Basis_Of_Design_Report_20230830.pdf

Agreement Number 94373 (IDIQAE2020‐09)

BUILDING 7020 RENOVATIONS

BASIS OF DESIGN REPORT – FINAL SUBMITTAL

Camp Roberts, California

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CAMP ROBERTS, CALIFORNIA

BASIS OF DESIGN REPORT

TABLE OF CONTENTS

ACRYONYMS

1.0 PROJECT TEAM

2.0 EXECUTIVE SUMMARY

2.1 Project Description

3.0 PROJECT INFORMATION

3.1 Existing Conditions

3.2 Existing Photographs

4.0 BASIS OF DESIGN

4.1 Project Goals

4.2 Applicable Codes and Standards

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4.3 Civil

4.4 AT/FP

4.5 Architectural

4.6 Interior Design

4.7 Fire Protection and Life Safety

4.8 Structural

4.9 Plumbing

4.10 Mechanical

4.11 Electrical

4.12 Low Voltage

4.13 Sustainability

4.14 Hazardous Materials

ATTACHMENTS

Attachment A – Original Plans

Attachment B – Conceptual Plans

Attachment C – Report of Limited Asbestos‐Containing Materials and Lead‐Containing Materials Surveys

Attachment D – Mechanical Cutsheets

Attachment E – Electrical Cutsheets

Attachment F – Structural Calculations

Attachment G – Heating Load Calculations

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Attachment H – Pest Report

Attachment I – Meeting Minutes

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Acronyms

ADA Americans with Disability Act ACM Asbestos‐Containing Materials ASCE American Society of Civil Engineers ASHRAE American Society of Heating, Refrigerating and Air Conditioning Engineers ASME American Society of Mechanical Engineers ASTM American Society of Testing and Materials AT/FP Anti‐terrorism Force Protection B Building BOD Basis of Design BTU British Thermal Unit CBC California Building Code CFM Cubic Feet per Minute CMC California Mechanical Code CMD California Military Department CPC California Plumbing Code DBB Design‐Bid‐Build DDC Direct Digital Control DPW Department of Public Works DX Direct Expansion FPM Feet per Minute FT Feet GPF Gallons per Flush GPM Gallons per Minute HVAC Heating, Ventilation, and Air Conditioning IN Inch JCA Joseph Chow & Associates, Inc.

LBP Lead Base Paint LCP Lead Containing Paint LED Light Emitting Diode LEED Leadership in Energy and Environmental NFPA National Fire Protection Association POC Point of Connection PVT Performance Verification Testing SMACNA Sheet Metal and Air Conditioning Contactor’s National Association TAB Testing and Balancing UFC Unified Facilities Criteria UFGS United Facilities Guide Specifications

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PROJECT TEAM

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1.0 Project Team

This Basis of Design (BOD) Report was prepared by a multidisciplinary team of architects and engineers led by Joseph Chow & Associates, Inc. for the California Military Department (CMD).

The data collected will be used to develop a Design‐Bid‐Build (DBB) construction package consisting of full plans, specifications, detailed cost estimate, and other services as requested within the Scope of Work dated 08 July 2020. Project to be constructed includes exterior and interior renovations to Building 7020. The data contained within are based on field investigations conducted on October 20 to October 21, 2022 and discussions, meetings and interviews with the Base and User representatives.

Contributors to this report include the following:

Government Team

Contracting Officer (CO): State of California Military Department 9800 Goethe Road Sacramento, California 95827 Contact: Brandon Hamilton 916‐647‐7422 / Brandon.Hamilton@cmd.ca.gov

Project Manager (PM): State of California Military Department Contact: Brian D. Woods, PE

MAJ, EN

SAD: Project Manager, G9 MDAY: Facility Maintenance Officer, Camp Roberts DP 805‐748‐1232 / brian.d.woods26.mil@army.mil

Architectural/Engineering Project Team

A/E Lead ‐ Architecture: Joseph Chow & Associates, Inc.

650 Delancey Street, Suite 211 San Francisco, California 94107 Contact: Joyce Chow, Architect, LEED AP 415‐777‐1288 / jchow@jcaarchitects.com

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Civil Engineer: EBA Engineering 825 Sonoma Avenue, Suite C Santa Rosa, California 95404 Contact: Damon Morelli, P.E., LEED AP, QSD/QSP 707‐544‐0784 / dmorelli@ebagroup.com

Civil/Structural Engineering: Brokaw Design 6060 Dawn Drive Rohnert Park, California 94928 Contact: Tim Lengyel, PE 415‐999‐0323 / tim.lengyel@brokawdesign.com

Mechanical/Electrical/: YEI Engineers, Inc.

Plumbing Engineering: 7700 Oakport Street, Suite 200 Oakland, California 94621 Contact: Patrick Mallillin, P.E.

510‐383‐1050 / pmallillin@yeiengineers.com

Environmental Engineering: Kleinfelder 24411 Ridge Route Drive, Suite 225

Laguna Hills, California 92653 Contact: Richard Stevenson, CAC 949‐233‐0974 / RHStevenson@kleinfelder.com

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EXECUTIVE SUMMARY

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2.0 Executive Summary

This Basis of Design (BOD) Report is hereby submitted for the Renovation of Building 7020 located at the Camp Roberts, California. This BOD Report has been prepared in accordance with the Scope of Work dated 08 July 2020.

The objectives of this report include collecting sufficient data to perform qualitative evaluation for preparation of a Design‐Bid‐Build (DBB) construction package consisting of full plans, specifications, detailed cost estimate, and other services as requested within the Scope of Work for renovations to this building. The information contained here will be utilized as the basis of design during the design package preparation phase.

This project is intended to make Building 7020, which was constructed in 1940’s and has been mainly underutilized, into a new code compliant, functional Fire Administration Building.

To meet the goals of this project, a team of architects and engineers led by Joseph Chow & Associates, Inc. provides site survey observations and design recommendations in this report. The information reflects a professional review of the facility’s condition and the following building systems:

Interior and Exterior Condition

Egress and Accessibility

Anti‐terrorism / Force Protection

Site Civil Utilities

Superstructure ‐ Structural

Mechanical, Plumbing and Electrical Systems

Telecommunication Systems

Fire Protection and Life Safety

Hazardous Materials

2.1 Project Description

Building 7020 was built using the Army Faculties Components System – Designs developed by the Department of the Army. It is located on Utah Avenue between Avenue 21 and Texas Avenue. Based on the archival drawings date and discussions with the Base, this building was most likely built in 1941/1942. See historical drawings in Attachment A. The building originally functioned as a Fire House with a 3 bay vehicle area and dormitory. There have been renovations to the building. The overall building square footage is approximately 2,400. The building is currently unoccupied.

The Plant Replacement Value (PRV) is $1,983,064.00. It is possible the construction cost of this project

Joseph Chow & Associates, Inc. 14 may exceed 50% of the PRV.

Camp Roberts was opened in 1941 and sits just north of the Mission San Miguel Arcángel which was established in 1797. See Figure 1, Vicinity Map and Figure 2, Location Map. Franciscans chose this location due to the large number of Native Americans living on the land; the Mission leaders wanted to evangelize the Native population. The land that Camp Roberts sits on was part of the original Mission property. Today, the Mission is open and acts as a parish for the Diocese of Monterey.

In 1902, Congress tasked the Army Corps of Engineers with identifying property that would be well suited for military use. The Corps settled on the land that would become Camp Roberts; however, President Teddy Roosevelt chose not to move forward with developing the property and Camp Roberts was stalled for the next 38 years. Finally, in 1940, funds were made available to purchase acreage and construction began.

The original base name was changed from Camp Nacimiento to Camp Roberts after World War I Medal of Honor recipient Corporal Harold W. Roberts. Corporal Roberts was a tank driver who died in the Meuse‐ Argonne Offensive in France. Camp Roberts stands as the only major Army base named in honor of a non‐ commissioned military officer.

In 1944, Camp Roberts had seen approximately 45,000 forces pass through its gates for training. This installation also had a prisoner encampment where German and Italian POW's were held. Camp Roberts also hosted various celebrity entertainers for the Soldier Bowl such as Bob Hope and Lucille Ball.

After WWII, Camp Roberts became mostly inactive and saw to the training of Reserve units during the summer. When the Korean War began, Camp Roberts was fully activated to provide training and support mobilization efforts. By the end of the Korean War, Camp Roberts had prepped over 300,000 troops. In 1954, Camp Roberts again became mostly dormant until the Vietnam War.

The US Army officially closed Camp Roberts in April 1970, and on April 2, 1971, the California Army National Guard received control of the Camp under license from the Army to establish a Reserve Component training and mobilization facility. Camp Roberts continues to operate in this fashion today. Military units from all service branches (and some foreign countries) continue to train here, and it also hosts a large wheel and track maintenance school for reserve soldiers. In recent years, many National Guard units have been processed through Camp Roberts to meet the Nation’s needs in the War on Terrorism by being deployed throughout the Middle East and Eastern Europe.

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Figure 1 – Vicinity Map

Figure 2 – Location Map

Building 7020

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This project will allow the renovation of Building 7020 into new Fire Administration Offices which will include offices, work areas, restrooms, utility rooms, a storage bay, and accessible parking.

The proposed scope of work includes the following:

Phasing: The project will be completed in one phase.

Structural: Our code analysis indicates that based on the project program the CBC/CEBC requires the structure to be retrofitted to resist 75% of the code prescribed loads for new buildings. This project will include seismic strengthening based on this standard.

AT/FP: The project must comply with the AT/FP regulations, in accordance with UFC 4‐010‐01 DoD Minimum Anti‐Terrorism Standards for Buildings, Change 2, July 2022 because it is classified as inhabited.

Inhabited buildings are routinely occupied by 11 or more DoD personnel and with a population density of greater than one person per 430 gross square feet.

The AT/FP concerns for this project include:

Provide 33‐foot unobstructed space around building

Provide AT/FP prescriptive glazing

Provide bracing of architectural features and electrical and mechanical equipment

Provide air intakes at 10 feet above grade

Provide HVAC shutoff

Limit underbuilding access

Provide mass notification system as part of Fire Alarm system. Per base direction fire alarm and mass notification system are not to be connected to central station because one does not exist.

Architecture: The project includes comprehensive renovations to the interior and exterior of the building.

Exterior building work includes, but is not limited to:

Replace the exterior siding to comply with Base standards.

Replace the roof to comply with Base Standards.

Replace the existing doors and frames.

Infill existing exterior openings not used.

Replace the existing windows and frames.

Removal of the existing stair.

Repair damaged building wood framing as needed.

Provide accessible path of travel.

Interior work includes, but is not limited to:

Demolish and replace interior wall and ceiling finishes.

Remove interior floor finishes and wall base.

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Remove existing light fixtures.

Remove non‐accessible ramp.

Renovate the existing restrooms to provide one single occupancy and one ADA accessible restroom and shower.

Reconfigure the existing layout to provide two new private offices, open office area, break nook, janitor’s closet, storage room, and storage bay.

Modify the existing utility rooms to support the program.

Fire Protection and Life Safety: Per UFC 3‐600‐01 8 August 2016 Change 6, 6 May 2021, a fire sprinkler and fire alarm system is not required. This building is a single‐story, Type V construction less than 5,000 ft2 (465 m2). However, the project will provide a fire alarm system with mass notification system. Per Base direction fire alarm and mass notification system are not to be connected to central station because one does not exist.

Code complaint paths of travel within the building shall be incorporated into the floor plan.

Fire Alarm:

Provide full fire alarm system including smoke detectors, heat detectors, horn/strobes and fire alarm control panel. Provide shop drawings and calculations stamped by California licensed Fire Protection

Engineer.

Plumbing:

Demolish and replace existing plumbing fixtures for the restrooms.

Provide all new cold water, sewer, and gas piping from the mains.

Provide new meter and backflow preventer assembly for the cold water line.

Provide new meter, seismic valve, and regulator assembly for the gas line.

Provide new storage tank type electric domestic hot water heater. If mechanical HVAC uses gas‐fired packaged air handling unit, then a gas‐fired domestic hot water heater will be used.

Mechanical:

Demolish and replace the HVAC equipment and air distribution to accommodate the new renovation.

Provide new HVAC system for the renovated building.

Provide exhaust system for the restrooms, break nook and janitor’s closet. There is no more laundry room.

Provide a split system for the telecom room.

Electrical:

Demolish all electrical equipment, wiring devices, lighting, switches and associated wiring and raceways.

Provide underground service feeder from existing pole mounted transformer.

Provide service disconnect with meter.

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Provide main service panelboard.

Provide ground bus bar in telecommunication room.

Provide power to new mechanical equipment.

Provide receptacles throughout spaces.

Provide LED light fixtures with manual on/off switches and automatic shutoff occupancy sensor controls.

Provide exterior LED lights on building façade and at door locations.

Low Voltage/Telecommunications:

Provide underground conduit for communications optical backbone cabling. Cabling provided by government.

Provide horizontal cabling and raceway. Provide plywood backboard, communications cabinet, patch panel, and horizontal terminations.

Hazardous Materials:

Remove existing hazardous materials from the interior and exterior of the building as part of the demolition work.

Sustainability: LEED certification will not be obtained. The project will incorporate sustainable features to the greatest extent possible, while maintaining consistency with mission and budget.

Background The California (CA) National Guard is part of the National Guard of the United States, a dual federal‐state military reserve force. The California National Guard has three components: the CA Army National Guard, CA Air National Guard, and CA State Guard. With a total strength of over 24,000 troops, it is the largest National Guard in the United States. As of January 2012, California National Guardsmen have been deployed overseas more than 38,000 times since 2001.

The Constitution of the United States specifically charges the National Guard with dual federal and state missions. When under the control of its state governor, National Guard functions range from limited actions during non‐emergency situations to full scale law enforcement of martial law when local law enforcement officials can no longer maintain civil control. The National Guard may be called into federal service in response to a call by the President or Congress.

The Governor of California may call individuals or units of the California National Guard into state service during emergencies or special situations. The state mission of the National Guard is: "To provide trained and disciplined forces for domestic emergencies or as otherwise provided by state law."

Building 7020 will be used to house the 233rd who will be conducting fire field training while occupying the building. The building will not be considered a fire house, as firefighting services are conducted in another

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PROJECT INFORMATION

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3.0 Project Information

3.1 Existing Conditions

The original building was built using the Army’s “Kit of Parts.” The front portion of the building was constructed using the Firehouse 20’ x 40’ with shed template (Plan Number 74‐13) as well as a modified Guard House Type GH‐2 (Plan Number 700.260.1). See Figures 3 and 4. The building is a wood framed building with painted 1” x 5” wood siding over vapor paper and ½” gypsum board and wood skirting below the siding. The roof is comprised of asphalt shingles and gutters which appear to be original. There are penetrations through the roof for mechanical venting. The building sits on concrete piers/foundation. The exterior doors are wood, except for the vehicle roll up door which is metal. The windows are not original.

They are retrofit vinyl windows, dual paned. There is existing signage with the building number.

Figure 3

Figure 4

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Access to the building is via a non‐ADA accessible man door in the metal roll up door and a non‐ADA accessible door in the rear of the building.

The existing building has undergone renovations which has change the original configuration. For example, there used to be three bay doors in the original Apparatus Bay. There is now only one bay door, centered in the existing front façade. The other two bay doors have been infilled.

The interior comprises of gypsum board wall and ceiling finishes, wood siding, and acoustic tile ceiling finishes. The floor finish consists of unfinished wood flooring and vinyl tile with wood baseboard in the administration side of the building and concrete elsewhere. In the existing Apparatus Bay, which is now used for storage has plywood covered walls which have been left unfinished and gypsum board ceilings.

The restroom contains two water closets, a sink and shower. The restroom is not accessible and is approximately 5” lower than the adjacent floor.

The building interior has six different level changes. The different level changes are accessed by non‐ accessible ramps.

During the original site visit, there were two active bee hives located within the framing of the building.

Some areas where not accessible for detailed measurements and documentation due to the presence of active bees. Out of concern for the bees’ survival, relocation of the bee hives was planned for the Spring of 2023.

In June 2023, the bee hives original observed were removed by the Base. Additional surveys were conducted as well as a Pest Inspection. Evidence of subterranean termites was observed during the inspection. See Attachment H, Pest Report for more information. It shall also be noted, that another bee hive may be present. Multiple bees were seen flying in and out of a hole in the exterior of the building.

Overall, the exterior façade, roof, and a majority of the interior is in poor condition and has reached its useful life. The building needs repair and upgrades to meet current California Building Code and UFC requirements.

3.2 Existing Photographs

See photos of the existing conditions on the following pages.

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Exterior North Façade Exterior East Façade

Exterior North/East Façade (Active Bee Hive) Exterior East Façade

Exterior South Façade Exterior West Façade

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Exterior West Façade Exterior West Façade (Active Bee Hive)

Exterior North/South Façade Utah Street View

Partial Concrete Foundation Concrete Pier Foundation

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Existing Gutter – Full of debris Existing Signage

Existing Open Office (Upper Level) Existing Open Office (Upper Level)

Existing Open Office (Upper Level) Existing Private Office (Upper Level)

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Existing Private Office (Upper Level) Existing Private Office (Upper Level)

Existing non‐accessible Interior Ramp Existing Step Down to Restroom

Existing Restrooms Existing Restroom Exposed Piping

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Existing non‐accessible Interior Ramp Existing Storage Area

Existing Apparatus Bay Storage #1 Existing Apparatus Bay Storage #1

Existing Apparatus Bay Storage #2 Existing Roll Up Door Infill – Apparatus Bay Storage #2

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Existing Apparatus Bay Storage #3 Existing Apparatus Bay Storage #3

Existing Telcom/Electrical Room Existing Telcom/Electrical Room

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Existing Mechanical Room Existing Mechanical Room

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BASIS OF DESIGN

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4.0 Basis of Design

4.1 Project Goals

This project aims to provide a complete, useable, and code compliant building for the Stakeholders. This project will renovate Building 7020 to create a new, efficient, and inviting Fire Administration Building which will help meet the User’s missions and goals.

4.2 Applicable Codes and Standards

References and standards used in this study include but are not limited to the following:

California Building Code (CBC), 2022

UFC 1‐200‐01, DOD Building Code, 01 September 2022

UFC 1‐200‐02, High Performance and Sustainable Building Requirements, June 2022

UFC 1‐300‐02, Unified Facilities Guide Specifications (UFGS) Format Standard, May 2021

UFC 3‐101‐01, Architecture, January 2021

UFC 3‐120‐10, Interior Design, June 2021

UFC 3‐201‐01, Civil Engineering, with Change 5, April 1, 2021

UFC 3‐210‐10, Low Impact Development, with Change 3, March 2020

UFC 3‐301‐01, Structural Engineering, with Change 1, February 4, 2022

UFC 3‐401‐01, Mechanical Engineering, Change 1, October 2015

UFC 3‐410‐01, Heating, Ventilation, and Air Conditioning Systems, Change 8, July 21, 2021

UFC 3‐420‐01, Plumbing Systems, April 2021

UFC 3‐501‐01, Electrical Engineering, with Change 1, November 2019

UFC 3‐520‐01, Interior Electrical Systems, with Change 2, April 12, 2021

UFC 3‐530‐01, Interior and Exterior Lighting Systems and Controls, Change 4, November

UFC 3‐580‐01, Telecommunications Interior Infrastructure Planning and Design, Change 1, June

UFC 4‐010‐01, DoD Minimum Antiterrorism Standards for Buildings Requirements, Change 2, July 2022

NFPA 90A: Standard for the Installation of Air Conditioning and Ventilation Systems, Latest Edition

NFPA 70, National Electrical Code, Latest Edition

NFPA 101, Life Safety Code, Latest Edition

NIST GCR 11‐917‐12 Standards of Seismic Safety for Existing Federally Owned and Leased Buildings ICSSC Recommended Practice 8 (RP 8)

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4.3 Civil

Accessible Parking: Accessible parking will be provided near the westerly side of the building, in or adjacent to the concrete driveway. One new ADA compliant parking space will be provided and will connect to an accessible building entry with an ADA compliant path of travel.

Gravel Parking Area: A new aggregate base rock gravel parking area will be installed adjacent to and south of the proposed accessible parking space. The new gravel parking area will allow parking for up to 10 vehicles and include concrete wheel stops to indicate the parking areas. The gravel parking area will be graded to sheet slow back towards the new curb, gutter, and sidewalk adjacent to Utah Boulevard.

Curb, Gutter, and Sidewalk: Curb, gutter, and sidewalk will be installed across the project frontage along Utah Boulevard. The concrete curb and gutter will be a depressed and mountable curb that will allow vehicle access to the accessible and gravel parking areas. The curb and gutter will collect drainage from Utah Boulevard and route it towards the south side of the project site.

Site Grading Improvements: Site grading improvements will consist of grading for surface drainage to flow away from the building. On the westerly side of the building, the existing concrete driveway will be replaced out to Utah Boulevard to assure positive drainage away from the building. For the remaining sides of the building, where impervious surfaces abut the building, those areas will be graded away at 2% for a minimum distance of 10 feet and where pervious surfaces abut the building, those areas will be graded away at 5% for a minimum distance of 10 feet. The disturbed and new impervious areas are estimated to be less than 5,000 square feet and thus storm water treatment or detention is not anticipated to be required for this project.

Domestic Water: The domestic water service will be updated utilizing the existing water service saddle and corporation stop at the 10” water main in Utah Boulevard. A new service line will be installed from the existing service saddle up to the service point to the building and will include a new water meter, water meter box, and backflow prevention device.

Sanitary Sewer: The existing 4” sanitary service lateral will be replaced with a new lateral connecting to the existing sewer main located just south of the building. The new sewer lateral will be routed outside of the dripline of the existing trees. The existing sewer lateral will be abandoned in place and disconnected from the existing sanitary sewer main.

Natural Gas: A new 1” natural gas service will connect to the existing main located in Utah Boulevard and be routed along the northerly side of the building to the backside where a meter will be installed, and a service point of connection will be provided. The existing gas service will be abandoned in place and disconnected from the existing main located in Utah Boulevard.

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4.4 AT/FP

The project security is exempt from the AT/FP regulations, and security mitigation in accordance with UFC 4‐010‐01 DoD Minimum Anti‐Terrorism Standards for Buildings.

The AT/FP Classification for this building is classified as inhabited in accordance with UFC 4‐010‐01 with change 2, dated 30 July 2022. Inhabited buildings are routinely occupied by 11 or more DoD personnel and with a population density of greater than one person per 430 gross square feet.

Standard 1. Standoff Distance: The building is located more than 50 feet from perimeter.

Standard 2. Unobstructed Space: It is required to maintain a 33‐foot clear area around the building to prevent concealment of explosive devices.

Trash containers: Not allowed unless enclosed and covered per UFC 4‐010‐01. This project does not propose an enclosed and covered trash enclosure within the 33 ft unobstructed space.

Electrical & mechanical equipment: Electrical and mechanical equipment may be located within unobstructed spaces if they do not provide opportunities for concealment of explosives as described above or if they are enclosed & covered per UFC 4‐010‐01. This project may propose an enclosed and covered equipment area within the 33 ft unobstructed space.

Standard 3. Not used.

Standard 4. Not used.

Standard 5. Parking Beneath Building or on Rooftops: This is not applicable to this project. No parking is planned beneath the building or on the roof.

Standard 6. Progressive Collapse Resistance: This is not applicable to this project. Structure is under three stories.

Standard 7. Structural Isolation: Not applicable. No portion of the building is being classified as low occupancy.

Standard 8. Building Overhangs and Breezeways: This is not applicable to this project. There are no occupied spaces above overhangs or breezeways.

Standard 9. Exterior Masonry Walls: Not applicable. No masonry walls are included in the project.

Standard 10. Glazing: All new glazing will comply with AT/FP criteria.

Standard 11. Building Entrance Layout: This is not applicable to this project. The entrances are not visible from outside the controlled perimeter.

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Standard 12. Exterior Doors: All exterior doors into inhabited areas must open outwards. By doing so, the doors will seat into the door frames in response to an explosive blast.

Standard 13. Mail Rooms and Loading Docks: This is not applicable to this project. There are no loading docks or mailrooms.

Standard 14. Roof Access: Any roof access must be controlled to prevent unauthorized access. Eliminate all external roof access.

Standard 15. Overhead Mounted Architectural Features: Ensure that overhead mounted features weighing 31 pounds or more (excluding distributed systems such as suspended ceilings that collectively exceed that weight) are mounted using either rigid or flexible systems to minimize the likelihood that they will fall and injure building occupants. Mount all such systems so that they resist forces of 0.5 times the component weight in any horizontal direction and 1.5 times the component weight in the downward direction. This standard does not preclude the need to design architectural feature mountings for forces required by other criteria such as seismic standards.

Standard 16. Air Intakes: Locate all air intakes at least 10 ft. (3 m) above the ground.

Standard 17. Mail Rooms and Loading Dock Ventilation: This is not applicable to this project. There are no loading docks or mailrooms.

Standard 18. Emergency Air Distribution Shutoff: Provide an emergency shutoff switch in the HVAC control system.

Standard 19. Equipment Bracing: Mount all overhead utilities and other fixtures weighing 31 pounds (14 kilograms) or more (excluding distributed systems such as piping networks that collectively exceed that weight) using either rigid or flexible systems to minimize the likelihood that they will fall and injure building occupants. Design all equipment mountings to resist forces of 0.5 times the equipment weight in any horizontal direction and 1.5 times the equipment weight in the downward direction. This standard does not preclude the need to design equipment mountings for forces required by other criteria such as seismic standards.

Standard 20. Under Building Access: There are existing crawl spaces under the rear portion of the building. The project must limit access to crawl spaces under the building. This project proposed to eliminate the draw space and provide a new slab on grade in that area.

Standard 21. Mass Notification System (MNS): Building must have a capability to provide real‐time information to building occupants or personnel in the immediate vicinity of the building during emergency situations. The information relayed must be specific enough to determine the appropriate response actions. The information must be capable of being originated both locally at the building and from a remote location. The MNS building’s design shall be in accordance with UFC 4‐021‐01.

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Per base direction fire alarm and mass notification system are not to be connected to central station because one does not exist.

4.5 Architectural

Interior renovation includes lead/asbestos abatement and encapsulation, wall framing, rough and finish plumbing, HVAC system, thermal insulation in all walls and attic, rough and finish electrical, LED light fixtures with motion sensors, new data/communication system, finished gypsum board, door assemblies, baseboard, paint, and vinyl flooring.

Exterior renovation includes lead/asbestos abatement and encapsulation, removal and replacement of all exterior doors, windows, siding, trim, wood steps, concrete, roof, and deteriorated utilities. Grading and one new standard ADA accessible parking space is included in the scope of work.

The existing as‐built plan as surveyed is as follows:

The original building occupancy classification was a B occupancy per the California Building Code and was considered an essential facility. The new building occupancy will be a B occupancy for the administration portion and an S‐1 occupancy for the storage area. A fire separation between the occupancies is not required. This building will not be considered an essential facility.

During the kick off meeting on October 21, 2022 the Users wanted to include the following program and project requirements in this renovation project:

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Space for 8 people.

Two private offices.

Open work area.

Open meeting area.

Equipment storage.

Garage door for standard vehicle.

Charging station for 8‐10 radios. Charging stations can be in the Office area.

Washer (Extractor) and Dryer for turnouts.

Air compressor for tanks (existing will be relocated by Users).

Two single use restrooms with shower.

Janitor’s closet/mop sink.

Kitchenette with garbage disposal.

Consider removal windows to allow for more interior wall space to provide storage/shelving

Based on these requirements JCA proposed three options for consideration. In all three options we considered the building to be divided in two different uses. One for storage and the other for administrative use. It should be noted, that in each design Option, openings along Column Grid 2 where either infilled, maintained, and new openings minimized for structural purposes.

OPTION #1

A description of Option #1 was as follows:

1. The Storage Area elevation is raised 6” from the existing elevation to accommodate the required driveway work for drainage and accessible ADA parking.

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2. New Telecommunication and Electrical Room.

3. New Laundry Room.

4. New Janitor’s Closet.

5. Existing Mechanical Room remains in its current location.

6. New accessible ramp to accommodate a 7” change in elevation from the Storage Area to an intermediate level change.

7. Two All‐Gender Restrooms/Showers with one Drinking Fountain with Bottle Filler. One accessible restroom is provided.

8. New accessible ramp to meet the existing elevation of the upper portion of the building. The upper portion of the building is approximately 30” above grade.

9. Two new offices.

10. Open Office Area.

11. Multipurpose Area.

12. Break Nook with a break counter with sink and garbage disposal.

13. Select windows will be infilled to accommodate the latest layout.

14. New stair in the rear of the building to replace the existing deteriorated wood stair.

Option #1 utilized the existing elevation of the building as much as possible. A system of ramps was required to address the accessibility requirement from one portion of the building to another. The identification of the single occupancy restrooms as All‐Gender Restrooms allowed for only one accessible restroom to be installed. This saved some floor space and can be located where the existing restroom is currently.

OPTION #2

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A description of Option #2 was as follows:

1. The Storage Area elevation is raised 9” from the existing elevation to accommodate the required driveway work for drainage and accessible parking. The elevation in the Storage Area was raised 3” higher than Option #1 to minimize the number of accessible ramps and to keep the existing elevation in the upper portion of the building as much as possible.

2. New Telecommunication and Electrical Room.

3. New Laundry Area. This Option does not have an enclose laundry area as an option to save cost.

4. New Janitor’s Closet.

5. Existing Mechanical Room remains in its current location.

6. Two accessible Restrooms/Showers with one Drinking Fountain with Bottle Filler. The two restrooms have been identified as Men and Women’s therefore two accessible restrooms are required.

7. New accessible ramp to meet the existing elevation of the upper portion of the building. The upper portion of the building is approximately 30” above grade.

8. Two new offices.

9. Open Office Area.

10. Multipurpose Area.

11. Break Nook with a break counter with sink and garbage disposal.

12. Select windows will be infilled to accommodate the latest layout.

13. New stair in the rear of the building to replace the existing deteriorated wood stair.

Option #2 utilized the existing elevation of the building as much as possible. In this Option, the Storage Area’s elevation was raised 3” higher than Option #1 which required more civil work in the driveway and concrete in the Storage Area, however, in this scheme, only one ramp was required to address the accessibility requirement from one portion of the building to another. Two fully accessible restrooms/showers were provided, one identified for Men and the other for Women. A restroom accessible to the Storage Area was designed to allow for easier access from the Storage Room. For staff mainly working in the Storage area the location of the Men’s Restroom as shown made it easier to access as opposed to going into the administration portion of the building.

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OPTION #3

A description of Option #3 was as follows:

1. This Option proposed to create one continuous floor elevation. The Storage Area elevation was raised 6”, the Mechanical Elevation would be raised 11”, and the Administrative Area would drop down approximately 24”.

2. New Telecommunication and Electrical Room.

3. New Laundry Room.

4. New Janitor’s Closet.

5. Existing Mechanical Room remains in its current location.

6. Two accessible Restrooms/Showers with one Drinking Fountain with Bottle Filler. The two restrooms were identified as Men and Women’s therefore two accessible restrooms are required.

7. Two new offices.

8. Open Office Area.

9. Multipurpose Area.

10. Break Nook with a break counter with sink and garbage disposal.

11. Select windows were infilled to accommodate the latest layout.

By raising and lowering portion of the existing building in Option #3 the design eliminated all ramps and exterior stairs. Two accessible exit and entries was provided.

Per our 10% Review meeting with the Base on December 2, 2023 the Base liked the floor plan of Option #2 with the structural design of Option #3. A fourth Option, Option #4 was provided after the meeting.

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OPTION #4

The new concept design includes the following changes:

One floor level, steps or ramps will not be required.

Minimization of the number of windows. The use of the building (Armory) does not require a lot of windows.

Reduction of the size of the mechanical room.

Addition of 2 open workstations, bringing the total number of open workstations to 8.

Removal of the Electrical Room. Panel(s) will be mounted on the exterior.

Provide Telecommunications Room access to the exterior.

Provides 2 garage doors for standard vehicle.

Removal of the garbage disposal requirement.

Places the main entrance closer to the front of the building.

Removes the Laundry Room.

Addition of a double door to the Storage Room.

Besides to the changes listed above, the JCA design team was directed in an email on 12/9/22 to remove the design aspects for a washer and dryer, equipment washdown stations, compressor, and radios.

Electrical outlets/circuits for general use will be provided in the facility to provide the most flexibility in function.

Option #4 with changes was approved and was being used as the Basis of Design for the development of

Joseph Chow & Associates, Inc. 45 construction documents.

See Attachment B – Conceptual Plans for additional information.

After the 35% Review Meeting a request was made to add a door to the Restroom serving the Storage Bay from the corridor. The revision has been made to the plans. As a result of the revision, there will be two All Gender Restrooms, with one being accessible.

DEMOLITION

During the site investigation, Lead Based Paint (LBP) was identified on interior and exterior wood components (e.g., walls, doors, and window frames). Additionally, joint compound associated with certain gypsum board walls and roof penetration mastics were identified as asbestos‐containing materials (ACM).

See Attachment C ‐ Report of Limited Asbestos‐Containing Materials and Lead‐Containing Materials Surveys.

Remove and dispose all wall and ceiling gypsum board, wall and ceiling coverings, insulation, doors, jambs, trims, windows, siding, restroom fixtures and accessories, ramps, nails, screws, other fasteners from wall studs and ceiling joists. Remove and dispose of water heater, furnace, select wall framing, and ducting.

Remove and dispose exterior/interior electrical system, all branch circuitry to be removed back to panel.

Remove and dispose of all conduit, electrical boxes, and wire back to source. Remove and dispose existing data devices throughout building, remove and dispose of all conduit, data boxes and wire back to communications room. Remove and dispose of all water, vent, and sewer lines as indicated in the Construction Documents.

Remove and dispose of existing concrete apron, stair, siding, trims, windows, mechanical, plumbing, electrical, etc. equipment no longer in use. Clear the entire exterior of building of all obstructions or debris.

The result is a smooth surface to build back on.

All demolition and construction wastes will be transported off post to a certified 50% recycling wastes facility or Hazmat facility. Provide the government copies of weigh master receipts and manifests identifying type of waste disposed or recycled. All Hazmat materials manifest to be signed by Camp Roberts Environmental Office prior to removal from site. Concrete is to be transported to the rock crushing plant at Camp Roberts. Provide an estimate of weight or volume of concrete for recycling purposes.

EXTERIOR

Exterior Walls and Finishes: Provide new wood framing as necessary to address structural requirements, opening infills, door and/or window relocations.

The proposed exterior design materials will comply with the Base standard and have a similar appearance to the most recent renovated buildings on Base. An example of a newly constructed building is below:

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The exterior shall consist of the following:

Replace exterior windows with Base standard, white flanged vinyl single hung windows, dual glazed, Sun‐ Coat low E, flat grids, Clear glazing by Milgard Model Tuscany or approved equal. Glazing shall be insulated 1” thick, glazing units (IGU) consisting of ¼” glass on the interior and ¼” low‐e solar gray tinted glass. Frame as required. Properly flash using metal flashing and Tyvek moisture barrier and air barrier system or approved equal. Provide and install inside mount premium double cell blackout shades with continues cord loop on all windows.

Provide and install moisture barrier and air barrier system (Tyvek or approved equal) to exterior of building.

Provide and install 5/4 Hardi trim (or equal) around all windows, doors, openings, and corners. Provide and install 8” Colonial Smooth Hardi plank siding (or approved equal) on all exterior walls. Provide and install all flashing, fasteners, furring strips or backing as required. All materials to be installed per manufacturer’s instructions.

Provide and install new white metal clad on facia and enclosed metal vented soffits. All rotten or bad fascia, eaves, or rafters to be repaired prior to applying metal. Soffit material is to be fully vented. Drill 5 each 2 inch ventilation holes through each freeze block between the rafters into rafter bay. Trim and enclose where edge of soffit attaches to existing wood siding, fascia, and rake with metal that matches soffit material. Provide and install full metal clad to all facia boards, color to match soffit materials.

Provide and install new 5‐inch box shape continuous rain gutters the entire length of the eaves. Break in the middle to provide for thermal expansion. Provide and install four (4) 4‐inch rectangular down spouts on each side of the building. Provide and install continues perforated lock‐on gutter guards (or approved equal) in all gutters. Provide and install a concrete splash block below each downspout.

Provide and install vented roof ridge, integral to the roofing system.

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Exterior Hardi Siding:

Exterior shall receive three coats, 1 coat primer, and 2 coats Satin finish applied by spraying (roller or brush finish is not acceptable).

Primer: Loxon Concrete & Masonry Primer Sealer, A24W8300 or approved equal.

1st coat: A‐100 Exterior Latex Satin, A82 Series or approved equal.

2nd coat: A‐100 Exterior Latex Satin, A82 Series or approved equal. Siding and eve color (eves can match white roof) shall be Analytical Gray SW7051. Trim color shall be Black Fox SW7020 applied by spray, roller or brush.

Exterior Sidewalks: Install exterior sidewalks at all exterior doors as required. Set top surface of landing and sidewalks at 1” above finished grade. Minimum concrete thickness shall be 6”.

Sidewalks are to conform to ADA and Title 24, California Code of Regulations, latest adopted edition.

Accessible Parking: Provide one new ADA accessible parking space and path of travel to the main entry of the building. Regrade and provide accessible parking spaces and signage.

Miscellaneous Items: Grub and grade area around building, slope to provide drainage away from building and drain towards storm water drain or street gutter to prevent standing water under and around building.

Provide and apply approved herbicide such as Round Up Pro, provide and install weed barrier fabric with compacted 1" diameter rock to 3” thick. All exterior work shall extend past perimeter of building a minimum distance of twenty‐feet (20').

Roof: Provide standing seam metal roof matching the Base Standards.

Exterior Doors/Frames: All of the exterior doors will be replaced. Provide and install 16 gauge 3’‐0” x 7’‐ 0” x 1¾ hollow metal doors and frames by Curries series 747 or approved equal. Hollow metal frames to be welded, clips to be welded, grouted or polyurethane foam shall be installed around entire perimeter of frame for weather barrier and to prevent movement.

Exterior doors shall have: a 8” x 32” x ¼” flush vision lite, 110 degree swing closer with thumb turn, Norton Model 8301T or approved equal, fire exit panic hardware with Thumb Piece exterior handle, Von Duprin Model XP99TPF US26D or approved equal, with IC core 7pin, continues geared full mortise hinge, clear anodized, Pemko model CFMHD3 or approved equal, stainless steel kick plate 10” x 34”, heavy duty floor stop, Trimco Model: 1231 or approved equal, threshold, sweep, drip cap, screw on jamb weather‐stripping and astragal.

The existing manual uninsulated roll up door will be replaced with a manual, insulated roll up door. The man door in the existing door will not be replaced. A new entry door will be provided.

Insulation: Provide and install minimum R‐15 paper faced insulation in all exterior walls. Provide and install R‐38 insulation in all attic space. Foam and seal all penetrations in walls, around doors and windows.

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Provide and install moisture barrier.

Exterior Signage: New building number signage will be provided which meets the Base Standards.

INTERIOR

Walls and Ceilings: Provide and install new wall and ceiling framing with 2” x 4” x 1‐1/2” or 2” x 6” x 1‐ 1/2” #1 or BTR Douglas fir 16” on center. Cut and install blocking from dimensional lumber to provide complete perimeter nailing for gypsum board and T‐bar ceiling. Provide and install 5/8 inch Type X gypsum board to all walls and ceilings per ceiling plan. Wrap windows with 5/8” sheetrock and metal corner bead.

Finish the gypsum board to a level 4 finish, texture with an orange peel texture. Paint the textured gypsum board with one coat of primer and two coats of paint.

Provide and install clear 1” x 4” kiln dried Douglas fir, Spruce or Poplar chair rail around the entire interior of all rooms, except restrooms. All edges of lumber to receive ¼” Radius bull nose. Clip the end of the rail at a 30 degree angle where it abuts a door frame. Finish shall be semi‐gloss.

Provide 6” rubber base along wall perimeters, except restrooms. Finish paint like the gypsum board walls.

Provide and install 2” x 2” x 48” brushed stainless steel corner guards on all outside wall corners.

Interior Doors and Frames: Provide and install 16 gauge 3’‐0” x 7’‐0” x 1¾ hollow metal doors and frames on all interior doors, Curries series 747 or approved equal. Hollow metal frames to be welded, clips to be welded, grouted or polyurethane foam shall be installed around entire perimeter of frame for weather barrier and to prevent movement. If using grout the surrounding lumber must be pressure treated and protected from potential wood rot. Modify framing as required.

All hardware to be ANSI grade 1 in US 26D finish unless specified other.

All locksets to be Best 9K series, 2‐¾” backset, 626 finish, 15 handle, D rose, ASA strike and IC core 7pin (when required).

Provide Best IC core cylinders for each interior and exterior door with locking function, IC cores to be keyed and master keyed to Camp Roberts keying system with one (1) Control key and two (2) Operating keys per cylinder. IC cores and keys to be dropped shipped to Camp Roberts Locksmith direct from factory. Contact Camp Roberts Locksmith for instructions prior to ordering.

Office doors shall have: a 8” x 32” x ¼” flush vision lite, classroom F84 function lockset with IC core 7pin, continuous geared full mortise hinge, clear anodized, Pemko model CFMHD3 or approved equal, stainless steel kick plate(s) and a heavy duty floor stop.

Communication door shall have: a storage F86 function lockset with IC core 7pin, 8ga 24” x 24” louvered vent at bottom half of door, Anemostat Model: AFDL or approved equal, continuous geared full mortise

Joseph Chow & Associates, Inc. 49 hinge, clear anodized Pemko model CFMHD3 or approved equal, stainless steel kick steel kick plate(s) and a heavy duty floor stop.

Restroom doors shall have: a privacy F87 function lockset, continuous geared full mortise hinge, clear anodized, Pemko model CFMHD3 or approved equal, stainless steel kick steel kick plate(s), a heavy duty floor stop, and all ADA signage.

Janitor’s Closet door shall have: a storage F86 function lockset with IC core…