B08_Atch_3_USGS_TLAS_Report_Masterplan(2022).pdf

AUGUST 8TH, 2022

MASTER PLAN

USGS GLSC TUNISON LABORATORY

MODERNIZATION

Task Order No. 140G0122F0111

Bailey Edward Project No. 021252

U S G S G L S C T u n i s o n L a b o r a t o r y M a s t e r P l a n

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USGS GLSC TUNISON LABORATORY OF AQUATIC SCIENCE

1.0 Introduction

In 2022, Bailey Edward was contracted by U.S. Geological Survey (USGS) to provide a Master Plan to modernize the facilities at the Great Lakes Science Center (GLSC) Tunison Laboratory of Aquatic Science (TLAS). The campus is located at 3075 Gracie Road in Cortland, New York. The USGS property is a 101-acre site with an approximate 4-acre campus of multiple science buildings and support garages.

TLAS is a center for the research and development of native fish and aquatic ecosystems. This laboratory was authorized in 1930 by Congress as the Cortland Experiment Station and later evolved into the primary fish nutrition laboratory for the nation. In the 1990s, TLAS transitioned into USGS with a focus on research amongst the Great Lakes. TLAS aims to address issues with exotic species invasion, habitat degradation, climatic changes, and ecological problems as a result of the restoration and conservation of native fish in the lower Great Lakes ecosystem.

1.1 MASTER PLAN STUDY GOALS

The purpose of the Master Plan, is to document, assess, identify, analyze, and provide design concepts for the modernization of the Tunison Laboratory of Aquatic Science (TLAS) campus. This includes providing potential solutions for repair and replacement of the existing structures. It is the objective of the project team to provide USGS with recommendations for an implementable design that incorporates conservation, modularity, efficiency, and safety.

A conceptual design construction budget is proposed for the USGS’s use to establish their budget to pursue funding for the project.

This project will support the Department of Interior’s goals of reducing deferred maintenance, addressing major infrastructure needs, and enhancing the Department’s capability to protect long term ecosystem fisheries restoration and invasive species impacts.

It is understood that Bailey Edward and USGS will use this Master Plan, consisting of an assessment of the existing facilities and concept design to inform the approach to modernization of the TLAS campus and use this as a guiding document to develop subsequent design and construction documents.

1.2 PROJECT TEAM

The Bailey Edward team includes GEI Consultants, Inc. as geotechnical, civil, water resources consultants; IMEG Corp. Engineering Consultants as mechanical, electrical, plumbing and structural engineers; and Terracon Consultants as environmental engineers and surveyors.

2.0 Executive Summary

This report provides an assessment of existing buildings and structures at Tunison Laboratory of Aquatic Science (TLAS) and proposes concept design schemes for campus master planning. It encompasses the Bailey Edward team’s review of available documentation; site visits to recently renovated GLSC stations in Ann Arbor, MI and Hammond Bay Biological Station in Millersburg, MI; and site interviews, field investigations and testing at the Tunison Laboratory of Aquatic Science (TLAS) campus.

The TLAS mission includes participating in the USGS’s support of the Great Lakes Restoration Initiative. Fish species currently studied closely include Atlantic Salmon, Ciscoes (Coregonus), Bloaters or Hoyi (Coregonus). The proposed modernization can also allow the study of Lake Sturgeon and as well as other species. Future research will include more in-depth study of invasive species threatening the regional lakes and waterways.

The new facilities proposed are intended to expand both the breadth and the depth of the research that can be conducted. This includes the study of more native fish species as well as select invasive species. The ability to vary environmental controls such as water volumes, quality, temperature, pressure and light allows for significantly more possibilities for experimentation. Observations will also be made possible throughout the full life cycles of fish species studied. Greatly expanded data collection will be possible throughout the wet labs. Greatly improved biosecurity will be provided with new containment and quarantine measures.

New analytical labs will allow for effective and efficient study of the research being conducted. Efficient new offices and conferencing spaces will respond to a new work environment with efficient spaces promoting collaboration with fellow researchers. Building improvements allow for better lighting, thermal comfort and laboratory infrastructure to enhance the users’ experience.

Upgraded biosecurity measures are provided and made possible by organizing the site into distinct operational zones of site access. Site improvements also include new wells, hybrid fresh and recirculating water supply system.

Improved water treatment outflow to stream on-site. BMS will be added for remote monitoring of the labs and in particular the fish tanks. This will greatly improve the efficiency of the operation.

Development of the Tunison lab into a truly multi-agency research center in the future is envisioned by USGS in their new facilities. Colocation with the New York Water Science Center (NYWSC) will allow them to expand their current facilities on-site and foster greater collaboration. The U.S. Fish Commission promotes fisheries and provides outreach to the public and is potential for on-site collaboration. These types of collaboration will help promote both the mission of the USGS’s aquatic sciences program and each of the other agencies.

Below is a summary of the existing campus condition assessment and master planning schemes with associated costs.

Existing Campus Condition Assessment

The Bailey Edward team has assessed all the site systems, buildings and structures on TLAS campus. They are evaluated not only on their condition but also on their adaptability for future research.

The buildings are of three construction types which also correspond to the period when they were built. The construction types are:

▫ traditional wood-frame of the residences along Gracie Road. These houses were built prior to 1900.

▫ traditional brick masonry that includes the Lower R&D Lab, the Upper R&D Lab, Maintenance Garage B3. These buildings were constructed between 1958 to 1969.

▫ pre-engineered metal buildings include the UV Building and Field Support Garage. They are constructed in 2012 and 2017 respectively.

The assessment calls for the demolition of the existing residences on Gracie Road. These buildings have been abandoned for several years, they are in poor condition, and there is no current or future programmed use for them.

The masonry buildings of the Lower R&D Lab, the Upper R&D Lab, Maintenance Garage B3 are in fair to poor condition. Hazardous materials were identified in some components of the Lab buildings where testing was done. The assessment calls for significant repairs to modernize these buildings and systems.

The pre-engineered metal buildings of the UV Building and Field Support Garage are in good condition with minimal repairs.

The cost for repairs as outlined in the Existing Conditions Assessment is: COST

Master Plan Scheme 1

Scheme 1 is based on combining the proposed laboratory functions into a new Laboratory building at the site of the existing Upper R&D Lab. The new building will house USGS’ wet lab, analytic labs and offices and NYWSC’s labs and offices. The placement of the new Laboratory building at this location calls for the demolition of the Upper Lab to occur before construction begins; the Lower R&D Lab may continue to be occupied during construction.

Both the existing Upper R&D Lab and Lower R&D Lab are proposed to be demolished due to existing constraints to support future research. The buildings are inefficient and do not have the required space or adaptability for the proposed labs and supporting systems. Additionally, the existing buildings exterior and interiors, and the lighting and HVAC systems require significant repair and modernization.

New support buildings will be provided. This includes a new NYWSC Site Support garage across from the existing Field Support Garage and a new Water Treatment facility adjacent to the existing UV Building to support the new research.

The remaining existing buildings will be modernized. The repair of the existing Maintenance Garage buildings will be repaired and the winterization of the existing Field Support Garage for year-round use.

The following costs include escalation to bid in January 2024 and a 3-year construction period.

Option 1A maintains and encloses the existing raceways $33,453,631 Option 1B demolishes the existing raceways $35,318,269

Master Plan Scheme 2

Scheme 2 also combines all the laboratory programming functions into a new Laboratory building housing USGS’ wet lab, analytic labs and offices and NYWSC’s labs and offices. Water treatment system will also be integrated into the building.

The new Laboratory building is located adjacent to the existing Raceways to enhance functionality similar to

Hammond Bay facility. The building will be in place of the existing Lower R&D Lab; this allows for construction phasing. The existing Upper R&D Lab can remain occupied until the construction of the new laboratory building is complete.

As described in Scheme 1 above, the existing Upper R&D Lab and Lower R&D Lab are proposed to be demolished due to spatial constraints to support future research. The existing Maintenance Garage is also proposed to be demolished.

Similar to Scheme 1, a new NYWSC Site Support garage across from the existing Field Support Garage, and the remaining existing buildings will be modernized including the winterization of the existing Field Support Garage for year-round use.

The following costs include escalation to bid in January 2024 and a 3-year construction period. Scheme 2 has phased demolition of the existing Upper R&D Lab which will begin at the end of the new Laboratory construction in January 2027.

Option 2A maintains and encloses the existing raceways $33,539,023 Option 2B demolishes the existing raceways $33,831,592

3.0 Existing Campus Condition Assessment

Site investigations were limited to visible inspections throughout campus as well as environmental testing and the Upper and Lower Research and Development Laboratories to confirm the existing exterior and interior conditions of the buildings and structures.

A site visit involving members of the Bailey Edward team was conducted on Tuesday, May 3rd and Wednesday, May 4th, 2022. Work conducted during this site visit included photo documentation of the interior of both the Upper and Lower R&D Laboratories with a Matterport camera. The Matterport camera was used to create a scaled walkthrough representation of these buildings. See Figures below.

Figure 3.0.1. Matterport Image of the Upper Laboratory

Figure 3.0.2. Matterport Image of the Lower Laboratory showing measuring capabilities

See Appendix C for the Site Investigation Work Plan with an agenda of the site visit activities.

Reference Documents: Reference documents were also provided for Hammond Bay, Ann Arbor and Tunison

Laboratories. See list of references below:

• Facilities Assessment – 2008

• Structural Raceway Drawings

• Tunison Lower R & D Building Fire Suppression System – 2007

• Atlantic Salmon Rearing Facility – 2005

• Hatchery Building, Raceway and Appurtenant Work – 1965

• Upgrade Fire Alarm and Install Fire Sprinkler System – 2010/2011

• Fish Nutrition Laboratory (Upper Building) – 1968

• Design for Rehabilitation of Building Structures – 2010

• TLAS PowerPoint – 2022

• Residence Asbestos Report – 2017

• Client Programming Information – 2022

3.1 OVERALL SITE CONDITIONS

The Tunison Laboratory of Aquatic Science (TLAS) campus is located on rolling hills and wooded areas off Gracie Road in Cortland, New York. The campus contains several buildings and structures described within this report.

Beaver Brook runs alongside the north part of campus.

It is accessed by an asphalt drive from Gracie Road through a wooded area to the campus. The area of campus where the buildings are located is a relatively flat area. There are surface parking areas at the Garage, the Lower R&D Building, and Upper R&D Building. The campus is accessed by staff vehicles, work trucks and boats; the drive is also used for pedestrian circulation within the campus.

3.1.1 EXISTING WATER SYSTEMS

Potable and process water for the facilities is provided by a combination of wells and spring water. Four wells exist on the site, each of these wells is commonly referred to by the letter "I", “R”, “S”, and “T”. Wells I, R, and S were constructed many years ago (estimated to be at least 50 years old) and are on the west side of the Upper Research and Development Building. These wells extend outwards into the forested area about 400 feet and discharge into an 8” main which connects to the head tank and mixing box but is usually valved to allow discharge only into the head tank. A tee of off this same line is used to supply water to a booster pump and treatment system which provides potable water to the Upper Research and Development Building.

Well “S” is in poor condition and is not used. Well “I” is typically not used either and was observed to have water leaking out of its casing. Well “R” is most often used and was last rehabilitated in 2006 and was reported to be 60 feet deep. Well “R” was reported to produce water at a relatively constant flow rate of about 120 gallons per minute.

(gpm).

Concrete well pits are provided for Wells “S”, “R”, and “I” and within the pits access is provided to valves and flow meters as well as to the well head. The pit structures are in fair condition, considering their age. Piping from these wells is likely cast-iron pipe and depending upon how it was installed, it could be assumed to be in poor to fair condition.

The quality of the water from these wells is fine for domestic use but is low in oxygen and high in dissolved nitrogen, as such, before it can be used for rearing tank or fish study tank purposed, it must be oxygenated and stripped of excess nitrogen. This is accomplished with a oxygen feed system which dissolves oxygen into the head tank.

Well “T” is a relatively new well. This well is located east of the entrance road to the main facility and is east of Gracie Road across from the entrance road to the research center. This well is located within a more traditional well house building constructed directly over the well. The well pump is a submersible type and was reported to be set 112 ft below surface and a 130 ft deep well. The water table was reported to be 85 ft below surface. The well pump is powered by a variable frequency drive which is adjusted to control sustainable pumping rates of about 450 gpm. The well was originally hoped to have a production rate of up to 1,000 gpm, but the maximum rate is reported to be about 650 gpm.

The Well “T” pump building is in generally good condition. Water from this well is pumped to the head tank where it is oxygenated and mixed with water from Well “R”. The piping leading from this well to the Head Tank is 8” HDPE pipe is in excellent condition given its age.

Water from the head tank is used in the Upper Research and Development Building for fish rearing and study tank purposes or can be direct to the mixing box where it can be further blended with spring water which flows by gravity for a spring located along the east side of the site just east-northeast of the garage.

The quality of the water from the spring is generally good, but it is high in radium and must be aerated to strip out radon. The spring water is also susceptible to bacteria and other biological type contamination because it is exposed to the environment is not considered to be a good reliable source of water for research purposes.

The condition of the head tank and mixing tanks could be considered to be in fair to good condition and depending upon future requirements, these tanks may be of value in maintaining. However, the general condition of the many pipes and valves leading to and from these tanks should be considered questionable and all with the exception of the 8” HDPE piping should be considered at the end of their design life and should be replaced if needed for future purposes.

3.1.2 EXISTING WASTEWATER SYSTEMS

The site produces two types of wastewater. These streams can be described as general domestic type sanitary sewer wastewater and process wastewater.

The sanitary sewer wastewater from the facilities sinks, restrooms, and floor drains is treated by an onsite septic system and drain field. The capacity and general condition of this system is considered marginal for present uses and is likely in poor condition due to its age.

Process wastewater from fish rearing operations is mostly untreated and is discharged to the headwaters of Beaver Creek. Depending upon fish rearing operations, this water may be high at time in biological oxygen demand (BOD) and other nutrients such as phosphorus and ammonia nitrogen compounds.

Some process wastewater is treated before being discharged to Beaver Creek by an ultraviolet light disinfection process. The UV Treatment system primarily is used to disinfect water from the hatchery building and has a capacity of 200 gpm. The UV Disinfection Facility was constructed in 2012 and is considered to be in good condition.

3.1.3 EXISTING SITE ORGANIZATION

Our analysis found that the existing site is organized along the central entry drive from the main east entry to the west parking at the Upper Lab. Along that path, the existing buildings are characterized by four distinct functional zones. For the purposes of this report, the campus is segmented into the four zones described below:

Zone 1:

• Residence Q50 and Garage

• Residence Q1 and Garage

• Residence Q2 and Garage

Zone 2:

• Field Support Garage

• Maintenance Garage B3

• Accessory Storage

Zone 3:

• Lower Research and Development Building

• Outdoor Raceways and Well

• UV Building

• Water Supply Tank (Mixing Box)

• Accessory Storage

Zone 4:

• Head Tank

• Upper Research and Development Building

Figure 3.1.3 Zoning Diagram – from east to west from site access at Gracie Road.

3.2 ZONE 1 CONDITIONS

Zone 1 is located along Gracie Road at the east end of the site. It includes the entrance to USGS Tunison campus.

There are three (3) USGS residences in this area that have been abandoned for several years. The residences are in poor condition and are to be demolished. Turning into the entry drive from Gracie Road, there is an access gate and a small gravel parking lot north of the drive.

Figure 3.2.1. Zoning Diagram – Zone 1 Highlighted

3.2.1 RESIDENCE Q50 and GARAGE.

Residence Q50 is located north of Residence Q1 and the USGS entrance on Gracie Road. The 1,550-sf residence is a 2-story wood-framed construction with a stone foundation and brick chimney. It has a partial basement with a walk-out. There is a one-car garage of concrete masonry construction and asphalt shingle roof with an asphalt drive. The residence has been abandoned for over 10 years.

Image 3.2.1A: Q50 Residence and Garage – East Elevation from Gracie Road.

Roofing. Sloped wood-framed roof with asphalt shingles to a gutter and downspout system.

Envelope. Wood-framed wall with shingle siding. The doors are painted wood and the windows are painted wood with aluminum sashes.

Interiors. The interior walls are painted plaster. The flooring is hardwood throughout the residence with vinyl flooring in the kitchen and bathroom. The ceiling is acoustic tile.

Systems.

• Heating. There is a propane-fired furnace in the basement. There are three above-ground propane tanks behind the house.

• Plumbing. The residence has a kitchen and one bathroom. It uses water from a well located west of the house. There is a water pump, tank, and water heater in the basement. The residence uses a septic tank system west of the house.

• Electrical. Service is provided to the residence by overhead service lines.

Recommendation: It is recommended to demolish the existing Residence and adjacent garage.

3.2.2 RESIDENCE Q1 and GARAGE.

Residence Q1 is located north of USGS entrance on Gracie Road. The 1,720-sf residence was used as a nature center by a local organization until a few years ago. It is a 2-story wood-framed construction with a stone foundation and brick chimney. It has a partial basement with a walk-out and an attic. The two-car garage was converted into a classroom. It is a one-story wood framed structure with metal siding and roofing. It has electric baseboard heat.

Image 3.2.2A: Q1 Residence and Garage – East Elevation from Gracie Road.

Roofing. Sloped wood-framed roof with asphalt shingles.

Envelope. Wood-framed wall with painted horizontal wood lap siding. The exterior doors are insulated metal.

The windows are painted wood fixed, double-hung and casement.

Interiors. The interior walls and ceilings are painted plaster or gypsum board. There is carpeting throughout the residence, and there is vinyl flooring in the kitchen and bathroom.

Systems.

• Heating. There is an oil-fired furnace and oil tank in the basement.

• There is an above-ground fuel storage tank west of the house.

• Plumbing. The residence has a kitchen and two bathrooms. It uses water from a well located south of the house in the backyard. There is a water pump, tank, and water heater in the basement. The residence uses a septic tank system west of the house in the front yard for sanitary.

• Electrical. Service is provided to the residence by overhead service lines

Recommendation: It is recommended to demolish the existing Residence and adjacent garage.

3.2.3 RESIDENCE Q2 and GARAGE.

Residence Q2 is located across Gracie Road from the USGS entrance drive. The 2,000-sf residence is a 2-story wood-framed construction with a stone foundation and two brick chimneys. It has a partial basement and an attic.

There is a one-car garage of concrete masonry construction and asphalt shingle roof with an asphalt drive. The residence has been abandoned for over 10 years.

Image 3.2.3A: Q2 Residence and Garage.

Roofing. Sloped wood-framed roof with asphalt shingles draining to a gutter and downspout system.

Envelope. Wood-framed wall with painted horizontal wood lap siding. The doors and double-hung windows are painted wood.

Interiors. The interior walls and ceilings are painted plaster or gypsum board. There is carpeting throughout the residence with vinyl flooring in the kitchen and bathroom.

Systems.

• Heating. An oil-fired furnace and a wood-fired furnace in the basement provide heating. There is an above-ground fuel storage tank east of the house adjacent to the Garage.

• Plumbing. The residence has a kitchen and one bathroom. It uses water from a well located east of the house in the backyard to a water pump, tank, and water heater in the basement. It uses a septic tank system west of the house in the front yard for sanitary. USGS 2008 Report notes an abandoned septic tank in the east yard.

• Electrical. Service is provided to the residence by overhead service lines

Recommendation: It is recommended to demolish the existing Residence, adjacent garage and storage shed.

3.3 ZONE 2 CONDITIONS

Zone 2 is the first group of buildings at the base of the entry drive to USGS TLAS campus from Gracie Road. It includes two garages, several accessory storage sheds, and surface parking for field vehicles.

Figure 3.3.1. Zoning Diagram – from left to right as you access the site. Zone 2 Highlighted.

3.3.1 FIELD SUPPORT GARAGE.

The Garage was built in 2017. It is a 3,240-sf, 5-bay garage of pre-engineered metal construction with a metal roof and siding on concrete slab-on-grade floor. The garage is used for vehicular and boat storage. It is shared with NYWSC; USGS uses two garage bays. Vehicular access is on the south elevation. To back a boat into the garage, one needs to drive into the south lawn area. The building is in good condition.

Image 3.3.1A: Field Support Garage – South Elevation.

Recommendations for Repair:

o It is recommended to extend the asphalt drive 25-ft across from the Field Support Garage to allow for adequate vehicular and boat turning maneuvering.

Roofing. The gabled roof has metal ribbed roofing with spacers on a wood roof truss system. The slope is 4:12. It has gutters and downspouts that drain to adjacent grass area.

Envelope. The wall construction is metal ribbed siding on wood framing system, there is no insulation at either the exterior walls or roof.

Windows & Doors. The entry door is located on the west side elevation and is metal door and frame. The overhead garage doors are 12-feet wide by 14-feet high; metal bollards occur on each side of the garage doors.

Interiors. The interior height to bottom of truss is 16’-4” AFF. The interior floor is exposed concrete. The walls and ceilings are exposed wood framing and exterior siding or roofing.

Systems.

• Heating. Heat is provided by a single small electrical unit heater located on the east end of the facility.

• Plumbing. There currently is no plumbing system for this facility.

• Electrical. The building electrical serves convenience receptacles, welding outlet, general shop lighting, and for the overhead garage door operators.

• Fire Sprinkler System. This facility does not have a fire sprinkler system.

3.3.2 MAINTENANCE GARAGE B3.

The Maintenance Garage was built in 1958 and is the oldest building on campus. It is a one-story 6-bay 2,200-sf building of masonry wall construction with a wood-truss roof on concrete slab-on-grade. The garage is used for vehicular storage and repair, workshop space, and houses an emergency generator in the far east bay and houses the site's primary electrical service. There are several storage sheds and a container adjacent to the garage to provide additional storage – see Accessory Storage in Section 3.3.3.

The main entrance and vehicular access to the garage is on the north side. The concrete apron and drive have been replaced. There are several feet clearance to a wooded area on all other sides of the garage. The grade slopes from south to north.

Image 3.3.2A: Maintenance Garage B3 – North Elevation.

Roofing. The roof is in good condition. The original roof was asphalt-shingle and replaced in 2014 with a metal standing seam roofing system. It is a gable roof with a 5:12 slope. The building has a gutter system and, on the north elevation, two downspouts that drain to the pavement. There are no downspouts on the south elevation.

Recommendations for repair:

o Add two downspouts with extensions to the south elevation and drain away from building

Envelope. The wall construction is concrete masonry unit with brick veneer; the wall height is roughly 12-feet to the roof eave. Above the brick at the gabled ends is metal horizontal siding on wood. Additionally, the walls have many penetrations on the east, south and west sides for utilities, louvers and vents, and a fire department connection.

In general, the brick is in fair to poor condition. There are several large areas along the south elevation with washed out mortar joints, specifically at the windowsills and along the base of the wall. See Image 3.4.2B.

Additionally, there is evidence of previous repairs in a limited quantity throughout the façade. The grade is high above the base brick course and blocks weep drainage in the wall at the south and partially at the west elevation.

Image 3.3.2B: Maintenance Garage B3 – South Elevation Masonry Deterioration.

o Regrade the existing south lawn area so grade is below brick base course to allow for adequate wall drainage. Slope grade away from building.

o Clean stains and biological growth from brick surface.

o Repoint the entire brick facade.

o Replace missing or damaged bricks o Replace damaged wood siding at exposed bottom of end panels.

Windows & Doors. The entry door, windows, and infills at the garage bays have been replaced.

The windows are double-hung vinyl frame and sash. The windows occur at the gabled ends and along the south elevation. There are four 10-feet wide overhead doors to the garage bays. There are two center bays infilled with horizontal siding. The doors and windows are in good condition.

Interiors. The interior floor is exposed concrete. The walls are painted concrete masonry, plaster, or exposed plywood. The ceilings are painted gypsum board; the ceiling slopes from 9’-8” AFF at the north garage doors to 9’-0” AFF at the south wall.

Systems. The systems are in fair condition.

• Heating. Per the CTA Report, heating is provided by a propane-fired hot water boiler. This boiler installation does not meet code since the ignition source is not 18” or greater above the floor). Hot water is distributed by a water pump to two-unit heaters: one is the west shop bay and one in the east generator room. There are also electric unit heaters located throughout the facility.

• Plumbing. There is a service sink, eyewash, and safety shower located in the garage area.

• Electrical. The electrical system serves convenience receptacles (wall and reel type) located throughout the facility, welding equipment, electric unit heaters, operators for the garage doors, and lighting. The electrical system is in fair condition.

• The facility also houses the standby generator that serves the Lower Lab, Garage, UV, Well “T” pump, and a portion of this Maintenance Garage B3 facility. The two (2) main pad mounted transformers for the site are located just outside the southeast corner of this building.

• Fire Protection. Record documents show a fire protection system was provided in 2010 in the garage and attic.

• Fire Alarm. The facility has a fire alarm system

3.3.3 ACCESSORY STORAGE

The accessory storage in Zone 2 consists of four (4) storage containers, two (2) sheds and an additional laydown area. The storage sheds and containers have limited useful life and are in fair to poor condition.

Recommendation:

o It is recommended to find a more permanent solution to storage in this area.

Image 3.3.3A: Three Storage Containers adjacent to the Field Support Garage

Image 3.3.3B: Additional Shed behind Maintenance Garage B3

3.4 ZONE 3 CONDITIONS

Zone 3 includes the Lower R & D Building, Raceways, UV Building and additional Accessory Storage units throughout. Beaver Brook occurs in the north part of this zone. See reference image below:

Figure 3.4.1. Zoning Diagram – Zone 3 Highlighted.

3.4.1 LOWER RESEARCH & DEVELOPMENT BUILDING

The Lower Research & Development Building (Lower R&D Building) was built in 1965 and called out as the Hatchery Building on referenced documents. The building is 5,345-sf. It is a one-story masonry wall construction with a wood-truss roof on a concrete foundation. The building houses offices, a wet lab, and support spaces including food prep.

There is a wood-framed covered porch on steel tube columns on the east side for visitors with public restrooms.

The building is in a low area of the campus site north of the driveway. The immediate site drains north to Beaver Brook. The building has a concrete walk on the west, north and east sides of the building. To the south, there is a retaining wall at a landscaped berm with underground holding tank. An asphalt parking area is adjacent to the building to the west. The original 1965 record drawings indicate an underground 2000-gallon fuel oil tank adjacent to the southeast corner of the building with a supply and return fuel line running north to the Mechanical Room.

Image 3.4.1A: Lower Research and Development Building – East Elevation

Roofing. The gabled roof has a metal standing seam system placed in 2014. The slope is 5:12. The roof has snow guards, a gutter system and downspouts that drain to pavement at the building base. The roof is in good condition.

o Provide extensions at each downspout to drain away from building.

Envelope. The wall construction is a 4-inch concrete masonry unit with brick veneer; the wall height is 8’-8”.

Prefinished aluminum horizontal siding is at each gabled end above the brick; the soffits are vented prefinished aluminum. In general, the brick masonry is in poor condition.

• The asphalt pavement along the west elevation and the lawn area at a portion of the east elevation is above the brick base course and blocks drainage in the wall cavity at the base of the wall.

• Cracking at exterior brick was observed throughout and some small areas at the interior concrete masonry. Bricks with cracks at the face of the brick should be replaced to match adjacent brick in color, size, and texture. Cracks that occur in the existing mortar should be repointed.

• Steel Lintels are corroded above the existing doorways. When moisture encounters the lintel, swelling occurs causing additional cracking and spalling of the adjacent masonry. See Image 3.5.1B.

• Spalling was observed at the base of the structure likely due to moisture in the existing wall cavity.

It is recommended to investigate the source of the infiltration and resolve the issue.

• Mortar loss was observed. It is recommended to repoint where the joints have been washed out and where open joints were observed periodically.

Image 3.4.1B: Steel Lintel Swelling causing spalling and cracking of masonry

• A covered east porch is in fair condition. Part of the stonework at the planter base has fallen off and mortar joints have failed.

o Regrade the existing west parking area and partial east lawn area (roughly 25-ft) to be below brick base course to allow for wall drainage. Slope grade away from building.

o Remove and replace damaged wood-framed wall and horizontal siding at south bay of west elevation (roughly 10-ft long). Re-use the existing double-hung window.

o Clean brick masonry from water stains, efflorescence and biological growth.

o Clean out and repoint mortar joints. Clean out and replace all brick and expansion joints. Seal all wall penetrations.

o Replace spalled bricks with new to match existing brick in color, size and texture.

o Clean dirt and nests from siding at gable ends and under roof eaves.

o Rebuild stone cladding at planter base, roughly 25-sf.

Concrete Foundation. The existing concrete foundation system is extensive. It is slab-on-grade with 1-ft deep grade beams at 9-ft on center running east-west to concrete piles. At the Wet Lab (roughly 1,830-sf), there are 5-ft deep grade beams each way to concrete piles. The lab also has approximately 50-feet long trenches on the east and west side with several 30-inch-high concrete fish tanks.

Image 3.4.1C: Interior Elevated Tanks (Taken from Matterport Scan)

Windows & Doors. The exterior and interior doors and frames are hollow metal. In general, the doors and door hardware are in good condition.

• The west exterior pair of doors have rust at the frame base and lower door hinges. The weatherstripping and threshold is damaged.

• The windows are double-hung vinyl frame and sash. The windows are in good condition.

Recommendations for repair:

o Clean dirt and webs from interior and exterior of all doors.

o Clean dirt and remove nests from interior and exterior of all windows.

o Replace damaged exterior door hardware including weatherstripping and thresholds.

Interiors. Most of the interior finishes are exposed concrete floors, painted concrete masonry unit or wood-framed plywood walls, and 2x4 lay-in tile ceilings with fluorescent lighting. The ceiling height is 8’-8” AFF. The finishes in office areas are in good condition; the finishes in the lab area are in fair condition with some staining and wear.

• At the Wet Labs and Food Prep, the paint on the concrete floor is worn and paint is peeling in areas at the concrete masonry and plywood walls.

• The resilient floor tile is stained in the toilet rooms. The ceiling tile has water stains, and the suspended grid has areas of rust.

o Remove and replace toilet partitions in the Men’s and Staff toilet rooms.

o Remove and replace resilient tile flooring in the Men’s toilet rooms.

o Remove and replace lay-in ceiling in the Men’s and Staff toilet rooms.

o Clean all concrete floors. Prep and provide epoxy coating at the Wet Lab and Food Prep.

o Clean and repaint all interior walls.

Systems.

• Heating. Heating for the facility is provided by the hot water boilers located in the mechanical room.

These boilers distribute hot water to the fin tube baseboard heaters located along the building perimeter and to several supplement space heaters. This system is in fair condition.

• Ventilation. The overall facility does not have a ventilation system to provide fresh air and/or cooling. However, the indoor raceway lab does have a ventilation system which consists of an exhaust fan and intake louvers provide ventilation during the summer months. Site personnel indicated that this system does not provide adequate ventilation for the space.

• Plumbing. The following are our observations about the plumbing systems:

▪ The plumbing fixtures in the locker room / restroom consist of a tank type toilet with manual flush valve, urinal with automatic flush valve, wall mounted sink with manual faucet, and wall mounted service sink with manual faucet. These fixtures are in good condition.

▪ South Lab – Stainless steel lab sink with combination faucet and eyewash. This sink is in fair to poor condition.

▪ Northeast Office/Lab - Lab sink with combination faucet and eyewash. This sink is in fair condition.

▪ Hot water is provided to the plumbing fixtures from the electric water heater located in the mechanical room. This water heater is in good condition.

• Electrical. The electrical system is in good condition.

• Fire Protection. Record documents show a fire protection system was provided in 2010 on the first floor and in the attic.

• Fire Alarm. The facility has a fire alarm system.

Environmental Overall, asbestos and lead were detected in the environmental analysis. See Appendix B for the full report.

• Asbestos: The lower lab was found to have asbestos in the black remnant floor mastic. There is additional assumed asbestos containing materials such as the roof, mirror mastic and wall panel adhesives that were not tested. Trace amounts were detected in the gray wall seam caulk.

• Lead: Brown paint was found on one metal door. Additional lead was found in paint elsewhere, however, it contains less than the quantifiable amount to be classified Lead Based Paint (LBP)

3.4.2 OUTDOOR RACEWAYS

The existing raceways are located outdoors with a partial roof and steel supports that do not enclose it. See Image 3.4.2A. They follow the site topography and cascade down from the drive to the south to the UV Building at the north.

The existing concrete raceways currently absorb material and need to be coated. There is one intake per raceway to understand water flow, but this is time consuming to calculate treatments. They need separate capability

Image 3.4.2A: Raceways from access road (Left). Raceways from Lower Lab (Right).

o Add a building enclosure with walls and roof to the existing Raceways to control the environment.

o Repair existing concrete and provide protective coating.

Systems.

• Heating. There is no heating system for this open structure.

• Plumbing. There is no plumbing system for this structure.

• Electrical. The electrical system serves the raceway pumps and convenience receptacles located throughout the structure. This system is in fair condition.

• Fire Protection. No fire protection system is currently in place for this facility.

• Fire Alarm. No fire alarm system is currently in place for this facility.

o The existing piping and valves/ flow control facilities are in need of upgrades and or replacement.

3.4.3 UV BUILDING.

This facility was built in 2012 and called out in referenced documents as a Quarantine Facility. It is a one-story 900-sf building of steel frame construction with insulated metal roof and siding on a concrete slab-on-grade floor and foundation. The building is used as an incubator and for UV water treatment – the equipment is in a lower open area, 6 feet below the main floor. The building is in good condition.

The UV Building occurs 10-feet north of the Raceways. The main entry is from the east parking area, and an exit door occurs on the west elevation. There is an adjacent exterior shed for additional storage – see Accessory Storage below.

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3.5.2 UPPER RESEARCH & DEVELOPMENT BUILDING.

The Upper Research & Development Building (Upper R&D Building) was built in 1969 with a wet lab addition constructed in 2008. It is a one-story building of masonry wall construction with a wood-truss roof on concrete slab-on-grade. The building houses offices, wet labs and analytic labs. The total square footage is 12,360.

The immediate site is flat, and the asphalt drive wraps around the building perimeter. The main entrance is on the north elevation.

Image 3.5.2A: Upper Research and Development Building – Main Entrance/North Elevation

Roofing. The lab building has an asphalt-shingle gable roof with a 4:12 slope. It does not have a gutter or collection system. There is water staining and biological growth on the shingle surface, specifically at the roof valleys. There is water staining on eave fascia board. Additionally, there are several roof penetrations including exhaust fans, vents and roof-mounted equipment; the supports are rusted at the equipment.

The roofing is in poor condition.

Recommendation for repair:

o Remove the entire asphalt roof and replace it with a metal standing seam roof with snow guards and a gutter system, similar to the roofs of adjacent buildings. Provide downspouts at 50-ft maximum distance with extensions to drain away from the building.

o Provide new support for roof equipment.

Envelope. The wall construction is concrete masonry unit with brick veneer; the wall height is roughly 9’-4” to the roof. Aluminum horizontal siding is at the gabled ends above the brick. The exterior doors are covered with an extended roof. The main building entrance is also extended with a vestibule and wood support and sides. The covered entrance is in fair condition.

The brick masonry at the 1969 building is in fair to poor condition.

• Because the roof lacks a gutter collection system, water drains from the roof eave to the brick wall surface. There are large areas of staining, some efflorescence, spalling and biologic growth on the brick masonry specifically under roof valleys, windowsills and at the bottom of the wall for several brick courses. This is most apparent on the west elevation and in the courtyard.

• Additionally, there are cracks in the mortar joint at steel window lintels.

The brick masonry at the 2008 addition is in good condition.

Image 3.5.2B: Biological Growth – Spalling and Cracking at 1969 Masonry - North Elevation o Clean brick masonry and remove water staining, efflorescence and biological growth.

o Clean out and repoint all mortar joints.

o Replace spalled bricks with new to match existing brick in color, size and texture.

o Clean dirt and nests from siding at gable ends.

Windows and Door. The exterior and interior doors and frames are hollow metal, and the windows are double-hung vinyl frame and sash. They are in good condition.

Recommendation for repair:

o Provide general cleaning of exterior doors and windows to remove dirt and webs.

Interiors. Most of the interior finishes are painted concrete masonry unit walls and 2x4 lay-in tile ceilings with fluorescent light fixtures. The ceiling height is 9’-0” AFF. The finishes are in fair condition with wear and some staining.

• The wet labs and mechanical spaces have sealed concrete floors.

• The wet lab addition has a drywall ceiling with surface-mounted fluorescent fixtures.

• The conference room, break room and offices have carpet flooring that is worn and has staining.

• The laboratories have painted metal casework with corrosive-resistant countertops. The casework is in good to fair condition with a few cabinets that have rust.

• The break room has wood cabinets with plastic laminate countertops.

• There is water leakage at exterior concrete masonry wall and exterior door at the northwest corner of the courtyard.

o Remove and replace carpet flooring.

o Clean all concrete floors.