds will be generated from the conveyance of both sites to fund the new facility. The consolidation of the Happy Jack RD and Blue Ridge RD is another significant step.

Unfortunately the construction of new facilities in Flagstaff and Blue Ridge will increase the overall replacement value of facilities on the Forest even though 54 buildings are recommended for decommissioning. This will actually increase the maintenance requirement on the Forest making it more difficult to eventually maintain the facilities footprint. The reason for this increase is that many of the buildings being decommissioned are of lessor value and the new offices and warehouse space will be higher cost due to state of the art efficiency and energy savings. The good news is this increased demand will not occur until the buildings start to age around the 10 year mark and perhaps by then, a better funding mechanism will be in place. Operational cost savings through consolidation will help to offset future increased maintenance costs.

Recommendations:

• Continue with the consolidation efforts and finalize the decision to locate the combined office for the Mogollon Rim RD at the Blue Ridge site rather than develop a new site at Clint’s Well - development of a new site is very costly compared to improvement of an existing site and chances of obtaining regional or national funding are unlikely within the foreseeable future ( see detailed recommendations for further explanation)

• Phase out the administrative function and office space at Happy Jack and focus funds on improvements at Blue Ridge – for the very long range, work towards decommissioning all facilities including housing at Happy Jack

HISTORIC AND AGING STRUCTURES

The Forest has 44 administrative buildings constructed prior to 1960 with a total annual maintenance need of $163,360 with only $325,000 available for the entire facilities program. Some of these buildings are no longer needed or are well suited for administrative purposes. They are expensive to maintain and some may not be historically significant.

Recommendations:

• Maintain in “good” condition those historic structures that are needed for admin purposes

• Develop a Regional Historic Plan with an evaluation system similar to Region 6 and Region

1 to help determine the best examples of historic structures to keep and maintain and those that can be decommissioned

• Convert historic structures to alternative uses where appropriate or decommission with coordination through the State Historic Preservation Office (SHPO)

• If a building has no use and no funds to maintain and the decision is made to keep it – consider mothballing and letting the building “melt” into the landscape

• Seek other sources of support for significant historic structures from outside organizations such as for example “Friends of Fish Lake Cabin” in Region 6

QUARTERS

The Coconino NF has a substantial Quarters portfolio with over 30 separate structures (houses, duplexes and bunkhouses) comprising about 35,986 SF, or almost $8 million in current replacement value. The annual amount needed to maintain this inventory to standard is about $212,800 per year, but only about $100,000 per year is collected in rents. Due to the remoteness of the Mogollon District, management has determined that quarters are needed in order to house and recruit the diverse workforce that the Forest Service requires. This is in contrast with interviews with District management at Blue Ridge that indicate an increasing number of young seasonal workers prefer to drive back and forth to Flagstaff rather than stay at the remote site.

Recommendations:

• To the degree possible, minimize the need for Government quarters

• As per OPM and Forest Service policy, do not provide quarters within 30 miles of a full service community such as Flagstaff (for example at Mormon Lake Guard Station)

• Consolidate as many quarters as possible at the Mogollon Ridge location and try to decommission Happy Jack for most uses

• Complete further analysis of housing to determine the number and location of housing units that need to be retained

• Consider commercial transport services (busses or vans) from Flagstaff to Blue Ridge in order to minimize the number of quarters for seasonal workers at Blue Ridge and Happy Jack

• Consider use of small trailers or Yurts for housing seasonal crews rather than permanent buildings only used a few months of the year

This FMP consists of the contract team’s recommendations to the Forest and may need revising by the Forest once final decisions are made. The recommendations follow Forest Service manual direction to categorize buildings as “Retain for Existing Use”, “Retain for Alternate Use”, “Decommission” or “Acquire”. Another category “Convert to Personal Property” has been added by the team suggesting small portable buildings and metal storage containers could be moved to personal property instead of tracking through the building inventory system. Some recommendations may need further analysis and union involvement before a final decision is made.

In the case of historic structures that have no existing use identified, they will be categorized as “Retain for Alternate Use” until further evaluation is completed by the Forest and if necessary, consultation with the State Historic Preservation Office (SHPO).

Note: The contract team’s recommendations for decommissioning facilities currently used are long term recommendations and should not be entered into I-Web as such until a plan is in place to accommodate the occupants or the use. The designation in I-Web would be “Retain for Existing Use” until such time a plan is in place.

For a more detailed budget analysis, see the Coconino National Forest Facilities Maintenance Financial Balance Sheet in SECTION 3.

SECTION 2 – INTRODUCTION

Reason for the 2016 Facility Master Plan Update

FSM 7312.1 requires that each National Forest prepare an updated FMP on a 10-year cycle. The FMP should reflect management objectives established by the Forest Land and Resource Management Plan. In addition to identifying those assets needed by the unit to perform its mission and house its employees, the FMP also needs to explore the financial feasibility of operating and maintaining facilities. Each Forest with guidance from the Region should determine strategies for sustaining this portfolio in the right mix of leased and owned facilities to fit its particular management environment, including reasonable projected future budgets.

Use of the Facility Master Plan

The FMP is a planning tool. FMP recommendations are intended to guide management of existing facilities and provide the basis for sound decisions regarding subsequent acquisition, management, or decommissioning activities.

Previous Facility Master Plans

The last two FMPs for the Coconino NF were completed in 2003 and in 1993 respectively.

Since 2003, the Coconino NF has undergone substantial changes in resource management objectives, as well as in the political landscape, each of which has resulted in shifts in on the ground operations and management. These include shifts in personnel, declining facility budgets, aging of the facility portfolio and a subsequent decline in the overall condition and quality of the Coconino facilities. The need for certain types of facilities has changed and some facilities are no longer needed.

Process Used

The 2016 Coconino NF FMP is the result of a cooperative effort between the six Forests in Arizona;

the Southwestern Region; and an independent contractor, NorthStar Technology Corporation, contracted by the Enterprise Technical Services Team (ETS). The Arizona Forests first created a charter which established goals, objectives, standards, timelines and deliverables necessary to accomplish the update. It was signed during the spring and summer of 2015 by each Forest Supervisor, the Regional Facilities Program Manager and the Director of Engineering for the Southwestern Region. Four teams were created to gather data and represent the Forests during the FMP process. The four teams will review the DRAFT FMP and provide comments to the contractor for final editing of the FMP. For additional details see the charter which is included as Appendix 7.2.

This FMP consists of the contract team’s recommendations to the Forest and may need revising by the Forest once final decisions are made. The recommendations follow Forest Service manual direction to categorize buildings as “Retain for Existing Use”, “Retain for Alternate Use”, “Decommission” or “Acquire”. Another category “Convert to Personal Property” has been added by the team suggesting small portable buildings and metal storage containers could be moved to personal property instead of tracking through the building inventory system. Some recommendations may need further analysis and union involvement before a final decision is made.

In most cases historic structures that have no existing use identified will be categorized as “Retain for Alternate Use” until further evaluation is completed by the Forest and if necessary, consultation with the State Historic Preservation Office (SHPO). In a few instances where historic buildings have been significantly modified or the character of the site has been diminished, decommissioning may be recommended.

Note: The contract team’s recommendations for decommissioning facilities currently in use are long term recommendations and should not be entered into I-Web as such until a plan is in place to accommodate the occupants or the use. The designation in I-Web would be “Retain for Existing Use” until such time a plan is in place.

SECTION 3 – FINANCIAL BALANCE SHEET

OVERALL PORTFOLIO STATUS

The current facilities portfolio is not financially sustainable at current budget levels. A review of the 2015 work plan indicates that approximately $575,000 is received annually in CP09 until 2017 and only about $110,000 is received in QMQM funding. After salaries, travel, training and supplies are covered, only about $325,000 is available for actual maintenance from the two fund codes to address the $984,000 need. The result is increasing deferred maintenance (DM) every year, and a substantial devaluation of the assets, with more falling into the “poor” category every year.

3.01 Comparison of Pre-and Post FMP Maintenance Costs with Projected Budgets

Coconino NF Admin Sites - Pre & Post FMP Financial Comparison

No. of Facils GSF/RSF Lease Cost CRV AM Need DM 3% of CRV

Pre-FMP 232 182,940 $525,200 $32,800,276 $984,008 $1,324,983

Decommission -54 72,068 $0 $4,714,784 $141,444 $396,484

Convert to Pers Prop -51 7,514 $0 $406,439 $7,936 $6,317

Retain Alt Use -33 9,761 $0 $2,015,948 $60,478 $249,770

Space to Acquire 3 51,600 $0 $13,630,000 $408,900 $0

Post FMP 97 145,197 $525,200 $39,293,105 $1,183,050 $672,413

Projected Budgets $325,000

Note: Post FMP is less sustainable than Pre, but assets are generally newer so overall faciity condition should be better for a while.

Note: $325,000 is the amount of FMCP09 and QMQM estimated as available to address admin facility mtce every year Note: total forest budget is $24.5 million. Lease costs go from 2.0% to 2.8% of total forest budget.

There appears to be more room for leasing in order to help address sustainability of the facility program.

$984K

$693K

$325K

Annual Maintenance Needs Funds Appropriated Net Available

Coconino National Forest Maintenance Gap CRV is $23 Million

Gap is $659K

Recommendation: As CP09 increases are not likely any time soon, the Forest should strongly consider identifying and decommissioning as many un-needed buildings as possible, and replacing some of the major structures that are currently in poor condition with more efficient buildings, or with leased facilities that meet standard.

SECTION 4 - MANAGEMENT DIRECTION

National Direction

The FMP responds to national direction found in FSM 7312 and to recent national initiatives, including Executive Orders related to "Freeze the Footprint” and “Sustainability”, and current USDA Space Policy found in USDA Circular 1620-1.

Forest Direction

The primary Forest direction is to provide safe, clean, attractive, efficient, and accessible facilities for a workforce of 283 full time equivalent employees plus seasonal employees with some consideration given to some fluctuation through the next decade, and to facilitate good service to the visiting public.

Additional goals include reducing fixed costs through consolidation and decommissioning of unneeded buildings and sites, and identifying the proper mix of owned and leased facilities that will support the mission and which can be maintained to standard within projected available budgets.

Budget Trends and Sources of Funding for Project Implementation

This plan is based on the projection that budgets will remain relatively level over the next decade.

This includes particularly the primary facility acquisition and maintenance fund codes, CMFC and CP09. The Forest uses most of its CMFC allocations to fund maintenance of recreation sites and facilities. Amounts that remain after funding rec maintenance, if any, are used to fund minor construction projects (those less than $250,000).

Routine maintenance of administrative facilities (both annual and deferred) is generally funded with CP09 funds; with the major projects (those in excess of $250,000) being paid for out of regional CMFC. Those projects require competing at the regional level. A regional project list is developed and prioritized about every 10 years. The list is reviewed and re-prioritized annually by a regional team. The amount available to the Region is approximately $0.5 - $1.0 million annually. Regional major project funds (major construction and maintenance over $250,000) will continue to be very hard to get for the next decade.

A collocation project for the Flagstaff RD complex, bringing together all of the Peaks RD office and the Mormon Lake WC facilities to a single location on or near Mary’s Lake Road may compete well for the national facilities major project competition if adequate funds can be generated from the conveyance of these two facilities to finance a large portion of the project. Funding of a new Mogollon Ridge RD office would likely be more difficult in the current environment, assuming no conveyance funds would be available to leverage that investment.

Quarters are maintained with QMQM funds, which accumulate through collection of rent from the occupants. Unfortunately, QMQM rarely collects enough to adequately take care of the Quarters facilities.

Leasing is another option available to the forest when the need is great at the forest level, the cost exceeds regional Capital Improvement Program allocations and the project is low on the regional priority list. Leasing is also an appropriate strategy to fund facilities that would add to the Forest portfolio value to such a degree that maintenance to standard cannot be funded under current budget projections. Leasing is a good strategy to cover temporary, fluctuating peaks and seasonal needs.

SECTION 5 - REVIEW OF ADMINISTRATIVE SITES AND

RECOMMENDATIONS

5.1 COCONINO NF SUPERVISOR’S OFFICE

Workforce

The workforce at the Supervisor’s Office has continued to downsize since the 1990s. In 2003 the work plan indicated 86 permanent positions assigned to the Supervisor’s Office with 84 of those occupying a workstation. The current SO workforce is 73 FTEs, including vacancies. This level is expected to remain fairly stable over the next decade with the possibility of an increase of up to 10 positions based on the recent the Four Forest Restoration Initiative known as 4FRI.

The current Coconino NF Supervisor’s Office is a 25,502 net usable SF office leased by the Forest Service at a cost of $525,200 per year ($20.59/SF) with an expiration date of 2024. The building is located in an attractive wooded setting in a commercial area of Flagstaff. The Forest occupies the 1st floor and the National Park Service occupies the 2nd. The building is attractive, fully accessible, meets current standards, is well located and presents a good Forest Service image. Based upon 73 FTEs the current utilization rate is 350 SF/FTE, over twice the USDA standard of 150 SF/FTE.

Coconino Supervisors Office Leased

Recommendation: Retain for Existing Use

RSF CRV DM AM Yr Const

25,502 NA NA NA NA

Other:

Current SF/FTE: 349 SF With 4FRI : 307 SF Current $/FTE: $7,195 With 4FRI: $6,328 Lease expires 2024

RECOMMENDATIONS:

• Remain in current leased building and study reconfiguration alternatives to reduce space to comply with USDA space standard of 150 SF/FTE - this could result in a savings of approximately 50%, or up to $250,000 per year - seek another unit or agency to lease the space being released

• As an alternative consider collocation with a new Government owned Flagstaff District office complex if funding were to become available – owning more buildings does increase the need for maintenance funds which are limited

• Consider consolidation of the Kaibab and the Coconino national Forest supervisor’s offices -the offices are within 35 miles of each other - FSM 1200 Organization WO amendment 90-1.

“Guiding Principle - Collocate offices or shared services when organizational units are located within 49 miles commuting distance

• Consider collocation with other State, Federal and other local Governments – there are 42 Government agencies within the Flagstaff area

• Rocky Mountain Research Station (RMRS) on the University campus has space for possibly up to 10 workstations that could be utilized by SO staff – consider moving a staff group to that location to reduce lease costs

5.1.1 Coconino NF Supervisor’s Office Site Map

5.2 FLAGSTAFF RANGER DISTRICT

Workforce

The workforce for the Flagstaff Ranger District, which consists of the former Peaks and Mormon Lakes Ranger Districts, has76 current FTEs and 4 vacancies plus about 60 seasonal employees and 40 hotshots (2 crews). This equates to about 90 FTEs for the purpose of sizing office space. The workforce is expected to remain fairly constant over the next decade except for the possibility of adding 5-6 additional employees to cover the 4FRI restoration initiative.

5.2.1 Peaks Ranger Station (Flagstaff RD)

Site and Utilities

The site is located on the northeast side of the Flagstaff, AZ and on the south central part of the District. It is constricted by US Hwy 89 on the east, Mt Elden on the northwest, and a series of transcontinental natural gas lines on the south. This ranger station was developed in 1987 on the site of the former Elden WC. Existing facilities on the site include an office, 5 storage buildings, a vehicle inspection rack, a loading ramp, 2 mobile home pads with full hookups, and 12 RV pads with all hookups except phone and TV.

The site is served by commercial and municipal water, telephone, electricity and natural gas. Five onsite septic systems serve the office, shop, and trailer pads on the site. The nearest city sewer connection is across the 6 lane highway. Numerous Native American archeological sites surround the development preventing the possibility of any future expansion to the site. Parking is inadequate when the seasonal work force is on site.

The Forest completed a PPA and NEPA in 2007 for consolidating the Peaks and Mormon Lake district operations, including district office, work center and hotshot crews, to a collocated owned site along Lake Mary’s road just south of Flagstaff. An updated PPA is in progress that will consider the collocation of the SO with the district operations as well. The Hopi Tribe has expressed serious interest in purchasing the site which would generate revenue for development of a new administrative site.

Office Space

The workforce at the Peaks RS has grown significantly since the 7800 SF district office was constructed in 1987 and the Peaks and Mormon Lake districts were consolidated. An additional 1622 SF of the Warehouse has been converted to office space for the Fire organization but it does not meet office space standards, including accessibility. Space limitations at the Peaks and Mormon Lake locations have prevented the Ranger from optimizing the alignment of the staff. Most of the staff is located at the Peaks Ranger Station, but some have to report to the Mormon Lake Work Center due to lack of space at Peaks. A Plexiglas skylight system along the entire length of the roof is nearing the end of its life and should be replaced to improve energy efficiency. The entire building office lighting system was improved to LED’s in 2017.

PEAKS RS OFFICE 20001

Recommendation: Decommision

GSF CRV DM AM Yr

7900 $1,914,249 $0 $57,427 1987

Other – Sell and acquire new owned or leased space for combined Peaks and Mormon Lake RD’s

Warehouse/Shop and Service Space

This group of buildings consists of a shop/warehouse building, a carport structure used for atv/utv storage, a flammable storage building, a hazmat storage building, and a barn with corral. The barn is no longer needed as the District no longer owns any horses and has been converted to storage. Two large fenced-in outdoor storage areas are directly behind the warehouse, one used by the District and the other used by SO Engineering and Fleet.

The 20,000 sf shop/warehouse building serves partially as office space for the District Fire staff, the Forest Communications Specialist, the Fleet Manager, and the road maintenance crew. The building also provides the Districts storage needs and serves the storage needs of several SO staff. The Fleet Managers office is a converted garage bay and needs the garage door replaced by an insulated wall.

The storage and shop space are adequate for the foreseeable future. All of the Engine and patrol crews on the district operate from this building. For the past several years the District has also staged 20 person crews onsite for 2-4 weeks at a time during periods of high fire severity. The existing restrooms and shower rooms are inadequate for the number of people stationed here.

PEAKS RS WAREHOUSE 20002

Recommendation: Decommission

20400 $3,563,064 $0 $106,892 1987

Other: Sell and acquire new owned or leased space

PEAKS RS FLAMM STORAGE 20004

Recommendation : Decommission

2000 $610,080 $0 $18,302 1987

• Current plan is to convert this former hazmat storage to office space – this is not recommended – make every effort to locate all office space in the main office building or continue to build out office space in the warehouse and use this building for storage rather than have multiple office spaces on the compound

PEAKS RS BARN 20006

1600 $196,800 $0 $5,904 1987

PEAKS RS TREE STORAGE SHED 20003

: Decommission

Need Photo GSF CRV DM AM Yr

Const

1650 $202,950 $0 $6,089 1987

PEAKS RS SAW STORAGE 20005

180 $22,140 $0 $664 1987

Other: Sell and acquire new owned or leased space for combined Peaks and Mormon Lake RD’s

Quarters

There are two mobile home pads for employee-owned trailers on the north end of the site. One pad is vacant and the other will remain vacant when the current occupant leaves. There are 12 RV pads on the SW end of the site used by the district’s extensive volunteer program. These pads were originally part of the trailer park for the former Elden WC that was located at this site.

• Decommission and convey the entire site retaining funds to support moving the Ranger Station to a new site

• Approach the Tribe with the possibility of a sale arrangement that would allow the district to occupy the site for a 3 to 5 year transition period until construction of facility on a new site could be completed

• Continue with the process of updating the PPA to include the collocation of the Supervisor’s Office and District

• Consider phasing the project due to the high cost of developing a new complex to include site development – delay collocation of the SO if necessary

• If the Tribe does not want the warehouse, consider moving warehouse to the new constructed site – would have to re-roof

• As an alternative to owning, consider leasing an entirely new site

• In order to reduce development costs - consider moving some staff and utilizing warehouse space at the nearby underutilized RMRS green house complex

Rocky Mountain Research Greenhouse and Warehouse Facility on University Campus

• Consider the nearby under-utilized Fort Valley Experimental Forest for some district operations such as staging of fire crews, office space for seasonal and field going groups

Historic Fort Valley Experimental Forest Administrative Site

• If it’s determined that the Peaks RS site will be retained, consider the following recommendations:

o Connect the sewer to the city system even though it has to cross the highway and abandon the existing onsite systems o Reconfigure the building with systems furniture to be more efficient and house more employees o Commercially construct mezzanine and forklift rack style storage within the warehouse o Since parking is such a constraint, consider small parking garage or a park and ride, or rent parking space from the mall o Prepare an updated site plan FSH 7309.11, Chapter 24 o Replace the skylight - consider a more conventional roof and clerestory window system

Portable Buildings and Storage Buildings on Site Less than 500 SF:

BUILDING ID GSF/RSF CRV DM AM YR CONST RECOMMENDATION

Peaks RS Saw Storage 20005 180 $22,140 $0 $664 1987 Decommission

FLAGSTAFF LAUNDRY

BUILDING 20014 120 $29,077 $0 $872 2000 Decommission

FLAGSTAFF STORAGE

CONTAINER 20007 160 $12,989 $0 $390 2010

Convert to Personal Prop

FLAGSTAFF STORAGE

CONTAINER 20008 160 $12,989 $0 $390 2010

Convert to Personal Prop

FLAGSTAFF STORAGE

CONTAINER 20009 160 $12,989 $0 $390 2010

Convert to Personal Prop

FLAGSTAFF STORAGE

CONTAINER 20012 160 $12,989 $0 $390 2010

Convert to Personal Prop

FLAGSTAFF STORAGE

CONTAINER 20013 320 $25,978 $0 $779 2010

Convert to Personal Prop

FLAGSTAFF STORAGE

SHED 20015 48 $3,897 $0 $117 2010

Convert to Personal Prop

5.2.2 Mormon Lake Work Center

The site is located in the SW part of Flagstaff on Forest Highway 3, the main access route leading to the southeast part of the forest. The site is constrained by a housing subdivision on the north, the highway on the east, drainage on the south, and a ridge on west. The Flagstaff Airport runway is about ½ mile away from the site, the runway approach is along the south boundary. Utility service is by municipal and commercial water, sewer, natural gas, telephone and electrical service. The site is very crowded in the summer; there are insufficient parking areas due to site constraints for the number of government and private vehicles on the site. At times the private vehicles are parked 3 deep in an area meant only for 1 row of parking. This site will continue to be needed as the primary administrative site for the District until a consolidated location for the Flagstaff Ranger District is completed.

The site may be impacted in the near future when a new access road into the airport is constructed by the City of Flagstaff along the southern boundary of the site. The City is interested in acquiring this site for inclusion in its airport business park development.

Existing facilities on the site are an office, 10 storage buildings, and 2 RV pads with full hookups.

Office Space

The office situation at the Mormon Lake Work Center is nearly identical to the situation at Peaks RS. The workforce at Mormon Lake has grown significantly since the 4242 sf office was constructed in 1975. An additional 1500 sf of the Warehouse has been converted to office space for Fire Management but office and conference room space are still inadequate for the current staffing. A mold remediation project was completed in 2003 in the vicinity of the restrooms. A poor design of the lobby roof structure results in repeated leaks and defies every attempt to find and patch the leak.

Mold has been an issue in the past. The restrooms are in need of renovation.

MORMON LAKE RS OFFICE 50001

GSF/R

SF CRV DM AM Yr

Const

4568 $1,106,87 2 $44,963 $33,20

6 1975

Shop/Warehouse and Service Space

This space consists of the 4200 sf main shop/warehouse/carport building, 5 storage sheds, a heated paint storage building, a hazmat building, barn, and loafing shed, all grouped together in one small area. Approximately 25% of the shop building has been converted to office space by enclosing some of the former carport space. This building is very crowded - approximately 57 workers operate from here in the summer. The Mormon Lake Hotshots are based in this building and use a former loading dock as a combination office and tool storage area. There are no shower facilities available anywhere on site. The physical training equipment is in the carport and exposed to the elements. One of the shop bays is the only space large enough for use as a training room for Fire personnel; repair work frequently has to be scheduled around training schedules. There are no heated vehicle bays to keep engines from freezing in the early and late part of the season when prescribed burning is typically performed. Engine crews are using the unneeded tree cooler building for their equipment storage area. For the past several years the District has also staged a 20 person crew onsite for 2-4 weeks at a time during periods of high fire severity.

MLRS WAREHOUSE/SHOP 50002

GSF/R

SF CRV DM AM Yr

Const

6600 $1,152,7 56 $16,575 $34,58

3 1975

Quarters

There are no quarters at the work center other than 2 RV trailer pads.

Multiple Portable Buildings and Storage Containers

This site has a large collection of small portable buildings and steel storage containers that are currently serving the purpose of providing economical storage. The mismatched and scattered arrangement contributes to an unsightly appearance and what appears to be a disorganized duplication of storage.

Storage Recommendation:

Short Term – until a permanent combined RD site is developed:

• Inventory storage containers and buildings, surplus excess items

• Determine if items are being stored that can be purchased from suppliers on a timely basis – let the suppliers provide the storage until needed – many items can be delivered using the “just in time” concept

• Develop a site storage plan and move containers to one or two central areas and line up providing paved or gravel pads for loading/unloading

• Paint containers a neutral Forest Service color and provide consistent labeling

• Consider converting portable storage containers and small buildings to a “personal property” designation to remove them from I-Web and eliminate the inventory and condition survey requirements

Long Term – permanent leased or owned combined RD site:

• Develop a consolidated storage plan for a modern, efficient central warehouse facility

• Warehouse should have minimum 16 foot wall height to provide mezzanine storage and

“Home Depot” style storage racks with forklift access

• Plan for storage for essential items only that cannot be easily purchased for use “just in time”

• Decommission the entire site - continue planning effort to consolidate operations with the former Peaks District in one location and sell site to provide revenue

• Seek a regional or Enterprise Team to lead the conveyance effort

• Interim Measures:

o Move some appropriate functions to Ft. Valley or the RMRS green house complex – continue the current practice of parking engines at RMRS green house complex in winter o Consider purchase of systems furniture for more efficient use of space in the existing office, but careful planning should be done to ensure any new furniture can be used in a future new office – coordinate with any systems furniture purchased at the former Peaks RD site o Continue utilizing the front lawn as an interim measure for overflow parking

Estimated Cost of Acquisition Alternatives

A. Proposed Scenario (Owned facility constructed on Forest Service Land):

Estimate 90 FTE * 200 GSF/FTE = 18,000 GSF + 750 GSF = 18,750 GSF. At $300/SF plus $200,000 site development costs (no cost for land) estimate $5,825,000.

Warehouse/Shop for 90 FTE @ 250 SF/FTE = 22,500 SF * $200/SF = $4,500,000.

Total SF for both = 18,750 + 22,500 = 41,250 GSF

Total Cost = $4.5 mill + $5.8 mill = $10.3 million

B. Alternate Scenario (leased):

Estimate 90 FTE * 150 RSF/FTE = 13,000 GSF + 500 VIS = 13,500 RSF. At $20/SF this would equate to about $270,000/Year.

Warehouse/Shop leased, 22,500 RSF * $20/SF = $450,000/Year

Rentable SF for both = 13,500 + 22,500 = 36,000 RSF;

Total Cost for both: $270,000 + $450,000 = $720,000/Year.

Portable Buildings and Buildings Less than 500 SF on Site:

BUILDING ID GSF/RSF CRV DM AM YR CONST RECOMMENDATION

MLRS HAZMAT SHED 50008 200 $61,008 $0 $1,830 1996 Decommission

MLRS PREVENTION

SHED #1 50007 200 $24,600 $0 $738 1988 Decommission

MLRS LOAFING SHED 50010 320 $39,360 $0 $1,181 1989 Decommission

MLRS PAINT/OIL SHED 50003 178 $54,297 $0 $1,629 1975 Decommission

MLRS TIRE SHED / LEO

STORAGE 50005 220 $27,060 $0 $812 1984 Decommission

MLRS HORSE BARN /

HOTSHOT STORAGE 50009 160 $19,680 $0 $590 1975 Decommission

MLRS PREVENTION

SHED #2 50011 400 $49,200 $0 $1,476 2002 Decommission

MLRS STORAGE

CONTAINER 50019 160 $12,989 $0 $390 2010

Convert to Pers Property

MLRS STORAGE

CONTAINER 50038 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS WHITE HAZ MAT

SHED 50039 36 $2,922 $0 $88 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50014 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50015 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50016 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50017 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50018 160 $12,989 $0 $390 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50012 64 $5,196 $0 $156 2000

Convert to Pers Property

MLRS STORAGE

CONTAINER 50013 160 $12,989 $0 $390 2000

Convert to Pers Property

5.2.3 Flagstaff Hotshot Headquarters

This site, known locally as “the ranch”, is located 7 miles NE of Flagstaff and was acquired by the forest either by purchase or exchange in 1970. It was the former home the Ski and Spur Ranch. It was formerly used by the Flagstaff Hotshots as quarters for part of the crew but since the 2003 season, serves only as a work center and briefing site. The main building is not accessible and is not appropriate for any other foreseeable uses except staging fire crews. Other buildings on the site include a fire cache building, flammable storage shed, and a pump house. There is commercial electric and phone service and an onsite septic system. Drinking water is provided by Big Leroux Spring, which has historical significance to the early settlement of the Flagstaff area. Overflow from this water system provides irrigation water to this site and to the Ft. Valley Experimental Forest Administrative Site about 2 miles SW and also supplies an engine fill standpipe. LPG tanks provide gas service.

HOTSHOT HDQTRS CREW BLDG 20033

: Retain for Alternate Use

GSF/

Const

1926 $466,689 $0 $14,00 1 1954

Other: Collocate to a new Flagstaff Ranger Complex site or Ft. Valley Experimental Forest Site

– convert this site to recreation rental or consider conveyance

HOTSHOT HDQTRS SHOP 20030

GSF/

Const

820 $143,221 $0 $4,297 1970

Other: Collocate to a new Flagstaff Ranger Complex site or Ft. Valley Experimental Forest Site

– convert this site to recreation rental or consider conveyance

Buildings Less than 500 SF on Site:

BUILDING ID GSF/RSF CRV DM AM YR

CONST RECOMMEND

HOTSHOT HDQTRS

PUMPHOUSE

20031 154 $46,976 $0 $1,409 1957 Retain for Alternate Use

HOTSHOT HDQTRS

FUEL HOUSE

20032 70 $21,353 $1,722 $641 1950 Retain for Alternate Use

HOTSHOT HDQTRS

HORSE BARN

20036 150 $18,450 $0 $554 1980 Retain for Alternate Use

HOTSHOT HDQTRS OIL

SHED

20037 113 $34,470 $2,706 $1,034 1971 Retain for Alternate Use

• Retain for Alternate Use – Convert to recreation rental or decommission

• Provide office space at a new Flagstaff Ranger Station Complex (see above under Peaks)

• Consider using underutilized Ft. Valley site for hotshot crew staging and training

5.2.4 Mormon Lake Guard Station

This site is located on the south central part of the District on Forest Highway 3 about 30 miles south of Flagstaff near the south shore of Mormon Lake. Most summers this becomes a dry lake bed. Employees no longer report to the site but an engine is sometimes staged there in daylight hours during fire season. 60% of engine responses are to the north end of adjacent Mogollon Rim RD. The site will continue to be used for fire suppression response to the central part of the forest.

Water is hauled from Flagstaff to supply the water distribution system that was rebuilt in 2002. The system includes a pressure pump and an engine fill standpipe. Three septic systems serve the buildings and the trailer pads. Commercial utilities provide electric and telephone service. LPG tanks provide gas service. There used to be a 500 gal unleaded fuel tank located on the site but it has been removed. There is also a concrete helipad located on the site which is no longer being used.

The feasibility of drilling a well onsite was investigated by the R-3 Geologist in 2001. The report indicates a 50’-150’ well producing 2-3 gpm might be feasible where the intermittent springs exist onsite. A site with a much higher chance of finding a large volume of water exists about 1 mile to the east at a fault zone along the east side of the Mormon Lake basin.

The site has a very old shop/office building which is in poor condition, 2 storage sheds, a pump house, a few RV pads, a modular quarters building (50028), a historic dwelling (50020) and two small historic cabins (50021 and 50022). The modular building is a relatively new 6 person unit in good condition. The dwelling is the oldest administrative building on the Forest, and although it is in very poor condition it has been determined to have significant historical value. The dwelling was mothballed in 2003 pending a study for adaptive re-use as a cabin rental or heritage asset. The 2 cabins are also very old, and are in fair condition, but due to significant modifications over the years have been determined to be of little historic significance. There is not an administrative need currently identified for any of these structures.

MORMON LK GS MODULAR QTRS #1 50028

: Retain for Existing Use

GSF CRV DM AM

Yr

Con st

1,456 $3,026 $365,340 $10,960 2002

Other:

MORMON LAKE GS DWELLING 50020

1,056 $8,140 $264,972 $7,949 1908

Other: If no alternate use - mothball

MORMON LAKE GS CREW QUARTERS 50021

544 $101,706 $7,596 $3,051 1933

Other: Building has been modified to an extent it does not qualify for historic status

MORMON LK GS SHOP 50023

GSF CRV DM AM

Yr

Cons t

540 $94,316 $0 $2,829 1933

Other: If no alternate use - mothball

BUILDING ID GSF/RSF CRV DM AM YR CONST RECOMMENDATIO

N

MORMON LK GS

PUMPHOUSE

50029 64 $19,523 $0 $586 2001 Retain

MORMON LK GS

PUMPHOUSE

50029 64 $19,523 $0 $586 2001 Retain

MORMON LK GS

GUARD CABIN

50022 312 $58,332 $2,032 $1,750 1933 Decommission

MORMON LK GS OIL

HOUSE 50025 48 $14,642 $0 $439 1937 Retain for

Alternate Use

MORMON LK GS FIRE

TOOL SHED 50026 200 $24,600 $0 $738 1975 Retain for

Alternate Use

MORMON LK GS

STORAGE SHED 50030 40 $3,247 $0 $97 1978 Retain for

Alternate Use

MORMON LK GS

TOILET BUILDING P-52 50031 10 $3,899 $0 $117 1980 Retain for

Alternate Use

MORMON LK GS

HELEBASE SHED 50032 10 $812 $0 $24 1978 Retain for

Alternate Use

MORMON LK GS

TOILET BLDG. P-521 50033 10 $3,899 $0 $117 1980 Retain for

• Decommission buildings #21 and #22 that have been modified and which have been determined to not be historically significant

• Retain the remaining historic buildings for alternate use and mothball if no use can be identified

• Maintaining the water system at this site for one building is expensive (more so if hauled water) - consider alternative housing in the Flagstaff area such as college dorms, apartments, and possibly running a shuttle bus from Flagstaff rather than maintaining bunkhouse space at this site

• Mormon Lake GS is within commuting distance, and some of the seasonals staying at the bunkhouse are actually working at the Flagstaff District in Flagstaff. Consider moving the modular bunkhouse to the Blue Ridge compound where better housing is needed

5.2.5 Lookout Towers

Elden Lookout

This site is located just NE of Flagstaff and consists of a lookout tower, a combination communication/quarters building, an abandoned communications shed, and an incinerating toilet. At this time the quarters are not used, so the lookout commutes from town each day. There is a hauled water system available for the quarters. Commercial electric power and telephone are available at the site. The last ¼ mile of the access road has severe erosion problems. This is the primary communications repeater site for the forest and numerous permitted telecommunication systems.

• Decommission the old communications shed

• Reconstruct the last ¼ mile of the access road

O’Leary Lookout

This site is located approximately 15 miles NE of Flagstaff adjacent to Sunset Crater National Monument. Facilities include a live-in tower, incinerating toilet, and a hauled water system. An LPG tank provides gas for cooking and lighting. The 5 mile long access road is closed to public use because it is severely eroded in spots and needs drainage repair. The lookout would be able to commute daily from Flagstaff if the access road were in better condition.

• Decommission the old communications shed

• Reconstruct the access road

Woody Mountain Lookout

This site is located about 7 miles SW of Flagstaff and consists of a lookout tower, cabin, vault toilet, and hauled water system. The tower is listed on the NRHP and is in fair condition. The stair treads need replacing. A new trailer-mounted water tank was procured for the site in 2003 and will be hauled to Peaks RS at the end of each season. Water is hauled to the site as needed.

• Replace the stair treads

Turkey Butte Lookout

This site is located on the SW corner of the district and consists of a lookout tower, cabin, evaporative vault toilet, and hauled water system. A new trailer-mounted water tank was procured for the site in 2003 and is being hauled to Flagstaff RS at the end of each season. All facilities are in fair to good condition.

East Pocket Lookout

This site is located on the SE side of the district and consists of a live-in lookout tower, evaporative vault toilet, and hauled water system. An LPG tank provides gas for cooking, lighting, and heating.

The wooden tower structure, wood preservative system, and lightning grounding system were evaluated by a wooden structures engineer in 2002 and found to be in very good condition. The tower cab, stairs, and catwalk are in poor condition and renovated in 2011. This tower is one of two unique wooden lookout towers in the Region, the other being Buck Mtn LO.

5.2.6 List of Flagstaff RD Administrative Facilities & Recommendations

See Section 6.1 for a list of facilities and recommendations

5.2.7 Flagstaff RD Administrative Site Maps

5.2.7.1 Flagstaff Ranger Station (former Peaks RS Site) Site Map

5.2.7.2 Mormon Lake Work Center Site Map

5.2.7.3 Flagstaff Hotshot Headquarters Site Map

5.2.7.4 Mormon Lake Guard Station Site Map

5.2.7.5 East Pocket Look Out Site Map

5.2.7.6 Mount Elden Look Out Site Map

5.2.7.7 Lee Butte Look Out Site Map

5.2.7.8 O’Leary Look Out Site Map

5.2.7.9 Saddle Mountain Communications Site Map

5.2.7.9 Schenbly Hill Communications Site Map

5.2.7.10 Turkey Butte Look Out Site Map

5.2.7.11 Woody Mountain Look Out Site Map

5.4 RED ROCK RANGER DISTRICT

Workforce

The workforce at Red Rock RD has evolved over the past 10 years and represents the consolidation of the former Sedona and Beaver Creek Ranger Districts in 2002. Based on the telephone lists and interviews, the current workforce shows 68 permanent and about 4 vacant, plus 20 seasonals, resulting in 68 + 4 + 0.1(20), or 74 FTE needing office space. The workforce level is expected to remain fairly stable for the next 10 year period as this District should not be affected by the 4FRI forest restoration initiative which is occurring on several of the other units.

5.4.1 Red Rock Ranger Station

The Red Rock Ranger Station consists of a 13,875 SF office, a 7,544 SF Visitor Center and a 2,400 SF Warehouse/Shop all constructed in 2008, and a hazmat building and 3 portable storage sheds, all acquired in 2000 and moved to the site after the main…