Facility_Planning_Report_(Vol._1).pdf

CASCADES

Job Corps Center Sedro-Woolley, WA

Facility Planning Report Volume I

Planning Strategy

Final February 2015

Department of Labor/ Office of Job Corps

CASCADES

Job Corps Center Sedro-Woolley, WA

Facility Planning Report Volume I

Planning Strategy

Final February 2015

Whitewater Dormitory Building 17

VOLUME I - PLANNING STRATEGY

Acronyms and Abbreviations Defi nition of Terms Executive Summary Existing Site Plan Center Statistics Facility Survey Assessment Results and Recommendations

1.0 INTRODUCTION

• Objective and Scope

• Report Contents

2.0 EXISTING CONDITIONS

• Background

• Ownership

• General Site Conditions

• General Building Conditions

• Preventive Maintenance

• Facility Assessment by Function

• Environmental Management

• Resource Use/Conservation

• Sustainability

• Accessibility Standards

• Current Projects

• Health and Life Safety Issues

3.0 PLANNING ANALYSIS

• Space Utilization Analysis

• Federal Real Property Asset Management

• Defi ciency Analysis

• Facility Condition Summary

• Building Condition by Function

• Planning Analysis Results and Conclusions

4.0 RECOMMENDATIONS

• Status of Previous Plan

• Proposed Plan

• Funded Not Corrected (FNC) Defi ciencies

• Summary of Proposed Plan

• Proposed Site Plan

• Implementation Plan

• Summary List of National Projects

• Project Data Sheets

Appendix A. Energy and Water Evaluation Report

VOLUME II - SUPPORTING DATA

Acronyms and Abbreviations Defi nition of Terms Executive Summary

1.0 SITE LAYOUT AND PLANS

• Location Map

• Exisiting Site Plan

2.0 DESCRIPTIONS

• Buildings and Structures

• Space Utilization By Function

• NSF by Building

• Environmental Management Report

• Asbestos Report

• Radon Report

• Site Descriptions

• Building Descriptions

3.0 DEFICIENCIES

APPENDICES - CORRESPONDENCE AND REPORTS

Appendix A.

• Center Review Meeting Minutes

• Survey Brief

• Student Questionnaire

Appendix B.

• Life Safety Defi ciencies and List

Appendix C.

• O&M Defi ciencies List

Appendix D.

• Active Warranty List

Appendix E.

• FRPC Performance Measures Matrix

Acronyms and Abbreviations

ACRONYMS AND ABBREVIATIONS

A Amperage ABAAS Architectural Barriers Act Accessibility Standard ACM Asbestos-Containing Materials AFUE Annual Fuel Utilization Efficiency AHU Air Handling Unit ANSI American National Standards Institute ARRA American Recovery and Reinvestment Act of 2009 BTU British Thermal Units\ CAA Clean Air Act CCF Hundred Cubic Feet CCTV Closed Circuit Television CDC Child Development Center CDC Centers for Disease Control and Prevention CDP Career Development Period CDSS Career Development Service System CFL Compact Fluorescent Light Bulbs CFM Cubic Feet per Minute CIS Center Information System CMA Certified Medical Assistant CMMS Computerized Maintenance Management System CMU Concrete Masonry Unit CAN Certified Nursing Assistant CO Carbon Monoxide CO Contracting Officer COR Contracting Officer’s Representative CPP Career Preparation Period CRA Construction, Rehabilitation, and Acquisition CTP Career Transition Period CTS Career Transition Services

CTST Career Technical Skills Training (formerly Vocational Skills Training [VST])

CW Cold Water CWA Clean Water Act DDC Direct Digital Controls DFAM Division of Facilities and Asset Management DOL Department of Labor EISA Energy Independence and Security Act of 2007 EMT Emergency Medical Technician

EMT Electrical Metal Tubing (Conduit) EO Executive Order EPA U.S. Environmental Protection Agency EPCRA Emergency Planning and Community Right-to-Know Act (1986) EPMD Ethylene Propylene Diene Terpolymer ESC Engineering Support Contractor ESCIS Engineering Support Contractor Information System ESL English as a Second Language oF Degrees Fahrenheit FACP Fire Alarm Control/Annunciator Panel fc Foot Candle FNC Funded Not Corrected FOP Financial Operating Plan FRPC Federal Real Property Council FY Fiscal Year GAO General Accounting Office GED General Educational Development GFCI Ground Fault Circuit Interrupter gph Gallons per Hour GSA General Services Administration GSF Gross Square Feet HID High Intensity Discharge HP Horsepower HSD High School Diploma HTW Hazard and Toxic Waste HVAC Heating, Ventilating, and Air Conditioning HW Hot Water IBC International Building Code IMC International Mechanical Code ION Inventory of Needs IPC International Plumbing code KBTU Thousand British Thermal Unit/Gross Square Foot/Year kV Kilovolt kVA Kilovolt-Amps kw Kilowatt JCC Job Corps Center JCDC Job Corps Data Center JCH Job Corps Handbook kWh Kilowatt Hours LAN Local Area Network LED Light Emitting Diode LF Linear Feet MBH Thousand BTUs per Hour MBTU Thousand British Thermal Unit MWH Megawatt Hour MC Mission Critical MCF Million Cubic Feet MDNC Mission Dependent, Not Critical MDP Main Distribution Panel MLO Main Lug Only m/s Meters/Second MTS Manual Transfer Switch NEC National Electric Code NEMA National Electrical Manufacturers Association NEPA National Environmental Protection Act NFPA National Fire Protection Association NMD Not Mission Dependent NSF Net Square Feet OA Outreach and Admissions OBS On Board Strength OCM Office of Contract Management OIG Office of Inspector General O&M Operations and Maintenance OSHA Occupational Safety and Health Administration PA Public Address pCi Picocurie PV Photovoltaic PVC Polyvinyl Chloride RCRA Resource Conservation and Recovery Act RTU Rooftop Unit SGA Student Government Association SHPO State Historic Preservation Office SF Square Feet SPCC Spill Prevention, Control and Countermeasure SST Social Skills Training T5 Fluorescent Lighting Designation (High Efficiency)

T8 Fluorescent Lighting Designation T12 Fluorescent Lighting Designation (Low Efficiency TSCA Toxic Substances Control Act of 1976 TV Television TVSS Transient Voltage Surge Suppression UEV Unevaluated UFAS Uniform Federal Accessibility Standards UL Underwriters Laboratories USDA U. S. Department of Agriculture V Volt VCR Video Cassette Recorder VST Vocational Skills Training W Watt WAN Wide Area Network WBL Work-Based Learning WIA Workforce Investment Act WIB Workforce Investment Board

Defi nition of Terms

DEFINITION OF TERMS

Accessibility: The degree to which a product, device, service, or environment is available to as many people as possible. Accessibility can be viewed as the "ability to access" and benefit from some system or entity. The Federal Government is required to comply with published law (Architectural Barriers Act (ABA) of 1968 , American Disabilities Act of 1990), regulations and related standards. Accessibility laws and standards have evolved over the past 12 years. DOL now follows ABA Accessibility Standards for Federal Facilities (ABAAS) adopted by the General Services Administration.

Annual Operating Cost: This FRPC performance measure reflects the cost to operate each used asset and consists of lease costs as well as costs related to recurring maintenance, utilities, janitorial, and roads and grounds expenses (Source: FRPC 2012).

Building: In accordance with the FRPC 2012 Guidance for Real Property Inventory Reporting, a building includes an enclosure for human occupancy that serves a variety of functions (food service, education, recreation, medical/dental, storage, administration) and is likely to have full utility services (heating, cooling, etc.). A building typically is over 400 square feet.

Building Condition Rating by Function: Each building is assigned a building condition based on the physical condition of the building and the impact on the functional use of the facility. Three ratings are possible:

Good: The facility condition is not impacting the facility function. A facility can have deficiencies and still be considered good.

Fair: The facility condition is impacting the facility function and deficiencies are limited to less than 30% of the replacement value. Correction of the deficiencies would allow the facility to return to a good status.

Poor: The facility condition is significantly impacting the facility function and/or deficiencies are more than 30% of the replacement value. Generally a poor rating indicates a “gut renovation or total replacement/demolition would be required.

Building/Structure Ratings: Each building is rated according to three ratings (good, fair, and poor) based on evaluations of the structure, exterior, interior, mechanical, and electrical elements. Three ratings are possible:

Good: The facility condition is not impacting the facility function. A facility can have deficiencies and still be considered good.

Fair: The facility condition is impacting the facility function and deficiencies are limited to less than 30% of the replacement value. Correction of the deficiencies would allow the facility to return to a good status.

Poor: The facility condition is significantly impacting the facility function and/or deficiencies are more than 30% of the replacement value. Generally a poor rating indicates a “gut renovation or total replacement/demolition would be required

Construction Type: The International Building Code (IBC) construction classifications include the following:

Type I and II. Those types of construction in which building elements are of noncombustible materials, except as permitted in Section 603 and elsewhere in the code.

Type II and III. Any type of construction where the exterior walls are of noncombustible material and the interior building elements are of any material permitted by the code.

Type IV. This type (heavy timber, HT) is where the exterior walls are of noncombustible material and the interior building elements are of solid or laminated wood without concealed spaces.

Type V. That type of construction where structural elements, exterior walls, and interior walls are of any materials permitted by the code.

Contract Strength: The authorized number of students at a Center in accordance with the contract between the Region and Center Operator.

Deficiency: A deficiency at a Center represents the spectrum of conditions related to the Center’s mission and/or its physical, functional, or operational features do not meet related goals, standards, codes, or other measures of acceptability. Each deficiency at a JCC or CCC initially is categorized as one of the following three deficiencies: Program, Site, or Building:

Program: Program deficiencies address issues such as square footage shortages or the omission of amenities required or standard for the proper operation of a particular Job Corps function.

Site: Site deficiencies indicate adverse site and infrastructure conditions which negatively impact operations and environment (e.g., site lighting, sidewalks, roads, etc.)

Building: Building deficiencies indicate adverse conditions at the building level.

This element includes the substructure, shell, interior, services (plumbing, HVAC, fire protection, and electrical), and equipment and furnishings.

Deficiency Classifications (I to IV): Deficiency classifications are defined as follows:

Class IA - Deficiencies which address imminent life safety and health hazards.

Class II - Deficiencies which address code violations, however, do not represent imminent life safety and health hazards.

A - Deficiencies which violate code (Federal, State or Local) and may result in an interruption of center operations if not corrected.

B - Deficiencies which violate code (Federal, State or Local) and have no immediate impact on center operations if not corrected.

C- Deficiencies which are not in compliance for accessibility in accordance with the Architectural Barriers Act (ABA), Americans with Disabilities Act (ADA), Uniform Federal Accessibility Standards (UFAS), or other applicable standards.

Class III - Deficiencies which address facility repair, replacement or maintenance.

A - Deficiencies which if not corrected may result in an interruption of center operations.

B - Deficiencies which if not corrected will have minimal impact on center operations or can be mitigated through temporary measures until the deficiency is corrected.

Class IV – Deficiencies which address programmatic needs.

A - Deficiencies which if corrected produce substantial improvements in the quality of the learning and living environment.

B - Deficiencies which if corrected are desirable enhancements.

Deficiency Funding Status: The status of the deficiency included the following categories:

Funded deficiencies report indicates the funding year for funded Regional projects, which have dollar amounts shown, or deficiencies assigned to funded National and Regional projects without dollar amounts. Major Regional projects are equivalent to National projects but assigned to the Federal agency (e.g., U.S.

Department of Agriculture) that acts as the Center operator. All operations and maintenance (O&M) deficiencies are treated as funded through the Center Operators O&M contract within the Region.

Proposed deficiencies have been assigned to a proposed future National project.

Unfunded deficiencies are Regional projects unless or until they are assigned to a National project.

Deficiency Status: The deficiency status is tracked and updated during the three-year facility survey cycle, or as such deficiencies are corrected and reported. The status includes:

Uncorrected: Once a deficiency is identified, documented, reported, and assigned for correction, the deficiency remains uncorrected until such time that the deficiency is corrected, reported, and verified.

Corrected: A corrected deficiency is one that has been assigned, funded, corrected, reported, and verified. Typically, the ESC verifies completion of the deficiency through the facility survey or site visit. The Center also may report completion and provide verifiable evidence of the correction, subject to review by the ESC.

Funded Not Corrected: A deficiency that has been approved and authorized as a regional project through the CRA budget, emergency or supplemental funding, or the Life Safety Memo. Note: the funding may not have reached the Center yet as the first steps are a FOP allocation by the National Office and a contract modification by the Region.

No Longer Needed: A no longer needed deficiency is one that has been approved and funded as a Regional project, but due to subsequent circumstances, has been reported by the Center as no longer being required to be accomplished. This type of deficiency is verified and confirmed by the ESC and removed from the Funded Not Corrected deficiency category. The Center should take action with its Region to return the funds.

Facility Condition Index: This performance measure reflects the condition of each asset by comparing the current repair needs to the replacement value of the asset. The index is expressed as a percentage, with 100% being a facility with no repair needs.

Gross Square Foot: The sum of all areas on all floors of a building included within the outside faces of its exterior walls, including all vertical penetration areas, for circulation and shaft areas that connect one floor to another. Gross Area is computed by physically measuring or scaling measurements from the outside faces of exterior walls, disregarding cornices, pilasters, buttresses, etc., that extend beyond the wall faces. Exclude areas having less than a 3-foot clear ceiling height unless the criteria of a separate structure are met. Measured in terms of Gross Square Feet (GSF): GSF = Net Usable Area + Structural Space (Source: http://nces.ed.gov/pubs2006/ficm/).

Mission Dependency: The value an asset brings to the performance of the mission as determined by the governing agency. Specific elements of this category include (FRPC 2012):

Mission Critical - – Without constructed asset or parcel of land, mission is compromised.

Mission Dependent, Not critical (MDNC) - Does not fit into Mission Critical or Not Mission Dependent categories.

Not Mission Dependent (NMD) – Mission unaffected

Ownership (Owned vs Leased): If the property is owned, the Federal Government has fee simple interest for the real property asset. If the property is leased, the rights to use the asset are assigned to the Federal Government by a private entity or a non-Federal Government entity for a defined period of time in return for rental payments (FRPC 2012).

National Project: Generally large and complex projects that require professionally prepared drawings and specifications that are time phased (design and construction) and contracted by the DOL National Office.

Net Square Foot: The sum of all areas on all floors of a building assigned to, or available for assignment to, an occupant or specific use. This value is computed by physically measuring or scaling measurements from the inside faces of surfaces that form the boundaries of the designated areas. Exclude areas having less than a 3-foot clear ceiling height unless the criteria of a separate structure are met. Included should be major space use categories for assignable space (e.g., dormitories, education, recreation, etc.) that are used to accomplish the institution’s mission. Net Square foot: NASF = Sum of Areas Designated by the Major Space Use Categories (Source: http://nces.ed.gov/pubs2006/ficm/).

On Board Strength (OBS): The actual number of students on Center on a day to day basis.

Preventive Maintenance: The care and servicing by personnel for the purpose of maintaining equipment and facilities in satisfactory operating condition by providing for systematic inspection, detection, and correction of incipient failures either before they occur or before they develop into major defects (Source: Dictionary of Military and Associated Terms, US DOD 2005).

Property Type: Indicates the asset as one of the following categories of real property:

land, building, structure.

Property Use: Since the elements defined by the FRPC do not match the space use codes employed in ESCIS, a mapping procedure will be created to align the definitions.

In the report, the Federal Real Property Council (FRPC) classifications will be printed for display. The information is available through the property registration field of Engineering Support Contractor Information System (ESCIS), and the current ESCIS designations will be correlated to the FRPC designations as follows:

ESCIS FRPC

Dormitory Dormitories/Barracks Food Service Other Institutional Uses Education School Recreation Other Institutional Uses Medical/Dental Other Institutional Uses Storage Warehouse Administration Office Structure * Storage, Service, Utility

Systems, or Other Land Institutional

* Each structure will be entered manually from the ESCIS database into one of four FRPC categories listed opposite the term “structure”.

Replacement Value: The cost of replacing the existing constructed asset at today’s building standards. It is the amount required to construct an asset of similar size and in the same location at today’s construction standards. The replacement value reported must be greater than zero (FRPC 2012).

Regional Office Project: Generally smaller projects where the funds will be transferred to the region for center execution.

Structure: In accordance with the FRPC 2012 Guidance for Real Property Inventory Reporting, a structure serves to provide storage, service, utility systems and is not likely to have full utilities (heating, cooling, etc.). A structure typically is less than 400 square feet.

Sustainability: Formally known as the World Commission on Environment and Development, the Brundtland Commission's mission in the 1980s was to unite countries to pursue sustainable development. The Commission defined sustainability as the “development which meets the needs of current generations without compromising the ability of future generations to meet their own needs".

Sustainability also is defined as the creation or enhancement of environmental, economic, and social-cultural balance, as realized through business activities, individual actions, and community engagement. Sustainability addresses approaches, methods and practices that optimize the use of energy, water, and materials while reducing greenhouse gas emissions.”

Utilization: This performance measure assesses the degree to which each asset is utilized and is expressed as a percentage. It is calculated on a square footage basis, comparing the square footage used to the “design square footage” based on contract strength (Source: FRPC 2012).

Executive Summary

Whitewater Dormitory Building 17

Admin/Education/Med- Dental Building 32

Vocational Building 31 and Cultural Center Building 30

Warehouse/receiving Building 27E

This report documents the results, conclusions and recommendations for the facility survey completed at Cascades Job Corps Center, Washington the week of June 23, 2014. The U.S.

Department of Labor Engineering Support Contractor (ESC) team completed the survey on behalf of the Job Corps facilities program.

The facility assessment is a comprehensive process that provides objective and subjective analysis of existing and projected future condition of facilities. The facility assessment is a key component in understanding the life cycle, condition, and costs of buildings, structures, building systems, and assets within the Center. Specific objectives of this assessment include:

Provide an assessment of all facilities and identify related deficiencies Assess maintenance requirements Define renewal and replacement projects Identify potentially damaging or unsafe conditions Identify sustainability opportunities (e.g., waste recycling and energy and water conservation measures) Inventory accessibility in accordance with Architectural Barriers Act Accessibility Standard Develop cost estimates and schedules for new or replacement projects and correction of deficiencies

The site layout and characteristics of the 80-acre Center are noted in Figure ES-1 (Existing Site Plan) and Table ES-1 (Center Statistics), respectively. The survey results indicate the site and buildings generally are in good condition. Operation and maintenance of the Center and preventive maintenance practices are good. For the PY14 reporting year, seven (7) regional life safety deficiencies valued at $33,913 were identified. An additional 59 life safety O&M deficiencies were identified. Finally, there were no life safety deficiencies previously funded. The total number of previously funded but not corrected deficiencies is one (1) and totals $630. The long range plan includes one National in the amount of $1,566.000 and two Regional projects, totaling $127,545.00.

Table ES-2 (Facility Survey Assessment Results and Recommendations Chart) summarizes the facility assessment and recommendations for projects. Section 4.0 of this report includes the proposed site plan based on these recommendations.

EXECUTIVE SUMMARY

Table ES - 1 Center Statistics Date: 02/09/2015

Leased 1982Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Public Water Authority

Publicly Owned Treatment Works

Puget Sound Energy (PSE)

Natural

No. of Vacant Buildings:

Gross Sq. Footage:

Net Sq. Footage:

Net / Gross (%):

Building Age > 50 yrs:

Building Age 20-50yrs:

Building Age 10-20yrs:

Building Age < 10 yrs:

234,050

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

01/17/1991

Site Access: Yes

17Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Kathy Howell

(360)854-3400Phone No.:

Center Director:

Management and Training CorporatioOperating Contractor:

Lease Expiration:

Contract Strength: Resident Men: Resident Women: Non-residents:

Cert. Nursing Asst. 60 Carpentry 40 ACT (Off-Ctr) 36 Medical Assistant 30 Medical Office Specialist 30 Business Office Technologies 30 Office Administration 30 Facilities Maint. and Const. 24 Painting 24 Culinary Arts 20 Cement Masonry 20

No. Of Buildings:

340 213 127 0

Real Estate Management

Buildings

Program

JCC# 1003 CASCADES 7782 Northern State Road, Sedro-Woolley, WA 98284

Accessibility

Environmental Site Area (Acres):

Bldg to Site Coverage: 5%

0Building Age Unknown :

(360)854-2227Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 5,787

Energy Audit Done: None

N/A

1,211

72%

168,659

Buildings with Access to Services: 10

15Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 10

6Buildings in Total Compliance:

206,890

GSF

20,730 9 6,430 3

Average Building Age: 72

Vocations (344):

Radon Surveys Reqd: 2

Age Distribution

Mitigated: 0

Historic Status Buildings on National List:

Eligible Buildings:

Candidate Buildings:

CASCADES JCC

Frontier Communication

80.00

02/01/2011Start / End Dates: 01/31/2016/

Table ES – 2

1003 Cascades Job Corps Center PY14 Facility Survey Assessment Results and Recommendations

Background Site Condition

Located on 80 acres of land in Sedro-Woolley, Washington.

Leased by DOL and operated by Management and Training Corporation.

Activated as a JCC in 1982.

234,050 GSF within 23 buildings and 10,360 within 20 structures.

170,696 NSF within DOL space guideline Range.

Provides residential living, academic education, recreation and vocational training for 127 resident female students, 213 resident male students.

Roads and Pavement Fair

Power Good Natural Gas Good Central Plant N/A Water Supply Good Sewage Good

Student Housing Good

Education Good Food Service Good Recreation Good Medical/ Dental

Good

Administration Good Storage Support

Good

Available Deficiency Funding and Execution Long Range Plan Life Safety

Deficiencies Non-Life Safety

Deficiencies Objective: The primary objective of the plan is to support the previous plans to re-configure the heating and air distribution systems in Dormitory Buildings 12, 15, 16 and 17. Repair of the HVAC system in Building 13 by the Lessor. DOL National Office has decided to be responsible for the cost to replace the kitchen appliances and equipment. In addition, provide adequate parking at the south side of Building

34. Maintain the Center in good condition by executing the preventative maintenance plan and implementing the energy, water and sustainability practices to meet the established goals for the Center.

National Projects:

National Project 3363: Provide design/ construction to replace the HVAC system in Dormitories 12, 15, 16 and 17:

$1,566.000.

Regional Projects Deficiency 87737: Replace kitchen appliances and equipment. DOL agreed to pay the cost; $TBD Deficiency 84837: Reconstruct the Center’s parking lot; $107,494.

Recently Funded 7 $33,913 $0 $0 Prior Funded 0 $0 1 $630 O&M 0 Non CRA

Funded 66 Non CRA

Funded Unfunded 0 $0 41 $4,831,378

OMB Score Card Metrics Current

Goal Cascades Recommendations

EO13423 FY

2014 GOAL

KBTU/GSF/YR

88.997 92.326

O&M Costs $/

GSF

5.10 4.21

% MC 58 90.90

% MDNC 37 9.10

% NMD 5

%Utilization

Office 97

Housing 98 100 Warehouse 96 100

FCI 0.919 0.93

%FCI < 0.90 15.2 35.5

Green= Meets or Exceeds Goals, Yellow = Within 10% of Goal, Red

= Beyond 10% of Goal

Compliance Comments Category Status National Register of Historic Places NA Energy and Water Not meeting their goals by 4% on energy and 10% on water Environment No reported Issues Sustainability In compliance Accessibility 6 of the 23 Buildings are in total compliance

1.0 - Introduction

A team of Engineering Support Contractor (ESC) architects and engineers completed an facility survey for Cascades Job Corps Center the week of June 23, 2014. The results, conclusions and recommendations of this survey are documented in two volumes: Volume I Planning Strategy and Volume II Supporting Data.

Objective and Scope

The objective and scope of the survey were to:

Document existing conditions

– Building and structures

– Barrier-free accessibility

– Operations and maintenance

– Programmatic characteristics (e.g., size of functional areas, operational layout, and functional amenities)

– Energy, water, and waste management plans and actions

– Environmental management plans and practices and associated regulatory compliance

Identify new deficiencies and status previously documented deficiencies

– Documentation and categorization of new deficiencies identified during the survey

– Status of previously identified and funded deficiencies to determine if corrective actions were taken

– Submission of funding requests to DOL for life safety deficiencies that may pose a risk to the Center’s staff and students if not corrected immediately Develop a Long Range Plan

– Plan and implementation strategy based on National, Center, and Regional participation

– Strategy would positively impact Center operations and the overall living and learning environment

– Prioritized facility-specific actions consistent with Center’s mission, educational goals, and National goals and funding

Report Contents

Volume I includes the information and basis for the recommendations for long range planning. The following sections:

Section 2.0 Existing Site Conditions. In this section, the status of the site and building is presented in terms of general conditions, functionality, resource use and intensities (i.e., energy, water, and waste), sustainability, and accessibility. The status of funded projects is noted and current and prior deficiencies are summarized.

Section 3.0 Planning Analysis. The proposed plan is presented in this section and is based on the existing site conditions and functions, Center mission, both near and long term.

National, Regional, and Center engagement is pivotal to the presentation of a plan that can be implemented.

1.0 INTRODUCTION

Section 4.0 Recommendations. The recommendations for proposed projects and revised site plan are presented and are prefaced by summarizing the previous plans for the Center and findings documented during this program year survey.

2.0 - Existing Conditions

The existing conditions of the Center are presented in this section with specific focus on the following:

Background – An overview of the Center is presented on the campus layout and buildings, student population, and vocations.

Ownership – The ownership of the property (leased versus owned) and any related conditions affecting operations and maintenance of the property are highlighted.

General Site Conditions – The site conditions (roadways, stormwater system, and utilities) are summarized based on the findings of this survey.

General Building Conditions – The status of buildings physical conditions is noted with special emphasis on those buildings with repair needs.

Preventive Maintenance – The Center’s practices for systematic inspection, detection, and correction of potential failures either before they occur or develop into major defects are documented.

Facility Assessment by Function – The evaluation of the Center’s functions (e.g., education, housing, recreation, medical/dental, storage/support) is presented and cross referenced to building/structures on the campus.

Resource Use – Energy and water use and intensities are indicated and trends noted as well as waste management practices. The Center’s contributions toward the Executive Order goals for 2015 also are summarized.

Sustainability – This section documents if the Center is proactive and has in place active energy and water use reduction programs; a waste prevention/recycling program; School Dude or CMMS for Preventative Maintenance practices; and green purchasing policies and practices.

Accessibility Standards – The accessibility to buildings and to services and functions within buildings in accordance with the Architectural Barriers Act (ABA) Standard for Federal Facilities is documented.

Completed and Current Projects – The status of National, Regional, Center, and Career Technical Skill Training (CTST) projects by deficiency number is shown in tabular format.

Deficiency Summary – A summary of the number and dollar value (if applicable) of all deficiencies (recently funded, prior funded, operations and maintenance, and unfunded deficiencies) is provided.

The deficiency analysis presented in Section 3.0 of this volume, includes additional details on these deficiencies.

2.0 EXISTING CONDITIONS

Background

Cascades Job Corps Center is located on 80 acres of land in Sedro-Woolley, Washington. The land and buildings are leased. The Center was activated for Job Corps utilization in 1982. The original construction was in 1909 on 225 acres for the Northern State Hospital. The hospital project started in 1909 when the State of Washington purchased land to build a mental institution and retained Olmsted Brothers architects to design the master plan for the site. The landscape design was completed in 1911 and the Northern State Hospital opened in 1913. The hospital closed in 1973 and thereafter, the buildings and site were remodeled to house a Young Adult Conservation Corps (YACC). YACC provided job experience for young adults who in turn helped with conservation work on public land. In 1977, YACC became Camp Cascade which was originally jointly administered by USDA Forest Service and National Park Service. Since Camp Cascade also offered job training, DOL became the third administrator of the program. Camp Cascade was re-named State Multi- Service Center after the Skagit Valley College started to offer educational programs to students. In December 2010, the entire site was categorized as a ‘Historic District’, and most of its buildings were awarded a ‘Historic Contributing’ building designation. In effect, Cascades land and nine of its buildings were ‘LISTED’ on the National Registry of Historic Places.

The Center has 234,050 gross square feet (GSF) in 23 buildings and 10,360 GSF in 20 structures.

Cascades Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 340 students, consisting of 127 resident women and 213 resident men. The total building area at the Center is 170,696 net square feet (NSF) compared to the DOL suggested space guideline range of 104,040 NSF to 121,720 NSF for a Center with this student population. Presently, Dining Hall Building 13 has 1,211 NSF of vacant space. From a programmatic standpoint, all buildings, with the exception of the recreational and medical facilities, are, to a lesser or greater degree, oversized. The space inefficiency is directly related to the inherited characteristics of the existing buildings which had not been originally designed to house a Job Corps Center program.

Ownership

Cascades Job Corps Center is leased by the Department of Labor (Government) from the Department of General Services of the State of Washington (Lessor). The original lease commenced on January 1, 1992, and the current lease will expire on June 30, 2029. Current monthly rent for this lease is $66,262.50. The facilities at this Center consist of both leased and federally owned buildings and structures. Any buildings or structures built by the Government during the term of the lease are owned by the Government and are subject to removal by the Government upon the expiration of the lease. Lessor’s written approval is required before any alterations, improvements or renovations are made to the Leased Premises.

The Government is responsible for the maintenance and repair of buildings that it has constructed.

The Lessor is responsible for the maintenance and repair of buildings that have not been constructed by the Government.

Lessor’s responsibilities include, but are not limited to: foundations and underground tunnels;

buildings’ structural systems; buildings’ exterior (facades and roofing); building systems (HVAC, plumbing, electrical and sewer); snow removal from public roads and parking areas; public roads maintenance; light posts; traffic and public information signs; pest control management at exterior of all buildings to include the underground tunnels; fire alarm systems.

The Government must maintain, repair, or replace all interior walls, wall surfaces, ceilings, light bulbs, door hardware, flooring, windows and window coverings; provide all interior painting, and application of other protective coating as needed; maintain and/or repair interior wood/metal trim around doors and windows; provide weekday grounds maintenance and services such as litter pickup, removal of safety hazards, etc., included within the Leased Premises; provide mowing, weeding, planting and fertilizing within the Leased Premises.

The Government is responsible for the installation, maintenance and replacement of all interior and exterior signs within the Leased Premises. The Government must provide pest control management within the interior of buildings of the Leased Premises. The Government is responsible for all on-premises equipment and inside wiring and the cost associated with it. The Government is responsible for the installation, repair or replacement of heating, plumbing or electrical systems related to tenant improvements to the building within the Leased Premises.

General Site Conditions

The Center is located in the Pacific Time Zone at longitude. It has an average elevation of 128 feet above sea level. January temperatures in Sedro Woolley range from an average low of 35 degrees Fahrenheit to an average high of 47 degrees Fahrenheit. July temperatures range from an average low of 53 degrees Fahrenheit to an average high of 74 degrees Fahrenheit. Sedro- Woolley is considered to be part of the climatic zone 4, with annual precipitation of 46.46 inches. There is an average annual snowfall of 7 inches.

The site is located in a rural setting approximately 72 miles north of Seattle. The campus perimeter is not fenced. The property is surrounded by a wooded area at the north and west and by farmland at the east and south. Main vehicular access is from the west side. The access road terminates into the Hub Drive, which is a loop road along which most of the campus buildings are disposed in a linear fashion. The north segment of Hub Drive separates the day from the night campus. The day campus which includes education, hard vocations, medical/dental, administration and storage/support is located at the north side of this segment. The night campus which includes housing, food services and recreation is located at the south side of this road.

The main entrance to the Center is Hub Drive at the northwest corner of the Center and loops around. It leads to the visitor parking and Security/Safety Building 34. The visitor parking is covered with compacted gravel and has uneven surfaces and potholes. This parking is not adequate. Three asphalted parking areas for staff and Center vehicles are located between Building 32 and Building 31, south of Building 12 and north of Buildings 12, 15, 16 and 17. Asphalt road and parking surfaces are deteriorated at main parking lot between Buildings 31 and 32, Hub Drive and secondary loop road south of Storage 62. These issues are being addressed by the Lessor. Pedestrian circulation is directed toward the interior and the buildings are connected by sidewalks. The sidewalks are concrete, with curb cuts. Some sidewalks along the main loop road and main parking area are

Cascades JCC Sign (Entrance to Cascades

JCC)

deteriorated. Decorative concrete pavers and concrete sidewalks facilitate pedestrian access to buildings.

The topography is flat; there is an abundance of grass, trees and plantings between and along the buildings. The landscaped areas are well maintained. A large, grassed commons located between the day and night campus affords breathtaking views of the surrounding mountains. For informal gatherings and outdoor recreation, the center has four gazebos, three pavilions and outdoor courts (basketball, football, soccer and volleyball).

Storm water flows by gravity to an underground system. To better control storm water and to prevent soil erosion, the State built two bio-swales, a detention pond and storm water pumps.

However, water ponding occurs east and west of Dormitory Building 15 and south-west of Dormitory Building 17. Soil erosion was noted south of Dining Hall Building 13.

The domestic water supply and sanitary system are provided by Skagit County Public Utility District No. 1 and a publically owned treatment Works. These systems provide adequate service to the Center. Fire protection is provided by street hydrants and the Center has booster pumps to provide adequate pressure to the dormitory sprinkler systems. The Center is supported by Sedro Woolley Fire Department which is approximately 4 miles from the Center and has a response time of approximately 8 minutes. The Center is supplied with natural gas from Cascade Natural Gas Corporation. The natural gas pressure and flow to the Center is adequate.

Electric service is provided by Puget Sound Energy (PSE). The primary distribution systems from the main switchgear are located in the Lessor’s power house. The 4.16/2.4 kV lines are routed through a loop of transformer vaults, which are either above ground or underground in the tunnel.

The secondary distribution system is 120/208V, 3-phase, 4 wire system, distributed to DOL leased buildings via their respective service disconnect and/or main distribution panels. Some buildings have their own meter while others are zone-metered (the systems are owned and maintained by the utility company) and are adequate. Site lighting includes pole-mounted and building-mounted fixtures which are controlled by photocells and time clocks. Site lighting is adequate for the campus.

Telephone service is provided by Frontier Communication and AT&T. The system is owned and maintained by the Center and Job Corps Data Center and is adequate.

, when the

General Building Conditions

The 23 buildings on site were built at various times between 1922 and 1995. Eighteen buildings were part of the original hospital complex; the other five were built after the conversion to JCC.

Building structural systems vary from load bearing concrete or masonry to wood framing. Typically, storage buildings are wood framed. The original buildings on site were designed in the Spanish colonial revival style, with red clay tile roofs and stucco walls. Over the years, as roofs were replaced, fiberglass shingles, matching the texture and color of the original clay tiles, were installed on the new roofs. The majority of the buildings have stucco finish on the facades. A few others have finishes varying from corrugated plastic, concrete, EIFS, wood siding, Dryvit and plaster. There are various buildings throughout the Center with exterior plaster walls that are chipped, cracked and water stained. However, these conditions are limited to small to medium size areas and in most instances are cosmetic. Nevertheless, this matter should be addressed before the conditions gets worse and allows water to infiltrate further deteriorating the plaster and potentially damaging interior finishes.

Buildings 12, 13, 15, 16, 17, 24, 27E, 30 and 31 are ‘LISTED’ on the National Registry of Historic Places. All buildings on campus are in good condition. The State is responsible for maintaining all building systems including the building envelopes. Due to the age of buildings, most roofs are approaching the end of their useful service life. Though roof deterioration is present at several buildings, there are no active leaks. The state has been pro-active in identifying and monitoring significant building conditions and in securing funding to correct roof and building skin deficiencies.

Over the past few years, energy inefficient single glazed windows in 14 buildings were replaced with double glazed insulated windows. Twenty separate structures built between 1933 and 2004 serve recreational, storage and utility needs. Storage Structure 52 and Carpentry Mock-Up Structure 55 are in fair condition, and Carport Structure 58 is in poor condition. All other structures are in good condition and function well.

Preventive Maintenance

Overall maintenance of the Center is good, especially when considering the age and number of buildings (23 buildings) and the size of the campus (80 acres). The Lessor (State of Washington) is the primary responsible party for maintaining the buildings, and building systems, utility systems and also for the periodic inspection of regulated equipment/systems such as fire sprinklers, fire hydrants and boilers. The Lessor is utilizing the BenchMate facility maintenance management software. An underground utility tunnel connects and serves the campus buildings. Access to the heating plant is limited to Washington State employees only. Therefore, the level of preventive maintenance in such areas could not be assessed.

Facility Assessment by Function

Student Housing The Center accommodates 127 resident women and 213 resident men in four buildings. All four dormitory buildings are laid out in a ‘T’ type configuration.

Buildings 12, 15, 16 and 17 were constructed in 1922, 1927, 1927 and 1933 respectively. The sleeping rooms have a single bed or as many as six beds (some of which are bunk beds) and bathrooms are shared. Currently, the Center has a capacity of 320 beds. These facilities are generally in good condition.

The dormitory rooms were originally designed as open bays which were later converted to individual rooms. The number of sleeping rooms per floor varies. Also, the sleeping rooms vary in shape, size and number of beds. Dormitory Buildings 12, 15 and 16 are very similar. Main entry, vestibule and vertical circulation (a ramp, in the case of Building15) are located at the north side of the building. The first floor of Building 15 is currently being occupied the State for classrooms. Residential Advisor (RA) offices are also located at the north side, on each floor. A large shared lounge is located in the middle of the south wing. Other shared areas are located at the intersection of the ‘T’ wings and they contain: an interior stair connecting all floors including the basement and the attic, toilet rooms, showers, staff toilet, luggage storage, laundry and janitor closets.

Mount Rainier Dormitory Building 12

All three buildings have metal fire escape stairs at both ends of the south wing. Building 17 is very similar; the building has two stories and a mansard roof. The honor dormitory located on the third floor has a small study room and a pantry east and west of a large shared lounge. The former large meeting room, which was located in the north wing, was converted into temporary dormitory sleeping room to accommodate new students for their first day on campus. However, the room is without a dedicated toilet/shower room. All other sleeping rooms on this floor have dedicated shower rooms with storage closets. Also, the shared toilet room, which was located at the intersection of the ‘T’ wings, was converted to a laundry room. The laundry rooms in Challenger Dormitory Building 16 and Whitewater Dormitory Building 17 lack sufficient make-up air.

The HVAC systems in the dormitories are inadequate resulting in areas not effectively zoned for heating and temperature control. Also, contributing to the HVAC problem furniture is placed in front of the return air grilles in the sleeping rooms in the Academics/Evergreen Dormitory Building 15.

Education

All the academic and non-academic functions are housed in four buildings, which are located in the day campus with the exception of some classrooms being located in one of the dormitories. The combined area of academic/non-academic educational space amounts to 19,686 NSF; the combined area of vocational space amounts to 38,233 NSF. The main academic functions and their support spaces are located in the east wing of the Administration/Education Building 32. Other academic functions are located on the first floor of Academic/Evergreen Dormitory Building 15. Non-academic functions are located in Career Transition Building 24, Safety/Storage Building 33 and the Learning Resource Center/Library Building 48.

Soft vocation functions are housed in Dining Hall, Building 13; Culinary Arts, Dental Assistant in Building 25; Electrical/Medical, Assist/Medical Office Specialist in Building 27W and Business/ Clerical Building 57. Hard vocation trades are housed in five buildings: Vocational Storage Building 26, Electrical/Medical Assist/Medical Office Specialist Building 27W, Cultural Center Building 30 (attic storage), Vocational Building 31 and Cement Masonry Building 50.

The HVAC systems in the academics rooms, located on the first floor of the Academics/Evergreen Dormitory Building 15, are inadequate resulting in areas not effectively zoned for heating and temperature control. Despite the age of some of the buildings (six buildings were built between 1922 and 1947), educational and vocational facilities function well, are adequate and in general good condition.

Food Service

Food Service, located in the Dining Hall Building 13, contains: dining area, kitchen/food preparation, food storage, serving, dishwashing functions, small club house and Culinary Arts vocation. The building is located at the center of the night campus, between Dormitory Buildings 12 and 15. The main entries to the kitchen and dining hall are located at the east side. A painted steel ‘portico’ and two gabled canopies above the entries, provide protection against the elements along

Hard Vocational Building 31 the east façade. Also, a ramp is provided on the west side to access the dining area. The kitchen functions occupy the central part of the building. A service corridor connects to storage, freezer, and locker areas, loading dock and Culinary Arts vocation which is at the far north end of the building.

The Culinary Arts vocation suite has direct access to the loading dock located at the west side of the building. In addition, a staging area for trash collection and removal is located at the far south of the loading dock with direct access from the pot wash area. The clubhouse is located west of the kitchen/food preparation and can be accessed directly from outside. The dining area is divided into two separated areas by a partition wall with two openings and dedicated public restrooms located at the south end of the building. Much of the heating and ventilating systems have exceeded their useful life and are in poor condition. Much of the kitchen appliances and equipment have reached or are nearing the end of their life expectancy, are inefficient and oversized. The kitchen has no grease trap.