Maywood Master Plan.pdf

planning+design, architecture

Mt. Hood Community College Maywood Park Campus Master Plan Report

October 24, 2014 Draft A

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Master Plan Report

Mt. Hood Community College Maywood Park Campus Master Plan

10100 NE Prescott St Portland, OR 97220

Project No. 50037

October, 20104 DRAFT A

4 Mt. Hood Community College Maywood Park Master Plan

5Mt. Hood Community College Maywood Park Master Plan

MHCC PLANNING

INVOLVEMENT

Master Plan Report October, 2014 Draft A

REVIEWED AND APPROVED BY MHCC President -- and the master plan Steering Committee:

________________________________________________ Name, Role

Mt. Hood Community College Maywood Park Campus Master Plan

6 Mt. Hood Community College Maywood Park Master Plan

MHCC PLANNING

INVOLVEMENT

Board Members

Name, Position

Regional Authorities

CITY OF PORTLAND

Chariti Montez, Permitting Services

CITY OF TROUTDALE

Elizabeth McCallum, Senior Planner Jodi Rogers, Permit Specialist

CITY OF MAYWOOD PARK

Julie Risley, Treasurer and Recorder

Master Planning Team

Oh planning+design, architecture Deb France, AIA, NCARB, LEED AP, Principal Colin McNamara, LEED Green Associate

Facility Condition Assessment Team

EMG

Matt Anderson

7Mt. Hood Community College Maywood Park Master Plan

1.0 Executive Summary

1.1 Introduction

1.2 Site

1.3 Priorities

1.4 Cost Estimates

1.5 Next Steps

2.0 Codes & Standards

2.1 Jurisdictional Authority

2.2 Zoning Requirements

2.3 Parking Requirements

3.0 Master Plan Concepts

3.1 Building Comfort

3.2 Front Entry Usage

3.3 Interior Improvements

3.4 Accessibility & Seismic Upgrades

3.5 Site Capacity

4.0 Appendix

4.1 Overall Building Plans

TABLE OF

CONTENTS

8 Mt. Hood Community College Maywood Park Master Plan

EXECUTIVE

SUMMARY1.0

1.0 EXECUTIVE

SUMMARY

10 Mt. Hood Community College Maywood Park Master Plan

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Mt. Hood Community College, Maywood Park campus, has developed a campus master plan to meet future teaching and learning needs. This executi ve summary provides the recommendati ons and conclusions of the master planning process. Refer to the secti ons in this report for specifi c details on related topics

A preliminary Facility Conditi on Assessment of the Mt. Hood Community College Maywood Park Campus was conducted by EMG on June 12, 2014. This Master Planning Documents is based on EMG’s fi ndings, as provided in the Facility Conditi on Assessment documents dated September 9, 2014. Additi onal research and fi ndings by OHPD have been included as necessary to supplement this informati on.

The MHCC Maywood Park Campus is located in NE Portland, at the intersecti on of NE Prescott Street and 102nd Avenue. The site consists of three lots: Building 1 consists of the main academic center and supporti ng parking. Building 2 has contains a small annex building. Finally, the East Parking Lot provides additi onal parking capacity for Buildings 1 and 2. Building 1 is located within the City of Maywood Park, while the remaining sites are located in the City of Portland.

SITE LOCATION MAP

11REYNOLDS SCHOOL DISTRICT 2014 MASTER PLAN

1.0EXECUTIVE

SUMMARY

1.2 SITE

MHCC District

Portland

Portland City Limits

Gresham City Limits

MHCC Maywood Park Campus

Gresham

City of Maywood Park

MHCC

Columbia River

12 Mt. Hood Community College Maywood Park Master Plan

SUMMARY

MHCC Intends to provide the renewal and modernizati on of the Maywood Park Campus as needed to meet future enrollment trends. This includes modifi cati ons to Building 1, and the potenti al re-development of the Building 2 and East Parking Lot sites.

MHCC has established the following prioriti es to meet these needs:

Building 1

1. General comfort of the indoor environment. Mechanical systems to be upgraded to improve comfort.

2. Usage and accessibility of the front entry

3. Testi ng center layout modifi cati ons

4. Safety and Access control

5. Seismic and accessibility upgrades as required by local jurisdicti ons

Building 2 (Annex)

1. Address site capacity for building removal and replacement in accordance with zoning/planning requirements

2. Site improvements including parking requirements, accessibility, safety and security.

East Parking Lot Site

1. Address site capacity for new constructi on in accordance with zoning and planning requirements

2. Site improvements including parking requirements, accessibility, safety and security.

1.3 PRIORITIES

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BUILDING 1

BUILDING 2

EAST PARKING

LOT

City of M aywood Park

City of Portla nd

13Mt. Hood Community College Maywood Park Master Plan

1.0EXECUTIVE

SUMMARY

1 BUILDING 1 ROOFING Replace roofing and associated accessories $128,709 1 BUILDING 1 BUILDING COMFORT Replace boiler, air condition, exhaust, etc… $285,527 2 BUILDING 1 PARKING LOT Parking lot reconfiguration

3 BUILDING 1 TESTING CENTER Layout modifications to testing center

4 BUILDING 1 SAFETY & ACCESS CONTROL Building safety improvements

5 BUILDING 2 SITE IMPROVEMENTS Re‐develop site with new building; Scheme 1

5 BUILDING 2 SITE IMPROVEMENTS Re‐develop site with new building; Scheme 2

5 EAST PARKING SITE IMPROVEMENTS Re‐develop site with new building and parking; Scheme 2

5 EAST PARKING SITE IMPROVEMENTS Re‐develop site with new building and parking; Scheme 2

$414,236

TOTAL COST

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SITE ITEM DESCRIPTION

CONCEPT

COST

1.4 COST ESTIMATES

The cost esti mate matrix provides an overview of esti mated costs, by project type. A detailed cost esti mate for the proposed work is included in Secti on 4.

HVAC UPGRADES

SITE UPGRADES

BUILDING IMPROVEMENTS

PROJECT TYPE LEGEND

1.5 NEXT STEPS

A campus master plan is an ongoing process which is infl uenced by many factors including available funding, changes in leadership or vision, academic program needs and impacts of implementati on.

The MHCC Maywood Park master plan is viewed as a fl uid process which will adapt to changes over ti me.

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2.0CODES &

STANDARDS

INTRODUCTION

Mt. Hood Community College’s Maywood Park Campus has the unique disti ncti on of being under the jurisdicti onal authority of multi ple citi es. Building 1 is located within the City of Maywood Park, which is under the jurisdicti on of the City of Troutdale. Building 2 and the East Parking Lot are both located within the city of Portland. City zoning regulati ons, parking code requirements and conditi onal use requirements have been included below.

INTRODUCTION

Mt. Hood Community College’s Maywood Park Campus has the unique disti ncti on of being under the jurisdicti onal authority of multi ple citi es. Building 1 is located within the City of Maywood Park, while the Building 2 and East Parking Lot sites are both located within the city of Portland. Because of its small size and limited resources, the City of Maywood Park does not have an independent planning or permit department. Instead, permits are obtained through the City of Troutdale. Per discussion with Jodi Rogers, permit specialist, the City of Maywood Park is not required to follow Troutdale’s development code. However, the City of Troutdale’s Development Code has been used as the basis of design for this report aft er multi ple failed att empts to contact the City of Maywood Park.

City zoning regulati ons, parking code requirements and conditi onal use requirements have been included below.

ZONING MAP

BUILDING 2 (ANNEX)

• City of Portland

• Zoned R2h

EAST PARKING LOT

• City of Portland

• Zoned R7h

BUILDING 1

• City of Maywood Park

• Zoned R7

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2.2 ZONING REQUIREMENTS

2.0 CODES &

STANDARDS

16 Mt. Hood Community College Maywood Park Master Plan

CITY OF PORTLAND ZONING REGULATIONS

CITY OF TROUTDALE ZONING REGULATIONS

LOT SIZE ZONE OVERLAY HEIGHT

R2 * h 75' Max General 10' Min

Residential Buffer 10' Min

R7 * h 50' Max General 15' Min

Transit Street 20' Max

Residential Buffer 15' Min

LOT SIZE ZONE OVERLAY HEIGHT

R7 * 35' Max Front 20' Min

Site and Street 10' Min Rear 20' Min

LOT INFORMATION

13,500 SF

(0.31 acres)

CITY

ZONE INFORMATION

CITY OF PORTLAND BUILDING 2 Floor Area Ratio 2:1

27,000 SF Max.

LOT NAME MAX. BUILDING AREA SETBACKS BUILDING COVERAGE LANDSCAPE AREA

CITY

LOT INFORMATION ZONE INFORMATION

25% of site area

27,875 SF Max. 27,875 SF Max 13,938 SF Min

CITY OF PORTLAND EAST PARKING LOT 55,750 SF

(1.27 acres)

Floor Area Ratio 05:1 50% of site area

LOT NAME MAX. BUILDING AREA SETBACKS DENSITY LANDSCAPE AREA

N/A Min 80% of allowed development

CITY OF MAYWOOD

PARK / TROUTDALE

BUILDING 1 35,720 SF

(0.82 acres)

N/A

1' for every 2' of building height

N/A

70% of site area

9,450 SF Max

20 % of site area

2,700 SF Min1' for every 2' of building height

LOT SIZE ZONE OVERLAY HEIGHT

R2 * h 75' Max General 10' Min

Residential Buffer 10' Min

R7 * h 50' Max General 15' Min

Transit Street 20' Max

Residential Buffer 15' Min

LOT SIZE ZONE OVERLAY HEIGHT

R7 * 35' Max Front 20' Min

Site and Street 10' Min Rear 20' Min

LOT INFORMATION

13,500 SF

(0.31 acres)

CITY

ZONE INFORMATION

CITY OF PORTLAND BUILDING 2 Floor Area Ratio 2:1

27,000 SF Max.

LOT NAME MAX. BUILDING AREA SETBACKS BUILDING COVERAGE LANDSCAPE AREA

CITY

LOT INFORMATION ZONE INFORMATION

25% of site area

27,875 SF Max. 27,875 SF Max 13,938 SF Min

CITY OF PORTLAND EAST PARKING LOT 55,750 SF

(1.27 acres)

Floor Area Ratio 05:1 50% of site area

LOT NAME MAX. BUILDING AREA SETBACKS DENSITY LANDSCAPE AREA

N/A Min 80% of allowed development

CITY OF MAYWOOD

PARK / TROUTDALE

BUILDING 1 35,720 SF

(0.82 acres)

N/A

1' for every 2' of building height

N/A

70% of site area

9,450 SF Max

20 % of site area

2,700 SF Min1' for every 2' of building height

NOTE(S):

1. Zones are based on City of Portland Zoning map.

2. All informati on based on Portland Zoning Code (Chapter 33).

NOTE(S):

1. Zone is based on EMG FCA Report

2. All informati on based on Troutdale Development Code (Chapter 3)

3. Zoning requirements are based on R7 development; no separate requirements provided for insti tuti onal conditi onal uses.

CONDITIONAL USE SUMMARY

Applicati on:

Writt en statement, Site plan, Building Elevati ons or images For Insti tuti onal Conditi onal uses, applicati on must take into considerati on:

Proporti on of Household Living Uses Physical Compati bility with Adjacent Residenti al Developments Livability Public Services Area Plans

R2 - Low density multi -dwelling zone R7 - Single dwelling zone h - Aircraft Landing overlay zone

- Conditi onal Use required, see Chapter 33.815 Conditi onal Uses.*

R7 - Single-family residenti al zone, 7,000 SF per dwelling

- Conditi onal Use required, see Secti on 6.300 Conditi onal Use.*

CONDITIONAL USE SUMMARY:

Writt en Applicati on:

Site plans: dimensions and layout of proposed use Approval Criteria (which include):

Use is listed as an approved conditi onal use, or is approved by the Planning Commission Site is suitable for the proposal Proposed use of site is ti mely

An att ached list of Conditi ons which may be additi onally applied to miti gate adverse eff ects (which include):

Lot size or yard dimensions Increasing street width Improve public faciliti es Limiti ng lot coverage or height of buildings Public safety and crime preventi on measures Required landscaping, fencing, etc.

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2.0CODES &

STANDARDS

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 9'W x18'D 8'W x 16'D 25' for Min. 10% of parking area

35% of spaces Max. (for 90 degree) Planters separating bays of 20 spaces

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 8'‐6''W x16'D N/A 20' 5' L2 at street 45 SF per parking space (for 90 degree) (for 90 degree) 5' L3 at R zone Dispersed throughout lot

CITY REQUIRED PARKING STALL SIZE ACCESS AISLE WIDTH

108" Wide 72" at car spaces 96" at van spaces

CITY OF PORTLAND MIN: 0*

MAX: 1 space per 400 SF of building

Match setback of adjoining residential zone

STATE OF OREGON 1‐25 spaces: 1 26‐50 spaces: 2 51‐75 spaces: 3

76 to 100 spaces: 4 1 van space per 5 ADA spaces (1 min)

CITY OF MAYWOOD

PARK / TROUTDALE

MIN: 0.2: Students + Staff MAX: 0.3: Students + Staff

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 9'W x18'D 8'W x 16'D 25' for Min. 10% of parking area

35% of spaces Max. (for 90 degree) Planters separating bays of 20 spaces

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 8'‐6''W x16'D N/A 20' 5' L2 at street 45 SF per parking space (for 90 degree) (for 90 degree) 5' L3 at R zone Dispersed throughout lot

CITY REQUIRED PARKING STALL SIZE ACCESS AISLE WIDTH

108" Wide 72" at car spaces 96" at van spaces

CITY OF PORTLAND MIN: 0*

MAX: 1 space per 400 SF of building

Match setback of adjoining residential zone

STATE OF OREGON 1‐25 spaces: 1 26‐50 spaces: 2 51‐75 spaces: 3

76 to 100 spaces: 4 1 van space per 5 ADA spaces (1 min)

CITY OF MAYWOOD

PARK / TROUTDALE

MIN: 0.2: Students + Staff MAX: 0.3: Students + Staff

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 9'W x18'D 8'W x 16'D 25' for Min. 10% of parking area

35% of spaces Max. (for 90 degree) Planters separating bays of 20 spaces

CITY REQUIRED PARKING STALL SIZE COMPACT STALL SIZE AISLE WIDTH SETBACKS LANDSCAPING 8'‐6''W x16'D N/A 20' 5' L2 at street 45 SF per parking space (for 90 degree) (for 90 degree) 5' L3 at R zone Dispersed throughout lot

CITY REQUIRED PARKING STALL SIZE ACCESS AISLE WIDTH

108" Wide 72" at car spaces 96" at van spaces

CITY OF PORTLAND MIN: 0*

MAX: 1 space per 400 SF of building

Match setback of adjoining residential zone

STATE OF OREGON 1‐25 spaces: 1 26‐50 spaces: 2 51‐75 spaces: 3

76 to 100 spaces: 4 1 van space per 5 ADA spaces (1 min)

CITY OF MAYWOOD

PARK / TROUTDALE

MIN: 0.2: Students + Staff MAX: 0.3: Students + StaffCITY OF PORTLAND PARKING REGULATIONS

CITY OF TROUTDALE PARKING REGULATIONS

ACCESSIBLE PARKING REQUIREMENTS

L2: Low screen landscaping; 3’ tall conti nuous screen, 1 tree every 15-30 LF.

L3: High screen landscaping; 6’ tall conti nuous screen, 1 tree every 15-30 LF.

NOTE(S):

1. Parking informati on based on Parking and Loading Code (Chapter 33.266.115)

- Refer to Table 266-2 for maximum parking capacity.

2. For all excepti ons to numbers, see Portland Zoning Code.

3. Landscaping to comply with Landscaping & Screening code (Chapter 33.248)

NOTE(S):

1. For all code parking capaciti es, see Chapter 9 - Off -Street

Parking and Loading.

2. For all excepti ons to numbers, see City of Troutdale

Development Code.

NOTE(S):

1. For all code parking requirements, see 2014 OSSC Chapter 11 and 2009

ICC A117.1 Chapter 5

2. Individual parking faciliti es are to be calculated separately

PARKING REDUCTIONS:

• Sites that are non-household us and are well served by transit do not need parking. The

Maywood Park Campus is within 500’ from a Major Transit Priority Street (NE 102nd Ave), and has 20-minute peak hour service (TriMet line 7). Therefore no parking is required for the City of Portland sites. (Reference City of Portland Transportati on Element, Policy 6.36)

PARKING REDUCTIONS

• An existi ng or proposed use within 400’ of an existi ng transit route may reduce the required number by up to 10% by providing a transit stop and related ameniti es.

• Required parking may be reduced by 1 space for every on-street parallel parking space located adjacent to the site

- No Parking Required because site is on a major transit street; otherwise min. of 1 space per 600 sf*

2.3. PARKING REQUIREMENTS

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2.0 CODES &

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3.0MASTER PLAN

CONCEPTS

3.1 BUILDING COMFORT

BUILDING 1 INDOOR ENVIRONMENT

MHCC has established that improving the thermal comfort and indoor environment of Building 1 is a high priority. According to the EMG FCA document, many of the Mechanical systems in Building 1 are very old and ineffi cient. The boiler and most of the radiators were installed when the building was originally constructed and have not been upgraded since. In additi on, the boiler is a single large unit with no means of a back-up heat source if the main boiler fails. For the majority of the building’s history, there was no mechanical cooling system. Localized cooling sources were added beginning in the 1980s, and common area cooling was fi nally added around 2000. All of the air conditi oning systems are nearing the end of their useful life and are no longer as effi cient as possible.

Due to the conditi on of the existi ng systems, the following items are recommended upgrades to improve the general comfort of the indoor environment.

BUILDING 1 RECOMMENDED UPGRADES

• Replacement is recommended soon because material is very near the end of its remaining useful life.

• Replacement should be done concurrently with mechanical system upgrades reduce costs and help facilitate bett er coordinati on between new roofi ng and new mechanical systems.

• Scope of work includes:

• Removal of existi ng asphalt shingles and installati on of new (8,161 SF)

• Removal of existi ng built-up roofi ng and installati on of new (6,344 SF)

• Removal of existi ng fl ashing and installati on of new (180 LF)

• Removal of existi ng gutt er and installati on of new (173 LF)

• Removal of existi ng downspouts and gutt ers and installati on of new (220 LF)

• Added insulati on in atti c spaces should be considered improve thermal comfort in the building and to reduce the mechanical loads.

• Equipment is original to building and is over 50 years old. Even though it is sti ll functi onal, it has lasted well beyond its anti cipated useful life and is most likely very ineffi cient.

• New equipment will allow for greater control of building thermal comfort as well as reduce energy consumpti on.

• The unit has exceeded its rated life and can no longer be depended on.

• Scope of work includes (but is not limited to):

• Removal of existi ng boiler, zone pumps, air separator and expansion tank

• 2 new high effi ciency condensing boilers and 1 new control panel

• 3 new zone pumps, 1 new air separator, 1 new expansion tank

• New gas and water piping

• Renovati on of existi ng boiler room to accommodate new equipment (480 SF)

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

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CONCEPTS

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• Although units have several years of remaining useful life, replacement is recommended in conjuncti on with re-roofi ng.

• Units have exceeded their rated life.

• Scope of work includes:

• Replacement of (1) rooft op package unit, gas heat, 2.5-ton cooling

• Replacement of (1) rooft op package unit, 5-ton cooling

• Replacement of (1) rooft op package unit, gas heat, 4-ton cooling

• Replacement of (1) rooft op package unit, gas heat, 10-ton cooling

• Replacement of (1) rooft op split-system unit, 1.5-ton, condenser and fan coil

• Replacement of (2) split system heat pump units, 5-ton

• Fans have several years of useful life remaining, but conditi on is fair to good.

• Some units appear to be in poor-fair conditi on based on photos.

• Units have exceeded their rated life.

• Scope of work includes:

• Replacement of (3) 800 CFM exhaust fans

• Fans have several years of useful life remaining, but conditi on is fair to good.

• Rooft op components should be replaced in conjuncti on with re-roofi ng.

• Units have exceeded their rated life.

• Scope of work includes:

• Replacement of (2) 2-ton split ductless cooling system

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

• Units are sti ll functi onal but are approaching the end or their remaining useful life.

• Newer units will off er improved energy effi ciency and controllability.

• Opti ons for centralized or rooft op units should be investi gated in conjuncti on with re-roofi ng.

• Units have exceeded their rated life.

• Scope of work includes:

• Replacement of (18) through-wall air conditi oners, 12,000 BTUh

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

1 year ‐‐ $128,709 Item B3011, p. 16‐17

Item B3014, p. 17 Item B3016, p. 17‐18

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

2 years ‐‐ $150,000 Item D3021, p. 22

$134,998 1

$182,710 2

1: Per Apollo Solutions Group Proposal, dated 08/05/2013 2: Per Johnson Controls, Inc. Proposal, dated 08/02/2013

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

4 years ‐‐ $13,990 Item D3052.1, p. 26‐27

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $77,998 Items D3052, p. 23‐26

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

8 years ‐‐ $3,308 Item D3042, p. 22‐23

RUL RECOMMENDATION 2014 COST EMG COST EMG FCA SOURCES

7 years ‐‐ $7,521 Item D3052, p. 23

BOILER Replace (E) boiler with two (2) new high‐efficiency units and central controls.

Renovate boiler room to accommodate new equipment.

ITEM

Replace (E ) through‐wall air conditioning units with new.THROUGH‐WALL AIR

CONDITIONERS

Replace all roofing and associated flashing, gutters, and downspouts with new system.

ITEM

ROOFING

ITEM

ITEM

2‐TON SPLIT DUCTLESS

SYSTEM

Replace ductless split system with new cooling system.

ITEM

ROOFTOP COOLING

UNITS

Replace rooftop cooling units in conjunction with re‐roofing.

ITEM

ROOFTOP VENTILATION

SYSTEM

Replace rooftop exhaust fans in conjunction with re‐roofing.

21Mt. Hood Community College Maywood Park Master Plan

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BUILDING 1 MAIN ENTRY

In its current state, the main entrance of Building 1 is un-safe and un-welcoming to pedestrians.

There is no setback from the parking lot and the main entrance opens directly onto the vehicle drive aisle. Additi onally, there is no defi ned pedestrian path to the entrance and the accessible parking spaces are located on the opposite side of the parking lot from the entrance. Finally, it is believed that the current parking layout is not the most effi cient layout possible.

To improve the user experience and safety of the main entrance, the following items are recommendati ons:

• Re-stripe parking lot to provide a comfortable setback from the entrance and maximize parking capacity.

• Provide designated pedestrian access paths from the parking lot to the main entry

• Relocate accessible parking to be closer to entrance

• Add landscaping throughout parking lot and at entry to comply with Troutdale parking requirements and improve user experience.

• Provide new lighted signage and landscaping at parking lot entrance to welcome visitors and aid in wayfi nding

• Add lighti ng to entry and existi ng signage to improve entrance identi fi cati on and safety.

Parking Reconfi gurati on Perspecti ve - N.T.S.

New entry plaza and bike parking

Accessible Parking at entry

New Signage at Entrance

Designated Pedestrian Paths

Landscaping in Parking Lot

22 Mt. Hood Community College Maywood Park Master Plan

LEGEND

Existi ng Building Parking Lot Pedestrian Access Landscaping

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Parking Reconfi gurati on Plan - N.T.S.

CONCEPT FACTS:

Existi ng Parking: 80 spaces (74 standard, 6 accessible) Proposed Parking: 77 spaces (47 standard, 26 compact, 4 accessible)

Additi onal required parking to be accommodated in East Parking Lot

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East Parking Lot Overfl ow Parking

1 2 3 4 5 6

7 8 9 10 11 12 13

14 15 16 17 18 19 20 21 22 23 24 25

Loading Zone

Entry Plaza

Bike Parking

Sidewalk

Street Access

Si de w al k

Entry Signage and Landscaping

Building 2

23Mt. Hood Community College Maywood Park Master Plan

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TESTING CENTER MODIFICATIONS

The existi ng testi ng center is located on the main level of Building 1. It is currently laid out as one large open space with a recepti on and two enclosed offi ces. This layout no longer meets current needs. The desired space will be two separately enclosed classroom spaces with adjoining offi ces and recepti on area. All improvements are to be designed to meet current accessibility requirements per the Oregon Structural Specialty Code and ICC A117.1 (see Secti on 2.4 of this report for further details).

The space to be divided includes access to the basement stairways, a rear stair connecti ng the main fl oor and upper fl oor, and an exterior egress door. For this reason, circulati on space will need to be maintained to connect the North end of the building to the main Lobby space. Both of the proposed classroom spaces will be under 980 SF. Therefore only one exit is required from each space (Secti on

101.2.1, 2014 OSSC).

Total area of work is approximately 2,800 SF. Basic fi nishes in the renovated spaces will consist of new resilient fl ooring and base, new paint on all walls, new lay-in acousti cal ceiling ti les, ceiling grid and light fi xtures. Constructi on will consist of non-bearing metal stud parti ti on walls, solid-core wood doors and aluminum framed relite windows. Modifi cati ons to HVAC distributi on system will be made as necessary, and new equipment will be sized to accommodate changes to space (See Secti on 2.1)

This scheme provides 2 classroom spaces - 1 smaller and 1 larger.

• Both classroom receive access to one exterior window and natural light

• Each classroom has an adjoining offi ce with relites into the classroom space to monitor acti vity if testi ng is taking place.

• The use of the (E) recepti on area is TBD. Possible uses include maintaining the recepti on, creati ng a study area, or dividing the space into additi onal offi ces or smaller study rooms.

• Access to rear exit and basement stairs are maintained through central circulati on space.

• The IDF room door swing is reversed to maintain corridor clearance

TESTING CENTER LAYOUT 1

LEGEND

Area of Work New Constructi on Existi ng to be Demolished Existi ng to Remain

CLASSROOM 2

540 SF

OFFICE

60 SF

OFFICE

70 SF

USE T.B.D.

420 SF

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980 SF

24 Mt. Hood Community College Maywood Park Master Plan

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BUILDING 1 SAFETY AND SECURITY

MHCC has established that improving safety and security is a high priority. To improve the safety and security of the Main building, the following items are recommended:

• Add automati c door closers

• Update locking systems on exterior doors

• Verify all exterior doors other than the main entrance are exit doors only

• Provide locking hardware at all classrooms and offi ces

• Provide operable window coverings at all classroom and offi ce windows

• Enhance exterior lighti ng at entry and throughout parking lot

• Modify parking layout to provide safe setback at main entrance (see Secti on 2.2)

• Provide designated pedestrian access from the parking lot (see Secti on 2.2)

ADDITIONAL IMPROVEMENTS

It was noted in EMG’s FCA report that the exterior walls appeared to be separati ng from the structure on the second fl oor of the North wing. It is recommended that this issue be investi gated further, and necessary repairs be made. (Reference p. 15 of EMG FCA report).

This scheme provides 2 classroom spaces of approximately equal size

• The North classroom has no exterior windows.

• Each classroom has an adjoining offi ce with relites into the classroom space to monitor acti vity if testi ng is taking place.

• Both classrooms have a column

• The use of the (E) recepti on area is

TBD. Possible uses include maintaining the recepti on, creati ng a study area, or dividing the space into additi onal offi ces or smaller study rooms.

• Access to rear exit and basement stairs are maintained through central circulati on space.

• The IDF room door swing is reversed to maintain corridor clearance

TESTING CENTER LAYOUT 2

LEGEND

N.T.S.

Area of Work New Constructi on Existi ng to be Demolished Existi ng to Remain

CLASSROOM 2

770 SF

OFFICE

90 SF

OFFICE

90 SF

USE T.B.D.

420 SF

WORK

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OFFICE

LOBBY

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800 SF

25Mt. Hood Community College Maywood Park Master Plan

CONCEPTS

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JURISDICTIONAL REQUIREMENTS

In additi on to general building and planning requirements, MHCC has addressed specifi c concern over jurisdicti onal triggers to seismic and accessibility improvements for Building 1. The site is located in the City of Maywood Park and follows the City of Troutdale development code. All projects in Oregon are to follow the provisions set forth in chapter 34 - Existi ng Buildings and Structures of the 2014 Oregon Structural Specialty Code (OSSC). The city of Troutdale does not have any additi onal city ti tles specifi cally related to seismic or accessibility upgrades to existi ng buildings.

ACCESSIBILITY IMPROVEMENTS

Per the 2014 OSSC, any alterati on aff ecti ng an area containing a primary functi on is required to provide an accessible route to the altered area. The accessible route is required to include toilet faciliti es or drinking fountains. In additi on, ORS 447.241 sets specifi c standards for the extent and priority of accessibility improvements.

• Paths of travel to the altered area and restrooms shall be made accessible to the maximum extent possible, up to 25% of the cost of the altered area.

• If the cost of alterati on to make the paths of travel fully accessible are a disproporti onate cost (over 25%), the path should be made accessible to the fullest extent possible.

• When deciding which elements to make accessible, the following priority list shall be followed:

• Parking

• An accessible entrance

• An accessible route to the altered area

• At least one accessible restroom for each gender, or a single unisex restroom

• Accessible telephones

• Accessible drinking fountains

• When possible, additi onal elements such as storage and alarms.

These requirements do not apply to projects whose scope is limited solely to mechanical systems, electrical systems, installati on or alterati on of fi re protecti on systems and abatement of hazardous materials. They also do not apply to alterati on made for the sole purpose of increasing accessibility of an existi ng building.

From initi al observati on, it appears that the majority of the Main Building is already accessible.

Therefore, it is recommended that the alterati ons to the accessible path be focused on the building entrance and site elements. This includes the relocati on of accessible parking and creati on of an accessible path from the parking spaces to the entrance, as outlined in secti on 2.2 of this report. Any modifi cati ons to the interior of the building shall be designed to comply with chapter 11 of the 2014 OSSC and ICC A117.1.

26 Mt. Hood Community College Maywood Park Master Plan

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ES SEISMIC IMPROVEMENTS

Per the 2014 OSSC, the only modifi cati on to an existi ng building that would trigger a required seismic upgrade would be a change of occupancy that reclassifi es the building as a higher risk category.

(Reference 2014 OSSC secti on 3408.4).

In additi on to the seismic requirement, the following alterati ons to existi ng structural elements would require proof of code compliance or improvements to bring them up to code:

• Any modifi cati on that causes an increase in design gravity load of more than 5% to a structural element will require the element to be strengthened or replaced to comply with the structural code for new constructi on.

• Any modifi cati on that decreases the capacity of any gravity load-carrying structural element shall be shown to meet the structural requirements for new constructi on

• Any modifi cati on that causes an increase or decrease in design lateral load or a structural irregularity shall be shown to meet current code requirements for wind and earthquake loads.

An initi al HUD Tier II Seismic Risk Assessment was conducted by EMG and documented in their FCA Report. Due to inconsistencies discovered within the seismic assessment, it is recommended that additi onal testi ng be conducted to confi rm the validity of the provided results.

27Mt. Hood Community College Maywood Park Master Plan

CONCEPTS

In additi on to improvements to the existi ng faciliti es on the Maywood Park Campus, MHCC has identi fi ed that the Building 2 and East Parking Lot sites as possible candidates for re-development to meet the future needs of the school. Potenti al redevelopment schemes for both sites are presented below. Schemes are based on the applicable zoning laws (see secti on 2).

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BUILDING 1 SITE CONCEPT 1:

MAXIMUM SITE COVERAGE

CONCEPT DETAILS:

Building Height: 20’; 1-2 stories (maximum height based on 10’ setback) Building Area: 18,180 SF (2 stories); 9,090 SD (1 Story) Setbacks: 10’ (minimum) Parking Requirement: Min: 0 spaces; Max: 23-45 spaces

Height: 20’ Setback: 10’ all sides

Site Coverage:

9,090 SF (67%)

Landscaping:

2,700 SF (20%)

10’ wide L3 Landscape buff er

28 Mt. Hood Community College Maywood Park Master Plan

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CONCEPT DETAILS:

Building Height: 40’; 3 stories (max. height to allow for a double loaded corridor building at 50’ wide) Building Area: 16,500 SF (3 Stories) Setbacks: 20’ (1’ for every 2’ of Building Height) Parking Requirement: Min: 0 spaces; Max: 42 spaces

Note: Maximum allowable building height of 75’ would create a 15’ wide x 75’ long building with required setbacks and size of lot.

BUILDING 1 SITE CONCEPT 2:

MAXIMUM BUILDING HEIGHT

Height: 40’

Setback: 20’ all sides

Site Coverage:

5,500 SF (40%)

Landscaping:

2,700 SF (20%)

10’ wide L3

29Mt. Hood Community College Maywood Park Master Plan

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CONCEPT DETAILS:

Building Height: 12-30’; 1 story (maximum height is 30’ based on 15’ setback) Building Area: 27,875 SF (maximum allowable) Setbacks: 15’ (minimum) Parking Lot area: 15,600 SF Parking Requirement: Min: 0 spaces; Max: 70 spaces

EAST PARKING LOT SITE CONCEPT 1:

MAXIMUM SITE COVERAGE

Height: 10’-30’

Setback: 15’ all sides

Site Coverage:

27,875 SF (50%)

Landscaping:

13,938 SF (25%)

15’ wide L3 Landscape buff er

15,600:

37,000 SF

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CONCEPT DETAILS:

Building Height: 50’; 4 stories (maximum height allowed) Building Area: 23,520 SF Setbacks: 20’ (maximum allowed at transit streets) Parking Lot Area: 37,000 SF Parking Requirement: Min: 0 spaces; Max: 59 spaces

EAST PARKING LOT SITE CONCEPT 2:

MAXIMUM BUILDING HEIGHT

Height: 50’

Setback: 20’ street sides

Site Coverage:

5,880 SF (10%)

Landscaping:

13,938 SF (25%)

Parking:

37,000 SF

15’ wide L3

APPENDIX4.0