J-9_Facility_Survey_2014_Vol_1.pdf

GARY

Job Corps Center San Marcos, TX

Facility Planning Report Volume I

Planning Strategy

Final December 2014

Department of Labor/ Office of Job Corps

GARY

Job Corps Center San Marcos, TX

Facility Planning Report Volume I

Planning Strategy

Final December 2014

Dormitory Buildings Guadalupe 6-RH-6 and Tejas 6-RH-7

VOLUME I - PLANNING STRATEGY

Acronyms and Abbreviations Defi nition of Terms Executive Summary Exsting Site Plan Center Statistics Facility Survey Assement Results and Recommentdations

1.0 INTRODUCTIONS

• 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 Assest Management

• Defi ciency Analysis

• Facility Condition Summary

• Building Condition by Function

• Planning Analysis Results and Conculsions

3.0 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

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

Aerial View of San Marcos Airport and Gary JCC

Brazos Dormitory Building 5-RH-3

Dining Hall "Blue"- in Dining Hall Building 7-300

Academic Complex Building 5-200

This report documents the results, conclusions and recommendations for the facility survey completed at Gary Job Corps Center during the weeks of March 10 to 21, 2014 and April 7 to 18, 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 733.5 acre Center are noted in Figure ES-1 and Table ES- 2, respectively. The PY14 Facility Survey results indicate the site and buildings are in poor to good condition. Operation, maintenance and preventive maintenance practices at the Center are fair.

During the PY 14 facility survey, 92 regional life safety deficiencies valued at $214,275 were identified. An additional 409 life safety O&M deficiencies were identified. The Center had corrected all Regional life safety deficiencies that had been previously funded. The recommended long range plan includes a National dormitory project estimated at $15.858 million and 356 Regional projects estimated to cost $5,055,682 million. Table ES-2 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: 12/17/2014

Federally Owned (DOL) 1964Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Public Water Authority

Publicly Owned Treatment Works

Lower Colorado River Authority

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:

1,092,043

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

06/13/1990

Site Access: Yes

86Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Lonnie Hall

(512)396-6652Phone No.:

Center Director:

Management and Training CorporatioOperating Contractor:

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

Nurse's Aide 240 Security Services 150 Welding 144 Medical Insurance 120 Medical Office Support 120 Electrical 96 Office Administration 90 Machine Trades 72 Pharmacy Tech 60 Criminal Justice 60 TCU Transportation 50 Carpentry 48 Material Handler 48 HVAC 48 Residence Counselor Training 24 Plastering 20 Overhead Line Construction 18 Cement Masonry 10 OCT 0 Human Services Worker 0 Nursing Assistant 0 Clerical 0 Smart Metering 0 ACT (Off-Ctr) 0

No. Of Buildings:

1471 873 561 37

Real Estate Management

Buildings

Program

JCC# 606 GARY 2800 Airport, Highway 21 P.O. Box 967, San Marcos, TX 78667

Accessibility

Environmental Site Area (Acres):

Bldg to Site Coverage: 3%

0Building Age Unknown :

(512)396-6666Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 69,612

Energy Audit Done: Yes

Status of ECM: Implemented

73,015

72%

786,521

Buildings with Access to Services: 125

37Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 37

41Buildings in Total Compliance:

494,840

GSF

355,523 33 174,958 16

66,722 6

Average Building Age: 45

Vocations (1418):

Radon Surveys Reqd: 68

Age Distribution

Mitigated: 0

GARY JCC

Century Telephone

733.50

11/01/2010Start / End Dates: 04/30/2016/

606 Gary Job Corps Center Background Site Condition

Located on 733.50 acres of land in San Marcos, TX.

Federally Owned (DOL) and Operated by Management and Training Corporation.

Originally designed as San Marcos Army Air Field in 1941.

Activated as a Job Corps Center in 1964.

967,900 GSF within 108 buildings on campus and 122,743 GSF within 59 staff residential buildings, totaling 1,090,643 GSF.

786,521 NSF within 108 buildings compared to DOL space guideline range of 443,300 to 564,600 NSF.

Provides residential living, academic education, recreation and vocational training for 1,471 students, consisting of 561 resident female students, 873 resident male students and 37 non-resident students.

Roads and Pavement

GOOD

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

Building Condition (By Function) Student Housing FAIR Deficiencies to address and National Project (Phase II)

Education GOOD Food Service GOOD Recreation GOOD Medical/ Dental GOOD Administration GOOD Storage Support POOR Deficiencies to address

Available Deficiency Funding and Execution Long Range Plan Life Safety

Deficiencies Non-Life Safety

Deficiencies Objective: The plan adheres closely with the previous 2011Future Center Configuration Plan.

Campus consolidation, replacing old and outmoded buildings and removal of old and hazardous buildings are the primary objective. In the short term (Phase I), a series of regional projects are proposed to correct immediate needs for the center to preserve the assets and improve living and learning conditions

National Project Recommendations (Phase I):

Replace existing poorly functioning older 7-200 series dorms with a new 272 bed dorm complex. Demolish 7-200 dorms.

(National Project 1541) ($15.9 M)

Regional Project Recommendations:

Replace or repair 8 roofs on center.

($141,357) Replace boilers and chillers for 05-RH 1, 2 & 3, and 06-RM 6 & 7 (Deficiencies 100455, 100476, 100482, 100730, 100728) ($467,928) Provide two new emergency generators (Deficiencies 101099 & 74286) ($99,127) Provide design and moderate renovation of 06-311 (Swing dorm), 7- 301 (Conference Center) 10-301 (Warehouse) and 10-302.

($944,791) Demolish buildings 11-353, 11-204, 11- 203 & 6-206 ($376,355) Pave Kane Ave, Provide a second entrance to the site and correct drainage around 4-301. (Deficiencies 78698, 85074 & 85387) ($113,909) Improve landscaping (create Park):

Deficiency 86592 ($300,000 )

Recently Funded 92 $214,275 24 $633,456 Prior Funded 0 $0 0 $0

O&M 409 NON CRA

FUNDED 503 NON CRA FUNDED

Unfunded 18 $76,548 356 $5,055,682

OMB Score Card Metrics Current

Goal

Gary

JCC

Recommendations

Eo13423 FY 2011

GOAL

KBTU/GSF/YR

96,36 102,15

O&M Costs $/ GSF 5.10 4.41

% MC 58 64.92

% MDNC 37 18.96

% NMD 5 18.96 Of 78 NMD buildings

59 are staff houses %Utilization

Office 97 97.42

Housing 98 92.16 Warehouse 96 100

FCI .919 .94

%FCI < 0.90 15.2 19.4 Gradual demolition of

1942-era buildings Green= Meets or Exceeds Goals, Yellow = Within 10% of Goal, Red = Beyond 10% of Goal

Compliance Comments Category Status

Energy The Center has met and exceeded energy and water targets Environment 1942-era buildings have asbestos-containing materials; non-friable floor tile, mastic and siding.

Sustainability The Center exceeds recycling targets and can be a Center of Environmental Excellence candidate.

Accessibility 41 Buildings are in total compliance

1.0 - Introduction

A facility survey team of an architect and two engineers from the Engineering Support Contractor (ESC) completed the PY2014 facility survey of the Gary Job Corps Center during the weeks of March 10 to 21, 2014 and April 7 to 18, 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.

1.0 INTRODUCTION

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.

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

Gary Job Corps Center is located on 733.5 acres of land in San Marcos, Texas. The center has 969,300 gross square feet (GSF) in 108 buildings and 40,399 GSF in 82 structures.

There are also 122,743 GSF in 59 buildings of staff housing.

Gary Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 1,471 students, consisting of 885 resident men and 561 resident women and 37 non-resident students. The total building area at the center is 786,521 net square feet (NSF), including 73,015 NSF of vacant space, as compared to the DOL suggested space guideline range of 443,300 to

564,600 NSF for a center with this student population.

Ownership Gary Job Corps Center is a federally owned Center that was established in 1964. The former Gary Air Force Base was operated under a Use Permit until 1971 when it was transferred without reimbursement from the General Services Administration to the Department of Labor. DOL is responsible for the repair and maintenance of all buildings, structures and infrastructure at its federally owned campus. The actual property owned by DOL consists of five parcels with Parcel 2 being the site of the Center and the largest at 457.48 acres. Parcel 1 contains the staff housing complex (59.99 acres) Parcel 3 is a 5.6 acre water treatment facility and Parcel 4 is 47.95 acres used by local farmers. The 196.96 acre Parcel 5 contains the Alerrt Center, a tactical weapons training facility that uses the land based on MOU with the region, and more farmland.

At the time of the PY14 Facility Survey, the Center was operated by Management and Training Corporation (MTC).

Historical Shortly after the attack on Pearl Harbor in 1941, San Marcos was selected as a training site for pilots and became the San Marcos Army Air Field. In 1947 the site became an Air Force base and in 1949 was declared inactive. In 1951, Air Training Command reactivated and assigned the Pilot Training Wing to the San Marcos base. With nearly 5000 men on duty, the base was home to the largest helicopter training facility in the US. In 1953, the base received a new name, Edward Gary Air Force Base in honor of Lieutenant Arthur Edward Gary, the first Hays County soldier killed in World War II. In 1963, the base was essentially closed and marked for disposal.

In 1964, President Lyndon B. Johnson announced that the abandoned Camp Gary would be the site of a new federal vocational training facility called Job Corps. The Center was activated as one of the first Job Corps Centers in 1964.

General Site Conditions

The Center is in the Central time zone at 29.9° north latitude and 98° west longitude. It has an average elevation of approximately 620 feet above sea level. The climate is hot during summer with

Gary Job Corps Center average temperatures in the 80s (Fahrenheit) and cool during winter when average temperatures are in the 50s. The warmest month of the year is August when maximum temperatures are in the mid 90’s. The coldest month of the year is January with average minimum temperatures reaching the upper 30’s degrees Fahrenheit. The average annual precipitation is 37.19 inches.

The Center is located four miles north of the city of San Marcos, TX and roughly halfway between Austin and San Antonio. It is bounded by the Municipal Airport to the north, flat grassland to the east, a railroad and golf course to the south and Quail Creek Country Club and Airport Hwy 21, to the west. The access from Hwy 21 to Arnold Ave., the main road into the Center, is controlled by a security gate house. The actual utilized campus site is approximately 380 acres. The rest is open fields and staff housing. The site is developed on an orthogonal grid system, containing approximately 30 similar 12-acre blocks, bounded with streets and avenues.

The site is organized around an easily understood road grid system dividing the campus into numbered blocks. It is also somewhat expansive with long walking distances and haphazard placement of buildings. The core of the Center is roughly bounded by the large new Recreation Center and pool to the west, the Dining Hall to the north and six blocks of old warehouse buildings to the east. The Center also has six newer dormitories in the northwest quadrant of the site. It is well over a mile from the westernmost 3-RH-4 Neuces Dorm to the Machine Shops building 10-353.

The center roads are adequate except Kane Ave which runs along the north border with the airport.

This road is a delivery drive and is severely eroded and with numerous potholes. The main and only entrance to the center at Arnold Ave. is restricted during flood conditions due to inadequate drainage capacity. The center lacks a secondary entrance.

At the time of the PY14 Facility Survey, the Texas Department of Transportation was in discussions with DOL concerning the development of a new drive and ramp system from Rte. 21 that would cross the western end of the site.

Pedestrian circulation is along walkways that share roads with vehicular traffic and an extensive gravel walkway system. The size of the center and distances between functional areas are a challenge.

The major problems for the Center are the age and progressive deterioration of old WWII-era buildings, distances between functions and the lack of a campus atmosphere and center. Premature failure of mechanical equipment is also a problem and discussed below under Preventative Maintenance.

The Center stormwater management system is surface run-off and is in fair to good condition.

Drainage near Pool Hall 4-301 is reported as inadequate and the road at the Center entrance is prone

Satellite View to flooding. Sanitary sewer services are provided by the public treatment works. The Center is responsible for maintenance of sewer lines within the property boundaries. The Center is also responsible for the maintenance of the underground potable water distribution system.

A City of San Marcos Fire Department station is three miles away and has a response time of less than ten minutes. The sprinkler systems in many buildings have been shut off. Fire protection systems in several of the older warehouse buildings lack code compliance. The Center has a fire hydrant system pressurized by the municipality (City of San Marcos, TX). It is reported as adequate.

There is a non-functioning fire station on campus located in Fire Department Building 7-253.

CenterPoint Energy supplies natural gas. At the time of the PY14 Facility Survey a new Center wide natural gas distribution system was in the final stages of installation. The new gas lines now serve the majority of buildings on Center.

Lower Colorado River Authority provides all electrical service. The internal distribution system, including transformers and distribution lines, is owned and maintained by the Center. The Center has several emergency generators, two of which are in disrepair. Site lighting is pole mounted, controlled by time clocks from adjacent buildings and maintained by the center. These are adequate and in good condition.

Century Telephone provides the local telephone service. AT&T and TimeWarner Cable provide long distance and data communication services. Telephone and electrical services are adequate and in good condition. Cable TV is provided in all dorms. Most buildings are provided with individual fire alarm control or control/annunciator panel. Twenty five security cameras are used to monitor the center. Security monitoring is from Building 7-200.

General Building Conditions

Many of the 167 buildings on campus are wood and built in1942. They are generally in fair to poor condition. In the 50s a residential neighborhood of single and duplex houses was built for staff housing. These units are currently rented out to Center staff and most are in good condition. Since activation of the property as a JCC, new buildings, mostly dormitories, were constructed in the 1970s, seven new buildings in the 1980s, twenty one in the 1990s and seven since 2002. The 1970’s era dorms are near the end of their service life.

Many of the larger and older storage buildings on Center suffer from deteriorated roofing, siding, and interior finishes. Additionally, expansive soils have caused cracks in floor slabs, exterior walls and loading docks of several buildings. These buildings are near the end of their service lives and require significant restoration or removal. The rest of the buildings are generally solid. From the total of 108 buildings at the center (excluding 59 staff houses) 24 are in marginal (fair) condition and nine are in poor condition. The newer buildings are residence halls built since 2002. They have metal roofs, masonry siding, double glazed aluminum windows. These newer buildings are durable, attractive and function well.

Preventive Maintenance

Preventive maintenance at the Center is complicated by its size and the age of many of the buildings.

There is a lack of important preventive maintenance measures, especially due to frequent emergency repairs. This impacts the overall equipment performance, longevity and impacts the programmatic use of buildings. Mechanical systems in several buildings have either failed or are not functioning as required due to maintenance problems, particularly those denied chemical treatment for their water systems. Water problems appear to have damaged several of the systems in the newer dorms. The Center is currently renting boilers and chillers.

The Center is employing the SchoolDude Computer Maintenance and Management System program.

The Center will benefit from improved preventive maintenance practices and continuous staff training.

Facility Assessment by Function

Student Housing

The Center presently accommodates 873 resident men and 561 resident women. There are currently about 1,830 beds in 20 dormitory buildings. Two dorms were vacant at the time of the PY14 Facility Survey as well as wings of several others. Thirteen dormitories were built in the early 1970s, one in the 1980 and six were constructed between 1998 and 2004. The oldest dormitories form groups of three one story buildings constructed around a central court.

Other dormitory groups, including two outliers (3-RH-4 and 7-100), are scattered throughout the Center. All of the newer dormitories are generally located in the northwest quadrant of the campus. The original and unpopular layout of the older 70’s era type dormitory consists of two open bays with a central lounge, two common toilet/showers and a laundry. Many of these have been adapted to create individual rooms with four beds each. These alterations have generated code and quality related problems, especially with the use of corridors and attics as return air plenums. The general condition varies from good to poor. Several laundry rooms on Center lack sufficient make up air creating the risk of lint fires and necessitating diligent regular cleaning of dryer vents.

CPP Dormitory 7-100 has an “H” configuration and was built in the 1980. This dorm consists of four open bays and 104 beds. It is used for the student preparation period. The building is in good condition and functions well.

Bluebonnet 5-RH-1 Dormitory

Neuces Hall 3-RH-4 Dormitory

Bluebonnet 5-RH-1, Mesquite 5-RH-2 and Brazos 5- RH-3 Dormitory Buildings were built in 1998 as one-story “H” prototype buildings. Each consists of 136 beds. Organized around the green court, these are in good condition and function well. However, all three buildings suffer from water heater failures due to a previous lack of water treatment. A rented boiler was in use during the survey.

Neuces Hall Dormitory, Building 3-RH-4, built in 2002, is a two-story masonry building laid out in an ‘L’ configuration housing 136 students. The building is set apart and somewhat isolated from them rest of the campus.

Guadalupe and Tejas Dormitory Buildings 6-RH-6 and 6-RH-7 were built in 2004. These are attractive two-story “I” prototype masonry buildings, connected with covered walkways. Each building accommodates 136 beds. The buildings are in good condition, except the heating and cooling systems have failed in both buildings. A rented boiler and chiller were in use during the survey and emergency funding was in place to replace the failed equipment. Also, the showers lack waterproof drywall behind tiles which are detaching and falling.

Education

The majority of the academic functions are located in Academic Complex Building 5-200. The building was built in 1989 in an “E” type configuration. Six wings are separated by breezeways and classrooms are accessed from outside covered walkways. The building is in good condition; classrooms are adequate and function well. In some places around the building, lawn areas have eroded near sidewalks due to traffic and runoff.

Non-academic functions are spread throughout the center. Excluding the counseling offices in dormitories, these functions are located in 15 separate buildings.

Building conditions vary from good to poor.

There are 9 “soft” vocations at Gary JCC with 814 students. Four of these are health related, the largest being CNA, with 210 students. These health occupation vocations are grouped together in a block of seven 7-100 series 1942 era

Guadalupe 6-RH-6 Dormitory

5-200 Academic Complex and “Gary High”

7-176 Pharmacy

Inside Machine Shop 10-353

Craft & Music wing of 2-110

7-301 has been partially renovated buildings adjacent to 7th Street, The remaining soft vocations are located on the western side of the campus in five more 1942-era buildings. Buildings housing the soft vocations are in relatively good condition, considering their age.

At the time of the PY14 Facility Survey there were 466 students in 9 hard vocations. These are located in 9 buildings, of which 5 are old WWII-era buildings, and four were built in the late 1980s.

Most of the hard vocations are located on the east part of the site adjacent to or among the facility support buildings. Among those in better condition are the Machine Shop Trades Building 10-353 and Brick Masonry/BAM Building 7-302, both constructed in 1990. Welding Building 7-160, constructed in 1969, is in good structural condition.

Several hard vocational buildings are remotely located on the eastern end of the campus. Several are in older buildings and their age, general condition, size, and physical location are a constant challenge to the staff and faculty. In particular Building 10-351 has been vacated due to its poor condition and the electrical trade is now located in 7-302.

Food Service

Food service functions are located in Dining Hall Building 7- 300, built in 1982. The dining area is laid-out in “L” shape around the kitchen and divided in four dining rooms. A recent center project renovated the interiors of two dining areas resulting in pleasant and contemporary atmosphere. The remaining two dining halls were previously renovated. The queuing is lit by natural light through the dome type skylights, which leak.

The dishwashing room between the orange and red dining rooms is occasionally flooded due to inadequate drainage and the main doors on the South side. Consequently, standing water has damaged the walls and rusted metal door frames.

Otherwise, the dining hall is generally in good condition, adequate in size and functions well.

Recreation

Indoor recreation functions are located in six buildings; five built in 1942 and the Gym-Activity Building 2-110, built in 1997. This building contains more than 50% of recreation functions of the center and is adjacent to the swimming pool and pool house. The large gymnasium has three basketball courts and a stage; the north part of the building has four racquetball courts, a large weight room, a boxing room and a game room. Arts & Crafts and a music room are in an adjacent section and connected to the main building by a breeze way.

South face of Dining Hall 7-300

Other recreation buildings suffer from aging, exterior deterioration or low quality renovation. Pool Hall Building 4-301 has deteriorated siding, dark and worn interior finishes and its sprinkler system no longer functions. The Theater Building 6-250 electrical distribution system is antiquated.

Building. 6-200 is a women’s center with a large exercise floor and hair salon in the mezzanine. 6- 251 was recently a Sonic fast food restaurant but has since become a Center run café. The Center has also attempted to renovate the previously vacated Culinary Arts Building 7-301 into a small conference facility, lounge and used clothing shop. While this is part of the long range plan for the Center, code violations and unfinished spaces compromise its use. These older recreation buildings are located in the east and central area of the Center. They are uninviting with no landscaping and trees, and stand isolated. The total recreational space for the current student population is somewhat undersized.

Outdoor recreation facilities are located near Building 2-110 and include a running track, soccer and softball fields and the swimming pool. Steel pavilions and gazebos for social gathering, are scattered liberally around the Center and have been built by the Welding trade as CTST projects..

Administration

Administration functions are mostly located off the main entry road in the 600 block of Arnold Ave.

Nine were built in 1942 and two in 1990s. The main administration building, 6-104,…