Evaluation Report.docx

VAMC Palo Alto Develop Construction Documents for PAD B530 Aquatics Center Repairs Date: April 30, 2024

Planate Management Group 1800 Diagonal Rd. Suite 600 Alexandria, VA 22314 Phone: (703) 955-6772 Fax: (866) 844-4373

DUNS #808558220

stephen.hall@planate.com www.planate.com

DISCLAIMER

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Any information in this document must be treated as current and actual as of the date of the document.

Any solutions recommended in this document must not be interpreted as recommendations to install hardware of specific brands or to use specific tools, instruments and equipment, software, techniques, and technical approaches when implementing these solutions. Contractors implementing any of the recommended solutions shall be solely responsible for introducing any worksite safety measures and adhering to them.

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EXECUTIVE SUMMARY

Planate Management Group (Planate) was contracted by the Veteran Affairs Palo Alto Health Care System (VAPAHCS), Palo Alto CA, to conduct an evaluation of the damage to the Aquatic Therapy Center in Building 530. Damage has resulted from excessive humidity in the Natatorium and surrounding rooms due to the HVAC system failing to properly ventilate and de-humidify the air space. As a result, mold and mildew are present on gypsum board walls, concrete walls, and structural steel members show visible corrosion. For health and safety reasons, the facility has been closed to Veterans and staff for several months and will not be re-opened until this damage is remediated and repaired. In addition, the Boiler, Pool Mechanical, and Mechanical/HVAC rooms require repair of leaking pipes, valves, equipment, and damage to concrete floors and equipment pads.

This report has three sections. The first section is the introduction which details the site assessment and deliverables to be provided. Section 2 (Evaluate Facility Condition of Building 530) provides an evaluation of the current building condition and identifies deficiencies based on the site assessment or documentation provided to Planate by the customer. For each deficiency identified, we provide a description and photographs. Section 3 (Identify and Categorize Deficiencies Based on Level of Urgency and Impact to Facility Operations) provides recommendations for correcting deficiencies identified in Section 2. Repairs are categorized as “base”, requiring repair prior to re-opening the facility; or “deduct alternate”, not required prior to re-opening but important to maintain long-term operation of the facility. A list of references used to prepare the report follows Section 3. The Annexes include the following:

· Annex 1. SOW From Palo Alto VA

· Annex 2. Photograph Library

· Annex 3. Statement Of Work (SOW) For Repairs

· Annex 4. Annotated Drawings

· Annex 5. Applicable Specifications

· Annex 6. Detailed Cost Estimate for Future Repairs

· Annex 7. Proposed Construction Schedule

· Annex 8. Deficiency List The contents of this report will be incorporated into an acquisition package by the Veterans Administration for an urgent construction contract to complete repairs to the facility.

LIST OF FIGURES AND TABLES

PLANATE MANAGEMENT GROUP

A3-2

TABLE OF CONTENTS

DISCLAIMER....................................................................................................................................ii EXECUTIVE SUMMARY...................................................................................................................iii

3.4 Pool Mechanical (Room 119, 119A, 119B) …………………………………………………………………...12

3.5 Mechanical/HVAC (Room 201)…………….…………………………………………………………………………...14

3.6 Roof Top ……………………………………….……………………………………………………………………………..15

4. OTHER CONSIDERATIONS

Annex 8. Deficiency List… ………………………………………………….……….………………………………………………A8-1

1. INTRODUCTION

This document is submitted to fulfill the requirements of the Scope of Work in Annex 1. Specific requirements include:

· Conduct a detailed on-site assessment of the condition and operation of the architectural, structural, plumbing, mechanical, electrical, HVAC, and specialized pool systems in the following building areas:

· Natatorium (Room 111)

· Boiler (Room 117)

· Electrical (Room 118)

· Pool Mechanical (Rooms 119, 119A, 119B)

· Corridor (Room 111)

· Mechanical/HVAC (Room 201)

· Rooftop Mechanical

This Report includes:

· Introduction (Section 1).

· Evaluation of the Facility Condition of BLDG 530 (Section 2).

· Identify and Categorize Deficiencies Based on Level of Urgency and Impact to Facility Operations (Section 3).

· Scope of Work developed by the VA (Annex-1).

· Library of Photographs from the site assessment (Annex-2).

· A Statement of Work (SOW), Include removal/disposal of damaged materials and remediation of mold and water damage (Annex-3).

· Annotated drawings to identify locations, systems, and tasks to be addressed by the SOW (Annex-4).

· Applicable specifications drawn from the VA CFM Technical Information Library (TIL) and industry sources for construction specifications, if not available in the TIL (Annex-5).

· Detailed cost estimate for work included in the SOW, including a work breakdown structure and estimated costs broken out by building area, building system, and trade (Annex-6).

· Proposed construction schedule based on the work breakdown structure developed for the cost estimate (Annex-7).

· Report on the condition and operation of building systems (Section 2 & 3 in this report).

· Identify and categorize deficiencies based on level of urgency and impact to facility operations (Section 3 in this report).

· A description, site photographs, and recommended actions for correcting each deficiency (Para 3 in this report).

The Planate team completed the following contract requirements:

· Schedule and attend a virtual Project Kick-off Meeting on 25 March 2023, 1100, CST

· Travel to Palo Alto VA Campus to conduct a site assessment of Building 530 on 1-5 April 2024. Accomplish the following activities while on site:

· In-Brief Meeting (2 April 2024)

· Detailed facility assessment of Building 530 accompanied by VA Contracting, PM and maintenance personnel (2-4 April 2024)

· De-Brief Meeting (4 April 2024)

· Issue a Draft Report to the VA on 17 April 2024

· Receive Comments on the Draft Report by 23 April 2024

· Provide a Final Report to the VA on 30 April 2024

· Provide weekly updates to the schedule of activities for the evaluations and report.

Planate provided four engineers to conduct the Facility Condition Assessment at VAMC Palo Alto. Our experts for this task are:

· Stephen Hall, VP Engineering Services – responsible for all Engineering Services/Construction Services contracts for the firm;

· Jerome Stolinski, P.E. – Civil/Structural Engineer with over 40 years of experience in design and construction for USACE and as Active Duty and Army Reserves (retired O-6);

· Brad Jones, P.E. – Civil/Geotechnical Engineer with over 34 years of experience in design and construction for USACE;

· Sam Clark, P.E. – Mechanical Engineer with over 30 years of experience in MEP design and construction for multiple federal clients.

Table 1 provides a summary of the Statement of Work, and where each deliverable is located in this report.

Table 1. Project Requirement Details

2. FACILITY CONDITION EVALUATION

Planate conducted a detailed assessment of the condition and operation of the architectural; structural; plumbing; mechanical; electrical; HVAC; and specialized pool systems on 1-5 April 2024. This section provides a detailed report of the condition and operation of each building system along with photographs. Section 3 categorizes deficiencies and provides repair recommendations based on their level of urgency.

2.1 Natatorium (Room 111)

Figure 1. Exercise Pool Figure 2. North Wall of Natatorium

Figure 4. Moisture Damage on Perimeter Walls Figure 3. Mold on Drywall in Natatorium

Damage to perimeter walls is visible in the Natatorium, resulting from excessive humidity which occurred when the de-humidification component of the HVAC failed in late 2023. For several months after the system failed, the exercise and therapy pools remained operational with no means to control humidity. After operating the pools for some time in this condition, mold and mildew were observed on interior wall surfaces surrounding the pools. At this time, the Natatorium was shut down and the pools were closed. A detailed discussion of the HVAC and de-humidification system is provided in Section 2.6, Mechanical/HVAC (Room 201). Recommendations for correcting deficiencies are provided in Section 3.5, Mechanical/HVAC (Room 201).

Perimeter walls show extensive moisture damage from the ceiling to the floor. Damage is visible to both gypsum board and concrete walls. Gypsum, being a porous material, will readily absorb moisture. As visible in the photos above, excessive humidity has resulted in blistering and peeling of the gypsum board surface. Moisture has also penetrated the painted surface of concrete walls, resulting in blisters behind the paint. Materials comprising each perimeter wall are as follows:

North Wall – Ceramic wall tile over two sheets of 5/8” gypsum board from Elev. 0 (concrete floor slab) to Elev. 11’-8”. A single sheet of 5/8” gypsum board extends from Elev. 11’-8” to the bottom of perimeter windows (approx. Elev 28) which run the perimeter of the Natatorium. Five columns support the roof along the north wall. The vertical steel columns are completely encapsulated by the ceramic tile wall and gypsum board material. 12” Resilient tile base runs along the base of the wall.

South Wall – Concrete walls extend from the floor slab to Elev. 8’-4” between column lines A1/A2, A2/A3, A3/A4. Gypsum board extends from Elev. 8’-4” to the bottom of perimeter windows (approx. Elev. 28’). Gypsum board extends from the floor slab to the bottom of perimeter windows between column lines A4/A5. Columns A1, A2 and A3 are furred out with gypsum board from floor to ceiling. 12” Resilient tile is only present at the base of the gypsum walls.

West Wall - Concrete walls extend from the floor slab to Elev. 8’-4” and gypsum board extends from Elev. 8’-4” to the bottom of perimeter windows (approx. Elev. 28’) between column lines A1/B1. Gypsum board extends from the floor slab to the bottom of perimeter windows between column lines B1/C1. Columns A1 and B1 are furred out with gypsum board from floor to ceiling. 12” Resilient tile extends between column lines B1/C1, and around columns A1. Column C1 is hidden in the north wall.

East Wall - Concrete walls extend from the floor slab to Elev. 8’-4” and gypsum board extends from Elev. 8’-4” to the bottom of perimeter windows (approx. Elev. 28’) between column lines A5/B5. Gypsum board extends from the floor slab to the bottom of perimeter windows between column lines B5/C5. Columns A5 and B5 are furred out with gypsum board from floor to ceiling. 12” Resilient tile extends between column lines B5/C5, and around column A5. Column C5 is hidden in the north wall.

This room contains structural steel components that are painted. In many locations rust is visible through the paint. There are rust stains on the walls and floor where water has dripped from the steel components that are corroding.

2.2 Boiler (Room 117)

Figure 6. Corroded Hot Water Pumps Figure 5. Rm 117 Floor Plan

Figure 7. Typ. Corroded Pipe Supports

Figure 8. Steam Leaking at Flange

Figure 5 shows the room floor plan. Hot-water recirculation pumps are heavily corroded (see Figure 6). Two steel pipe supports are heavily corroded and require replacement (Figure 7). Failure of these supports could result in damage to steam pipes and connections. Steam is visible from a leaking flange (Figure 8). This is a safety issue that could result in injury to maintenance personnel. The leak will only get worse if it is not repaired.

Corrosion visible on hardware for two wooden entrance doors.

Bolts, washers, and nuts on many flange connections are corroded and missing in some cases.

2.3 Electrical (Room 118)

Figure 10. Electrical Room Figure 9. Rm 118 Floor Plan

No major issues were observed in the electrical room. The entrance door is wood, and all associated door hardware has corroded. The photo of the door in Section 2.4 is typical.

2.4 Pool Mechanical (Room 119, 119A, 119B)

Figure 12. Corroded Metal Door Hardware

Figure 11. Rm 119 Floor Plan

Figure 14. Deteriorated Pump Pads Figure 13. Cross Bracing

Figure 15. Deteriorated Floor Coating

Structural cross bracing is corroded in areas near the floor where fire protection is missing (see Figure 13). Fire protection will absorb moisture so can result in corrosion of steel.

The concrete pads supporting the two new pumps are severely deteriorated (Figure 14).

The floor coating system is deteriorated, especially in high-traffic areas (Figure 15), resulting in a slipping hazard when the floor is wet.

Five wooden doors have deteriorated hardware.

2.5 Corridor (Room 111)

The Corridor that joins rooms 117, 118, 119, and the Natatorium rooms is also exhibiting humidity damage. The Corridor needs the following:

· Prime and paint the walls

· Double steel doors to the courtyard (clean-up and repaint frames, replace hinges, handles, locks, hydraulic door closer at the top of the door; replace kick plates (both sides)).

· Replace stained ceiling tiles (Pipe wrap may be missing on a pipe of two allowing condensation to stain the ceiling tiles. Replace the pipe wrap and replace stained tiles.)

· Wooden door to room 111 (clean-up and repaint frames, replace hinges, handles, locks, hydraulic door closer at the top of the door. Replace kick plates (both sides)).

2.6 Mechanical/HVAC (Room 201)

Two Trane air handling units (Model #CSAA010UAC00) and a Dectron unit (Model #DSH-244-7) are in Room 201. The Dectron unit controls humidity and heats the airspace in the Natatorium. The unit was installed in 2014. It is unknown when the Dectron unit stopped controlling humidity. The Facility Assessment report for Building 530 dated 6/25/2023, notes the unit was not properly controlling humidity (See Comments #46, #53), so it is possible the unit has not worked properly for close to a year. A service technician ran the Dectron supply and exhaust fans for the Planate team on April 4, and both appeared to be working satisfactorily. Per the Accel Air Technician who provides maintenance to the Dectron system, repair parts have been identified and are on order.

2.7 Rooftop Mechanical.

The upper and lower white membrane roofs were inspected by the Planate team. Both roofs appear to be in good condition, however due to safety concerns the roof edge could not be inspected. Walking pads have been placed on the roof to provide access to mechanical equipment without walking on the membrane. Numerous footprints were visible on the membrane which can result in damage and future leakage.

3. IDENTIFY AND CATEGORIZE DEFICIENCIES BASED ON LEVEL OF URGENCY AND IMPACT TO FACILITY OPERATIONS

This section categorizes deficiencies as “Base” or “Deduct Alternate”. Base deficiencies require immediate repair to restore operations. Deduct Alternate deficiencies are not critical to restoring operations but are recommended to maintain long-term operation of the facility. See Annex 8 for a detailed line-by-line accounting of the deficiencies and recommended repairs.

3.1 Natatorium (Room 111)

Base remediation items identified in the Natatorium are as follows:

1. All gypsum board (drywall), insulation, and vapor barrier materials in walls surrounding the pools have been exposed to excess moisture and are damaged. Mold and mildew are visible on drywall in some areas. With permission of the VA, the Planate team cut small holes in drywall along the South, East and West walls of the Natatorium to determine the condition of wall cavities surrounding the pools. The drywall in these areas was damp, and the paper on the back had black spots that appeared to be mold. The Insulation behind the drywall was also damp and appeared to contain mold. Planate recommends all drywall, insulation and vapor barrier materials be removed and replaced, as remediation of mold on porous surface is difficult. The best approach is to remove all contaminated porous materials and replace them with new materials. Testing for mold and mildew is time consuming, expensive, and does not provide for clear direction in setting remediation parameters. The important thing for setting remediation requirements is to make sure that all sources of moisture are mitigated or managed. After demolition of the porous materials, all non- porous surfaces should be cleaned with a disinfectant to keep growth from re-establishing on new materials when moisture levels increase. These organisms just go dormant when they dry out and will regrow unless totally treated with chlorine or hydrogen peroxide type solutions.

2. The team was not able to assess the condition of the steel studs within the walls. Due to the excessive moisture, it is likely that some of the steel studs are damaged. For the cost estimate, we assumed that 20% of the steel studs will require replacement.

3. The north wall of the Natatorium consists of two layers of 5/8” gypsum board covered with ceramic tile from the floor to Elev. 11’-4”. To assess the condition of the wall cavity behind the tile, a fire extinguisher cabinet was removed near the entrance to the Natatorium. The wall cavity behind the cabinet was dry and showed no signs of damage. The insulation also appeared in good condition with no visible moisture issues or damage. As a result, Planate recommends the ceramic tile along the north wall be retained as it is in good condition. Moisture staining is visible in several areas along the ceramic tile; however, this damage is cosmetic. Planate recommends the tile and grout be cleaned and re-sealed using approved materials. Above the tile, the north wall consists of a single sheet of 5/8” gypsum board extending to the upper windows. This drywall is visibly damaged and should be removed and replaced along with insulation and vapor barrier materials behind the drywall. Mold remediation should be completed as detailed in paragraph 1 above.

4. Refinish the concrete wall surfaces. Remove all loose paint and clean with an approved cleaner to disinfect and remove all mold and foreign substances from wall surfaces. After the wall has thoroughly dried, paint with an approved primer. Re-coat with an approved moisture resistant paint using a color approved by the VA.

5. Structural steel roof connections have visible rust. Inspect and certify the rust has not compromised the structural integrity of the connections (what we observed was surface corrosion and we do not anticipate structural issues). Note: there were areas behind walls and near the ceiling that we could not access during the site visit. Clean, prime and paint using approved mold and moisture resistant paint.

Deduct Alternate remediation items noted in the Natatorium are as follows:

6. Replace all corroded wall hangings (Fire Extinguisher cabinets, GFI receptacles and cover plates, Data port plugs and plates, stainless steel corner guards, air return vents, diffusers, towel hooks, fire strobe horns.

7. Replace all corroded door hardware (kick plates-both sides), hinges, closers, handles, locks, and associated hardware).

8. Entrance to the Natatorium from Locker Rooms/Showers (Pool Waiting Area) – Clean and paint metal door, window frames, and metal bench, repaint walls, replace all wall hangings (Handicap door openers), replace all corroded door hardware (kick plate, hinges, handles, locks and associated hardware, diffusers, vent covers). Replace rusted cover plates (escutcheons) on 3 sprinkler heads in ceiling.

3.2 Boiler (Room 117)

Base remediation items identified in the boiler room are as follows:

1. There are three steam pipe supports in the boiler room. The one farthest to the west is corroded and should be cleaned to remove all rust and primed and painted using rust resistant paint. The other two steel supports have extensive rust and should be replaced. Supports should be painted or powder-coated to provide rust protection.

2. Post a sign on the outside surface of the door to the Boiler Room notifying emergency personnel that the Riser Standpipe for the fire suppression system is in room 117.

Deduct Alternate remediation items noted in the boiler room are as follows:

3. Repair leaking valve which allows steam to escape between flange on steam pipes. While this repair should be completed, it does not currently affect pool operations.

4. Replace rusted hot-water pumps (2). The pumps are approaching the end of life but are currently operational.

5. Replace rusted bolts, washers and nuts in all flanges (approx. 250 each). Replace gaskets between flanges (approx. 50). There is visible corrosion of the connection hardware so they should be replaced, not currently affecting pool operation.

6. Replace wooden doors (2) and all corroded door hardware (kick plates (both sides), hinges, closers, handles, locks and associated hardware). Replace with metal doors (2) and new associated hardware, kick plates (both sides), hinges, closers, handles and locks.

7. Clean up and epoxy the boiler room floor.

3.3 Electrical (Room 118)

The Planate team noted no Base remediation deficiencies in the electrical room. The only recommendation is a Deduct Alternate remediation item to replace the wooden door with an approved metal door, and new door hardware.

1. Replace wooden door with suitable metal door. Replace all corroded door hardware (kick plates (both sides), hinges, closers, handles, locks and associated hardware.

3.4 Pool Mechanical (Room 119, 119A, 119B)

Base remediation items identified in the Pool Mechanical rooms are as follows:

1. Replace two severely deteriorated concrete pump pads with precast concrete or metal pads. If concrete is used, epoxy-coat all rebar and if the rebar is cut in the field, paint exposed surfaces using epoxy paint to protect against corrosion. If metal pads are used, paint all exposed surfaces using rust-preventative paint or powder coat.

Deduct Alternate remediation items noted are as follows:

2. Repair damaged floor coating system. Clean and paint the concrete floor with epoxy paint. Install rubber grating in high traffic areas to protect the coating system and minimize the potential for slippage if floor is wet (see Photo in Section 2.4).

3. Replace existing flange bolts, washers and nuts (approx. 400 each) with stainless steel bolts, washers and nuts. Replace gaskets between flanges (approx. 50).

4. Remove fire protection from steel cross bracing. Fire protection attracts moisture which can cause steel to corrode. Inspect cross bracing for damage. If corrosion is confined to the surface, clean, prime and paint with rust protective coating. Replace the fire protection with a more appropriate material for high humidity conditions.

5. The floor drains are corroded and should be replaced.

3.5 Mechanical/HVAC (Room 201)

1. Based on interviews with site facilities personnel and maintenance contractors, this is the background and sequence of events for the Dectron system as told to the Planate engineering team. Accel Air Systems had a maintenance contract for this system in the past and the contract lapsed (contract end date unknown). In October, the system stopped functioning. Another company was brought in to complete emergency repairs. That company attempted repairs which resulted in further damage to the system. We understand that Accel Air Systems now has a current contract to complete ongoing maintenance. Based on discussion with the Accel Air Systems technician on the 4th of April 2024, the following parts are required to repair the Dectron unit:

· Circuit #1: Replace two, 3-way heat recovery valves and one solenoid valve.

· Circuit #2: Replace two, 3-way heat recovery valves and one solenoid valve.

· Circuit #3: Replace Compressor.

NOTE: Items listed above are known problems with the Dectron unit at the time of this report. Once replacement parts are installed and the unit brought online and tested under load, additional parts may be needed for the system to be fully functional.

These repairs are Base remediation items. We are under the understanding that Accel Air has provided a quotation for these repairs and the VA can utilize the existing maintenance contract to conduct the repairs.

As the VA does not have the bandwidth or expertise to maintain the Dectron System, we recommend that the maintenance contract be maintained to ensure that the system is kept running. This is vital to ensure a satisfactory atmosphere is maintained and future mold problems are prevented.

We also recommend that the current Maintenance Contractor do all the repairs, as they are familiar with how the system operates and have already completed all the diagnostics on the system. To bring in a new company, the VA would incur additional expenses to re-diagnose and analyze the Dectron system to determine what is needed. Because these repairs are underway, we did not include them in our list of discrepancies or cost estimate.

3. After repairs have been made, commissioning followed by testing and balancing should be performed to ensure the system is performing as designed before re-opening the pools. Demolition of porous materials in the Natatorium can begin immediately but repairs in the Natatorium and other areas should not be started until the Dectron unit has been tested and is fully operational.

4. Planate recommends the VA determine critical components of the Dectron unit that require long-lead times to procure. If possible, at least one spare for each critical part should be obtained by the VA so if these parts fail, the Dectron will not be down for an extended period of time. This could be addressed in the Dectron maintenance contract.

5. Planate also recommends the VA determine an action plan if the current situation happens again and the Dectron unit cannot be repaired promptly. Emergency procedures may require modifications to some perimeter windows so they can be opened to provide outside ventilation. Portable exhaust fans may also be needed to control humidity in the event outside ventilation is inadequate. A pool cover could also be installed to retain warm, moist air near the water surface, minimizing the potential for moisture damage to walls and other areas. If the Dectron will be down for an extended period, turn off heat to the pools so the water cools to ambient temperature, reducing humidity in the airspace. A written plan should be prepared so if future humidity levels can’t be controlled by the HVAC system, moisture damage to the Natatorium and surrounding areas can be minimized or prevented.

Base remediation items in the Mechanical Room to be part of construction bid package:

1. Replace drywall on south, east and west walls beginning 4 feet up from the floor, extending to the ceiling. Drywall in these areas contain microbial growth.

2. Remove and replace batt insulation and any vapor barrier materials behind the drywall.

Deduct Alternate remediation items in the Mechanical Room:

1. Repair or replace damaged louver screen on east wall.

3.6 Rooftop Mechanical

The Aquatic Therapy Center has an upper roof over the Natatorium and lower roof over the mechanical, electrical, and boiler rooms that support the Natatorium. Both flat roofs are covered with a white membrane. The following issues were identified:

1. The roof has walking pads for protecting the white membrane; however, footprints were visible on the membrane. Walking on the membrane can damage the roof causing leakage. Additional walking pads were observed in Room 201. These pads should be placed on the roof as needed to provide access to all equipment without walking on the membrane. In addition, there are identified weak points allowing anyone access to the rooftop. Unsupervised access to the rooftop will result in continued damage to the fragile roof membrane resulting in repeated roof leaks. Install additional control measures to keep personnel from walking on the roof membrane by limiting access to only essential personnel and require supervision of anyone other than VA facility maintenance personnel or Planate contractors. VA personnel and repair technicians should be reminded to stay off the membrane whenever possible.

2. Planate suggests the VA install a gate or other means to restrict roof access by unauthorized personnel. Currently the lower roof is accessible from steps on the east side of the building with a post and chain at the top of the steps that can easily be stepped over or around. This recommendation was included as Comment #22 in the building 530 Facility Assessment Report, dated 6/25/2023.

3. The roof has no flashing that covers the roof edge. In contrast, the Recreational Services portion of the facility has flashing that extends over the roof edge. The Planate team could not inspect the edge as safety gear is required to get within six feet of the roof edge. Planate recommends the roof and edge be inspected by a qualified roof installer to determine roof integrity and to ensure a watertight seal exists between the roof and upper perimeter windows.

4. OTHER CONSIDERATIONS

1. During the site assessment, the Planate team discussed the operation of the Menlo Park Pool with Jim Schachner (Planate Employee) as the Natatorium in this facility has a track record of good performance. The Natatorium at Menlo Park consists of one therapy pool which is much smaller than the Palo Alto facility which has both exercise and therapy pools. The water temperature of the therapy pools at both facilities is comparable, as are the ambient air temperatures. No major differences in pool operation between the two facilities were noted.

2. When the VA issues a construction contract for repairs, Planate recommends a separate contract for Title II Services be issued to ensure comprehensive quality assurance. A full-time representative should inspect materials delivered to the site, review construction submittals, and ensure the Contractor is complying with the specifications and generally accepted practices. Providing part-time quality assurance puts the VA at significant risk for a substandard repair.

REFERENCES

1. Aquatic Therapy Center and Therapy Center Drawings (Issued for Bid) dated 4/22/2009.

2. V.A. Aquatic Therapy Center Drawings (100% Construction Documents) dated 10/20/2010.

3. U.S. Department of Veterans Affairs, Office of Construction and Facilities Management, Technical Information Library.

4. V.A. Palo Alto Building 530 Facility Assessment Report dated 6/25/2023.

5. V.A. HVAC Design Manual 11/1/2017, rev 3/1/2024

6. V.A. Healing Environment Design Guidelines Sep 2016

7. PG-18-12 Physical Medicine and Rehabilitation Service Aug 2022, rev Jul 2023

8. PG-18-14 Room Finishes

9. VA 0929 00 Gypsum Board Specification

10. VA 13 17 23 Therapeutic Pools

11. VA 13 17 23.11 Therapeutic Pools Accessories

1.

Annex 1 Scope of Work (From Palo Alto VA)

2/23/2024

Project Overview:

In 2023, severe and extensive damage was discovered at the Palo Alto Division (PAD) Building 530 Aquatic Center, including mold at gypsum board walls and corrosion of structural steel members. For health and safety reasons, the facility has been closed to Veterans and staff until this damage is remediated and repaired. In addition, the Boiler, Pool Mechanical, and Mechanical/HVAC rooms require repair of leaking pipes, valves, equipment, and damage to concrete floors and equipment pads.

The Department of Veterans Affairs Palo Alto Health Care System (VAPAHCS) is planning a construction project to make critical repairs to the Aquatic Center. The project goal is to enhance the facility's integrity, safety, and functionality, ensuring it aligns with the highest industry standards and effectively serves the needs of Veterans.

Objectives for Planate:

We are requesting that Planate Management Group engage with their Architects and Engineers to conduct a detailed on-site facility condition assessment and compile the findings in a report. In addition to the findings, the report shall include a Statement of Work (SOW), annotated drawings, applicable specifications, construction cost estimate, and a construction schedule in accordance with the tasks listed below. The documents developed by Planate will be incorporated by the Government into an acquisition package for a future construction contract to complete the repairs to the facility.

Tasks:

Conduct a detailed on-site assessment of the condition and operation of the architectural, structural, plumbing, mechanical, electrical, HVAC, and specialized pool systems in the following building areas:

· Natatorium (Room 111)

· Boiler (Room 117)

· Electrical (Room 118

· Pool Mechanical (Rooms 119, 119A, 119B)

· Mechanical/HVAC (Room 201)

· Rooftop Mechanical Provide a detailed report of the condition and operation of building systems for the areas listed above. Identify and categorize deficiencies based on level of urgency and impact to facility operations. For each deficiency identified, provide a description, site photographs, and recommended actions for correcting the deficiency.

Based on this report, provide a comprehensive statement of work (SOW) to repair identified deficiencies and recommission building systems. Include removal/disposal of damaged materials and remediation of mold and water damage.

Provide annotated drawings to identify locations, systems, and tasks to be addressed by the SOW.

Provide applicable specifications drawn from the VA CFM Technical Information Library (TIL) and industry sources for construction specifications, if not available in the TIL.

Provide a detailed cost estimate for work included in the SOW. Include a work breakdown structure and estimated costs broken out by building area, building system, and trade.

Provide a proposed construction schedule based on the work breakdown structure developed for the cost estimate.

Annex 2 Photograph Library

Annex 2. Photographs from the Site Visit (April 1-5, 2024)

Annex 3 Statement of Work (SOW) for future repairs

Annex 3. Statement of Work (SOW) for future repairs

Note: We are assuming that the Dectron System will be repaired by Accel Air Systems under the current maintenance contract (additional funding for repairs due to damage by another contractor).

Draft SOW in a separate file.

Annex 4. Annotated Drawings

Annex 5 Applicable Specifications

Annex 5. Applicable Specifications

Annex 6 Detailed Cost Estimate for Future Repairs

Annex 6. Detailed Cost Estimate for Future Repairs

Annex 7 Proposed Construction Schedule

Annex 7. Proposed Construction Schedule

Annex 8 Deficiency List

Annex 8. Deficiency List

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