Facility_Survey_(Volume_1).pdf

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Treasure Island

Job Corps Center San Francisco, CA

Facility Planning Report Volume I

Planning Strategy

Final April 2013

Department of Labor/ Office of Job Corps

22Treasure Island Job Corps Center

Treasure Island

Job Corps Center San Francisco, CA

Facility Planning Report Volume I

Planning Strategy

Final April 2013

Pedestrian walkway leading to all education and cafeteria buildings

33 Treasure Island Job Corps Center

CONTENTS

TREASURE ISLAND JOB CORPS CENTER

FACILITY PLANNING REPORT

VOLUME I - Planning Strategy

• Existing Site Plan

• Center Statistics

INTRODUCTION

• Purpose

• Report Contents

EXECUTIVE SUMMARY

A. EXISTING CONDITIONS

• Background

• General Site Conditions

• General Building Conditions

• Preventive Maintenance

• Ownership

• Facility Assessment by Function

• Energy

• Environmental Issues

• Sustainability

• Accessibility Standards

• Current and Completed Projects Since the Last Survey

• Health and Life Safety Issues

• Summary of Defi ciencies

B. RECOMMENDATIONS

• Status of the Previous (PY09) Plan

• Signifi cant Issues

• PY 12 Plan Overview

• Summary of Proposed Projects

• Regional Projects

• Proposed Site Plan

C. PLANNING ANALYSIS

• Purpose

• Planning Objectives and Assumptions

• Space Utilization Analysis

• Federal Real Property Asset Management

• Mission Dependency Site Plan

• Defi ciency Analysis

• Facility Condition Summary Report

• Building Condition by Function

• Building Condition Site Plan

VOLUME II - Supporting Data

• Vicinity Map

• Location Map

• Existing Site Plan

D. DESCRIPTIONS

• Building and Structures

• Space Utilization By Function

• NSF by Building

• Energy Management Report

• Environmental Management

Asbestos Report Radon Report

• Site Descriptions

• Building Descriptions

E. DEFICIENCIES

F. CORRESPONDENCE AND REPORTS

• Center Review Meeting Minutes

• Survey Brief

• RA and Student Facility Feedback Questionnaire

• Life Safety Defi ciencies Transmittal and List

• O & M Defi ciency List

• Active Warranty Report

• FRPC Performance Measures Matrix

Treasure Island Job C orps C enter

55 Treasure Island Job Corps Center

Center Statistics Date: 04/16/2013

Federally Owned (DOL) 1998Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Public Water Authority

Publicly Owned Treatment Works

San Francisco Public Utilities

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:

486,462

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

06/07/2005

Site Access: Yes

12Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Jennifer Cha

(415)277-2400Phone No.:

Center Director:

Adams and Associates, Inc.Operating Contractor:

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

Culinary Arts 180 Security Officer 60 Office Administration 60 Medical Assistant 50 ACT (Off-Ctr) 40 Carpentry 40 Facilities Maint. and Const. 24 Electrical 24 Cement Masonry 24 Plastering 24 Painting 20 Solar 12

No. Of Buildings:

600 255 255 90

Real Estate Management

Buildings

Program

JCC# 914 TREASURE ISLAND 655 H Avenue Building # 442, San Francisco, CA 94130

Accessibility

Environmental Site Area (Acres):

Bldg to Site Coverage: 13%

0Building Age Unknown :

(415)277-2438Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 87,070

Energy Audit Done: None

58,135

76%

369,482

Buildings with Access to Services: 12

11Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 11

11Buildings in Total Compliance:

374,606

GSF

93,858 19 17,998 4

Average Building Age: 49

Vocations (558):

Radon Surveys Reqd: 10

Age Distribution

Mitigated: 0

Historic Status Buildings on National List:

Eligible Buildings:

Candidate Buildings:

SAN FRANCISCO JCC

AT&T

37.00

66Treasure Island Job Corps Center

INTRODUCTION

Purpose

The Program Year 2012 Treasure Island Job Corps Center Facility Survey was conducted the week of June 4, 2012. The survey was conducted by a team of architects and engineers for the following purposes:

1. Documentation of existing conditions.

The physical features and conditions of the buildings and site are documented and verifi ed. Barrier-free access issues are included in this report.

The programmatic characteristics of the various Job Corps operational functions are documented and verifi ed as they relate to the center’s facilities. Program issues include: size of functional areas, operational layout, and functional amenities.

2. Identifi cation of defi ciencies.

The corresponding funding requirements for corrections to individual defi ciencies are identifi ed in an effort to bring the center to an optimal state of utilization and repair. Defi ciencies are categorized in three groups: program, site, and building.

3. Development of a plan of action.

A plan of action is developed based on center needs identifi ed through defi ciencies and discussions with national, center and regional personnel. The plan of action can take the form of a long range plan, development strategy or simple list of corrections depending on the situation. The intent of this plan is to provide actions which positively impact center operations and the overall living and learning environment.

Facilities deemed excess to the Job Corps program’s needs are identifi ed for disposition.

4. Collection of associated information.

Additional information is gathered related to energy and environmental issues. This information comes in the form of reports from the center (written or verbal) and is documented and coordinated with the energy and environmental management plans contained in this report. Typically, these energy and environmental management plans are based on previously performed audits.

Report Contents

The survey information is contained in two volumes. Volume I provides a summary of data collected/verifi ed during the facility survey, provides analysis of portions of that data, and presents a plan of action. Volume I also includes a proposed site plan and implementation plan to assist in the explanation of the plan of action. Current center information is provided in an existing site plan and a center statistics sheet. Volume II contains the detailed supporting data, which is summarized in Volume I and also provides documentation of related correspondence, which occurs throughout the Facility Planning Report process.

77 Treasure Island Job Corps Center

The golden gate bridge as seen from the top of Dormitory Building 369

Culinary Arts Dormitory Annex Building 487

Vocation/Education/Career Trans.

Building 367

Cafeteria/Culinary Arts Building 368

Treasure Island Job Corps Center1 Treasure Island Job Corpps Center1Treasure Island Job Corps Center

Executive Summary

Treasure Island Job Corps Center 2

914 Treasure Island Job Corps Center

Background Site Condition

Located on 37 acres of land on Treasure Island, San Francisco, California Federally Owned (DOL); Operated by Adams and Associates, Inc.

Treasure Island was created for the 1939 World’s Fair;

converted to naval base during World War II. In 1996 the base was decommissioned and opened to public use.

Activated as a Job Corps center in 1998.

486,462 GSF in 12 buildings.

369,482 NSF, including 58,135 NSF of vacant space, compared to DOL space guideline range of 161,500 to

210,700 NSF.

Provides residential living, academic education, recreation and vocational training for 255 resident female students, 255 resident male students and 95 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 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:

Keeping pace with the progressively deteriorating and aging facilities is paramount. Attention needs to continue to be given to the aging HVAC and electrical systems and to building envelope related issues as they are discovered. These would be addressed through Regional projects.

No new National projects are proposed.

The impact of daily operations at the JCC and wellbeing of students during the Treasure Island Redevelopment Authority’s development plan implementation will be severe. On the other hand, the JCC land could be a desirable and lucrative property for a developer. In light of the above, it is highly recommended that an option to be considered by DOL is relocating the Treasure Island JCC to another appropriate location.

Regional Project Recommendations:

Replace roofs on Buildings 368, 369 and 500; Deficiencies 90547, 90553, 90554, $352,182 Replace smoke alarms in Building 369 and fire alarm panel in Building 487; Deficiencies 90342, 90345, $247,933 Upgrade lighting in Dormitory 369 and Cafeteria/Culinary Arts Building 368;

Deficiencies 90359, 9037, $123,043 Upgrade electrical distribution systems in Culinary Arts Dormitory 487; Deficiency 90322, $51,648 Replace heating and ventilating units in Building 368; Deficiency 90306, $40,545 Replace windows in Dormitory 369;

Deficiency 90556, $64,905

Recently Funded 0 $ 3 $77,189 Prior Funded 0 $ 9 $1,165,191 O&M 41 Non CRA

Funded 42 Non CRA

Funded Unfunded 23 $102,057 58 $3,337,035

OMB Score Card Metrics Current

Goal Treasure

Island

JCC

Recommendations

Eo13423 FY 2003

GOAL

KBTU/GSF/YR

60 65

O&M Costs $/

GSF

5.10 3.27

% MC 58 86.60

% MDNC 37 6.70

% NMD 5 6.70

%Utilization

Office 97 85.00 Housing 98 90.69

Warehouse 96 55.99

FCI .919 .93

%FCI < 0.90 15.2 5.02

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

Compliance Comments Category Status National Register of Historic Places Unevaluated Energy NO Environment YES Sustainability NO Accessibility YES

Treasure Island Job Corps Center

A Existing Conditions

Treasure Island Job Corps Center 4

Background

Treasure Island was built with imported fill on the north side of Yerba Buena Island for the Expo in 1939. The connected Yerba Buena Island sits in the middle of the San Francisco – Oakland Bay Bridge. For two years, tourists and locals alike were enthralled by many international pavilions and exhibits, lush gardens, lively entertainment, and striking public art. After the fair, the Island was scheduled to be used as an airport until the Navy offered to exchange Mills Field on the San Francisco Peninsula for the island. During World War II Treasure Island became part of the Treasure Island Naval Base, and served as a training center and as the major Navy departure point for sailors in the Pacific.

In 1996, the navy base was decommissioned and opened to public control. In 1997 some of the property was transferred to the Federal Highway Administration, the Labor Department and the U.S.

Coast Guard, and the rest is open for development. The 37 acres of land and buildings on it transferred to the DOL and were converted to the Treasure Island Job Corps Center activated in 1998.

The center is operated by Adams and Associates, Inc. The center currently has approximately 486,500 gross square feet in 12 buildings. Treasure Island Job Corps Center provides residential living, academic education, vocational training and recreation for a population of 600 students consisting of 255 resident women, 255 resident men and 90 non-resident students. The total building area at the center is approximately 368,283 net square feet (NSF) including 58,135 NSF of vacant space in seven buildings. The DOL suggested space guideline range for a center with this student population is 161,500 to 210,700 NSF.

General Site Conditions

The center is located at approximately 37°N latitude and 122°W longitude at about 10 feet above sea level. The average temperature for January ranges from a low of 46°F to a high of 57°F and the average temperature for July ranges from a low of 55°F to a high of 67°F . The average annual precipitation is 23 inches.

The site is located on a quiet island in the San Francisco Bay with views of downtown San Francisco and the Golden Gate Bridge. The site is bounded by local residences to the west and north, vacant U.S. Navy buildings to the south, and commercial buildings to the east. Public bus stops are located within a block of the center and provide students with easy access to San Francisco and Oakland.

The site layout is well defined with buildings grouped by function. Generally dormitories are located on the eastern part of the campus and a gymnasium is located near two of the dormitories.

Education, vocation and food service buildings are located on the western part of the campus. The administration and medical/dental building is located on the northeast part of the campus. Outdoor

View of the Michelle Obama Green Acre and vocational and cafeteria buildings in the background

Treasure Island Job Corps Center5 recreation fields are grouped on the northern part of the campus. The site contains plentiful open space.

The center’s buildings are located within and surrounded by a grid pattern of streets. The student store is accessed from 9th Street and the large dormitory is accessed from Avenue C near California Avenue. Welcome Center Structure E is accessed from Avenue C which is the main entry point to the center. The campus roadway is asphalt paving and is generally in good condition. On-site parking is adequate for staff and visitors. Concrete sidewalks leading to building entrances are generally in good condition. A wide pedestrian walkway located along the southwest boundary between Buildings 363 and 367 is well landscaped with trees, decorative light poles and street furniture.

Water, natural gas, electricity and sewage treatment are provided by the San Francisco Public Utilities Commission. The utility distribution systems provide adequate service and are generally in good condition. The center has replaced nearly all of the sewer lines on a segment by segment basis.

The sewer line section serving the culinary arts dormitories has not been replaced, but functions adequately. Storm water is channeled into an underground storm drainage system.

The center is supported by the San Francisco Fire Department on Treasure Island which has a five minute response time. There is an adequate number of fire hydrants that are dispersed throughout the center. Natural gas is provided by San Francisco Public Utilities Company. The supply is adequate and the distribution system functions well.

San Francisco Public Utilities Company provides the underground primary electric service.

Ownership of the primary electrical utility distribution systems and any other elements necessary to the operation of those systems has been reserved by the Department of Navy and not transferred to the Department of Labor or to the City of San Francisco. The high voltage switchgear and pad-mounted transformers on site are owned by the Department of Navy. The primary utility distribution system is old, unstable and dilapidated, with multiple power outages accrued each year. The secondary distribution system, including low voltage switchgear, is owned by DOL and maintained by the center. The system is in relatively good condition with the exception of Dormitory Complex Buildings 487-489. Site lighting is provided by building-mounted and pole-mounted fixtures throughout the campus. Some pole-mounted lights are solar energy powered. Site lighting located inside the fence is maintained by the center and pole-mounted site lighting located outside the fence and street lighting is belonging to the City of San Francisco. The exterior lighting, with exception of the walkway along Buildings 363 through 367 is adequate, in good condition, and functions well.

Telephone service is provided by AT&T (local) and by JCDC through the VoIP (long distance) and includes an adequate internal distribution system with digital voice communication and data network which is maintained by center and is in good condition. All utility distribution systems and any other elements necessary to the operation of those systems have been reserved by the Department of Navy and not transferred to the Department of Labor.

Treasure Island Job Corps Center 6

General Building Conditions

The center contains 12 buildings that were constructed generally in four different periods. The Warehouse/Support/Administration Building 364, Vocation/Academic Building 365, Academic/ Education Building 366, Vocation/Education/Career Trans. Building 367, Cafeteria/Culinary Arts Building 368, Dormitory Building 369 and Vacant Student Store Building 363 were constructed between 1956 and 1958. Culinary Arts Dormitories 1 Building 488 and 2 Building 489 as well as Culinary Arts Dormitory Annex Building 487 were constructed in 1975. Admin/Med/Dental Building 442 was constructed in 1991. Gymnasium Building 500 was constructed in 2000. The majority of the buildings constructed in the 1950s are multi-story construction. The buildings are structurally sound and generally in good condition. With the exception of Building 363, these were renovated before the center was occupied in 1998. Buildings on center were seismically upgraded with the exception of Building 363.

Preventive Maintenance

The center operator has implemented "SchoolDude", a computer-based preventive and reactive maintenance scheduling program. It is questionable as to whether the system is being adhered to.

Maintenance appears temporary in nature and some equipment has been simply shut down.

Ownership

The Treasure Island Job Corps Center is a federally owned center that was activated in 1998. On April 14, 1997, a portion of the former Naval Air Station Treasure Island was transferred to the Department of Labor. The center currently has 12 buildings and 10 structures with approximately 486,500 gross square feet of building space. The Department of Labor is responsible for the repair and maintenance of the site and buildings.

Facility Assessment by Function

Student Housing

The center accommodates 255 resident male and 255 resident female students in three buildings. Dormitory Building 369 is a five-story E-shaped concrete building that accommodates female students on upper floors and male students on lower floors. Sleeping rooms have two beds per room with the exception of 20 accessible sleeping rooms which have one bed per room. Both standard and accessible sleeping rooms share one bathroom for every two sleeping rooms. Building 369 has a total capacity of 624 beds. This building has old aluminum casement windows which are single glazed and which require excessive maintenance due to failed or missing operation mechanisms. The bathroom fixtures are in poor condition and many fixtures are leaking. In addition, the bathrooms are not adequately ventilated. On going regional projects will correct the ventilation in the bathrooms and replace

489 Culinary Arts Dormitory - 1

Treasure Island Job Corps Center7 bathroom windows and plumbing fixtures. Lighting levels and smoke detection components in the sleeping rooms do not meet guidelines and are not effective. The roof over the recreation annex is old, beyond its expected life. This dormitory building is overall in good condition and functions adequately.

Culinary Arts Dormitories 488 and 489 are two-story concrete masonry unit buildings that accommodate advanced culinary arts students with minimum supervision. These dormitory buildings have four sleeping rooms, four bathrooms and lounge as a cluster. Each sleeping room contains two beds. Culinary Arts Dormitories 488 and 489, have 44 beds and 78 beds, respectively.

The common lounge and laundry are located in Building 487. These three buildings are enclosed by a fence and have a common courtyard. Electrical distribution systems and fire alarm panel are reaching the end of their expected life. Overall these dormitories are in good condition and function well.

Education

Academic education (managed by SIATech), office administration, security, electrical, painting and facility maintenance and construction vocations are located in Vocation/Academic Building 365;

additional academic education, medical assistant, plastering, and cement masonry, are located in Academic/Education Building 366; carpentry, solar, and career transition are located in Vocation/Education/Career Trans. Building 367; The culinary arts vocation is located in Cafeteria/Culinary Arts Building 368 and orientation and CPP classrooms are located in Admin/Med/Dental Building 442. Education facilities are in good condition and function well.

There are issues regarding old deficient electrical panels, old deteriorated light fixtures and inadequate illumination levels in the culinary arts kitchens.

Food Service

Food service functions are located in Building 368. The dining area has a high ceiling which creates an open atmosphere. The facilities are adequate in size and generally in good condition except the marginally functional HVAC system. There is damaged rooftop equipment and sanitary issues around Cafeteria/Culinary Arts Building 368 due to large population of seagulls and geese.

Interior view of the dining area queuing in Cafeteria/Culinary Arts Building 368

Recreation The majority of indoor recreation functions are located in Gymnasium Building 500 and the annex portion of Dormitory Building 369. Non-resident lounge is located in Building 442. San Francisco’s mild climate permits use of outdoor recreation spaces throughout the year. Recreation facilities are in good condition and function well. Outdoor

View of Gymnasium Building 500 and Admin/Med/Dental Building 442 in the background

Treasure Island Job Corps Center 8 recreation opportunities include basketball, soft/baseball, volleyball, athletic field and urban garden.

A student store is located in Building 363 which also serves the Treasure Island community. This student store is leased and operated by a private entity. A canteen is currently under construction in the recreation annex of Dormitory 369.

Administration

Administration functions are located in Admin/Med/Dental Building 442 and portion of Building

364. The facilities are adequate in size and function well. However, Building 442 has a complex HVAC system which is in less than satisfactory condition. Equipment such as heating boilers and recirculation pumps reached the end of their expected life and controls are not optimally set resulting in uneven and sometimes uncomfortable environmental conditions.

Medical/Dental

Medical/dental facilities are located in Admin/Med/Dental Building 442. The facilities are adequate in size and function adequately except the complicated HVAC system which is in poor condition.

This issue is addressed by a funded deficiency.

Storage/Support

Warehouse and maintenance functions are located in Building 364. Excess property storage is located on the first floor of Building 363. The facilities are adequate in size, in good condition and function well.

Energy Issues

The Treasure Island Job Corps Center decreased energy usage by 48.1% in 2011 to 65,616 BTU/GSF/YR from 126,417 BTU/GSF/YR the previous year. The center is commended for this reduction, and is encouraged to continue the good work.

Executive Order 13423 “Strengthening Federal Environmental, Energy, and Transportation Management” became effective on 1/24/2007. This order requires a 3% per year reduction in energy intensity (BTU/GSF) relative to a 2003 baseline by all Federal agencies along with a 2% per year reduction in water consumption intensity (GAL/GSF) relative to a 2007 baseline. Also, all new building construction and major renovations must comply with the “Federal Leadership in High Performance and Sustainable Buildings Memorandum of Understanding.” One of the principles of this memorandum is that government agencies will optimize energy performance of new buildings.

All proposed construction and renovation projects should be sent to the ESC for review to ensure that they comply with the new energy efficiency requirements. DOL is committed to achieving the goals of the Executive Order and the Memorandum and all Job Corps facilities are asked to fully participate to make this happen.

Treasure Island Job Corps Center9

Consumption

The energy consumption baseline from FY 2003 is 71,332 BTU/GSF. The EO 13423 target is for an 18% reduction in FY 2011, which translates to 60,632 BTU/GSF. The center posted a consumption of 65,616 BTU/GSF in FY 2011, which represents an 8% decrease relative to the baseline. Below shows yearly energy consumption relative to baseline. The red line represents the reduction target, and the green line represents consumption.

The total energy cost from all sources in FY 2011 was $491,874 compared to $543,105 in the previous year, a 9% decrease. In FY 2011, Treasure Island JCC electricity consumption by 7% compared to 2010. Cooling degree days (CDDs) are a measure of how much cooling is needed.

CDDs increased by 75% between 2010 and 2011. Electric use for 2010 and 2011 are shown below.

The average cost of electricity decreased by 1% during the period to $41.84/MBTU in FY 2011, compared to $42.07/MBTU in FY 2010. The average cost of natural gas increased from $2.89/MBTU to $5.51/MBTU, a 91% increase.

Treasure Island Job Corps Center 10

Natural gas usage in the center decreased by 55% in 2011. Heating degree days increased by 3% in FY 2010. Natural gas usage for current and previous years is shown below.

From FY 2007, the water consumption baseline is 91 GAL/GSF. The target for FY 2011 is an 8% reduction relative to the baseline, or 84 GAL/GSF. The center posted a decrease relative to the baseline in FY 2011, with a consumption of 59 GAL/GSF. Water consumption relative to FY 2007 is shown below. The red line represents the EO 13423 target, and the green line (consumption) must be below the red line in order for the target to be met.

Staff and students at Treasure Island JCC should continue efforts to reduce energy and water consumption. They can use strategies such as the following:

Treasure Island Job Corps Center11

Lack of preventive maintenance on HVAC equipment is a significant factor in energy efficiency. The center staff should institute effective scheduled maintenance programs for all HVAC equipment to improve efficiency.

Educating the Operations and Maintenance staff on the importance of saving energy.

Changes in equipment operation, such as night setbacks, can greatly enhance the center’s overall savings. Recommended temperature settings should be consistently observed.

Repair or upgrade lighting systems. Replace incandescent lamps with compact fluorescent, and upgrade T12 fluorescent systems to T8 or T5. Promptly repair photocells on exterior lights to prevent the lights from operating during daylight hours.

Using the center’s staff and students to help save energy. Education will motivate staff and students to actively participate in conservation. Reminders about energy conservation should be posted throughout the center in the form of stickers and posters.

Maintain building exteriors. Repair or upgrade roof insulation, caulking and weather stripping, and door and window closing mechanisms. Maintain roofs and repair leaks promptly to prevent wet insulation.

Promptly repair photocells on exterior lights to prevent the lights from operating during daylight hours.

Aggressively monitor plumbing fixtures for leaks and make immediate repairs.

Ensure that all plumbing fixtures are set up for minimum water consumption (e.g. low-flow shower heads, low-flow flush valves, and low-flow faucet aerators).

Always make sure that windows and doors are closed in air conditioned buildings. Open windows and doors are an obvious waste of energy and should never be tolerated.

Maintain reasonable set points for thermostats. Try 68°F in the heating season and 75°F to 77°F in the cooling season.

Environmental Issues

Treasure Island has friable asbestos-containing materials in many of its buildings. All asbestos-containing materials must be kept in good condition in an Operations and Maintenance program run by the Center Operator that includes periodic condition assessment of the materials, a trained asbestos supervisor, training of center personnel, and good recordkeeping.

Bird droppings when accumulated can result in exposure to potentially dangerous disease causing organisms. Histoplasmosis is a respiratory disease that can be very serious that results from mold

Treasure Island Job Corps Center 12 that is found in accumulated bird droppings. The center should follow the CDC recommendations when cleaning bird droppings. The recommendations can be found at http://www.cdc.gov/niosh/docs/2005-109.

Sustainability

All new construction, renovations and additions (including those by CTST) and operations and maintenance practices must comply with Executive Order 13514, “Federal Leadership in Environmental, Energy, and Economic Performance” and “Guiding Principles for Federal Leadership in High Performance and Sustainable Buildings (as updated).” These principles include integrated design, optimization of energy performance, protection and conservation of water, enhancement of indoor environmental quality, and reduction of environmental impact of materials.

These are detailed in JCH-814 Section 1.8, “High Performance and Sustainable Building Design” and DOL “Sustainable Buildings Implementation Plan.” Job Corps will pursue cost-effective, innovative strategies (e.g., ground source heat pumps) to minimize consumption of energy, water, and materials.

Accessibility Standards

The site and eleven of the 12 buildings on the center are in total compliance. Compliance will be incorporated as major renovation projects are developed and new buildings are constructed. All future projects at the center will be in conformance with the GSA's Architectural Barriers Act (ABA) Accessibility Standard for Federal Facilities and will include provisions for full accessibility.

Completed and Current Projects Since the Last Survey

The following is a list of completed and current projects since the previous survey:

Completed Projects Deficiency /Project # Description Completed By 52148 Provide additional site lighting Region 79947 75774 64418, 65267 64446 75776 75777

75735 75779 79821, 80370

Upgrade site security cameras Provide LED exit signs in Building 365 Replace elevators in Building 369 Provide dedicated circuits in Building 366 Provide LED exit signs in Building 366 Provide lighting fixtures in classroom closets in Building 366 Provide forced air heating in Building 367 Provide LED exit signs in Building 367 Upgrade space for solar vocation in Building 367

Region Region Region Region Region Region

Region Region Region

Current Projects Deficiency /Project # Description Responsibility

Treasure Island Job Corps Center13

64397 Replace bathroom fixtures in Dormitory

Region

75664

75669

75676

85715 85879

Replace windows in bathrooms of Dormitory 369 Repair finishes in shower stalls of Dormitory 369 Improve ventilation in shower stalls of Dormitory 369 Provide repairs throughout the center Replace inefficient lighting in Admin./Med./Dental Building 442

Region

Region

Region

Region Region

Health and Life Safety Issues

A summary of deficiencies identified or validated during this survey can be found below. The table identifies all Health and Life Safety Deficiencies funded subsequent to, or as a result of the survey visit, as well as previous deficiencies that were validated during this survey. Life Safety and Non- Life Safety Deficiencies are summarized in four categories each:

Recently PY Funded Deficiencies Prior Funded Deficiencies O&M (These deficiencies are not funded by CRA funding) Unfunded Deficiencies

The survey team may have identified IIC deficiencies related to the accessibility of buildings as defined by GSA’s Architectural Barriers Act (ABA) Accessibility Standard for Federal Facilities. In accordance with DOL policy, these deficiencies are typically only corrected during major renovations, or in order to make essential accommodations. These deficiencies are not included in the summary, but, when funded, may be found on the FNC website.

Summary of Deficiencies

Life Safety Deficiencies Non- Life Safety Deficiencies

Recently Funded -0- $0 3 $77,189 Prior Funded -0- $0 9 $1,165,191 O&M 41 Non CR Funded 42 Non CRA Funded Unfunded 23 $102,057 58 $3,377,035

See Deficiency Analysis in Section C for a breakdown of deficiencies by classification. Funded But Not Corrected Deficiencies appear first and Unfunded Deficiencies follow.

1414Treasure Island Job Corps Center

B Recommendations

Treasure Island Job Corps Center15

Status of the Previous (PY 09) Plan

REGIONAL

Deficiencies 64397, 75664, 75669, and 75676: Renovate bathrooms in Building 369 This project was funded and work is progressing.

Deficiency 64674: Relocate student store to Building 369 Annex and demolish Building 363 This project was not funded.

Deficiency 75737: Replace heating and ventilating systems in Building 368 This project was not funded.

Issues

Significant issues impacting the operations and the learning and living environment at the center identified during the September 2012 Facility Survey are as follows:

Portions of the roofs of Dormitory 369 and Cafeteria/Culinary Arts 368 and Gymnasium 550 reached the end of their expected life and are leaking.

Smoke alarm components in Dormitory 369 require extensive maintenance and are not reliable;

fire alarm panel in Culinary Arts Dormitory 487 is obsolete.

Lighting levels in Dormitory 369 and Cafeteria/Culinary Arts Building 368 are substantially below recommended guidelines.

Electrical distribution systems in Culinary Arts Dormitory 487 are very old and structurally deficient;

Heating and ventilating units have deteriorated in Cafeteria/Culinary Arts Building 368

Windows are old, energy inefficient and malfunction in Dormitory 369

The redevelopment of Treasure Island under the master plan developed by the City of San Francisco and Treasure Island Development Authority (TIDA) raises a number of serious concerns regarding the continual operation of the Treasure Island JCC. These concerns may affect the operation of the center during and after development, the maintenance and protection of the center’s real estate and capital assets, and the maintenance of a satisfactory environment for the operation of this educational/training facility. Among these concerns are: security, noise and vibration, access, drainage and flooding, utility systems and protection of existing structures. On the other hand the JCC land may be valuable to a developer associated with the development effort.

Treasure Island Job Corps Center 16

PY 12 Plan Overview

SHORT TERM:

The replacement of all the elevators now completed and on going funded Regional projects to upgrade the bathrooms in the main Dormitory 369 are major steps in the on-going modernization process at the center. The goal of PY 12 Plan continues to support previous plans which recommended keeping pace with the progressively deteriorating and aging facilities. Attention needs to continue to be given to the aging HVAC and electrical systems and to building envelope related issues as they are discovered. These would be addressed through Regional projects. No new National projects are proposed.

Specifically, this plan proposes a series of regional projects to improve roof, HVAC and electrical conditions: replacing portions of the roofs of Buildings 368, 369 and 500; replacing smoke alarms and fire alarm panel in Building 369 and 487, upgrading lighting in Buildings 368 and 369, upgrading electrical distribution system in Building 487.

In future it is recommended that Building 363 be demolished. This building is practically vacant with the exception of a small concession. The building has not been seismically upgraded and its condition is overall deficient. The demolition of this building would reduce the overall area of the center bringing it closer to the DOL area guidelines.

LONG TERM:

The impact to the daily operation of the JCC and well being of the students during construction and after completion of the redevelopment project would be severe. The TIDA redevelopment project includes up to 8,000 new homes, up to 140,000 square feet new commercial and retail space, up to 100,000 square feet new office space, three hotels, up to 500 hotel rooms. In light of the above, it is highly recommended that an option to be considered by DOL is relocating the Treasure Island JCC to another appropriate location. It is conceivable the value of this highly desirable property could go a long way in paying for the relocation cost.

Regional Projects

The cost of unfunded deficiencies amounts to approximately $3,454,300. Each deficiency is considered for funding on an annual basis and will be funded based on center/Regional/National priorities. The following deficiencies are recommended to be addressed in the short term.

Replace roofs on Buildings 368, 369 and 500 $352,182 (Deficiencies 90547, 90553, 90554)

Replace smoke alarms in Building 369 and fire alarm panel in Building 487 $247,933 (Deficiencies 90342, 90345)

Upgrade lighting in Dormitory 369 and Cafeteria/Culinary Arts Building 368 $123,043 (Deficiencies 90359, 90377)

Treasure Island Job Corps Center17

Upgrade electrical distribution systems in Culinary Arts Dormitory 487 $51,648 (Deficiency 90322)

Replace heating and ventilating units in Building 368 $40,545 (Deficiency 90306)

Replace windows in Dormitory 369 $64,905 (Deficiency 90556)

The following are recommended as CTST projects, which would further improve facilities while honing student skills:

Participate in maintaining buildings at the center Participate in improvements to the site Participate in correction of Trade-appropriate O&M deficiencies throughout the center

This proposed development plan is described further on the following pages through a proposed site plan.

C Planning Analysis

PURPOSE

The purpose of this section is to present objectives, assumptions and specifi c space, and cost data considered during the planning process. This information is considered with specifi c existing condition issues in the develop-ment of a long range plan. The goal is to provide the Job Corps Program with the best living and learning environ-ment at the best value.

PLANNING OBJECTIVES AND ASSUMPTIONS

Typical Objectives

1. To provide adequate space for all functions to maximize effective day to day operations.

2. To develop current and new space to enhance the living and learning environment.

3. To remove or reutilize excess space that is inappropriate for long range center use.

4. To utilize existing buildings effectively.

5. To consolidate and cluster like functions to: minimize daily pedestrian travel by students, instructors and administrators, and better zone daytime and nighttime activities to assist security operations and increase site safety.

6. To develop a campus style setting with the inclusion of small and large (green) gathering spaces which promote formal and/or informal activities and interaction between students, instructors and administrators.

7. To develop a plan which permits future expansion when possible.

8. To develop an implementation strategy to minimize the impact on center operations.

9. To provide phased development to reduce impacts on Job Corps National Construction Budget.

10. To create a center which fi ts its locale: either city, suburban, or rural.

Typical Assumptions

1. The contract size at the time of the facility survey will be used for square footage analysis and long range planning.

2. The vocational program at the time of the facility survey will be used for long range planning.

Any additional assumptions made during the development of the long range plan were presented in the Recom-mendations section of this report.

PLANNING ANALYSIS

enter 21 Space Utilization Chart

Treasure Island (00914) Date: 04/16/2013Center :

Page: 1 of 1

363 - VACANT/STUDENT STORE

364 - WAREHOUSE/SUPPORT/ADMIN

365 - VOCATION/ACADEMIC

366 - ACADEMIC/EDUCATION

367 - VOCATION/EDUCATION/CAREER TR

368 - CAFETERIA/CULINARY ARTS

369 - DORMITORY

442 - ADMIN/MED/DENTAL

487 - CULINARY ARTS DORMITORY ANNE

488 - CULINARY ARTS DORMITORY - 1

489 - CULINARY ARTS DORMITORY - 2

500 - GYMNASIUM

Buildings

88,770

1,210 8,350

16,020

8,704 9,370

Education

22,530

Food Service

1,360

11,951 3,440 1,150

13,232

Recreation

9,850

Medical Dental

3,130

4,571

9,075

Admin

7,340 21,120

Storage Support

Student Housing

Actual Net Area 114,350 18,074 22,530 31,133 9,850 17,556 28,460

Area (SQ FT) Gross

32,603 32,603 32,603 32,603 32,603 52,945

158,646 55,100 3,403

10,494 24,861 17,998

Suggested Net Area

Actual Net less Suggested Net

Vacant Net

29,560 29,378 28,089 26,679 27,703 39,460

114,908 33,743 2,360 8,350

16,020 13,232

Ratio Net/Gross

20,860 5,128

2,871

10,438

13,030 5,138

91% 90% 86% 82% 85% 75% 72% 61% 69% 80% 64% 74%

58,135 369,482 486,462 76%

51,000 6,000 10,800 26,850 3,145 12,000 12,000

63,350 12,074 11,730 4,283 6,705 5,556 16,460

85,000 9,231 16,615 38,357 5,242 18,462 14,118 Suggested Gross Area

Non-AcadAcademic Voc/Theo

9,163 6,128

2,355

19,364

6,000 13,364

9,231

17,774 5,275 6,566

16,530

3,885

50,030

31,980

18,050

49,200

159,775

209,707

This chart provides net square feet (NSF) by individual buildings (rows), NSF by Job Corps functions (columns), gross square feet (GSF) for each building, and the suggested NSF for each function. Further NSF breakdowns of functional categories into subcategories may be found in Section D under Descriptions. Section D is typically included in Volume II.

2222Treasure Island Job Corps Center

PURPOSE

Executive Order 13327, “Federal Real Property Asset Management” was created to promote effi cient and eco-nomical use of the Federal Government’s real property assets. The Federal Real Property Council (FRPC), formed as part of the Executive Order, has established four performance measures to be utilized in assessing the use of real property assets.

FEDERAL REAL PROPERTY ASSET MANAGEMENT PERFORMANCE MEASURES

This report provides the four performance measures established by the FRPC, reported at the constructed asset level. The performance measures are as follows:

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.

Facility Condition Index

This performance measure refl ects the condition of each asset by comparing the current repair needs to the current replacement value of the asset. The index is expressed as a percentage with 100% being a facility with no repair needs.

Mission Dependency

This performance measure assesses the criticality of each asset to the Job Corps mission. The categories are Mis-sion Critical (MC), Mission Dependent, Not Critical (MDNC), and Not Mission Dependent (NMD).

Annual Operating Cost

This performance measure refl ects the cost to operate each asset and consists of lease costs (where applicable) as well as cost related to recurring maintenance, utilities, janitorial, and roads and grounds.

FACILITY SURVEY LONG RANGE PLANNING PROCESS

The facility survey long range planning process considers these performance measures in order to determine the optimal set of real property assets to accomplish the Job Corps mission at each center. Having insuffi cient facili-ties makes it more diffi cult for the center to achieve desired student outcomes. Having excess facilities diverts funds that could be used in a more productive way to enhance student outcomes.

FEDERAL REAL PROPERTY ASSET MANAGEMENT

Treasure Island Job Corps Center23

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To ta ls enter

Federal Real Property Asset Management Performance Measures

Center: TREASURE ISLAND (00914) Page: 2 of

Date: 03/20/2013

Building Mission Dependency Summary

Buildings Mission Critical

Buildings Mission Dependent Not Critical

Buildings Not Mission Dependent

GSF Mission Critical

GSF Mission Dependent Not Critical

GSF Not Mission Dependent of of of

421,256

32,603

32,603

(83.3%)

(8.3%)

(8.3%)

(86.6%)

(6.7%)

(6.7%)

Facilities Not Meeting Facility Condition Index (FCI) Target (90%)

3 of 12 Buildings FCI < 90% (25%)

0 of 10 Structures FCI < 90% (0%)

244,194 GSF FCI < 90% (50.2%)

DEFICIENCIES

Defi ciencies are categorized into program, site, and building defi ciencies. Program defi ciencies 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 defi ciencies indicate adverse site and infrastructure conditions which nega-tively impact operations and environment. Building defi ciencies indicate adverse conditions at the building level.

CLASSIFICATIONS

Defi ciency classifi cations are defi ned as follows:

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

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

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

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

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

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

B - Defi ciencies which if not corrected will have minimal impact on center operations or can be miti-gated through temporary measures until the defi ciency is corrected.

Class IV – Defi ciencies which address programmatic needs.

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

B - Defi ciencies which if corrected are desirable enhancements.

COST ASSIGNMENT

Costs shown include material and labor costs plus mark-ups for: tax and labor burden; general contractor’s over-head and profi t; permits, bonds and insurance. In addition, a location factor is applied and a construction contin-gency is added. Design costs are not applied at this time, however, they will be applied at the project level (see Project Data Sheets). All defi ciency costs shown are based on current year (year of this document) prices and are escalated annually and refl ected in the annual Inventory of Needs.

DEFICIENCY IDENTIFICATION

Other information provided on defi ciency charts includes the following:

The year the defi ciency was identifi ed, the offi ce or organization responsible for correcting the defi ciency

(National, Regional, Lessor, or as part of Operation & Maintenance by the center); if National, the project number to which the defi ciency is assigned.

The status of the defi ciency:

Funded defi ciencies report indicates the funding year for funded Regional projects, which have dollar amounts shown, or defi ciencies assigned to funded National and major Regional projects without dollar amounts.

Proposed defi ciencies have been assigned to a National project.

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

Any Environmental (A106) Projects identifi ed at the center.

DEFICIENCY ANALYSIS

enter 27 Funded But Not Corrected Deficiencies by Classification

Treasure Island (00914)Center:

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Site Vending machines waste energy.

Funding needed for several facility repairs and deficiency corrections

Inefficient Shower Heads

Multiple repairs needed on center roads, parking lot and in buildings

Security cameras deteriorated

85374

85715

85875

87118

90904

$114,300

$4,791

$2,788

$15,000

$33,331

Building

363 - Vacant/Student Store

364 - Warehouse/Support/Admin

366 - Academic/Education

Exit sign deteriorated

Exit signage inadequate for egress paths

Emergency light fixtures deteriorated and not operational

90444

90441

90439

$423

$1,432

$3,837

Deficiency Total Costs by Classification

Deficiency Description ProjYr Fund IA IIA IIB IIIA IIIB IVA IVB TotalsDef ID Off.

R

R

R

R

R

R

R

R

Summary

Site Total: $119,091 $51,119 $170,210

$423

$1,432

$3,837

$423

$1,432

$3,837

Subtotal:

Subtotal:

Subtotal:

$56,682 $122,461 $52,907 $0 $51,119 $10,167 $0 $293,336

Deficiency Total Numbers by Classification 4 19 0 3 3 1 0 30

IIC

$0 enter

Funded But Not Corrected Deficiencies by Classification Treasure Island (00914)Center:

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Building

367 - Vocation/Education/Career Trans.

368 - Cafeteria/Culinary Arts

369 - Dormitory

442 - Admin/Med/Dental

488 - Culinary Arts Dormitory - 1

Electrical panelboard is deteriorated Fire alarm annunciator panel is deteriorated and not operational Exit…