J-19 Facil Srvy- Vol I.pdf

Gary

Job Corps Center San Marcos, TX

Facility Planning Report Volume I

Planning Strategy

Final June 2009

Department of Labor/ Office of Job Corps

Gary

Job Corps Center San Marcos, TX

Facility Planning Report Volume I

Planning Strategy

Final June 2009

Dormitory 6-RH-7

CONTENTS

GARY JOB CORPS CENTER

FACILITY PLANNING REPORT

VOLUME II - Supporting Data

• VICINITY MAP

• LOCATION MAP

• EXISTING SITE PLAN

D. DESCRIPTIONS

• Program Descriptions

— Square Footage Details (GSF by Building, Space Utilization Comparison, NSF by Building)

— Energy Management

— Environmental Management (Environmental Management Report, Asbestos Report and Radon Report)

• Site Descriptions

• Building Descriptions: 00-301 thru 07-153

• Existing Site Plan

• Building Descriptions: 07-160 thru 12-108

• Structures: 00-100 thru 721PA

• Prototype Staff Housing and Carport

• Existing Site Plan

E. DEFICIENCIES

F. CORRESPONDENCE AND REPORTS

• Center Review Brief

• 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

• Existing Site Plan (11x17)

• Proposed Near Term Site Plan (11x17)

• Proposed Long Range Site Plan (11x17)

• Mission Dependency Site Plan (11x17)

• Building Condition Site Plan (11x17)

VOLUME I - Planning Strategy

• Existing Site Plan

• Center Statistics

INTRODUCTION

• Purpose

• Report Contents

EXECUTIVE SUMMARY

• Signifi cant Issues

• Recommended Plan

• Summary of Proposed Projects

A. EXISTING CONDITIONS

• Background

• General Site Conditions

• General Building Conditions

• Facility Assessment by Function

• Energy

• Environmental Issues

• 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 (PY05) Plan

• Issues

• PY 08 Plan Overview

• National Projects

• Regional Projects

• Proposed Near Term Site Plan

• Implementation Plan

• Proposed Long Range Site Plan

• Summary List of National projects

• Project Data Sheets

C. PLANNING ANALYSIS

• Purpose

• Planning Objectives and Assumptions

• Space Utilization Analysis

• Federal Real Property Asset Management

• Mission Dependency Site Plan

• Defi ciency Analysis

• Building Condition by Function

• Building Condition Site Plan

Center Statistics Date: 06/19/2009

Federally Owned (DOL) 1964Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Public Water Authority

Center

Lower Colorado River Authority

Natural Century Telephone

No. of Vacant Buildings:

Gross Sq. Footage:

Net Sq. Footage:

Net / Gross (%):

Building Age > 50 yrs:

Building Age 20-50yrs:

Building Age 10-20yrs:

Building Age < 10 yrs:

1,157,442

Bldgs with Asbestos:

Asbestos Survey Date

Bldgs with Radon:

06/13/1990

Site Access: Yes

102Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Dean Hoffman

(512)396-6652Phone No.:

Center Director:

Management and Training CorporatOperating Contractor:

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

Health Occupations 276 Business Office Technologies 120 Electrical 96 Welding 96 Computer Service Tech. 90 Security Services 80 ACT (Off-Ctr) 60 Machine Trades 60 TCU Transportation 50 Residence Counselor Training 48 HVAC 48 OCT 30 Material Handler 24 Human Services Worker 24 Plastering 20 Cement Masonry 20 Carpentry 20

No. Of Buildings:

1660 934 676 50

Real Estate Management

Buildings

Program

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

Accessibility

Environmental Site Area (Acres):

Bldg to Site Coverage:

733.5

3%

0Building Age Unknown :

(512)396-6666Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 89,282

Energy Audit Done: Yes

Status of ECM: Implemented

107,830

73%

847,656

Buildings with Access to Services: 103

38Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 37

60Buildings in Total Compliance:

532,863

GSF

263,538 23 263,819 23

97,222 8

Average Building Age: 41

Vocations (1162):

Radon Surveys Reqd: 67

Age Distribution

Mitigated: 0

INTRODUCTION

GARY JOB CORPS CENTER

JUNE 2009

INTRODUCTION - 1

Purpose

The Program Year 2008 Gary Job Corps Center Facility Survey was conducted the weeks of January 5, 12 and February 2 and February 9, 2009 . 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.

Structure 2-111 Bath House and Swimming Pool

Building 7-151 Being Renovated By CTST for

HOT

Building 11-302 Access Property - Deteriorating

Building 7-300 Transformer With Open Cable Entrances

Gary Job Corps Center was activated in 1964 and is located approximately fi ve miles east of the City of San Marcos, Texas. DOL owns 733.5 acres of the former Gary U. S. Air Force Base and uses approximately 457 acres for the educational campus and student housing. The Gary JCC is operated by Management and Training Corporation (MTC). Gary Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 1,660 students consisting of 1,610 residents and 50 non-residents. This represents a reduction of contract strength from the previous 1,900 students.

In addition, there are 104 units of staff housing in 59 buildings. It is the policy of DOL to eliminate staff housing where it has not been determined to be mission dependent. The Staff Housing at Gary has not been determined to be mission dependent.

The DOL National Offi ce has provided funding in the amount of $127,120 to address 54 Health and Life Safety Defi ciencies that were identifi ed during the current survey. All previously funded life safety defi ciencies had been corrected. Also identifi ed were 319 Operations and Maintenance (O&M) Life Safety Defi ciencies including 111 identifi ed on earlier surveys. These defi ciencies are for correction by the center operator without additional funding. The overall cost to correct remaining facility defi ciencies cited and/or verifi ed at the center in this facility survey amounts to approximately $6 million.

Signifi cant Issues

There are issues inherent in adapting a WWII military base for an educational campus that include the size and layout of the site, and the age and continual deterioration of the WWII-era military buildings. The large 457- acre site burdens the center operator with additional maintenance re-sponsibilities. Distances between functions on this two-mile long campus create travel time and scheduling problems. The center lacks a campus atmosphere and is not pedestrian sensitive. In addition to these overall planning issues, the PY 08 Facility Survey identifi ed additional issues.

• Welding shop ventilation is not operating properly. In addition, six main disconnect switch-es serving the shops are deteriorated and handles are jammed and diffi cult to turn on or off.

• Cafeteria electrical distribution system, transformer and generator are reaching the end of their useful lives.

• In Dormitory Buildings 6-RH-6 and 6-RH-7, showers lack waterproof drywall behind tiles and the tiles are loose and falling.

• Continuing leaks of the natural gas plague the center.

• Automotive vocations were the major vocations at the center. Elimination of automotive and culinary arts vocations and the change in contract strength will require changes in the

Long Range Plan.

EXECUTIVE SUMMARY

EXECUTIVE SUMMARY - 1

• There are still a number of old dormitories that do not meet current Job Corps criteria.

• The 50-year old Pool Hall Building 4-301 is in poor condition, with emergency egress, electrical problems, and is subject to fl ooding.

• There are a number of deteriorated and/or vacant and partially vacant buildings. The for-mer culinary arts building is in good condition (except for coolers and freezers) but vacant.

• There is excess warehouse capacity in 1942-era buildings, remotely located, and many with damaged asbestos siding. Several other buildings also have damaged asbestos siding.

• Campus roads are deteriorated in a number of places.

Recommended Plan

Background and Goals

A long range plan adopted in PY 99 and updated in PY 05 proposed a plan to transform and con-solidate the campus by replacing aging buildings with new buildings placed in more functionally suitable locations on site, and by providing enhanced pedestrian oriented common spaces result-ing in a more desirable campus. In addition, the DOL National Offi ce has set a long term goal to eliminate staff housing as this is not mission dependent at Gary JCC.

The PY 08 Long Range Plan updates the PY 05 plan to accommodate changes in some of the major parameters that include: reduced resident population, modifi cations to and reduction of vocational slots, and conversion of hard vocations slots to soft vocations slots that are less space intensive.

The plan aggressively seeks to achieve the most critical goals early, and at a fraction of the previ-ously estimated $83 million cost by strategically selecting actions that would make the greatest difference.

Campus Reorganization

The PY 08 Plan organizes the campus to group related functions: housing to the northwest part and center of the site, recreation to the center and southwest, academic and vocational education generally in the middle, CPP to the south and maintenance/warehouse to the east. The placement of new dormitories south of the campus core would allow the center operator relate dormitories to educational groupings if that is desired as a strategy. The relationship of dormitories, recreation facilities, and the cafeteria would create a more effective campus. The cafeteria would retain its desirable mid-campus location, even when it reaches a stage requiring relocation.

Immediate Needs

Several immediate issues will be addressed by Regional projects. The remaining critical natural gas pipe leaks would be repaired and a plan would be developed to repair the others. Electrical and

EXECUTIVE SUMMARY - 2

EXECUTIVE SUMMARY - 3

ventilation systems in the cafeteria and welding shop would be improved. Showers in Dormitories 6-RH-6 and 6-RH-7 would be renovated.

Near Term Development

The most critical major goals would be realized with a limited number of National projects that could be achieved in a shorter period. New buildings would be designed to minimize damage from natural conditions such as high winds, hail storm, fl ooding, and expansive soil. Flooding and ero-sion issues would be corrected at selected areas on site.

Two new 272-bed two-story dormitory complexes (D1 and D2, total 544 beds) similar in design to the Tejas-Guadalupe Dormitory complex would be constructed between Craw Avenue and Baker Avenue to replace seven older dormitories. This location would strengthen the new dormitory grouping at the campus core and avoid construction in a fl ood-prone area. At the end of this stage, with a total of 1,360 new beds, the balance of dormitory beds would shift in favor of new; 250 beds would remain in renovated old dormitories.

The near term plan would relocate carpentry, electrical and HVAC vocations from remote Build-ings 10-302, 10-350, 10-351, and 9-361 to vacant or nearly-vacant Buildings 7-301 and 7-302 near the campus core. The vacated 9-series and 10-series buildings would be re-used for maintenance/ warehouse functions and material handling vocations. This in turn, would allow demolition of 1942-era dilapidated 11-series buildings (as well as the former Food Storage Building 10-301) containing damaged asbestos siding.

Vacant and deteriorated former automotive Buildings 7-250, 7-251, 7-252, 7-276 and 7-281 would be demolished.

The above projects would achieve the major goals of the Long Range Plan. For practically all student activities, the 457-acre campus size would functionally shrink to half its size, making the campus more pedestrian friendly. The campus commons would begin to develop as a pleasant park. All students would have improved housing in new or renovated dormitories.

Long Term Development

The above projects consolidate the eastern part of the campus, the western part would be con-solidated in conjunction with the proposed new State Highway FM 110 planned to go through this area, near First Street. A new access road would be constructed to access the campus from a planned common exit ramp for San Marcos Airport and Gary JCC. A new guardhouse and a new welcome center would be constructed near the new entrance at the northwest corner of the site.

A third new 272-bed dormitory complex (D3) would be constructed to replace all remaining older dormitories. The site immediately to the south of the existing cafeteria, cleared by the demolition of northern group of automotive buildings, would be reserved for relocating the cafeteria when necessary. The new cafeteria would be the east terminus of the campus green. Security and other vocations from the 5-series buildings would be relocated to a new building at Craw Avenue east of 7th Street.

A new recreation building would be constructed at 7th Street and Craw Avenue to replace dilapi-dated Pool Hall Building 4-301. The new location would avoid the fl ooding problem currently faced by the pool hall and enhance 7th Street as a campus boulevard linking the new recreation building with the campus commons and the cafeteria.

A new academic/library/learning resource center building would be constructed near Academic Complex Building 5-200 to complete the academic building group. New vocation buildings, de-signed to respond to future needs, would replace older vocation buildings.

Older administration buildings would be replaced by a new administration building that would be similar in character to Career Development Building 6-105. Center Administration Building 6-104 would be demolished and an outreach and admissions building would be constructed at this site.

Campus security functions in Building 6-206 would be relocated to a new building to be con-structed near Academic Complex Building 5-200. Vacated Buildings 6-202 and 6-206 would be demolished.

The demolition of the 5-series buildings (former dormitories and vocation buildings) would allow expansion and improvement of the campus green. Smaller recreation buildings within the campus green, Theater Building 6-250, Student Store 6-251, and possibly Drill Team/Hair Salon Building 6-200 would be maintained as thematic pavilions in the park.

Center maintenance would fi nally fi nd a decent home in the vacated Machine Shop Trades Build-ing 10-353 to serve as a base for maintaining this large campus.

Staff housing would be eliminated and the land associated with staff housing as well as adjacent land on the west part of the campus would be excessed. Related part of Arnold Avenue would be converted to a public road (in cooperation with the City of San Marcos) providing public access to the excessed property.

Site, infrastructure and drainage improvements would continue in conjunction with all major proj-ects. Low maintenance native trees would be planted along the north boundary as a visual and acoustic buffer from the airport and as an erosion control measure.

EXECUTIVE SUMMARY - 4

Summary of Proposed Projects

Proposed Near Term National Projects Estimated Cost

Project 1541. Construct a new dormitory complex D1 similar to Tejas-Guadalupe complex (55,000 GSF) 272 beds; demolish Buildings 3-300, 3-302, 5-104, 7-216, 7-217, and 7-218 (57,504

GSF)

Design $1,341,000 Construction $14,751,000 Equipment $830,000

Project 3241. Construct a second new dormitory complex D2 similar to D1 (55,000 GSF) 272 beds; demolish Buildings 7-113, 7-114, and 7-115 (28,728 GSF)

Design $1,282,000 Construction $14,098,000 Equipment $830,000

Long Term National Projects

• Repair gas pipe leaks on site $32,741 (Defi ciency 61484)

• Improve ventilation and electrical service in Welding Building 7-160 $222,940 (Defi ciencies 73906 and 73953)

• Improve electrical system in Dining Hall Building 7-300 $646,145 (Defi ciency 74028)

• Renovate showers in Dormitory Buildings 6-RH-6 and 6-RH-7 $498,726 (Defi ciencies 73231 and 73232)

EXECUTIVE SUMMARY - 5

A Existing Conditions

Building 5-200 Education - New HVAC Tower

Building 7-101 Deteriorated Siding

Building 7-151 Interior Renovation for HOT

Building 10-221 Renovated for Recreation on the East Side

Background

Gary Job Corps Center is located approximately fi ve miles east of the City of San Marcos, Texas.

The facility was formerly a U. S. Air Force Base. The Gary JCC is owned by DOL and is operated by Management and Training Corporation (MTC). The center was activated in 1964. Of the total

733.5 acres owned by DOL, approximately 457 acres are devoted to the educational campus and student housing. The remainder includes staff housing and vacant land. The total 1,157,442 GSF in 177 buildings includes 1,034,699 GSF in 118 buildings for the center and 122,743 GSF in 59 buildings for staff housing.

Gary Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 1,660 students consisting of 1,610 residents and 50 non-residents. This represents a reduction of contract strength from the previous 1,900 students consisting of 1,632 residents and 268 non-residents. The reduction in contract strength and conversion of a large num-ber of hard vocation slots to soft vocations have resulted in sizable vacant space on campus. The center currently has a total of 783,180 NSF including 104,267 NSF vacant space. Fourteen build-ings are vacant and several buildings are partially vacant. The suggested space guideline range is between 437,000 NSF and 584,000 NSF for a center with this student population.

General Site Conditions

The site is accessed from Route 21 to the west. The airport portion of the former Air Force Base is located to the immediate north of the site and has been converted to the San Marcos Municipal Airport for general aviation use. To the east are grasslands and drainage canals. A railroad to the south of the campus separates the campus from staff housing. There is a perimeter chain link fence with the gatehouse at the west end of Arnold Avenue that connects to Route 21. A State highway being planned would go through the western part of the site. If constructed, this highway would separate the entrance gate from the campus but would not impact other active buildings. The high-way project has currently been put on hold by the State.

The two-mile long 457-acre campus is a challenge to manage and maintain. Job Corps campuses are typically pedestrian oriented. Students are not allowed to drive on campus. The long distances at this site create transportation and scheduling issues. A group of dormitories, isolated from the campus core and located near hard vocation and maintenance/warehouse buildings at the distant east end of the campus, also create supervisory problems exemplifi ed by off-limits signs warning students from dormitories not to enter the warehouse/maintenance area.

Buildings are arranged in a rectilinear pattern with program functions dispersed throughout the central campus, support functions to the east and recreation to the southwest. Recent reorganiza-tion of functions provides for limited recreation opportunities at the east end f the campus. The center’s roads are adequate for on site vehicular traffi c and are in fair condition. The center has converted most of the east-west roads in the campus core to one-way traffi c and has designated one lane for pedestrian traffi c.

EXISTING CONDITIONS - 1

EXISTING CONDITIONS

As one approaches the main part of the campus, the new and handsome gym/activity building complex and swimming pool is a welcome sight. Beyond that, some of the new attractive build-ings are hidden by 1942-era buildings, some with damaged asbestos siding. On the other hand, looking west from the cafeteria, the sight of new dormitories along open space gives a glimpse of the promise of the future campus.

The site is basically fl at with limited natural vegetation. The lack of slope results in standing water and fl ooding, some of which drains off the airport site. There is no underground storm drainage system; surface drainage runoff is handled by open drainage ditches along the center’s roadways with culverts at roadway intersections. There are areas of erosion including locations near build-ing foundations. Drainage conditions are better in the northeastern and eastern parts of the site that drain into a major drainage canal to the east.

Water and sewer were connected to the city systems about four years ago, with provisions for the current and future planned development of this center. The underground water distribution system west of 7th street was replaced. Telephone and electrical services are adequate and in good condi-tion. Site lighting is adequate and in good condition. Lower Colorado River Authority provides the electrical service. The internal distribution system, including transformers and distribution lines, is owned and maintained by the center. Century Telephone provides the telephone service.

Center Point Energy supplies natural gas. Leaks occur due to age of the system. Leakage of natu-ral gas piping has resulted in excessive waste. Of the 112 leaks detected in 2004, only few have been repaired. One of the leaks was located around the staff housing area.

Storm drainage for the staff housing area is surface runoff. The staff housing area is served by overhead electrical services to each unit. Gas service is also provided to the housing units. Sani-tary sewage from staff housing is accepted by a lift station adjacent to Arnold Avenue near 5th Street.

General Building Conditions

Sixty-fi ve of the 118 buildings on campus are WWII-era military buildings, fi ve more military buildings were constructed during 1950s and 1960s. After activation of the property as a JCC in 1964 and of the buildings that remain, 18 buildings were constructed in the 1970s, seven buildings in the 1980s, 15 in the 1990s and eight buildings during 2002-2004. Most of the 65 WWII-era buildings were wood framed with asbestos siding and asphalt shingle roofi ng; these have settle-ment damage, and the building systems are past their economically useful lives. Wooden windows and doors show dry rot.

Most of the remainder of the center’s buildings are structurally sound and in satisfactory condition.

Most asphalt shingle roofs on these as well as on the older buildings should serve until anticipated building demolition unless damaged by high winds or hail storm. Many of the roofs have damaged shingles due to recent high winds. In a few buildings, shingle roofs have been replaced by metal roofi ng that should last 40 years. Most of the fl at roofs have EPDM membranes with over 10 years

EXISTING CONDITIONS - 2

of life expectancy remaining.

Natural conditions that negatively affect buildings on this campus include high winds, hail storm, fl ooding, and expansive soil. The recent high wind occurrence was largely the remnants of a hur-ricane. Due to the high winds roofi ng shingles sometimes get blown off. The expansive soil com-mon in this area of Texas has caused cracks in fl oor slabs and walls of older buildings; however, this is not considered a major structural concern.

There are 13 buildings and structures that have been approved for demolition including 03-300, 03-301, 03-302, 04-356A, 05-260, 07-102, 07-170, 09-340, 09-356, 11-153, 11-205, 11-205A, and 11-302.

The Job Corps site contains a remote area consisting of 59 staff housing buildings of which 44 are duplex type units all with fl at roofs of coal tar pitch and ballast. At the time of the survey there were 12 vacant units that were surveyed and required renovation. Almost all of the housing units require repairs to the soffi ts and roofi ng. Some roofi ng has been replaced with rolled roofi ng.

There are 55 carports and one garage associated with the staff houses; the carports have corrugated metal roofs and the garage has a shingle roof. Four of the duplex units require the roofi ng to be replaced. Three of the duplex units have had one of the units burned; one has been demolished, one remains boarded up and the other one remains with wall studs only.

Facility Assessment by Function

Student Housing

The center’s 934 resident men and 676 resident women are housed in 17 dormitory buildings.

Dormitory buildings are located on site in dispersed groups of 2-3 buildings. Dormitories 3-RH-4 and 7-100 are the only dormitories that sit alone. Five new dormitories were constructed in 1998 and 2004 that accommodate 816 residents or over 50% of the total 1610 residents. In Dormitory Buildings 6-RH-6 and 6-RH-7, showers lack waterproof drywall behind tiles and the tiles are loose and falling. Otherwise, these new dormitories are accessible, comply with DOL criteria, function well and are in good condition.

The remaining 794 students are housed in 11 dormitory buildings constructed between 1969 and 1974 that are physically and functionally obsolete. One older dormitory 3-301 burned to the ground and two others nearby 3-300 and 3-302 are boarded up to be demolished. One of the older Dormitories 10-221 has been converted into the east recreation hall and Building 10-220 has been converted to the construction/manufacturing hub. Dormitory 10-219 is currently vacant but the structural condition is questionable. Dormitory 6-311 is vacant and serves as swing space for renovations and other dormitory maintenance issues.

Education

Academic Building 05-200, built in 1989, is spatially adequate for current academic needs. The building is designed without internal corridors. Covered walkways around the perimeter of the

EXISTING CONDITIONS - 3

building provide access to the classrooms and work well in this climate with mild winters. The chiller serving this building had been replaced and a new HVAC system was funded and instal-lation was nearing completion at the time of the February 2009 Facility Survey. The Academic Building is in good condition and functions well. Other non-academic functions are being pro-vided in 10 buildings across the campus.

Vocational education is scattered across the site in 22 buildings. Most of these buildings are over 50 years old with building systems past their economically useful life. Their age, condition, size, and physical location are not satisfactory for the current vocational needs of this center. Electrical/ HVAC Building 09-361, built in 1942, had to be structurally stabilized with steel pipe buttresses.

Among hard vocation buildings in better condition are Machine Shop Trades Building 10-353 and Brick Masonry/BAM Building 7-302, both constructed in 1990. Welding Building 07-160, con-structed in 1969, is in good structural condition but has a look of dinginess due to the soot gener-ated in the building as a natural course of the welding’s function. Welding shop ventilation is not operating properly. Six main disconnect switches serving the shops are deteriorated and handles are jammed and diffi cult to turn on or off.

Culinary arts vocation was deleted. Former Culinary Arts Building 7-301, also constructed in 1990, is in good condition (except damaged refrigerators and freezers) and is strategically located a short distance from the cafeteria. Another vocation that has been eliminated from the vocational offerings is the automotive trades that were located in 13 buildings that are now being renovated for the Health Occupations vocations that are being expanded. The previous automotive shops are being renovated into soft vocations and the vocation’s management teams are being located near their trades. The center is basically in a state of transition with many vacant buildings due to the vocational revisions.

Food Service

Dining Hall Building 7-300 was built in 1982 and is adequate to serve the students and staff popu-lation in two servings. The new Food Warehouse Building 7-350 constructed in 2004 provides convenient cold/dry food storage near the dining hall and replaces functions formerly located in Building 10-301 approximately half a mile away.

The dining area is divided into four dining rooms that work well at this large center. The dining, kitchen, and serving areas are in good condition. Public toilet facilities are adequate, but need new fi nishes which would be addressed as CTST projects. The cooling oil in the primary service transformer serving this building was tested and the moisture level in the oil was too high. The transformer casing is broken and water is getting into the transformer from cable openings in the top of the casing. The roof was replaced in 2001 and the overall building condition is good.

Recreation

Recreation functions have adequate space. The 48,000 GSF Gym-Activity Building 02-110 is one of the largest buildings of this type in Job Corps. Constructed in 1997, it is in good condition and accommodates a large gymnasium, arts and crafts, a music hall, squash courts and a number of

EXISTING CONDITIONS - 4

other recreation functions. This facility and the nearby relatively new swimming pool form an at-tractive and functional recreation complex in the western part of the campus. The new bath house for the swimming pool was designed by the architect for the Gym-Activity Building 02-110 and constructed by CTST with good results. Additionally, the CTST trades constructed two pavilions at one end of the pool.

Women’s Center/Hair Salon Building 06-200, Theater Building 06-250, and Student Store Build-ing 6-251 are 50- year old buildings which are generally in good condition and desirably located in green areas at the core of the campus. The theater building and the student store were enhanced with pavilions added to the front. The 50- year old Pool Hall Building 04-301 is in poor condition.

It is subject to fl ooding, has severely damaged asbestos siding, and has no mechanical ventilation.

Previous Dormitory 10-221 has been renovated into a recreation hall for the eastern part of the campus.

Outdoor recreation facilities, including a swimming pool, softball fi eld, football fi eld, volleyball court, and track, are in good condition. Landscaped picnic areas and gazebos for social gathering, located near the dormitories, are in good condition. An old swimming pool has been backfi lled and converted to a lawn. The associated Filter House Structure 07-103 was demolished but Bath House Building 07-102 has not been demolished yet.

Administration

Administrative functions are located in nine buildings at dispersed locations. Some improvements were made to Center Administration Building 6-104, and Risk Management 06-100. All buildings now are generally in good condition. However, asbestos siding will need periodic monitoring for any damage. Total administration space is adequate but ineffi ciency of functional operation results from dispersed locations.

Medical/Dental

Medical/Dental facilities are located in Infi rmary Building 05-100 built in 1980 and are spacious and functionally adequate for the center’s needs. The dental vacuum and compressed air systems have become dysfunctional and unhygienic; the immediate part of the problem will be corrected by a funded defi ciency as a result of the current survey recommendations.

Storage/Support

The warehouse function is located primarily in six buildings: Warehouse Building 11-203, part of Material Handling Vocation/Warehouse Building 11-300, Shipping and Receiving Building 10- 302, Excess Property Building 11-302, Property Warehouse 11-303 and Property Control Buildings 11-350. Maintenance offi ce is in Building 11-215 and maintenance repair and storage functions are scattered in a number of buildings. Additional storage and maintenance spaces are ineffi ciently distributed in a large number of small buildings throughout the site. Most storage buildings are 50 yrs old and many are in fair or poor condition. These buildings contain damaged asbestos siding that is falling off in many cases.

EXISTING CONDITIONS - 5

EXISTING CONDITIONS - 6

The center provides storage for charitable organizations such as Red Cross and United Way. Even taking this service into consideration, the storage/support NSF exceeds the DOL suggested storage space guidelines. A concern is the growing inventory of items of questionable future use that are occupying storage space. The center has started to address this issue; the demand for storage space would be reduced when further action is taken to reduce unneeded inventory.

Staff Housing

There are 104 units of staff housing in 59 buildings. It is the policy of DOL to eliminate staff hous-ing where it has not been determined to be mission dependent. The Staff Housing at Gary has not been determined to be mission dependent, and is recommended that the staff housing at Gary be eliminated and the land associated with the staff housing be excessed. However, the purpose of surveying the staff housing in this cycle was to record existing conditions and not to make a fi nal decision on future status. Such a decision would be made after considering various options.

Energy

Consumption

In FY2008, Gary JCC decreased electricity consumption by 1.1% compared to FY2007. Cooling degree days increased by 18.7% during the period, which would tend to drive consumption up-ward, so the center is to be commended for the energy savings.

Natural gas usage decreased by 26.4%, from FY2007 to FY2008. Heating degree days decreased 5.4% during the period, which helped in the usage decrease, as did repairs to a few of the leaking gas lines.

In overall performance, the center decreased consumption by 14.5% in FY2008; to 95,516 BTU/ GSF/YR, down from 111,652 BTU/GSF/YR the previous year.

Costs

The average cost of electricity increased 12.5% during the period, to $22.02/MBTU ($0.075/ KWH) in FY2008, compared to $19.58/MBTU ($0.067/KWH) in FY 2007.

The average cost of natural gas increased from $7.72/MBTU ($0.008/CF) to $10.96/MBTU ($0.011/CF), a 42.1% increase.

Total energy costs from all sources in FY 2008 were $1,877,464 compared to $1,718,524 in the previous year, a 9.2% increase.

Executive Order 13423 “Strengthening Federal Environmental, Energy, and Transportation Man-agement” 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

EXISTING CONDITIONS - 7

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 build-ings. All proposed construction and renovation projects should be sent to the ESC for review to ensure that they comply with the new energy effi ciency 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.

The FY2003 energy consumption baseline for Gary is 113,368 BTU/GSF. The EO 13423 target is for a 9% reduction in FY2008 which would be 103,165 BTU/GSF. The center has posted a con-sumption of 95,516 BTU/GSF in FY2008, achieving a 15.8% reduction.

The FY2007 water consumption baseline for Gary is 44.12 GAL/GSF. This is the benchmark against which the 2% per year reduction will be measured. Unfortunately, Gary recorded a water intensity of 54.26 GAL/GSF in FY2008, a 23.0% increase.

Staff and students at Gary JCC have done a good job of reducing energy consumption and they could do the same with water by adopting effective water conservation strategies such as the fol-lowing:

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

• Aggressively monitor plumbing fi xtures for leaks and make immediate repairs.

• Ensure that all plumbing fi xtures are set up for minimum water consumption (e.g. low-fl ow shower heads, low-fl ow fl ush valves, and low-fl ow faucet aerators).

• Reduce use of water for site irrigation by effective scheduling of water times and by aiming of sprinkler heads to deliver water only where it is needed (i.e. not onto sidewalks, road-ways, etc.).

Environmental Issues

Gary Job Corps Center has asbestos-containing materials in many buildings. Most of this material is non-friable such as fl oor tile and asbestos cement siding. Friable asbestos-containing materials which can become easily damaged are present in the form of pipe insulation. All asbestos-con-taining materials must be kept in an Operations and Maintenance program to keep them in good condition. Periodic surveillance is required every six months. Records of all asbestos training, asbestos notifi cations, and surveillance of materials must be kept.

Sustainability

New construction, renovations and additions (including CTST projects) as well as Operation and Maintenance practices should comply with Executive Order 13423 as well as the “Guiding Prin-ciples for Federal Leadership in High Performance and Sustainable Buildings.” These practices include: employ integrated design principles; optimize energy performance; protect and conserve water; enhance indoor environmental quality; and reduce environmental impact of materials, as detailed in JCH-814 Section 1.8 High Performance and Sustainable Building Design and in the Department of Labor’s Sustainable Buildings Implementation Plan.

Accessibility Standards

The survey included an accessibility assessment for this center. Of the 118 buildings at the center, 19 are in total compliance. Buildings in compliance include: Gym-Activity Building 02-110, Ba-sic Education Building 5-200, Career Development Center Building 6-105, Dining Hall Building 7-300, and new dormitory buildings. Buildings which are not in compliance are generally defi cient in ADA compliant toilets, door hardware and access ramps to building entrances.

Compliance with accessibility standards will be incorporated based on need, or as major renova-tion projects are developed and new buildings are constructed. These will be in conformance with the Uniform Federal Accessibility Standards (UFAS) or the Americans with Disabilities Act

- Accessibility Guidelines for Buildings and Facilities (ADAAG), and will include provisions for accessibility.

Most of the 59 staff housing buildings are at least partially accessible.

Current and Completed Projects Since the Last Survey

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

Completed

• PY 07 Academic complex 5-200 HVAC system (Regional)

• PY 07 Mechanical Building 6-RH-67 water heater backup (Regional)

In Progress

• PY 07 Renovate fi ve buildings for CTT (Regional)

• PY 08 Gas line extension (Regional)

• PY 08 Gym storm water correction (Regional)

• PY 08 Demolish Building 3-301 (Regional)

• PY 08 Infi rmary compressed air system (Regional)

• PY 08 Dorm 5-103, 5-104, and 5-105 shower renovations (Regional)

• PY 08 Clothing vault HVAC system (Regional)

• PY 08 Mansard re-roofi ng Buildings 7-113 and 7-114 (Regional)

EXISTING CONDITIONS - 8EXISTING CONDITIONS - 8

• PY 08 Dining Hall 7-300 water heater (Regional)

• PY 08 Excess Property Building 11-302 demolition (Regional)

• PY 08 Building 7-102 demolition (Regional)

Health and Life Safety Issues

The DOL National Offi ce has provided funding in the amount of $127,120 to address 54 Health and Life Safety Defi ciencies that were identifi ed during the current survey. All previously funded life safety defi ciencies had been corrected. Also identifi ed were 319 Operations and Maintenance (O&M) Life Safety Defi ciencies including 111 identifi ed on earlier surveys. These defi ciencies are for correction by the center operator without additional funding. See Health and Life Safety Transmittal Letter in Section F-Correspondence Reports.

Summary of Defi ciencies

CURRENT SURVEY PY 08

IA/IIA Health and Life Safety defi ciencies this survey (Funded) $127,120 Cost of correcting unfunded defi ciencies $6,089,125 Total cost of PY 08 defi ciencies $6,216,245

PREVIOUS FUNDED BUT NOT CORRECTED

Previously funded defi ciencies not corrected amount to $1,894,546.

This amount includes $1,150,000 for HVAC improvements in Academic Building 5-200. This project was nearing completion at the time of the February 2009 Facility survey.

See the Defi ciency Analysis in Section C for a breakdown of defi ciencies by classifi cation. Funded But Not Corrected Defi ciencies appear fi rst and Unfunded Defi ciencies follow.

EXISTING CONDITIONS - 9

B Recommendations

Building 7-160 Welding Shop - Ventilation and Electrical Issues

Building 6-RH-6 Dormitory - Shower Tile Issues

Building 7-300 Cafeteria Transformer Deteriorating

Building 7-171 Gas and Water Leak

Status of the Previous (PY05) Plan

The PY 05 Long Range Plan for the Gary Job Corps Center modifi ed the 15-phase PY 99 Plan to group the remaining 13 phases into near term and long term project groups.

NATIONAL

Near Term

Construct two new dormitories similar to Tejas-Guadalupe complex (55,000 GSF) 272 beds; de-molish Buildings 3-300, 3-301, and 3-302 (28,800 GSF) New construction was not funded. Demolition was funded and is in procurement.

Construct new recreation building (21,000 GSF); demolish Pool Hall Building 4-301 (20,170

GSF)

This was not funded. Vacated Dormitory Building 10-221 was converted to recreation.

Construct new hard vocation buildings (26,400 GSF), demolish seven 11-series warehouse/main-tenance buildings (55,000 GSF) The construction of hard vocation buildings was not funded; most automotive vocations were eliminated from the center. Vacant Building 4-351 was renovated for hard vocations. Building 11-302 was funded for demolition; this is in procurement.

Construct new soft vocation building (20,000 GSF); demolish Buildings 5-210, 5-212, and 5-214

(26,537 GSF)

The construction of soft vocation buildings was not funded. Several vacated 7-series former auto-motive vocation buildings were renovated for expanded health occupations.

Long Term

Construct four new dormitory buildings (110,000 GSF) 544 beds, new vocation buildings (50,000 GSF), new education/ learning center/library (45,000 GSF), new administration and CPP build-ings (20,000 GSF), and new security/fi re station and other support buildings Demolish related older buildings. Improve site and infrastructure.

These were not funded.

REGIONAL

Repair gas pipe leaks on site This project was partially completed, addressing a few critical leaks.

RECOMMENDATIONS

RECOMMENDATIONS - 1

Replace HVAC system, inspect and repair metal roof penetrations in Academic Complex Building 05-200 HVAC upgrade was funded and was nearing completion at the time of the February 2009 Facility Survey.

Replace leaking plumbing pipes in dormitory Buildings 5-RH-1, 5-RH-2, and 5-RH-3 This was funded and completed.

Repair roof of Theater Building 06-250 This was funded and completed.

Improve drainage near Pool Hall Building 04-301 and Gym-Activity Building 02-110 This was not funded.

Issues

There are issues inherent in adapting a WWII military base for an educational campus. Signifi cant issues impacting the operations and/or the learning and living environment at the Gary Job Corps Center result from the size and layout of the site, age, and continual deterioration of the center’s existing facilities. The large 457- acre campus (total 733- acre site) burdens the center operator with additional maintenance responsibilities. Distances between functions on this 2-mile long campus create travel time and scheduling problems. Related functions are not necessarily grouped for effi ciency. The center lacks a campus atmosphere and is not pedestrian sensitive. Over 50% of the buildings on campus are WWII-era military buildings that are becoming physically and functionally obsolete.

In order to address the above issues, a Long Range Plan was developed in PY 99 and the fi rst two phases of the 15-phase plan were completed. The plan was modifi ed after the PY 05 Facility Sur-vey and simplifi ed to two stages: near term and long term. New developments that affect the plan include, the reduced resident population (from 1,850 to 1,660) and vocational slots (reduced from 1,522 to 1,162) and the conversion of automotive slots to health occupations slots.

In addition to the overall planning issues, the PY 08 Facility Survey identifi ed additional issues:

• Welding shop ventilation is not operating properly. In addition, six main disconnect switch-es serving the shops are deteriorated and handles are jammed and diffi cult to turn on or off.

• Cafeteria electrical distribution system, transformer and generator are reaching the end of their useful lives.

• In Dormitory Buildings 6-RH-6 and 6-RH-7, showers lack waterproof drywall behind tiles and the tiles are loose and falling.

• Continuing leaks of the natural gas plague the center.

RECOMMENDATIONS - 2

• Automotive vocations were the major vocations at the center. Elimination of automotive and culinary arts vocations and the change in contract strength will require changes in the

Long Range Plan.

• There are still a number of old dormitories that do not meet current Job Corps criteria.

• The 50-year old Pool Hall Building 4-301 is in poor condition, with emergency egress, electrical problems, and is subject to fl ooding.

• There are a number of deteriorated and/or vacant and partially vacant buildings. The for-mer culinary arts building is in good condition (except for coolers and freezers) but vacant.

• There is excess warehouse capacity in 1942-era buildings, remotely located, and many with damaged asbestos siding. Several other buildings also have damaged asbestos siding.

• Campus roads are deteriorated in a number of places.

PY 08 Plan Overview

A long range plan adopted in PY 99 and updated in PY 05 proposed a plan to transform and con-solidate the campus by replacing aging buildings with new buildings placed in more functionally suitable locations on site, and by providing enhanced pedestrian oriented common spaces resulting in a more desirable campus. In addition, the DOL National Offi ce has set a goal to eliminate staff housing as the staff housing at Gary JCC has not been determined to be mission dependent.

Two phases of this 15 phase plan were completed achieving signifi cant improvements in housing, recreation and food service facilities. Six new dormitories constructed between 1998 and 2004 accommodate 816 or 50% of the total 1,610 residents.

The PY 08 Long Range Plan updates the PY 05 plan to accommodate changes in some of the major parameters that include reduced resident population, modifi cations to and reduction of vocational slots, and conversion of hard vocations slots to soft vocations slots that are less space intensive.

The plan aggressively seeks to achieve the most critical goals early, and at a fraction of the previ-ously estimated $83 million cost by strategically selecting actions that would make the greatest difference. Economy would be achieved by tailoring the programs to the reduced residential and vocational strengths and by devolution of building use i.e., adaptive rehabilitation of buildings in good structural condition. Buildings that have become less suitable for demanding uses could be easily made usable for less demanding uses.

Campus Reorganization

The PY 08 Plan organizes the campus to group related functions: housing to the northwest part and center of the site, recreation to the center and southwest, academic and vocational education generally in the middle, CPP to the south and maintenance/warehouse to the east.