The URL can be used to link to this page

Home My WebLink About01-08-2019 Item 10 - Facilities Master Plan Department Name: Public Works Cost Center: 5001 For Agenda of: January 8, 2019 Placement: Study Session Estimated Time: 60 minutes FROM: Daryl R. Grigsby, Director of Public Works Prepared By: Michael J. McGuire, Senior Civil Engineer SUBJECT: FACILITIES MASTER PLAN RECOMMENDATION Receive a presentation and accept the new Facilities Master Plan (Attachment A) for the City of San Luis Obispo. DISCUSSION Adequate, accessible, and safe City facilities are fundamental to providing public services. As a result, San Luis Obispo, like other agencies, conducts occasional Facilities Master Plans to maximize existing facility use, ensure facilities meet the needs of service providers, and prioritize limited funds to the highest need. In addition, it is important to note that many of the facilities studied in this plan are also components of the Funding the Future of SLO discussions. The projects included in Funding the Future of SLO originated from various past planning documents which anticipated projects critical to the City’s future. One of those planning efforts included the Facilities Master Plan. City facilities are not ends unto themselves, but rather are necessary to continued or enhanced city services. It should be noted that Facility projects were one of the largest cost categories in the draft Funding the Future of SLO proposal, Next steps in Funding the Future of SLO is scheduled for Council review on February 5, 2019. In late 2016, the City embarked on the preparation of a new Facilities Master Plan for an analysis of overall long-term building needs and a comprehensive 20-year master plan for the various City facilities. The first Master Plan was authorized by Council in 1987 and completed in November 1988. That Master Plan identified the current and future facility needs of City departments and suggested alternatives based on a thorough analysis of the existing facilities and input from City staff. The first Facilities Master Plan was initiated in 1988 and analyzed city facility needs through 2010. In that time, and in direct response to the Master Plan, new facilities were constructed that addressed the needs at that time, while some City facilities were abandoned, or were demolished to make way for new development . Considering the changes, staff determined that the 1988 document was no longer relevant and applicable, and a new Master Plan was necessary to address the future needs of the City and provide a plan for modifying and adding new public facilities as the City changes and gr ows. It should be noted, however, that the 1988 Master Plan was instrumental in enabling the city to provide public services during the time horizon of the Packet Pg. 129 Item 10 study, as recommendations were implemented as necessary and affordable. In Spring 2017, the City authorized Ten Over Studio Inc. (Ten Over) of San Luis Obispo to proceed with the tasks necessary for the creation of an updated Master Plan document. Over the last year and a half, Ten Over has conducted interviews with department directors, managers and City staff to determine current and future staff ing levels. This provided valuable information in determining if the current facilit ies can accommodate increased staffing levels or if expansion is required. Ten Over, with assistance from the City Facilities Maintenance staff, inspected all the City facilities identified in the Master Plan for assessment of the building shell s. This was to assess facility condition as well as the structure’s capacity for remodel or expansion. Also, they studied the 1988 Master Plan to see if the facility improvements recommended in the Plan had been implemented and to determine if the Plan recommendations were still relevant and viable for now and in the future. The Facilities Master Plan provides an evaluation of the exist ing facilit y condition, along with the current organization and staffing. It presents future program demands, staffing patterns, space requirements, and anticipated facility needs, along with an assessment of whether each facility is adequate as-is for future use, expansion of each facility is feasible, or if relocation will be required for the on-going operations of each facility. If alternative solutions were identified for a facility, probable costs were given for implementation of those solutions. The Master Plan goes into great details about facilities and the purpose of the staff report is to provide a general outline and provides a recommendation of the highest priority projects. The following are assumptions, findings, and conclusions of the Fac ility Master Plan. 1. The total area of space owned, managed and maintained by the city is 221,000 square feet 2. The highest priority projects are recommended for construction in the 2019 -29 horizon, medium for 2030-39 for medium, and lowest priorities are 2040 and beyond, 3. For future discussion purposes, the High and Medium Priority projects are included in the current draft Funding the Future of SLO proposal. 4. Given the time frames for consideration, there are long -term assumptions about staff increases. None of the staff increases are assumed in the short-term given the current Financial Health Response Plan. 5. Some of the Parks and Recreation projects will be discussed more in-depth in the upcoming Parks and Recreation Master Plan. 6. Some of the findings, particularly those included in the Operational Assessment for each building, will be considered for inclusion in the City’s Major Facility Replacement Annual Capital maintenance fund in the CIP. 7. Outside smaller items potentially included in upcoming CIP budgets, mo st the costs identified in the Facility Master Plan are beyond existing city resources, and thus will be included in proposals for additional funding, such as Funding the Future of SLO . Packet Pg. 130 Item 10 As identified in Section 3 of the report, the following facilities were deemed highest priority for the 2019 to 2029 time period: Department Facility Project Type Police Department • Police Headquarters replacement (not included in this Master Plan) • New Facility Fire Department • Fire Headquarters Maintenance Building and EOC • Fire Station No. 2 • New Facilit ies Parks and Recreation • Emerson Park Restroom • Mission Plaza Restroom • Sinsheimer Baseball Stadium Concessions and Restrooms • New Facility • New Facility • Renovation Public Works • Corporation Yard Campus • New Facilities The above High Priority projects are all included in the current draft list of projects in Funding the Future of SLO. Some City facilities were not included for assessment in the Master Plan Update as there were either recent assessment reports already prepare d by others for these structures, or they are currently undergoing independent assessments, or the highly technical nature of the operations they house precluded them from this general assessment, or plans are currently underway to replace or upgrade the facility. The table below shows what facilities were included and excluded in this Facilities Master Plan. City of San Luis Obispo Facilities Facilities Included in this Master Plan Facilities Not Included in this Master Plan 1. City Hall 2. CDD/PW – 919 Palm Street 3. Fire Headquarters Campus 4. Fire Stations 2, 3 & 4 5. Parks & Recreation Administration 6. Ludwick Community Center 7. Senior Center 8. SLO Swim Center 9. Utilities Administration 10. Corporation Yard Campus 1. City/County Library 2. Jack House 3. Laguna Lake Golf Course Pro Shop 4. Little Theater (Old Library) 5. Meadow Park Community Building 6. Police Headquarters Station 7. Sinsheimer Baseball Stadium 8. Water Resource Recovery Facility (WRRF) 9. Whale Rock Reservoir Office 10. Water Treatment Plant (WTP) Packet Pg. 131 Item 10 Some of the policy questions for potential Council consideration at the Study Session include: 1. Should staff continue to show Public Facility projects within the current draft list of projects in Funding the Future of SLO? 2. If so, are there additional considerations on ways to demonstrate the need for and value of Public Facility projects? 3. Does Council agree – in concept – with the Highest priority projects? POLICY CONTEXT The recommended action follows a previously established Facilities Master Plan available for the preparation of future CIP financial plans. Facility Master Planning is considered a best practice as it provides a plan for how the city should prioritize public resources to maintain, modify, or replace public facilities. PUBLIC ENGAGEMENT Facility Master Plans are largely an administrative tool to assist City Staff and decision makers with making informed decisions about the allocation of funds during the CIP process. No public engagement was done for the Facilities Master Plan as this is a planning tool to be used by Council and City staff for development of future CIP projects involving City facilities . Future decisions that implement the facility recommendations of this report would include public engagement and community involvement as appropriate. In addition, to the extent these projects are a component of Funding the Future of SLO, these projects will proceed through community engagement process developed for that effort. CONCURRENCE The Facilities Master Plan includes input and received concurrence from City Department Directors whose facilities are included in this Plan. ENVIRONMENTAL REVIEW This project is categorically exempt from environmental review under the California Environmental Quality Act per CEQA Guidelines Sec. 15262 (Feasibility and Planning Studies). Packet Pg. 132 Item 10 FISCAL IMPACT Budgeted: No Budget Year: Not Applicable Funding Identified: No Fiscal Analysis: Funding Sources Current FY Cost Annualized On-going Cost Total Project Cost General Fund N/A 0 State 0 Federal 0 Fees 0 Other: 0 Total 0 There is no fiscal impact pertaining to the action before Council. All projects resulting from the implementation of the Facilities Master Plan will be included in the budget and capital improvement plan as part of future Financial Planning efforts. ALTERNATIVE The study session does not require formal action by the Council. The issues addressed in the report are under the discretion of the Council and as such, the Council can offer alternatives to staff’s recommendation or proposed actions. Attachments: a - FACILITIES MASTER PLAN Packet Pg. 133 Item 10 FACILITIES MASTER PLANDecember 10, 2018Packet Pg. 134Item 10 TABLE OF CONTENTSCITY OF SAN LUIS OBISPO - FACILITIES MASTER PLAN SECTION 1 - INTRODUCTIONExecuƟ ve SummaryCity FaciliƟ es Master Plan DiagramCity FaciliƟ es MapAcknowledgmentsSECTION 2 - FACILITIES MASTER PLANNINGCity HallCommunity Development and Public Works AdministraƟ onFire Headquarters CampusFire StaƟ on No. 1Maintenance BuildingFire StaƟ on No. 2Fire StaƟ on No. 3Fire StaƟ on No. 4Parks & RecreaƟ on AdministraƟ onLudwick Community CenterSenior CenterSLO Swim CenterUƟ liƟ es AdministraƟ onCorporaƟ on Yard CampusOperaƟ on CenterMaintenance BuildingWash Bays and Fueling StaƟ onWastewater BuildingSECTION 3 - IMPLEMENTATIONPrioriƟ zaƟ on of FaciliƟ es Master Plan Update ProjectsCapital Improvement Budgets and Time linesSECTION 4 - ASSESSMENT City HallCommunity Development and Public Works AdministraƟ onFire Headquarters CampusFire StaƟ on No. 1Maintenance BuildingTraining TowerWarehouseEmergency CommunicaƟ on CenterFire StaƟ on No. 2Fire StaƟ on No. 3Fire StaƟ on No. 4Parks & RecreaƟ on AdministraƟ onLudwick Community CenterSenior CenterSLO Swim CenterUƟ liƟ es AdministraƟ onCorporaƟ on Yard CampusOperaƟ on CenterMaintenance BuildingWarehouseWash Bays and Fueling StaƟ onWastewater BuildingAPPENDIX A - PROJECT DATACity HallCommunity Development and Public Works AdministraƟ onFire Headquarters CampusFire StaƟ on No. 1Maintenance BuildingTraining TowerWarehouseEmergency CommunicaƟ on CenterFire StaƟ on No. 2Fire StaƟ on No. 3Fire StaƟ on No. 4Parks & RecreaƟ on AdministraƟ onLudwick Community CenterSenior CenterSLO Swim CenterUƟ liƟ es AdministraƟ onCorporaƟ on Yard CampusOperaƟ on CenterMaintenance BuildingWarehouseWash Bays and Fueling StaƟ onWastewater BuildingAPPENDIX B - OTHER REPORTS1988 FaciliƟ es Master Plan City Hall Space EvaluaƟ on and RecommendaƟ on ReportCity Hall Human Resources and Finance DepartmentsImprovement PlansCommunity Development Department Space EvaluaƟ on and RecommendaƟ on ReportFaciliƟ es Accessibility SurveyFire Department Fire Service Master PlanFire Department Fire Service Master Plan UpdatePacket Pg. 135Item 10 TABLE OF CONTENTS CITY OF SAN LUIS OBISPO - FACILITIES MASTER PLAN UPDATE THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 136Item 10 1.0 EXECUTIVE SUMMARY 5EXECUTIVE SUMMARYFACILITIES MASTER PLAN UPDATE PURPOSEThe City of San Luis Obispo occupies over 221,000 Square footage of building space for municipal, public safety, community and maintenance funcƟ ons. The City commissioned a FaciliƟ es Master Plan, which was completed in 1988. The Plan assessed, reported ﬁ ndings, and made recommendaƟ ons for all of the City owned buildings and faciliƟ es in service up to 1988.In 2017, the City hired Ten Over Studio to update the exisƟ ng FaciliƟ es Master Plan to help the City beƩ er inform and guide future capital improvements, maintenance, renovaƟ ons, expan-sions and/or replacement needs of City owned faciliƟ es.FACILITIES MASTER PLAN UPDATE APPROACHThe goal of the update to the FaciliƟ es Master Plan is to beƩ er understand if the exisƟ ng City faciliƟ es sƟ ll meet their original purpose and what each facility might require to conƟ nue to serve the community of San Luis Obispo. Once assessed, each City facility will have unique needs, deﬁ ciencies and opportuniƟ es. The FaciliƟ es Master Plan Update evaluates the programmaƟ c, services, staff , and community needs and uses at the following faciliƟ es:• Community Development and Public Works AdministraƟ on (919 Palm Street)• City Hall• CorporaƟ on Yard Campus o OperaƟ ons Center o Maintenance Building o Warehouse Building o Wash Bays and Fueling StaƟ on o Waste Water Building• Fire Headquarters Campus o Fire StaƟ on No. 1 and EOC o Emergency CommunicaƟ ons Center o Maintenance Building o Warehouse Building o Fire Training Tower• Fire StaƟ on No. 2• Fire StaƟ on No. 3• Fire StaƟ on No. 4• Ludwick Community Center• Parks and RecreaƟ on AdministraƟ on• Senior Center• SLO Swim Center• UƟ liƟ es AdministraƟ onThe following City faciliƟ es were assessed by other consultant teams. These reports and studies are included in the appendices:• City/County Library• Historic Jack House • Laguna Lake Pro Shop• LiƩ le Theater (Old Library)• Meadow Park Building• Police Headquarters StaƟ on• Sinsheimer Baseball Stadium• Water Resource Recovery FacilityThe City hired Disability Access Consultants to prepare an accessibility compliance and deﬁ ciencies assessment on all the City faciliƟ es. The Dissability Access Consultants ﬁ ndings and soluƟ ons are included in the appendices.The recommendaƟ ons of the FaciliƟ es Master Plan Update take into account the ﬁ ndings and recommendaƟ ons of the Fire Master Plan com-missioned by the City in 2009 and prepared by CityGate Associates.In 2017, the City commissioned an update to the Parks and RecreaƟ on Master Plan and General Plan Element, which is sƟ ll in development and separate from the FaciliƟ es Master Plan Update.San Luis Obispo City HallPacket Pg. 137Item 10 1.0 EXECUTIVE SUMMARY 6FACILITIES MASTER PLAN UPDATE PROCESSPROGRAMMATIC AND OPERATIONALASSESSMENTThe Ten Over Studio team worked with the City to schedule stakeholder interviews with eachdepartment/group who worked at each City facil-ity. The interviews were accompanied with a tour of each work area, ancillary spaces, and storage spaces.The programmaƟ c and operaƟ onal assessment idenƟ ﬁ ed and evaluated the current space uƟ liza-Ɵ on and idenƟ ﬁ ed future space needs of each City facility to support:• Daily operaƟ ons• Community uses• Emergency operaƟ ons• Training and meeƟ ng• Specialty operaƟ ons, uses and events• Specialty equipment• Storage• CommunicaƟ on, computer, and radio equipment• Parking (staff and departmental)Each interview included a detailed discussion on site/building access and security concerns. An understanding of current and future staffi ng needs was established using the stakeholder interview process along with a review of the organizaƟ onal charts of each department/group. From the programmaƟ c and operaƟ onal assess-ment, the Ten Over Studio team was able to develop a detailed understanding of the City's staffi ng and space needs for each facility. As part of the operaƟ onal and programmaƟ c assessment, the Ten Over Studio team developed a staffi ng and/or space needs matrix for each department/facility to show our ﬁ ndings and recommendaƟ ons. BUILDING ENVELOPE CONDITION ASSESSMENT The Ten Over Studio team worked with the City to assess the condiƟ on of the building exterior components for each City facility. The assessment included visually reviewing the exisƟ ng condiƟ ons of the exterior walls, soffi ts, awnings, windows, doors, and rooﬁ ng. We did not review the exterior stairs or ramps as the Disability Access Consultants' Accessibility Assessment Report covered these items in great detail for code compliance and recommendaƟ ons.We visually evaluated each exterior material and component to determine if there was evidence of weather/water intrusion, deterioraƟ on of the materials, and if replacement was needed.No destrucƟ ve tesƟ ng was a part of this assess-ment, only visual observaƟ on and the use of as-built drawings of each facility, which were provided by the City.Fire StaƟ on No. 2 Apparatus Bay ProgrammaƟ c and OperaƟ onal Space AssessmentProgrammaƟ c and OperaƟ onal Space Assessment at the SLO Swim Center Pool Equipment RoomPacket Pg. 138Item 10 1.0 EXECUTIVE SUMMARY 7FACILITIES MASTER PLANNINGThe Ten Over Studio team developed diagrammaƟ c site and building studies to deﬁ ne the space needs idenƟ ﬁ ed during the operaƟ onal and programmaƟ c assessment. Through these studies, we were able to show the general scope of what is needed in each facility, whether it be tenant improvements, renovaƟ ons, remodels, expansions, and/or new buildings. These preliminary studies were used to build the recommendaƟ ons for each facility.The FaciliƟ es Master Planning task focused on developing a comprehensive approach to each facility that incorporates the assessment informa-Ɵ on gathered. The preliminary studies included a descripƟ ve narraƟ ve of the needs of each facility that may not be graphically represented such as:• Building systems condiƟ on informaƟ on as provided by the City. Infrastructure age and deﬁ ciencies – structure, mechanical, plumbing, ﬁ re protecƟ on,electrical, emergency power, communicaƟ ons, security, etc.• Zoning and general plan requirements• OperaƟ onal needs and deﬁ ciencies• Resource effi ciencies – energy, water, space• Building code and OSHA workplace compliance issues• Easements, setbacks, and other site constraintsSustainability, energy, and resource conservaƟ on design criteria is desired at all City faciliƟ es. This criteria is contained in the City's Climate AcƟ on Plan.With the wriƩ en descripƟ ve narraƟ ves and graph-ic studies, the Ten Over Studio team tested the viability of the proposed recommendaƟ ons and potenƟ al soluƟ ons for each facility. We applied best pracƟ ces for site and building design and Senior Center Building CondiƟ on Assessment of the RoofFaciliƟ es Master Planning - RecommendaƟ ons for Expansion and RenovaƟ on for Fire Headquarters CampusPacket Pg. 139Item 10 1.0 EXECUTIVE SUMMARY 8workplace wellness criteria. This master faciliƟ es planning evaluaƟ on process idenƟ ﬁ ed important key factors such as:• How well does the exisƟ ng facility ﬁ t within site constraints of the property? Are there areas for potenƟ al expansion?• Are there opportuniƟ es for consolidaƟ on?• What is the expected life span of exisƟ ng infrastructure and equipment. What needs to be replaced?• How well do the exisƟ ng facility serve the City staff and the public? Is renovaƟ on needed?• How well does the exisƟ ng building access points work?• Is there adequate parking and public access?• Is there space for construcƟ on staging and lay down?• Will temporary faciliƟ es be required? Can work be achieved with creaƟ ve phasing or temporary relocaƟ on?• How best to meet and balance the goals and values of the City of San Luis ObispoCAPITAL IMPROVEMENT PROJECT BUDGET AND TIME LINESA project budget was developed for each facility. To establish the construcƟ on costs for facility, we used a unit cost per square foot approach. These costs vary depending on the scope and nature of improvements recommended for each facility.The overall project budget reﬂ ects both hard and soŌ costs. The soŌ budgets included assumpƟ ons for professional fees, permit fees, special inspec-Ɵ ons costs, construcƟ on management costs, tem-porary faciliƟ es costs, and design conƟ ngencies for each facility. ConstrucƟ on market escalaƟ ons and other owner costs for each proj-ect were included.The City was asked to provide budgets for project administraƟ on, equipment, furnishing, and other owner systems for the project budget.The conceptual project budgets are an opinion of probable costs on hard construcƟ on costs using recent bid results and construcƟ on market indi-cators within the County of SLO and neighboring central coast communiƟ es for similar sized public faciliƟ es at the Ɵ me of publicaƟ on of this FaciliƟ es Master Plan Update, which is December 2018.The Ɵ me line for each project uses a 1 to 20+ year implementaƟ on Ɵ me line based on the City’s desired prioriƟ zaƟ on for their capital improvement plan.PRIORITIZATION OF CAPITAL IMPROVEMENT PROJECTSThe implementaƟ on strategy for each facility and campus was reviewed and approved by the City staff and stakeholders working on this Update with the Ten Over Studio team. The City used the assessment data and recommendaƟ ons to build the prioriƟ zaƟ on for each capital project. The City took into account many factors such as: • Building systems and infrastructure age and deﬁ ciencies – structural, mechanical, plumbing, ﬁ re protecƟ on, electrical, emergency power, communicaƟ ons, security, etc.• Life safety compliance and deﬁ ciencies• Building code, ADA compliance, and deﬁ ciencies• Resource effi ciencies – energy, water, space• OperaƟ onal needs and deﬁ ciencies• Triple BoƩ om LineFACILITIES MASTER PLAN UPDATE DOCUMENTThe FaciliƟ es Master Plan Update is a document that the City will use as a comprehensive vision and planning guidebook. This FaciliƟ es Master Plan Update has incorporated all the data gathered and materials developed as part of this document. This document was organized for ease of use by City staff .We incorporated four rounds of City review of the FaciliƟ es Master Plan Update document. We have addressed and incorporated comments from the City project team and project stakeholders from each round of review.The FaciliƟ es Master Plan Update document and materials were presented back to the City stakeholders throughout the project to gain feedback. The FaciliƟ es Master Plan Update is a living document. As projects are implemented, the City will update the FaciliƟ es Master Plan to show accomplishments and what sƟ ll needs to be done.Packet Pg. 140Item 10 1.1 CITY FACILITIES MASTER PLAN DIAGRAM 9FIRE HEADQUARTERS campusFIRE DEPARTM EN T PUBLIC WORKSP A R K S & RECREATION ADMINISTRATION- FIRE STATION NO.1 & EOC- EMERGENCY COMMUNICATION CENTER- MAINTENANCE BUILDING- FIRE TRAINING TOWER- WAREHOUSE BUILDING- MAINTENANCE BUILDING- OPERATIONS CENTER- WAREHOUSE BUILDING- FUELING STATION & WASH BAYS- WASTEWATER BUILDINGFIRE STATION NO.2FIRE STATION NO.3FIRE STATION NO.4PARKS & RECREATIONADMINISTRATIONLUDWICK COMMUNITYCENTERSENIOR CENTERSLO SWIM CENTERcommunity development &public works administrationCITY HALLUTILITIES ADMINISTRATIONCORPORATION YARDThe FaciliƟ es Master Plan Update evaluated the City faciliƟ es idenƟ ﬁ ed above. There are a number of City faciliƟ es that were assessed separately. These faciliƟ es are included in the Appendices. • City/County Library• Historic Jack House• Laguna Lake Pro Shop• LiƩ le Theater (Old Library)• Meadow Park Building• Police Headquarters StaƟ on• Sinsheimer Baseball Stadium• Water Resource Recovery FacilityPacket Pg. 141Item 10 1.1 CITY FACILITIES MASTER PLAN DIAGRAM 10THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 142Item 10 1.2 CITY FACILITIES MAP 11LEGEND1 CITY HALL 990 Palm St2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 Palm St3 LUDWICK COMMUNITY CENTER 864 Santa Rosa St4 SENIOR CENTER1445 Santa Rosa St5 PARKS & RECREATION ADMINISTRATION1341 Nipomo St8 FIRE STATION NO. 2126 N Chorro St11 UTILITIES ADMINISTRATION879 Morro St16 POLICE DEPARTMENT HEADQUARTERS1042 Walnut StSAN LUIS OBISPO - NORTHERN SECTION425113116HWY 101HWY 101FOOTHILL BLVDHWY 1 81125431816NPacket Pg. 143Item 10 1.2 CITY FACILITIES MAP 12LEGEND6 SLO SWIM CENTER 900 Southwood Dr7 FIRE HQ CAMPUS Fire StaƟ on No. 1 and EOC, Maintenance Building, Warehouse Building, Fire Training Tower, Emergency CommunicaƟ on Center 2160 Santa Barbara Ave9 FIRE STATION NO. 3 1288 Laurel Ln10 FIRE STATION NO. 41395 Madonna Rd12 CORPORATION YARD CAMPUSOperaƟ ons Center, Maintenance Building, Waste Water Building, Wash Bays and Fueling StaƟ on, Warehouse25 Prado Rd13 LAGUNA LAKE GOLF COURSE11175 Los Osos Valley RdNSAN LUIS OBISPO - SOUTHERN SECTION1569121017HWY 10113HWY 101LOS OS OS V ALL E Y R D147 14 WATER RESOURCE RECOVERY FACILITY35 Prado Rd15 MEADOW PARK2251 Meadow St17 SINSHEIMER BASEBALL FIELD900 Southwood Dr679101213141517Packet Pg. 144Item 10 1.2 CITY FACILITIES MAP 13HWY 101SANTA R OS A STMARSH STPACIFIC STHIGUERA STMONTEREY STPALM STREETOSOS ST MOR R O ST CHO R R O ST NIPO M O STHIGH ST42531SAN LUIS OBISPO - DOWNTOWN CORELEGEND1 CITY HALL990 Palm St2 919 PALM STREET919 Palm St3 LUDWICK COMMUNITY CENTER864 Santa Rosa St4 SENIOR CENTER1445 Santa Rosa St5 PARKS & RECREATION ADMINISTRATION1341 Nipomo St11 UTILITIES ADMINISTRATION879 Morro St 16 POLICE DEPARTMENT HEADQUARTERS1042 Walnut St1611N43521161118 CITY/COUNTY LIBRARY995 Palm St19 HISTORIC JACK HOUSE536 Marsh St20 LITTLE THEATER888 Morro St191820191820Packet Pg. 145Item 10 1.2 CITY FACILITIES MAP 14THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 146Item 10 1.3 ACKNOWLEDGEMENTSCITY OF SAN LUIS OBISPO - FACILITIES MASTER PLAN UPDATE 15The FaciliƟ es Master Plan Update could not have been possible without the contribuƟ on of many City staff and facility stakeholder input. We want to recognize the contribuƟ on of the following folks:ADMINISTRATIONDerek JohnsonShannon SimsHeather GoodwinCITY ATTORNEY'S OFFICEChrisƟ ne DietrickKelly WhiteJon AnsolabehereCOMMUNITY DEVELOPMENTCori RyanFIRE DEPARTMENTGarret OlsonJames BlaƩ lerBob BissonRodger MaggioJeff GaterFINANCE DEPARTMENTXenia BradfordHUMAN RESOURCESSharon SeitzMonica IronsINFORMATION TECHNOLOGY DEPARTMENTSteve SchmidtMiguel GuardadoPARKS AND RECREATION DEPARTMENTDevin Hyﬁ eldLindsey StephensonShawn TuckerDavid SeƩ erlundMarƟ ReynoldsPUBLIC WORKS DEPARTMENTMike McGuireDaryl GrigsbyAndrew CollinsGreg CruceMaƩ HornJake HudsonManny GuzmanCarlos RuelasJeff HendricksIsaac ShuckRon CombsPOLICE DEPARTMENTChris StaleyUTILITIES DEPARTMENTMichelle BulowTEN OVER STUDIO, INC.Candice WongJulianna WildKate ZovichLewis DosƟ neMaƩ hew EdwardsPacket Pg. 147Item 10 1.3 ACKNOWLEDGEMENTS CITY OF SAN LUIS OBISPO - FACILITIES MASTER PLAN UPDATE 16THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 148Item 10 2.0 FACILITIES MASTER PLANNING 17FACILITIES MASTER PLANNINGThe City of San Luis Obispo occupies over 221,000 square feet of building space for municipal, public safety, community and maintenance funcƟ ons. The City commissioned a FaciliƟ es Master Plan, which was completed and issued in 1988. The Plan assessed, reported ﬁ ndings, and made rec-ommendaƟ ons for all of the City owned buildings and faciliƟ es in service up to 1988.In 2017, the City hired Ten Over Studio to update the exisƟ ng FaciliƟ es Master Plan to help the City beƩ er inform and guide future capital improvements, maintenance, renovaƟ ons, expan-sions and/or replacement needs of City owned faciliƟ es.The Ten Over Studio team developed diagram-maƟ c site and building studies to deﬁ ne the space needs idenƟ ﬁ ed during the operaƟ onal and OperaƟ ons and ProgrammaƟ c Analysis and IniƟ al Space Planning Diagram for Maintenance Building at the CorporaƟ on YardprogrammaƟ c assessment. Through these studies, we were able to show the general scope of what is needed in each facility, whether it be tenant im-provements, renovaƟ ons, remodels, expansions, and/or new buildings. These preliminary studies were used to build the recommendaƟ ons for each facility.The FaciliƟ es Master Planning task focused on developing a comprehensive approach to each facility that incorporates the assessment informa-Ɵ on gathered. The preliminary studies included a descripƟ ve narraƟ ve of the needs of each facility that may not be graphically represented such as:• Building systems condiƟ on informaƟ on as provided by the City. Infrastructure age and deﬁ ciencies:• structural, mechanical, plumbing, ﬁ re protecƟ on, electrical, emergency power, communicaƟ ons, security, etc.• Zoning and general plan requirements• OperaƟ onal needs and deﬁ ciencies• Resource effi ciencies – energy, water, and space• Building code and OSHA workplace compliance issues• Easements, setbacks, and other site constraintsSustainability, energy, and resource conservaƟ on design criteria is desired at all City faciliƟ es. This criteria is contained in the City's Climate AcƟ on Plan.With the wriƩ en descripƟ ve narraƟ ves and graph-ic studies, the Ten Over Studio team tested the viability of the proposed recommendaƟ ons and potenƟ al soluƟ ons for each facility. We applied best pracƟ ces for site and building design and workplace wellness criteria. The master faciliƟ es planning evaluaƟ on process idenƟ ﬁ ed important key factors such as:• How well does the exisƟ ng facility ﬁ t within site constraints of the property? Are there areas for potenƟ al expansion?Packet Pg. 149Item 10 2.0 FACILITIES MASTER PLANNING 18Site OperaƟ ons Analysis with RenovaƟ on and Expansion OpƟ ons at Fire Headquarters CampusProgrammaƟ c and OperaƟ onal Space Assessment at City Hall• Are there opportuniƟ es for consolidaƟ on?• What is the expected life span of exisƟ ng infrastructure and equipment. What needs tobe replaced?• How well does the exisƟ ng facility serve the City staff and the public? Is renovaƟ on needed?• How well do the exisƟ ng building access points work?• Is there adequate parking and public?• Is there space for construcƟ on staging and lay down?• Will temporary faciliƟ es be required? Can work be achieved with creaƟ ve phasing or temporary relocaƟ on?• How best to meet and balance the goals and values of the City of San Luis ObispoThe City hired Disability Access Consultants to prepare an ADA compliance and deﬁ ciencies assessment on all the City faciliƟ es. We have included the Disability Access Consultants ﬁ ndings and soluƟ ons as part of the FaciliƟ es Master Plan appendices.The recommendaƟ ons of the FaciliƟ es Master Plan take into account the ﬁ ndings and recom-mendaƟ ons of the Fire Master Plan commissioned by the City in 2009 and prepared by CityGate Associates.In 2017, the City commissioned an update to the Parks and RecreaƟ on Master Plan and General Plan Element Update, which is sƟ ll in develop-ment and is a separate document from the Facil-iƟ es Master Plan. It is anƟ cipated that the Parks and RecreaƟ on Department will be ready with their report around December 2019.Packet Pg. 150Item 10 2.1 CITY HALL 990 PALM STREET PAGE 19ExisƟ ng City Hall CampusExisƟ ng City Hall DiagrammaƟ c Floor PlansPROJECT STRATEGYFACILITYIn 1988, City Hall was assessed and included in the City Facility Master Plan. RecommendaƟ ons at the Ɵ me included a proposed expansion of City Hall to grow from 18,000 SF to 38,000 Square feet by the year 2010.Throughout the years since the assessment, the City has performed interior improvements and upgrades to keep the building well maintained.Major improvements were implemented in the late 1990s included a complete seismic retroﬁ t, replacement of the mechanical equipment, re-moval of asbestos, the addiƟ on of a ﬁ re protec-Ɵ on system, and an emergency generator for back-up power. AddiƟ onal improvements included work to the interior and exterior of the building to comply with the ADA.In 2008 and 2015, the City Clerk and City Adminis-traƟ ve offi ces in the East and West Wings were renovated to implement best pracƟ ces for ergonomic furnishings and offi ce space standards. These standards were applied to the design of the Finance Department and HR Department interior work space renovaƟ ons. Both renovaƟ ons were completed in 2018.Due to the historic signiﬁ cance of the building, no major alteraƟ ons or renovaƟ ons have been made to the exterior of the building. Maintenance to the roof included the cleaning and re-installaƟ on of the original clay roof Ɵ les over new waterprooﬁ ng below. A majority of the exterior building materials, including the art deco ceramic Ɵ le panels and decoraƟ ve bronze entry doors are original. FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with each City department. Each City department conducted a tour and pointed out elements key to their work space and operaƟ onal needs.These program meeƟ ngs resulted in idenƟ fying many reoccurring issues, which include the lack of meeƟ ng spaces, lack of natural light and poor venƟ laƟ on. These were also issues documented in 1988.Security concerns, lack of meeƟ ng spaces, the desire for a common training room, undersized work spaces, the need for an improved break room, and a wellness facility were consistent concerns raised by all departments.COUNCILCHAMBERSOSOS STREETPALM STREETCLERK OFFICESCITY ADMINISTRATIONHEARINGROOMFINANCECITY ATTORNEYHUMAN RESOURCESMAINTENANCEOFFICESINFORMATIONTECHNOLOGYEXISTINGOLD LIBRARYEXISTING CITY HALLPacket Pg. 151Item 10 PAGE 202.1 CITY HALL 990 PALM STREET City Hall Campus Site PlanCity Hall RenovaƟ on Floor PlansOverall, to accommodate current staffi ng levels and allow for future growth, City Hall will need to expand to address all of the current and anƟ cipated staffi ng and space needs.RECOMMENDATIONSThere is a need for expansion at City Hall in order to accommodate the exisƟ ng space needs and future growth of all departments. The facility currently houses 66 employees and future growth anƟ cipates that number will grow to approximately 90. The Old Library is currently underuƟ lized and provides an opportunity to build a new City Hall Annex to relieve pressure from the Historic City Hall. Moving a majority of the departments to a New Annex Building and uƟ lizing exisƟ ng City Hall as a public place for customer relaƟ ons and public outreach might be a viable soluƟ on for the conƟ nued use by the City for AdministraƟ on, Training and MeeƟ ng Spaces, and InformaƟ on Technology Offi ces. (N) HR OFFICES WITH CONFERENCE ROOM (E) CONFERENCEROOM(E) M (E) M(E) CLERK OFFICES(E) CITY ADMINUPPER LEVELRENOVATE (E) COUNCIL CHAMBERS(N) COUNCIL OFFICES & SUPPORT SPACES(N) ELEVATOR(E) STAIRS(N) ELEVATOR(E) STAIRS(E) IT WAREHOUSE(N) CONFERENCE ROOM(N) CONFERENCE ROOM(N) INFORMATIONTECHNOLOGY OFFICES(N) TRAINING ROOM(E) EQUIP.(E) MPOEMWLOWER LEVEL(N) IT EQUIP.(E) CITY PARKINGPALM STREET(E) CITY HALL(N) CITY ANNEX TO INCLUDE-Public Work Department Offices-Finance Department Offices-Break Room-Wellness Room-Facilities and Maintenance Offices-City Attorney OfficesOSOS STREET(E) CITY PARKINGPOSSIBLE (N)CITY ANNEX BUILDING LOCATION(E) BUILDINGPOSSIBLE (N)CITY ANNEX BUILDING LOCATIONPacket Pg. 152Item 10 2.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKSADMINISTRATION 919 PALM STREET PAGE 21Community Development and Public Works AdministraƟ onPROJECT STRATEGYFACILITYBuilt in 2004 on the corner of Morro Street and Palm Street, the Community Development offi ces are built as a part of a public parking structure. This project was designed to generate revenue for the City by leasing out the offi ce space. The City decided to occupy this facility to allow Public Works to move over at a later date.In 2016, the exisƟ ng facility housing the Public Works Department was demolished to make way for a new development. The Department was moved to 919 Palm, increasing the number of per-sonnel in the offi ce from the intended 68 to 80. FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with each City department. The Community Development Department conducted a tour of the enƟ re facility and pointed out elements key to their work space and operaƟ onal needs. Our team also visited the lease space that Advanced Planning occupies, which is in a separate, but nearby facility.These program meeƟ ngs resulted in idenƟ fying many reoccurring issues, which include the lack of meeƟ ng spaces, which was an issue documented in 1988 as well.Security concerns, the desire for a common training room, undersized work spaces, the need for an improved wellness facility were consistent concerns raised by all departments.There is parking both below and above the offi ces within the parking structure. This limits the ExisƟ ng DiagrammaƟ c Floor PlanopportuniƟ es for growth and expansion. The overcrowding within the facility will only con-Ɵ nue to become a greater issue as the number of personnel for both public works and community development is anƟ cipated to grow to approximately 100.There are currently make shiŌ workstaƟ ons in the copy room and work room. All storage spaces within Community Development and Public Works require further assessment to ensure they’re being used effi ciently. ShiŌ s in staffi ng have revealed that many staff members move to other departments, but leave their projects ﬁ les stored at this locaƟ on. There is a lot of ﬁ le purging needed that would open up more storage for current staff .CONFERENCE ROOMCONFERENCE ROOMGISPUBLIC WORKSCOMMUNITY DEVELOPMENTCONFERENCEROOMPUBLIC COUNTERLOBBYPALM STREETMORRO STREETPacket Pg. 153Item 10 PAGE 222.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREETRECOMMENDATIONSThe lack of space issues at this facility led the City to commission an assessment prepared by RavaƩ Architecture in 2016 to develop soluƟ ons for accommodaƟ ng more staff within the conﬁ nes of the exisƟ ng exterior walls. This report was limited to reconﬁ guraƟ on of the interior work space and did not increase the number of possible workstaƟ ons or offi ces.The Ten Over Studio team recommends that the City look to move one enƟ re department out of this facility to allow the other department to expand as demand for services increases. There would be room at the City Hall Annex Building to accommodate one of these two departments. Community Development and Public Works AdministraƟ onRenovaƟ on Floor PlanPacket Pg. 154Item 10 2.3.1 FIRE HEADQUARTERS CAMPUS2160 SANTA BARBARA AVENUE PAGE 23ExisƟ ng Fire Headquarters CampusPROJECT STRATEGYFACILITYIn the early 1990’s, the City acquired the old Southern California Edison facility located at 2160 Santa Barbara Avenue and started planning the design of the new ﬁ re headquarters campus. The new Fire Headquarters StaƟ on and Fire Training Tower were completed in 1996. The exisƟ ng maintenance building was a part of the original Southern California Edison site. The Fire Depart-ment reused this building for their maintenance operaƟ ons.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Fire Department. The Fire Department conducted a tour of the en-Ɵ re facility and pointed out elements key to their work space and operaƟ onal needs.The program meeƟ ngs resulted in idenƟ fying many operaƟ onal issues at the exisƟ ng Fire StaƟ on No.1 with the main issues being lobby and recepƟ on security, lack of ﬁ re prevenƟ on and ad-ministraƟ on offi ce space, more ﬁ tness space, and challenges with the size and uses at the exisƟ ng training room. There were many operaƟ onal and building condiƟ on issues with the exisƟ ng Maintenance Building. The ﬁ re mechanics must perform work outdoors because of the space and operaƟ onal deﬁ ciencies at the exisƟ ng maintenance bays. There were no operaƟ onal or building condiƟ on deﬁ ciencies at the exisƟ ng Warehouse Building and FIre Training Tower. Mechanical equipment issues were idenƟ ﬁ ed at the 911 Emergency Com-municaƟ on Center, which are being addressed as a maintenance project.RECOMMENDATIONSThe current ﬁ re training classroom and Emergen-cy OperaƟ on Center are co-located in the same space at Fire StaƟ on No. 1. Based on operaƟ onal needs, we recommend that these two funcƟ ons be separated.The Fire Department has expressed the need for a “standalone” and “stand-by” emergency oper-aƟ on center. The EOC needs dedicated support spaces such as breakout rooms, policy rooms, and command/management to adequately support any emergency acƟ vaƟ on in the City. Adding a new EOC in conjuncƟ on with a new maintenance facility may be a viable way to improve the City’s mission criƟ cal readiness and prevenƟ on without the downstream impacts of displacing all ﬁ re department staff from their workspaces and offi ces.This new facility would provide much needed higher security for the EOC. Having a proper main entry for the public safety and City personnel when the EOC acƟ vated is important for security. New maintenance bays should be drive through to accommodate the longest ﬁ re apparatus in the ﬂ eet. The new facility should have an offi ce for the Fire Mechanics and secured indoor storage for equipment and parts. A full length covered wash bay is needed. These improvements would provide a safe and effi cient work environment for the mechanics to perform maintenance on the enƟ re ﬁ re ﬂ eet.The exisƟ ng Fire StaƟ on No. 1 is in very good condiƟ on for a 22 year old facility. It has been well maintained by City Fire and Maintenance personnel. The Fire Department administraƟ ve personnel has grown and renovaƟ on to the interi-or of the building is needed to accommodate the increased operaƟ ons and staff .ROUNDHOUSE STREETSANTA BARBARA AVEBRO A D S T R E E T EMILY STREET Packet Pg. 155Item 10 2.3.1 FIRE HEADQUARTERS CAMPUS 2160 SANTA BARBARA AVENUE PAGE 24RenovaƟ on and Expansion at Fire Headquarters CampusPacket Pg. 156Item 10 2.3.2 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.12160 SANTA BARBARA AVENUE PAGE 25Fire StaƟ on No. 1 on Fire Headquarters CampusDiagrammaƟ c ExisƟ ng Floor PlansPROJECT STRATEGYFACILITYCompleted in 1996, Fire StaƟ on 1 was designed as a direct response to the 1988 Facility Master Plan. The new 17,000 square foot staƟ on included administraƟ ve offi ce spaces for Command and Fire PrevenƟ on. The staƟ on includes a dual use Fire Training Room and Emergency OperaƟ ons Center (EOC) on the ground ﬂ oor of the facility, along with four drive-through apparatus bays and apparatus support spaces.Fireﬁ ghter living quarters are all on the second ﬂ oor of the facility with a Fitness Room on the ﬁ rst ﬂ oor.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Fire Department. The Fire Department conducted a tour of the enƟ re staƟ on and pointed out elements key to their work space and opera-Ɵ onal deﬁ ciencies and needs.The program meeƟ ng resulted in idenƟ fying many operaƟ onal issues at the exisƟ ng Fire StaƟ on No.1 with the main issues being lobby and recepƟ on security, lack of ﬁ re prevenƟ on and administraƟ on offi ce spaces, more ﬁ tness space, and challenges with the size and uses at the exisƟ ng training room. Fire command staff has grown and a conference room has been converted to an offi ce, reuslƟ ng in a shortage of meeƟ ng spaces within the staƟ on. Although Fire command and preven-Ɵ on staff have grown, Fire AdministraƟ on staff has been reduced. There is currently no staff member assigned to sit at the recepƟ on desk and this has created a disconnecƟ on with customer relaƟ ons at Fire StaƟ on 1.Security concerns at the Lobby and RecepƟ on should be addressed. There have been issues with customers walking through the unlocked low swinging door at recepƟ on through to the offi ce areas.There is an overall lack of meeƟ ng area through-out the department, as well as a lack of space for large plan sets. The exisƟ ng ﬁ re training classroom is too small and should be expanded to accommo-date opƟ mal classroom training and meeƟ ngs for 30 people. The exisƟ ng training room can only ﬁ t 20 people comfortably. The double-wide apparatus bay doors at the front are a speciﬁ c maintenance concerns as replacement parts for this speciﬁ c bay doors FIRE FIGHTER SLEEPING QUARTERSEXCERCISEROOMFIRE ADMINISTRATIONLOBBYFIRE FIGHTER LIVING QUARTERSAPP. BAYS & SUPPORTSECOND FLOORFIRST FLOORITFIRE PREVENTIONFIRE ADMINISTRATIONTRAINING/EOCROUNDHOUSE STREETSANTA BARBARA AVEBRO A D S T R E E T EMILY STREET STATION ADMINISTRATIONPacket Pg. 157Item 10 2.3.2 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.1 2160 SANTA BARBARA AVENUE PAGE 26model are no longer made by the manufacturer.RECOMMENDATIONSThe current ﬁ re training classroom and Emergen-cy OperaƟ on Center are co-located in the same space. Based on operaƟ onal needs, we recom-mend that these two funcƟ ons be separated. The locaƟ on of the EOC could be combined with the new Maintenance Building and the expanded training room would remain at StaƟ on No. 1.There is poor storage organizaƟ on of training ma-terials (CERT, CPR, Command, Haz Mat, in service, etc). This material currently sits on the ﬂ oor of the small training offi ce immediately adjacent to the training room. The Training Offi ce should be re-conﬁ gured to provide effi cient storage of training materials and offi ce space for the training offi cer.The hospitality area is right outside of the training room and is undersized. There is no break room or lunch area for administraƟ ve staff and training parƟ cipants. We recommend a new break room for administraƟ ve staff be created that will sup-port meeƟ ngs and training as well.The training room can be used to generate revenue by hosƟ ng county-wide training programs as well as be rented out to local non-proﬁ ts such as the Boy Scouts, for not only the Department but also Fire prevenƟ on educaƟ on. RenovaƟ on of Interior Spaces and Expansion Areas at Fire StaƟ on No. 1Packet Pg. 158Item 10 2.3.3 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 27ExisƟ ng Fire Maintenance Building at Fire Headquarters CampusExisƟ ng DiagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYThe Maintenance Building predates the construcƟ on of the Fire Headquarters StaƟ on in 1996. This building was a vehicle repair shop used by the previous owner of the property, Southern California Edison (SCE).In 1996, the exisƟ ng building received new rooﬁ ng, a new covered wash bay and a separate new covered storage area. Very few improvements occurred within the Maintenance Building. The building was painted to match the new ﬁ re staƟ on. It has not received any modiﬁ caƟ ons since 1996.FINDINGSThe Maintenance Building was designed by SCE to perform repairs on their full-sized pick-up trucks. The ﬁ re apparatus are much larger than the maintenance bays can accommodate, so the ﬁ re mechanics have to work on ﬁ re apparatus outside and uncovered. This presents a myriad of problems related to weather and dust.During extremely hot days, ﬁ re mechanics cannot kneel or lay on the pavement as it is too hot. Fire mechanics oŌ en work in the rain, which limit the scope of work that can be accomplished in a wet environment. During Ɵ mes of wind gusts, which occur frequently on this site, the mechanics struggle to complete work on fuel or hydraulic systems, which require a clean environment.The Fire Department believes that it is vitally important to keep the apparatus maintenance funcƟ on at the Fire Headquarters Campus. By co-locaƟ ng maintenance with the training room, the ﬁ re mechanics can conƟ nuously inspect the engines and trucks as ﬁ re crews come to the Fire HQ Campus for training. The mechanics provide preventaƟ ve maintenance to the enƟ re Fire Department ﬂ eet. At the Fire HQ Campus, the Fire Mechanics have constant access to all ﬁ re apparatus.The Fire Headquarters Campus is a central locaƟ on for the Department. If an apparatus does require inspecƟ on or maintenance, they do not have far to travel to reach the mechanics. Moving ﬁ re apparatus maintenance to the CorporaƟ on Yard would have signiﬁ cant negaƟ ve impacts related to emergency response Ɵ mes, the frequency of preventaƟ ve maintenance inspec-Ɵ ons, and staff supervision.RECOMMENDATIONSBased on operaƟ onal needs, a new Maintenance Building is required to meet conƟ nued ﬁ re appa-ratus maintenance demands. New maintenance bays shall have drive through capabiliƟ es and be a minimum of 68 feet in length to accommodate the longest ﬁ re apparatus in the ﬂ eet. ABOVE GROUNDFUEL TANKSTORAGEAREAUNCOVERED STORAGEMECHANIC OFFICEELECTRICAL &EMERGENCYGENERATORENCLOSUREEXTERIOR MAINTENANCEBAYSMEZZANINE STORAGE ABOVESTORAGEMAINTENANCE BAYSROUNDHOUSE STREETSANTA BARBARA AVEBRO A D S T R E E T EMILY STREET Packet Pg. 159Item 10 2.3.3 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 28The new facility should have an offi ce for the Fire Mechanics and secured indoor storage for equip-ment and parts. A full length covered wash bay is also needed. These improvements would provide a safe and effi cient work space for the mechanics to perform maintenance on the enƟ re ﬁ re ﬂ eet.The current ﬁ re training classroom and Emergen-cy OperaƟ on Center are co-located in the same space. Based on operaƟ onal needs, we recom-mend that these two funcƟ ons be separated.The Fire Department has expressed the need for a “standalone” and “stand-by” emergency operaƟ on center. The EOC needs many support spaces such as breakout rooms, policy rooms, and command/management to adequately support any emergency acƟ vaƟ on in the City. Adding a new EOC in conjuncƟ on with a new maintenance facility maybe a viable way to improve the City’s mission criƟ cal readiness and prevenƟ on without the downstream impacts of displacing all ﬁ re department staff from their workspaces and offi ces.This new facility would provide much needed higher security for the EOC. Having a proper main entry for the public safety and City personnel when the EOC acƟ vated is important for security. Currently, the public enters at the main Fire Sta-Ɵ on entry and walks through the enƟ re adminis-traƟ on area to reach the EOC/Training Room.The City currently contracts with a local vendor to rent a computer training room with a maximum capacity of 12 aƩ endees. The Fire Department proposes ouƞ iƫ ng the EOC to be immediately ready for EOC operaƟ ons while doubling as a computer training room for the City InformaƟ on Technology training. This would maximize the value and use of com-puters as well as related equipment dedicated New Maintenance Building DiagrammaƟ c Floor Plansto the EOC; eliminate the need for a contract for City computer training; and provide City training on the City’s secure network (without extensive workarounds). A standalone and stand-by EOC would eliminate the delay in EOC operaƟ ons, which is aƩ ributed to the recall of off -duty staff to move, unpack, and deploy boxes of EOC equipment. In the past few years, two of the three trained personnel in seƫ ng up the EOC have leŌ city employment. A more turnkey EOC would be operaƟ onal in minutes. Currently it can be more than one or two Packet Pg. 160Item 10 2.4 FIRE STATION NO. 2132 N. CHORRO STREET 29PROJECT STRATEGYFACILITYFire StaƟ on No. 2, located at 132 N Chorro Street, is immediately adjacent to University Square located along Foothill Boulevard. This staƟ on serves north San Luis Obispo and California Polytechnic University.The staƟ on was built in 1953. At the Ɵ me of this assessment the staƟ on is 65 years old. Over the years, there have been numerous minor interior renovaƟ ons. The exterior of the building is original. These renovaƟ ons are discussed in detail in SecƟ on 4.The facility was assessed in 1988 by West + Doubledee Architects. The original FaciliƟ es Master Plan was commissioned to provide a logical and reliable planning tool that would assist City offi cials in making immediate and long-term decisions on the facilityThe FaciliƟ es Master Plan noted that: "StaƟ on No. 2 is an older facility that does not funcƟ on in accordance with modern ﬁ re staƟ on design standards" "New, larger equipment cannot be accommodated in the small bays, the outdated design requires returning vehicles to back into the bays. VenƟ laƟ on is not adequate to remove diesel exhaust from the bays. Storage space, offi ce space and bunk spaces are inadequate"30 years aŌ er the FaciliƟ es Master Plan was pub-lished, these deﬁ ciencies are even more pressing.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Fire Department. The Fire Department conducted a tour of the enƟ re staƟ on and pointed out elements key to their work space and operaƟ onal deﬁ ciencies and needs.The program meeƟ ng resulted in idenƟ fying many operaƟ onal issues at the exisƟ ng Fire StaƟ on No.2. The staƟ on was original designed to support two ﬁ reﬁ ghters. This number has increased to three ﬁ reﬁ ghters, and during peak Ɵ mes, such as California Polytechnic University graduaƟ on, the Fire Department will house an extra 2 personnel.Already congested, this puts a large amount of stress on the staƟ on faciliƟ es. The staƟ on is located adjacent to two major traffi c arteries, Foothill Boulevard and Chorro Street. Emergency response and return procedures can be challenging due to high pedestrian and vehicular traffi c.This staƟ on has back-in style apparatus bays, which are undersized. As noted in 1988 Plan, the bays are not up to modern operaƟ onal standards, limiƟ ng circulaƟ on space and the ability to house larger apparatus vehicles within the bays. The operaƟ onal need for drive through apparatus bays is discussed in detail in SecƟ on 4.NExisƟ ng Fire StaƟ on No. 2ExisƟ ng DiagrammaƟ c Floor PlanCHO R R O S T R E E T SLEEPING QUARTERSADMINDORM 1DORM 2DORM3LOCKER ROOMRR RRAPPARATUS BAYSDAY ROOMKITCHEN/DININGLIVING QUARTERSPacket Pg. 161Item 10 302.4 FIRE STATION NO. 2 132 N. CHORRO STREETRECOMMENDATIONSLimited by site constraints, in order to meet mod-ern ﬁ re staƟ on standards, a major renovaƟ on to the building envelope would have to occur. Refer to SecƟ on 5 in the appendix for a detailed break-down of exisƟ ng and required spaces. There is precedence in the surrounding neigh-borhood to build up to three stories. Following this precedent, the staƟ on would have ample opportunity to meet naƟ onal standards as well as provide opportunity for future growth. With anƟ cipated growth within the City and University populaƟ on, Fire StaƟ on No. 2 requires a major renovaƟ on to the programmaƟ c spaces, to effi ciently respond and provide service to the community.Proposed Site Layout for Fire StaƟ on No. 2 Replacement Proposed Floor Layout for StaƟ on No. 2 Replacement Packet Pg. 162Item 10 2.5 FIRE STATION NO. 31280 LAUREL LANE PAGE 31Fire StaƟ on No. 3 Site PlanExisƟ ng DiagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYBuilt in 1959, StaƟ on No. 3 is the second oldest Fire StaƟ on in San Luis Obispo. Located on Laurel Lane, the staƟ on serves the southeast side of the City. Directly adjacent to the staƟ on is the City’s Laurel Lane Community Garden. The staƟ on is located across the street from a local shopping center.Fire StaƟ on No. 3 was assessed as a part of the City’s 1988 Facility Master Plan. The Plan idenƟ ﬁ ed an overall lack of storage, as well as a lack of faciliƟ es for female ﬁ reﬁ ghters.The Plan concluded that with proper maintenance and no programmaƟ c changes, the ﬁ re staƟ on could last up to another 20 years. This was 30 years ago and the staƟ on, although well maintained, requires major aƩ enƟ on in order to meet modern Fire StaƟ on standards and operaƟ onal needs.In 1990, a metal storage building was relocated to the site and was retroﬁ ted to provide a new wellness/exercise space. This space was designed to be a temporary soluƟ on.In 2000 as part of a department wide push to provide gender neutral faciliƟ es for ﬁ reﬁ ghters. The exisƟ ng ﬁ reﬁ ghter restrooms were reno-vated to provide two separate gender neutral restrooms. A gender neutral bunk was added and is currently uƟ lized as the Captain’s Bunk Room. Upgrades were made to the administraƟ on offi ce at the front of the staƟ on. This space now serves the public beƩ er when they visit the staƟ on. The offi ce is used by all ﬁ re personnel.In 2010 a new radio/communicaƟ on building was added to the rear of the site. At the Ɵ me of this assessment it was noted that the Fire Department expressed a need to upgrade all exisƟ ng radio equipment in order to ensure proper coverage across the City. FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Fire Department. The Fire Department conducted a tour of the enƟ re staƟ on and pointed out elements key to their work space and operaƟ onal deﬁ ciencies and needs.Emergency egress of ﬁ re apparatus is very chal-lenging. Laurel Lane is a major thoroughfare and has a high amount of vehicular and pedestrian traffi c from the surrounding neighborhood. The neighborhood consists of single family and mulƟ -family residenƟ al housing with an elementary school nearby.The apparatus bays, support spaces, living quarters and administraƟ ve offi ces do not meet current operaƟ onal needs. The current layout of the building and site constrains, limit the potenƟ al growth and renovaƟ on opƟ ons. LAUREL LANEAUGUSTA S T R E E T APPARATUS BAYSSLEEPING QUARTERSCAPTAINSBUNK ROOMLIVING QUARTERSDAY ROOMKITCHENFIREFIGHTEROFFICERRRRADMINPacket Pg. 163Item 10 2.5 FIRE STATION NO. 3 1280 LAUREL LANE PAGE 32The City has deferred major renovaƟ ons due to the age of the facility. The staƟ on is past its expected operaƟ onal life. A new replacement staƟ on is needed to meet the modern ﬁ re staƟ on standards and the California EssenƟ al Services Act.RECOMMENDATIONSFire StaƟ on No. 3 should be rebuilt to provide the Fire Department with the ability to beƩ er posiƟ on the StaƟ on on the site for improved emergency egress, drive through apparatus bays, and to accommodate programmaƟ c and operaƟ onal needs. The City could use the land adjacent to the StaƟ on, which is currently a community garden to achieve this expansion.Proposed New Fire StaƟ on No. 3 Floor PlansFIRST FLOORSECOND FLOORProposed New Fire StaƟ on No. 3 Site PlanPacket Pg. 164Item 10 2.6 FIRE STATION NO. 41395 MADONNA ROAD PAGE 33ExisƟ ng Fire StaƟ on No. 4 Site PlanExisƟ ng diagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYBuilt in 1978, Fire StaƟ on No. 4 is the newest ﬁ re facility in the City up to the 1988 FaciliƟ es Master Plan. This staƟ on is located at 1395 Madonna Road, on the corner of Madonna Road and Los Osos Valley Road.Fire StaƟ on No. 4 was assessed as a part of the 1988 FaciliƟ es Master Plan. There were numer-ous design ﬂ aws noted, which reduce the overall operaƟ onal effi ciency of the staƟ on.Water inﬁ ltraƟ on was evident at all window and door penetraƟ ons in the masonry block walls. These issues have not be addressed and have worsened over Ɵ me.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Fire Department. The Fire Department conducted a tour of the enƟ re staƟ on and pointed out elements key to their work space and operaƟ onal deﬁ ciencies and needs.One of the biggest effi ciency ﬂ aws is the curved front apron. This severely limits the eff ecƟ veness of emergency egress and has increased response Ɵ mes. The front apron should be straight and suffi cient in length to park a 38 foot long engine during emergencies. The front apron locaƟ on forces emergency egress to enter onto Madonna Road just west of Los Osos Valley Road intersecƟ on. This is one of the busiest intersecƟ ons in the City.Signal control is lacking at this staƟ on for the enƟ re Madonna Road and Los Osos Valley Road intersecƟ on. The Fire Department needs a traffi c signal pre-empt to increase safety for ﬁ re person-nel and the public. Fire StaƟ on No. 4’s traffi c ﬂ ow for emergency egress response is parƟ cularly hazardous when the emergency incident requires a leŌ turn onto Madonna Road. When this is the case, the ﬁ re engine turns immediately into oncoming traffi c in a busy intersecƟ on with ﬁ ve lanes of traffi c on Madonna Road, seven lanes of traffi c on Los Osos Valley Road, with limited visibility, and high rates of speed.Madonna Road and Los Osos Valley Road is one of the busiest intersecƟ ons in the City. This conﬁ guraƟ on was less than ideal due to the close proximity of the very busy intersecƟ on.Returning to the staƟ on is just as problemaƟ c as there is only one street and direcƟ on of travel. The crew frequently drives past the staƟ on approximately one-half mile to make a U-Turn and/or to drive through the residenƟ al neighborhood southeast of the staƟ on.During dayƟ me, this conﬁ guraƟ on creates a delay in return due to traffi c. At nighƫ me this LOS OSOS VALLEY ROADMADONNA ROADADMINAPPARATUS BAYSSLEEPING QUARTERSRRRRRRLIVING QUARTERSEXCERCISEPacket Pg. 165Item 10 2.6 FIRE STATION NO. 4 1395 MADONNA ROAD PAGE 34conﬁ guraƟ on creates noise in the residenƟ al neighborhood.The 1988 facility master plan highlighted sever-al funcƟ onal deﬁ ciencies including circulaƟ on through the bunk room, lack of space in the ﬁ re-ﬁ ghter living and sleeping quarters and no lobby or main entry area for public interacƟ on. The living areas are undersized, in order to meet modern Fire StaƟ on standards, there needs to be considerable expansion and renovaƟ on.RECOMMENDATIONSThe Fire Department would like to build a new ﬁ re staƟ on with future capacity and increase the crew size from 3 to 4 on-duty ﬁ reﬁ ghters per shiŌ . A reconﬁ guraƟ on of the front apron in needed to accommodate a 38’-0” long engine on the apron. The Fire Department is interested in changing the orientaƟ on of the front apron to face the intersec-Ɵ on, much like Fire StaƟ on No. 1.It is the desire of the Fire Department to have an integrated and networked training room allowing on-duty crew to remotely parƟ cipate in some aspects of mandatory training. The training room can be used to generate revenue by hosƟ ng county wide training programs as well as be rented out to local non-proﬁ ts such as the Boy Scouts.ExisƟ ng Fire StaƟ on No. 4 Site PlanPacket Pg. 166Item 10 2.7 PARKS & RECREATION ADMINISTRATION1341 NIPOMO STREET PAGE 35PROJECT STRATEGYFACILITYDuring the 1988 assessment for the City’s FaciliƟ es Master Plan, the Parks & RecreaƟ on AdministraƟ on Offi ce was located in a converted house at 860 Paciﬁ c Street. The assessment found the exisƟ ng facility inadequate. Space for staff work space and daily operaƟ ons were deﬁ cient and organizaƟ onal space to run and store materials for the many programs off ered by the department was insuffi cient as well.As a direct response to the assessment and FaciliƟ es Master Plan, the City funded the design and construcƟ on of a new AdministraƟ on Offi ce facility located within Emerson Park at the corner of Nipomo and Paciﬁ c Streets. Completed in 1997, the new facility was designed to address the needs idenƟ ﬁ ed in the 1988 assessment.Parks and RecreaƟ on AdministraƟ on Site PlanExisƟ ng DiagrammaƟ c Floor PlanFINDINGS Since 1997, the department has experienced signiﬁ cant growth in staffi ng and the programs off ered by the department. The current offi ce space is at full capacity. Many staff members are doubled up and sharing work spaces. One example of the department’s creaƟ ve endeavors to address their work space shortage was to convert an offi ce into a small conference room, which also doubles as a work space for part-Ɵ me staff who do not have an assigned desk in the offi ce.Many of the programs off ered by the Parks and RecreaƟ on Department have materials and equipment associated with them. These items are stored and accessed on a daily, weekly, monthly and annual basis. There is a clear need for more organized and structured storage as there are program materials stored throughout the offi ce and in work spaces. A metal storage container was added immediately adjacent to the building along the rear entrance to store program materials and equipment.The locaƟ on of the AdministraƟ on Building within Emerson Park makes expansion to accommodate growth possible with minimal impact to the park.The Department has expressed interest in creat-ing a standalone Ranger StaƟ on within the City limits. There are open spaces where a new Ranger StaƟ on could be located. This would provide the ranger program and staff with a facility that could accommodate an educaƟ onal classroom, more offi ce work spaces, locker room/restrooms, a dedicated workshop, and storage for vehicles and equipment.PACIFIC STREETNIPO M O ST REET EMERSON PARKCONFERENCE ROOMRESTROOMS & SHOWERSBREAK ROOMWORK/COPY ROOMSTORAGELOBBYOFFICESOFFICESOPEN WORK AREACONFERENCE ROOMPacket Pg. 167Item 10 PAGE 362.7 PARKS & RECREATION ADMINISTRATION 1341 NIPOMO STREETThe Ten Over Studio team toured the AdministraƟ on Building as part of the assessment. Numerous deﬁ ciencies were idenƟ ﬁ ed including:• Site and public lobby security issues• Need more meeƟ ng and collaboraƟ on spaces• Overcrowded administraƟ ve workspace• Lack of organized storage spaces• Need for material prep area• Improved break room and wellness• Locker room and shower faciliƟ es for Rangers There is a current project planned for interior improvements. These improvements include new ﬂ ooring, paint, and IT infrastructure updates along with a reconﬁ guraƟ on of the systems furniture to create more collaboraƟ ve work spaces. Funding has been set aside for this project. There is a desire for more new modular cubical workspaces throughout the offi ce, but the current funding is insuffi cient to address this speciﬁ c need.The mechanical system is due for replacement and a separate project is underway. Funding was set aside for this work.RECOMMENDATIONSIn 2018, the Parks and RecreaƟ on Department hired a consultant to assess and prepare their own speciﬁ c Master Plan to beƩ er deﬁ ne their areas of growth, idenƟ fy desired programs and acƟ viƟ es, that will draw the community to all of their faciliƟ es.The Parks and RecreaƟ on Master Plan should also inform the Department on their staffi ng needs to support their programs and community acƟ viƟ es. The Master Plan will be useful in determining what improvements are needed at each exisƟ ng facility and if major renovaƟ on, expansion and/or new faciliƟ es are needed to support the goals.To accommodate current staffi ng and allow for future growth, the AdministraƟ on Building will need to expand to address all of their current and anƟ cipated staffi ng and workspace needs.There are numerous security concerns noted by staff working at this facility. The exterior lighƟ ng is not adequate for safety, especially during the winter months when it gets dark before the end of the work day. Leaving the facility at night is a safety concern especially due to the high amount of transient acƟ vity in Emerson Park, where the AdministraƟ on Building is located.It is the wish of the department to replace all exterior lighƟ ng with high effi ciency LED lighƟ ng, around the building and at the parking lot.The exterior and interior security concerns raised by the Department need to be addressed. Pro-viding a safe work environment for staff is a high priority for the Department and City.Materials are piled and stacked throughout the offi ce, in circulaƟ on spaces, and within work spaces. There is a full storage container at the rear of the building. CreaƟ ng a large centralized and organized bulk storage will help the department control inventory, organize materials, and prep for events. Short term refrigerated storage is needed on a daily basis.New Proposed Expansion AreasPacket Pg. 168Item 10 2.8 LUDWICK COMMUNITY CENTER864 SANTA ROSA ST PAGE 37PROJECT STRATEGYFACILITYReferred to as the “RecreaƟ on Center” in the 1988 Facility Master Plan, the Ludwick Community Center is the City’s primary indoor community and recreaƟ on space.This facility is located on the corner of Santa Rosa and Mill Streets was originally a mercanƟ le and then used as an Army U.S.O Club during World War II.The 1988 FaciliƟ es Master Plan document found the building was in serious disrepair and suff ering from numerous deﬁ ciencies including hazardous materials, code violaƟ ons, mechanical, electrical, and structural systems deterioraƟ on. The building envelop had many issues as well with roof leaks and weathered/worn exterior ﬁ nishes.The 1988 FaciliƟ es Master Plan assessment ExisƟ ng Ludwick Community CenterExisƟ ng DiagrammaƟ c Floor Plandocument concluded that the facility required signiﬁ cant work to both the interior spaces and the exterior ﬁ nishes to eff ecƟ vely operate as a Community Center.In 1990, the City commissioned an architectural program assessment and conceptual design to rehabilitate the Center.In 2002, a renovaƟ on project updated to the front porƟ on of the building. The kitchen was upgraded to a commercial grade cafeteria style kitchen.A space in one of the wings is currently leased out to a daycare center, which runs the enƟ re year. Arts Obispo rents offi ce space along Mill Street.FINDINGS As part of the Facility Master Plan Update, the Ten Over Studio team conducted a building en-velope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Parks and RecreaƟ on Department. The Department conducted a tour of the enƟ re facility and pointed out elements key to their operaƟ onal deﬁ ciencies and needs.The programmaƟ c and building envelope assessment performed by the Ten Over Studio Team found that the renovaƟ on did not address all the deﬁ ciencies highlighted in 1988 FaciliƟ es Master Plan. The following items are sƟ ll in poor condiƟ on:• Weather damaged interior and exterior walls and ﬁ nish materials• Major roof leaks• Severe water damage to basement due to ﬂ oodingThe maintenance budget for this facility is very limited. The Ludwick Community Center is not staff ed full Ɵ me, so unorganized materials are present in the storage rooms and classrooms.MILL STREETSANTA ROSA AVETORO STREETARTSOBISPOBASKETBALL COURTMEETING ROOMRRLOBBYKITCHENDAYCARESTORAGECLASSROOM & STORAGESTAGEPacket Pg. 169Item 10 PAGE 382.8 LUDWICK COMMUNITY CENTER 864 SANTA ROSA STREET Opportunity and Constraints for the Ludwick Community Center SiteRECOMMENDATIONSIn 2017, the Park and RecreaƟ on Department held a Strategic Planning Summit with their key stakeholders to discuss several of their aging faciliƟ es. From this Summit, the Department is looking to return Ludwick to its original mission to serve as a “True Blue” Community Center.The opportuniƟ es and constraints graphic shows the potenƟ al development opportuniƟ es for a new community center building at this site. The exisƟ ng building is well past its useful life and should be replaced with a safer new facility that aligns with the Department’s mission. The Parks and RecreaƟ on Department has hired a consultant to assess and prepare their own speciﬁ c Master Plan to beƩ er deﬁ ne their areas of growth, idenƟ fy desired programs and acƟ viƟ es, that will draw the community to all of their faciliƟ es.The Parks and RecreaƟ on Master Plan should also inform the Department on their staffi ng needs to support their programs and community acƟ viƟ es. The Master Plan will be useful in determining what improvements are needed at each exisƟ ng facility and if major renovaƟ on, expansion and/or new faciliƟ es are needed to support the goals.Packet Pg. 170Item 10 2.9 SENIOR CENTER1445 SANTA ROSA AVENUE PAGE 39PROJECT STRATEGYFACILITYEstablished in 1978, the San Luis Obispo Senior Center is located on the corner of Santa Rosa and Pismo Streets within the boundaries of Mitchell Park.The Senior Center is a shared facility between the City and the Senior Center ExecuƟ ve Board. The seniors use the facility on weekdays between 9am to 4pm. The City may use or rent the facility during the rest of the Ɵ me.The 1988 FaciliƟ es Master Plan found that the historic porƟ on of the facility had many deﬁ ciencies. The building was deterioraƟ ng on the exterior and interior. It was noted that the space conﬁ guraƟ on within the facility was awkward and ineffi cient. In 1989, a renovaƟ on was funded to miƟ gate these issues. The renovaƟ on reworked the ExisƟ ng Senior Center at Mitchell ParkExisƟ ng DiagrammaƟ c Floor Planinterior circulaƟ on as well as renovaƟ ng the exisƟ ng restrooms, storage areas, and main kitchen.In 2008, a new parking lot dedicated to Senior Center use was added by removing two shuffl eboard courts and lawn area. At the same Ɵ me, the main kitchen was upgraded into a commercial grade kitchen.FINDINGSWith this FaciliƟ es Master Plan Update and assessment of the Senior Center, we ﬁ nd the lack of security a major concern. There is a large transient populaƟ on who reside in and use Mitchell Park near the Senior Center. The seniors oŌ en feel threatened and unsafe. On numerous occasions transients entered the facility uninvited, to use the restroom, and to take food and beverages. A number of transients are able to pay the $12 annual fee, allowing them to use the facility and the services it off ers. OŌ en Ɵ mes, these transients sƟ ll abuse the facility and are known to cause discomfort among the members.Due to the historic nature of the Old Schoolhouse porƟ on of the Senior Center, renovaƟ ons need to be carefully planned to maintain the historic characterisƟ cs of the building. The rest of the Senior Center has received a few renovaƟ ons and improvements to the exterior of the facility. It is maintained by City staff and is generally in poor condiƟ on. There is a high need for air condiƟ oning and beƩ er visual control of the main entrance to the buildingSubsequent to the facility assessment and tour, Ten Over Studio was invited to meet with the Senior ExecuƟ ve Board to provide a general overview of the FaciliƟ es Master Plan Update. During this meeƟ ng, it was determined that a survey would be created and provided to the Board to use. The survey results would be used to beƩ er understand the current and proposed SOCIAL & GATHERING SPACESRECEPTIONOFFICEJANITORKITCHENSTORAGEMULTI-PURPOSE SPACEASSEMBLY ROOMLOBBYMEDIA ROOMGAME ROOMCONF.RR RRSANTA ROSA STREETBUCHON STREET PISMO STREET Packet Pg. 171Item 10 PAGE 402.9 SENIOR CENTER 1445 SANTA ROSA AVENUE MULTI-PURPOSE ROOMMEDIA ROOMSANTA ROSA STREET ENTRYDOOR BELL, SECURITY CAMERA & ACCESS CONTROL[E] DRIVEWAY & TRASH ACCESS LOCATION APPROXIMATEGAME ROOMMWKITCHENSTORAGEENCLOSED PATIO[N] PANTRYDOOR BELL, SECURITY CAMERA & ACCESS CONTROLMECHANICAL [N] MECHANICALAREA CONFERENCE ROOM[N] KITCHETTE[N] JANITORRECEPTIONOFFICE[N] BUCHON STREET ENTRY[N] DROP OFF ZONEPARKING LOTProposed RenovaƟ on of Senior Center at Mitchell ParkprogrammaƟ c uses of the Senior Center spaces.The Parks and RecreaƟ on Department provided the survey to the Senior Center ExecuƟ ve Board for distribuƟ on to their membership. Ten Over Studio received wriƩ en feedback from 6 members of the Center. InformaƟ on was collected on how each of the primary meeƟ ng and gathering spaces were being used and for which programs. Numbers of aƩ endees for each program was provided. Minimal guidance was provided about new or desired programs.It was apparent from the survey results that the exisƟ ng gathering and meeƟ ng spaces were adequate for their current program needs. What is sƟ ll unclear is what new programs should be planned for in the future.RECOMMENDATIONSThe Parks and RecreaƟ on Department has hired a consultant to assess and prepare their own speciﬁ c Master Plan to beƩ er deﬁ ne their areas of growth, idenƟ fy desired programs and acƟ viƟ es, that will draw the community to all of their faciliƟ es.The Parks and RecreaƟ on Master Plan should also inform the Department on their staffi ng needs to support their programs and community acƟ viƟ es. The Master Plan will be useful in determining what improvements are needed at each exisƟ ng facility and if major renovaƟ on, expansion and/or new faciliƟ es are needed to support the goals.We recommend a renovaƟ on of the facility to provide an updated lobby and recepƟ on area with line of sight to reduce security concerns. The improvements should include making the kitcheneƩ e, pantry and janitorial spaces beƩ er.A new secured secure outdoor acƟ vity space would allow seniors to enjoy the outdoors in a protected space.Packet Pg. 172Item 10 2.10 SLO SWIM CENTER900 SOUTHWOOD DRIVE PAGE 41PROJECT STRATEGYFACILITYThe Swim Center is located within Sinsheimer Park near the Baseball Stadium. The SLO Swim Center is a City facility, however it was built on San Luis Coastal School District land. The SLO Swim Center design is comprised of a bath house, 50 meter compeƟ Ɵ on pool, a therapy pool, and a combined mechanical building with poolside restrooms. There are outdoor showers on the main pool deck near the poolside restrooms.The ﬁ rst phase of the Swim Center was built in 1978. This included the 50 meter compeƟ Ɵ on pool and the combined mechanical building with poolside restrooms. In 1988, the second phase of construcƟ on included the therapy pool and bath house.There is space allocated for an instrucƟ onal ExisƟ ng SLO Swim Center SiteExisƟ ng DiagrammaƟ c Floor Plan pool up on the hill above the compeƟ Ɵ on pool, however it was never built. The land was used instead for a solar panel array. The solar array was removed some Ɵ me ago and the land is now vacant.The facility has ample public parking, shared with Sinsheimer Park, the Baseball Stadium and a family park. The SLO Swim Center has a loading and drop-off zone as well as ADA compliant parking immediately adjacent to the facility.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Parks and RecreaƟ on Department. The Department conducted a tour of the enƟ re facility and pointed out elements key to their operaƟ onal deﬁ ciencies and needs.There are several major space and programmaƟ c needs and deﬁ ciencies that need to be addressed at the Bathhouse at the administraƟ ve offi ces. Lobby/recepƟ on, ﬁ tness room, mulƟ -purpose room, changing and restrooms, lifeguard staƟ on, and staff support faciliƟ esThere are signiﬁ cant covered storage issues for equipment that can be addressed with the expansion of outdoor storage needs.SOUTHWOOD DRIVESWIM CLUBLIFEGUARDRRMULTI-PURPOSEROOMMENSLOCKER ROOMLOBBYWOMENS LOCKER ROOMMECH. ROOMSTORAGEADMINISTRATIONOFFICESADMINISTRATIONOFFICESRRRECEPTIONRRMECHANICALROOMWORKSHOPFACILITIES &MAINTENANCEOFFICESPacket Pg. 173Item 10 PAGE 422.10 SLO SWIM CENTER 900 SOUTHWOOD DRIVEThe Swim Club & Mechanical Building restrooms are not open to public due to disrepair. The pool deck drains require replacing and the therapy pool surface requires replacement as well.The pool grandstands were designed and built by California Polytechnic University students as a school project. The grandstands stairs and seaƟ ng are made out of poured in place concrete. The grandstands were not designed or constructed to meet building or accessibility codes.The SLO Swim Center requires constant maintenance by City FaciliƟ es Staff to ensure the pools and pool equipment are in good working order. Dedicated maintenance staff is assigned to the SLO Swim Center. The eff ect of the moist environment of the bathhouse and poolside restrooms on the ﬂ oors and walls are a maintenance challenge.Water samples are collected and tested throughout each day to meet health and safety standards and regulaƟ ons.There is a general need for shade at the grandstand bleachers and at the therapy pool. RECOMMENDATIONSThe Parks and RecreaƟ on Department has hired a consultant to assess and prepare their own speciﬁ c Master Plan to beƩ er deﬁ ne their areas of growth, idenƟ fy desired programs and acƟ viƟ es, that will draw the community to all of their faciliƟ es.The Parks and RecreaƟ on Master Plan should also inform the Department on their staffi ng needs to support their programs and community acƟ viƟ es. The Master Plan will be useful in determining what improvements are needed at each exisƟ ng facility and if major renovaƟ on, expansion and/or new faciliƟ es are needed to support the goals.Proposed New Bath House and Modiﬁ caƟ onsWe recommend a new Bath House facility to address all the space deﬁ ciencies and programmaƟ c needs. There are signiﬁ cant space and material deﬁ ciencies that need to be corrected. A new Bath House and modiﬁ ed Mechanical Building could provide space for local groups, swim clubs, scuba club, and accom-modate outside clubs and compeƟ Ɵ ons. The grandstands need to be replaced to comply with current building and accessibility codes.Packet Pg. 174Item 10 2.11 UTILITIES ADMINISTRATION 879 MORRO STREET PAGE 43UƟ liƟ es AdministraƟ on Building Site PlanExisƟ ng DiagrammaƟ c Floor PlansPROJECT STRATEGYFACILITYIn 2000, the UƟ liƟ es Department management and administraƟ ons funcƟ ons under public works moved from 955 Morro Street to 879 Morro Street. The UƟ liƟ es AdministraƟ on is a renovated two-story building immediately adjacent to the Palm Street Parking Garage. FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the UƟ liƟ es Department. The UƟ lity Department representaƟ ve conducted a tour of the enƟ re building.The facility was recently renovated and there are no programmaƟ c or operaƟ onal issues. There are no building security issues. Replacement of the mechanical units and rooﬁ ng is being tracked as a maintenance project.At the Ɵ me of the assessment, the building has no need for further renovaƟ on or addiƟ ons to the building.The interior renovaƟ on included new ﬂ ooring, paint, and systems furnishings. The recepƟ on counter was reconﬁ gured to meet the needs of the front offi ce staff . The department expressed high saƟ sfacƟ on with their renovaƟ on and effi -ciency of the work spaces.RECOMMENDATIONSIt is our recommendaƟ on that the City address the rooﬁ ng and mechanical unit replacement projects as maintenance projects.MORRO STREETPALM STREETMORRO STREETOPEN WORK AREACONFERENCEROOMWORKROOMBREAKROOMRRRR RRITRROFFICESOPEN WORKAREAOFFICEOFFICECONFERENCE ROOMSECOND FLOORFIRST FLOORLOBBYRECEPTIONPacket Pg. 175Item 10 PAGE 442.11 UTILITIES ADMINISTRATION 879 MORRO STREET THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 176Item 10 2.12.1 CORPORATION YARD CAMPUS 25 PRADO ROAD PAGE 45ExisƟ ng CorporaƟ on Yard CampusPrimary ExisƟ ng Buildings on CorporaƟ on Yard CampusPROJECT STRATEGYFACILITYBuilt in 1986, the CorporaƟ on Yard is the hub of all City Public Works maintenance programs. The CorporaƟ on Yard campus currently houses the maintenance personnel, materials, and vehicles for TransportaƟ on, Streets, Urban Forestry, Parks, Water, Waste Water, and Fleet. The campus also houses the administraƟ ve offi ces to support these funcƟ ons.There are several primary buildings on the CorporaƟ on Yard. There is a large Maintenance Building with a material storage mezzanine, metal shop and carpentry shop. The OperaƟ ons Center houses administraƟ ve offi ces and support spaces for Urban Forest, Parks, Streets, and UƟ liƟ es. There is a separate Fueling and Wash StaƟ on, and a standalone building for the Waste Water Shop. There are many small metal container buildings throughout the corporaƟ on yard for the storage of street tools, barricades, pesƟ cides, ﬂ ammable materials, hazardous materials, water and waste water materials, building maintenance materials, and parks materials.In 1988 the CorporaƟ on Yard was assessed as a part of the San Luis Obispo FaciliƟ es Master Plan. At the Ɵ me, this facility was only 2 years old and the assessment noted numerous deﬁ ciencies and potenƟ al problem areas with the facility.The addiƟ on of the Warehouse Building in 2010 for bulk materials storage and covered vehicle parking was a direct response to one of these assessment deﬁ ciencies. It is the newest structure at the CorporaƟ on Yard.FINDINGSThe new Water Resource Recovery Facility (WRRF)is currently in design and is anƟ cipate to start construcƟ on in Summer 2019. This new facility will house all Water and Waste Water personnel and operaƟ ons. This will allow other Public Works funcƟ ons and services to occupy the vacated spaces at the CorporaƟ on Yard. It is anƟ cipated that some of the Water and Waste Water materials that are stored on-site and in the Warehouse Building will remain.The vacated area in the exisƟ ng OperaƟ ons Center will allow other departments to expand their of-ﬁ ce spaces to beƩ er support their ﬁ eld personnel. A large Shop space in the Maintenance Building will also be available for use. The exisƟ ng Waste Water Building will become available as well. Future growth of the WRRF shows the need to use the rear of the CorporaƟ on Yard where materials are currently stored. This area is needed for the placement of the potable water reuse equipment and storage tanks. The rear area will also be used as a stormwater liquid disposal area PRADO ROAD HIGHWAY 101Packet Pg. 177Item 10 PAGE 462.12.1 CORPORATION YARD CAMPUS 25 PRADO ROAD CorporaƟ on Yard Campusfor street sweepers and other equipment to perform these disposal funcƟ ons.The new Prado and Highway 101 interchange is sƟ ll in the planning stages of development. It is anƟ cipated that the City will select the ﬁ nal design opƟ on in 2019. Regardless of which design opƟ on is selected for the new interchange, the off ramp design will encroach into the CorporaƟ on Yard along the northern and northwestern edges. The encroachment area will eliminate the exisƟ ng Waste Water Building, Warehouse Building, and nursery area. All of the exisƟ ng metal container for Building Maintenance and Parks will need to be moved. There is even a possibility that the encroachment area will aff ect the OperaƟ ons Center.The new interchange will aff ect all of the exisƟ ng entrances to the CorporaƟ on Yard. The entrance for personnel will be closed off and the access and parking for personnel and the public will need to be reconﬁ gured.The design of the new WRRF has a new entrance that will be shared between the WRRF and CorporaƟ on Yard that is located further east along Prado Road.The exisƟ ng CorporaƟ on Yard is located within the 100 year ﬂ oodplain and will be severely compromised by a major ﬂ ood event. There are no signiﬁ cant measures in place to divert the ﬂ oodwaters. The CorporaƟ on Yard will not be accessible or operaƟ onal unƟ l the ﬂ oodwaters recede. RECOMMENDATIONSThere are many factors that will negaƟ vely impact the operaƟ onal eff ecƟ veness of the CorporaƟ on Yard in the very near future. The new WRRF will expand into the CorporaƟ on Yard. The new Prado Road interchange will expand into the CorporaƟ on Yard. The ﬂ oodplain issues will not improve with the new WRRF and Prado interchange. All these factors create the need for the CorporaƟ on Yard to relocate to a site that can accommodate the current operaƟ onal needs and the anƟ cipated growth by the City for the Public Work funcƟ ons at the CorporaƟ on Yard.Packet Pg. 178Item 10 2.12.2 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD PAGE 47ExisƟ ng CorporaƟ on Yard CampusExisƟ ng DiagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYThe OperaƟ ons Center is the main administraƟ on hub on the CorporaƟ on Yard. It is located along the east side and is immediately adjacent to the public parking a lot along Prado Road. This is where public and visitors come to meet with Public Works staff whose offi ces are located at the CorporaƟ on YardThe 9,176 SF building provides administraƟ ve offi ce space for Streets Maintenance, Urban Forest, Parks Maintenance and UƟ liƟ es. The building serves all personnel with restrooms, locker rooms, and a mulƟ -purpose room. The mulƟ -purpose room has a kitchen area and is used for meeƟ ngs and breaks. OŌ en, the mulƟ -purpose room is uƟ lized for large City trainings and meeƟ ngs. The OperaƟ ons Center is a pre-engineered metal building. In 2009, an interior renovaƟ on included changes to the front administraƟ ve offi ces, reconﬁ guring the supervisor and crew work space to more effi ciently serve staff .FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Public Works Department. The Public Works Department conducted a tour of the enƟ re campus and pointed out elements key to their work space and operaƟ onal deﬁ ciencies and needs.Although the building serves its purpose adequately, there are numerous programmaƟ c and operaƟ onal deﬁ ciencies, which if addressed, would greatly improve the effi ciency and daily work ﬂ ow of maintenance ﬁ eld personnel.These improvements include, but are not limited to:• Reconﬁ guraƟ on of the mulƟ -purpose room to provide a separate kitchen and break room. • Improvements to the front recepƟ on to provide greater security and visual access for administraƟ ve staff • Improvements to the restroom and locker faciliƟ es• Improvements to the access control of rear doors and site gateMore recent improvements were made to the entry vesƟ bule and entrance to the front offi ce to address security concerns.Future tenant improvements to the offi ce areas are anƟ cipated to begin in 2018 to address operaƟ onal effi ciencies for Parks, Urban Forestry and Streets.PRADO ROAD HIGHWAY 101MEN’S LOCKER ROOM & RRADMINADMINLOBBYSTREETSTRAINING ROOM/KITCHENURBAN FORESTUTILITIESMECHANICALWOMEN’S LOCKER ROOM & RRPARKS &RECREATIONCONFERENCEPacket Pg. 179Item 10 PAGE 482.12.2 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROADThe ConstrucƟ on of the Prado Interchange in the next 5 years will greatly impact the CorporaƟ on Yard, speciﬁ cally any infrastructure located near the western and northern property lines. The Interchange project may necessitate the removal of this building.RECOMMENDATIONSThe City should limit the renovaƟ on, expansion and tenant improvements at the CorporaƟ on Yard. The new WRRF facility and interchange will competely change the available site area and exisƟ ng buildings on the CorporaƟ on Yard. Proposed RenovaƟ on to OperaƟ ons Center Floor PlanPacket Pg. 180Item 10 2.12.3 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD PAGE 49ExisƟ ng CorporaƟ on Yard CampusExisƟ ng DiagrammaƟ c Floor PlansPROJECT STRATEGYFACILITYThe Maintenance Building was built in 1986 as apart of the original CorporaƟ on Yard Campus design. The CorporaƟ on Yard Campus was a part of the 1988 FaciliƟ es Master Plan assessmentThis 24,948 SF building is a large pre-engineered metal building with an exposed concrete ﬂ oor and open ceilings to the underside of the roof deck.The building is insulated and has numerous sky-lights throughout for natural daylighƟ ng.Providing shop space for the various public works departments, the maintenance building houses the Fleet Maintenance shop, Building Mainte-nance shop, Water Management shop, Parks Maintenance shop, Urban Forest shop, Street shop and Signal Repair shop.The building has exposed concrete ﬂ oors, open ceilings to the underside of the roof deck, in-sulated walls and roof, and numerous skylights throughout the facility for natural daylighƟ ng.The Fleet Maintenance Shop and associated spac-es occupies approximately 50% of the building footprint with three drive through vehicle main-tenance bays. With City Fleet growth, this space is regularly at full capacity and vehicles are oŌ en worked on outside in uncovered condiƟ ons. Space constraints limits the amount of work that can be scheduled and performed. This has drasƟ cally increased the repair Ɵ me on Fleet vehicles and decreased effi ciency.All personnel has access to the mezzanine stor-age, which encompasses approximately 50% of the building footprint.The mezzanine space houses spare parts and equipment such as Ɵ res, signal bulbs, belts, etc., in an open environment along with a wellness area for employee use.FINDINGSAs part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and program-maƟ c/operaƟ onal assessment of the facility by meeƟ ng with the Public Works Department. The Public Works Department conducted a tour of the enƟ re campus and pointed out elements key to their work space and operaƟ onal deﬁ ciencies and needs.Although the building serves its purpose ade-quately, there are numerous programmaƟ c and operaƟ onal deﬁ ciencies, which if addressed, would greatly improve the effi ciency and daily work ﬂ ow of maintenance ﬁ eld personnel.PRADO ROAD HIGHWAY 101MEZZANINECARPENTRYRRFLEETSTREETSWATERTRAFFICURBANFORESTRYMETALPacket Pg. 181Item 10 PAGE 502.12.3 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD New Proposed RenovaƟ on Floor PlansThese improvements include, but are not limited to:• ConstrucƟ on of the Prado overpass will impede on the CorporaƟ on Yard Campus drasƟ cally• Fleet maintenance has expressed the need for an extra bay• CongesƟ on around the building causes dam-age to the building exterior• More security lighƟ ng is needed • Crowded and underuƟ lized storage mezza-nine• Water shop may be relocated to new WRRFRECOMMENDATIONSThere are many factors that will negaƟ vely impact the operaƟ onal eff ecƟ veness of the CorporaƟ on Yard in the very near future. The new WRRF will expand into the CorporaƟ on Yard. The new Prado Road interchange will ex-pand into the CorporaƟ on Yard. The ﬂ oodplain issues will not improve with the new WRRF and Prado interchange. All these factors create the need for the Corpo-raƟ on Yard to relocate to a site that can accom-modate the current operaƟ onal needs and the anƟ cipated growth by the City for the Public Work funcƟ ons at the CorporaƟ on Yard.The City should limit the renovaƟ on, expansion and tenant improvements at the CorporaƟ on Yard. The new WRRF facility and interchange will competely change the available site area and exisƟ ng buildings on the CorporaƟ on Yard.Packet Pg. 182Item 10 2.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD PAGE 51ExisƟ ng CorporaƟ on Yard CampusExisƟ ng DiagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYThe Wash Bays and Fueling StaƟ on was built in 1986 as apart of the original CorporaƟ on Yard Campus design. The CorporaƟ on Yard Campus was a part of the 1988 FaciliƟ es Master Plan assessmentThe original underground fuel tanks were replaced with two above ground tanks for ease of maintenance. One tank contains 8,000 gallons of gasoline and the other one is a split 4,000 gallon diesel and 4,000 gallon gasoline tank.The original underground tanks were never removed and remain in place. Any new work moving forward will require the removal of the original tanks and the remediaƟ on of the soil.FINDINGSThe Wash Bays and Fueling StaƟ on was assessed by the Ten Over Studio team as a part of a facility wide assessment evaluaƟ ng the effi ciency and condiƟ on of the CorporaƟ on Yard. The fueling staƟ on is in very poor condiƟ on due to constant use, dirt, grit and wet condiƟ ons from vehicle washing. A thorough assessment of the building envelope and programmaƟ c use was completed.The City currently has a project underway to replace the exterior siding at the staƟ on in the 2018/2019 Ɵ me line to extend the lifespan of this facility.RECOMMENDATIONSThere are several factors that will negaƟ vely impact the operaƟ onal eff ecƟ veness of the CorporaƟ on Yard in the very near future. The new Water Resource Recovery Facility and the new Prado Road interchange will both expand into the CorporaƟ on Yard. The exisƟ ng ﬂ oodplain issues will not improve with the construcƟ on of the new WRRF and Prado interchange. All these factors create the need for the CorporaƟ on Yard to relocate to a site that can accommodate the current operaƟ onal needs and the anƟ cipated growth by the City for the Public Work funcƟ ons at the CorporaƟ on Yard.The City should limit the renovaƟ on, expansion and tenant improvements at the CorporaƟ on Yard. The Wash Bays and Fueling StaƟ on should be replaced enƟ rely.The new WRRF facility and Prado interchange will completely change the available site area and viability of exisƟ ng buildings on the CorporaƟ on Yard.PRADO ROAD HIGHWAY 101FUELING BAYWASH BAYMECHANICALFUEL TANKWASH BAYFUEL TANKPacket Pg. 183Item 10 PAGE 522.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 184Item 10 2.12.5 CORPORATION YARD - WASTEWATER BUILDING 25 PRADO ROAD PAGE 53ExisƟ ng CorporaƟ on Yard CampusExisƟ ng DiagrammaƟ c Floor PlanPROJECT STRATEGYFACILITYThe Wastewater CollecƟ ons Building was added between the original construcƟ on in 1986 and someƟ me before 2001. The building is located along the western property line of the CorporaƟ on Yard. The building was originally used to store department vehicles. The UƟ liƟ es Department retroﬁ Ʃ ed the interior spaces to add a shop space, offi ce, crew meeƟ ng area, restroom and small kitchen area. When the new Water Resource Recovery Facility (WRRF) is complete, this building will become vacant and available for other departments to uƟ lize. The UƟ liƟ es Wastewater staff will relocate to the new facility. Numerous Public Works departments have expressed interest in moving into this building.FINDINGSThe building is in good condiƟ on and is well cared for by the UƟ liƟ es Wastewater personnel and the City Maintenance team. The ConstrucƟ on of the Prado Interchange in the next 10 years will greatly impact the CorporaƟ on Yard and speciﬁ cally any buildings and infrastructure located near the western and northern property lines, like this buildingThe Interchange project will necessitate the removal of the Wastewater CollecƟ ons Building along with the adjacent metal storage containers.RECOMMENDATIONSThere are several factors that will negaƟ vely impact the operaƟ onal eff ecƟ veness of the CorporaƟ on Yard in the very near future.The new Water Resource Recovery Facility and the new Prado Road interchange will both expand into the CorporaƟ on Yard. The exisƟ ng Waste Water Building is in the ﬂ oodplain and in the embankment encroach of the Prado interchange. The City should limit the renovaƟ on and tenant improvements at the Waste Water Building. The new WRRF facility and Prado interchange will completely change the available site area and viability of exisƟ ng buildings on the CorporaƟ on Yard.PRADO ROAD HIGHWAY 101MEETING AREASHOP &WORK AREAKITCHENAREALAUNDRY &RROFFICEPacket Pg. 185Item 10 PAGE 542.12.5 CORPORATION YARD - WASTEWATER BUILDING 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 186Item 10 3.0 IMPLEMENTATION 55IMPLEMENTATIONINTRODUCTIONThe FaciliƟ es Master Plan has idenƟ ﬁ ed both necessary maintenance and replacement needs for the Community. FaciliƟ es recommended for replacement, sƟ ll required maintenance while the City develops funding strategies, designs and constructs these replacement faciliƟ es.Maintenance projects that protect faciliƟ es from environmental damage such as roof replace-ments, painƟ ng and siding replacement will con-Ɵ nue as the Community moves forward projecƟ ng needs and scoping projects to reﬂ ect Communty desires. PRIORITIZATION OF FACILITIES MASTER PLAN UPDATE PROJECTSThe implementaƟ on strategy for each facility and campus was reviewed by staff and stakeholders working on this Update with the Ten Over Studio team. The City used the assessment data and recommendaƟ ons of all the faciliƟ es to build the prioriƟ zaƟ on. The City took into account the following factors:• Building systems and infrastructure age and deﬁ ciencies:• structure, mechanical, plumbing, ﬁ re protecƟ on, electrical, emergency power, communicaƟ ons, security, etc.• Life safety compliance and deﬁ ciencies• Building code and ADA compliance deﬁ ciencies• Resource effi ciencies – energy, water, space• OperaƟ onal needs and deﬁ ciencies• Triple BoƩ om LineCAPITAL IMPROVEMENT PROJECT BUDGETS AND TIME LINESIndividual project budgets were developed for each facility. To establish construcƟ on costs for facility, we used a unit cost per square foot ap-proach. These costs vary depending on the scope and nature of improvements recommended for each facility.Each facility project budget reﬂ ects both hard and soŌ costs. The soŌ budgets included assumpƟ ons for professional fees, permit fees, special inspec-Ɵ ons costs, construcƟ on management costs, temporary faciliƟ es costs, and design conƟ ngen-cies for each facility. ConstrucƟ on market escala-Ɵ ons and other owner costs for each project were included.The City was asked to provide budgets for project administraƟ on, equipment, furnishing, and other owner systems for the project budgets.Ludwick Community Center MeeƟ ng SpaceCity Hall Training RoomPacket Pg. 187Item 10 3.0 IMPLEMENTATION 56The conceptual project budgets are an opinion of probable costs on THE construcƟ on costs using recent bid results and construcƟ on market indi-cators within the County of San Luis Obispo and neighboring central coast communiƟ es for similar sized public faciliƟ es at the Ɵ me of publicaƟ on of this FaciliƟ es Master Plan Update, which is December 2018.The Ɵ meline for each project uses a 1 to 20+ year implementaƟ on Ɵ me line based on the City’s de-sired prioriƟ zaƟ on for their capital improvement plan.The City will need to develop funding strategies to implement these projects idenƟ ﬁ ed in this Facili-Ɵ es Master Plan.Packet Pg. 188Item 10 3.0 IMPLEMENTATION 57Packet Pg. 189Item 10 3.0 IMPLEMENTATION 58Packet Pg. 190Item 10 3.0 IMPLEMENTATION 59Packet Pg. 191Item 10 3.0 IMPLEMENTATION 60Packet Pg. 192Item 10 4.0 ASSESSMENT PAGE 61Project Files and Reference Materials Storage at Communuty Development and Public Works AdministraƟ onWork Space SharingASSESSMENTINTRODUCTIONThe City’s original FaciliƟ es Master Plan (Plan) was issued in 1988. The Plan assessed the condiƟ on of City owned and operated faciliƟ es up to 1988.The Plan idenƟ ﬁ ed ﬁ ndings and made recommen-daƟ ons for the City’s exisƟ ng and new faciliƟ es. As a direct response to the assessments, the City funded the new construcƟ on, renovaƟ on and expansion projects. Throughout the years since the assessment, the City performed regular maintenance, improve-ments, and upgrades to keep their faciliƟ es in good condiƟ on.As part of the FaciliƟ es Master Plan Update, the Ten Over Studio team conducted a building enve-lope condiƟ on assessment and a programmaƟ c/operaƟ onal assessment of each facility.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team worked with the City to schedule stakeholder interviews with each department and group who worked at each City facility. The interviews were accompanied with a tour of each departments/groups offi ce area, ancillary spaces and storage spaces.The programmaƟ c and operaƟ onal assessment idenƟ ﬁ ed and evaluated the current space uƟ liza-Ɵ on and idenƟ ﬁ ed future space needs of each City facility to support:• Daily operaƟ ons• Community uses• Emergency operaƟ ons• Training and meeƟ ng• Specialty operaƟ ons, uses and events• Specialty equipment• Storage• CommunicaƟ on, computer, and radio equipment• Parking (staff and departmental)Each interview included a detailed discussion on site and building access and security concerns. An understanding of current and future staffi ng needs was established using the stakeholder interview process along with a review of the orga-nizaƟ onal charts of each department and group. From the programmaƟ c and operaƟ onal assess-ment, the Ten Over Studio team was able to develop a detailed understanding of the City’s staffi ng and space needs for each facility. As part of the operaƟ onal and programmaƟ c assessment, the Ten Over Studio team developed a staffi ng and/or space needs matrices for each department/facility to show our ﬁ ndings and recommendaƟ ons.The Ten Over Studio team met with key City stakeholders to beƩ er understand and idenƟ fy Packet Pg. 193Item 10 PAGE 624.0 ASSESSMENTwork space and operaƟ onal deﬁ ciencies. Each City department conducted a tour and pointed out examples to their work space and operaƟ onal needs.These program meeƟ ngs resulted in idenƟ fying many reoccurring issues, some of which were documented in 1988. New issues raised included:• Security concerns• Lack of meeƟ ng spaces and need for a com-mon training room• Undersized work spaces• Need for organized storage and spaces• Need for an improved break rooms• Need for wellness faciliƟ es• Old infrastructure The assessment meeƟ ngs revealed speciﬁ c ren-ovaƟ on and tenant improvement projects that were in planning and in the 2018/2019 funding pipeline for the City.BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with City main-tenance staff and toured the building exterior of each facility to visually review and assess the overall building envelope, windows, doors, rooﬁ ng, and other exterior components such as awnings, soffi ts, and lighƟ ng. We visually evaluate each exterior material and component to determine if there was evidence of weather and/or water intrusion, deterioraƟ on of the materials, and if replacement was needed.No destrucƟ ve tesƟ ng was a part of this assess-ment, only visual observaƟ on and the use of as-built drawings of each facility, which was provided by the City.The City maintenance team performs a large amount of preventaƟ ve maintenance on these faciliƟ es to ensure the buildings stays in the best shape possible.Security issues around the majority of City facili-Ɵ es have increased in recent years. Many of the security issues are related to transient acƟ vity.The City commissioned a separate accessibility assessment of all City faciliƟ es. Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessi-bility and ADA compliances associated with each facility. We did not review the exterior stairs or ramps as the DAC ADA Assessment Report covered these items in great detail for code compliance and recommendaƟ ons.Rooﬁ ng and Mechanical Equipment Assessment at City HallAssessing Security at the Senior CenterPacket Pg. 194Item 10 4.1 CITY HALL 990 PALM STREET PAGE 63City Hall Public Entrance from Palm StreetHistoric Moldings and Tiles DetailingCITY HALLINTRODUCTIONBuilt in 1951, the San Luis Obispo City Hall is an iconic civic facility in our community. The facility is located at 990 Palm Street on the corner of Palm and Osos Streets. City Hall is an excellent example of several classic architectural styles; Mediterranean, Italianate, and Mission Revival. City Hall is held in high esteem by ciƟ zens and visitors alike and is on the City’s Master List of Historic Resources.In 1988, City Hall was assessed and included in the City Facility Master Plan. RecommendaƟ ons at the Ɵ me included a proposed expansion of City Hall to grow from 18,000 SF to 38,000 SF by the year 2010.Throughout the years since the assessment, the City has performed interior improvements and upgrades to keep the building well maintained.Major improvements were implemented in the late 1990s included a complete seismic retroﬁ t, replacement of the mechanical equipment, removal of asbestos, the addiƟ on of a ﬁ re protecƟ on system, and an emergency generator for back-up power. AddiƟ onal improvements included work to the interior and exterior of the building to comply with the Americans with DisabiliƟ es Act.In 2015, the City Clerk and City AdministraƟ ve offi ces in the East and West Wings were renovated to implement best pracƟ ces for ergonomic furnishings and offi ce space standards. These standards were applied to the design of the Finance Department and HR Department interior work space renovaƟ ons. Both renovaƟ ons were completed in 2018.Due to the historic signiﬁ cance of the building, no major alteraƟ ons or renovaƟ ons have been made to the exterior of the building. Maintenance to the roof included the cleaning and re-installaƟ on of the original clay roof Ɵ les with new waterprooﬁ ng below. A majority of the exterior building materials, including the art deco ceramic Ɵ le panels and decoraƟ ve bronze entry doors are original. As part of the Facility Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and programmaƟ c/operaƟ onal assessment of the facility by meeƟ ng with each City department. These program meeƟ ngs resulted in idenƟ fying many reoccurring issues, which include the lack of meeƟ ng spaces, lack of natural light and poor venƟ laƟ on, which were also issues documented in 1988.Current City Hall staff have noted serious security concerns related to transient acƟ vity in and around the building. Unfortunately, these Packet Pg. 195Item 10 PAGE 644.1 CITY HALL 990 PALM STREET Typical Desk Space and Storage in Offi cesPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key City ad-ministraƟ on stakeholders from each department within City Hall to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. Each City department conducted a tour and pointed out elements key to their work space and operaƟ onal needs.Security concerns, lack of meeƟ ng spaces, the de-sire for a common training room, undersized work spaces, the need for an improved break room, and a wellness facility were consistent concerns raised by all departments.Overall, to accommodate current staffi ng levels and allow for future growth, City Hall will need to expand to address all of the current and anƟ cipat-ed staffi ng and space needs.CITY ADMINISTRATION OFFICESLocated on the upper ﬂ oor in the East Wing, the City administraƟ ve offi ces were renovated in 2015 to implement best pracƟ ces for ergonomic furnishings and offi ce space standards.The administraƟ on offi ces are adequate for the department’s current needs and anƟ cipates mod-est growth in the future. The exisƟ ng offi ce does not have space to accommodate addiƟ onal offi ces or workstaƟ ons required to house new staff .CITY COUNCIL CHAMBERSCity stakeholders expressed concerns regarding the lack of security in the Council Chambers. There is no protecƟ on for council members at the dais and City staff at the front of the chamber. The City would like to see soluƟ ons implemented that provide staff and council the means for safe refuge. City Council ChambersPacket Pg. 196Item 10 4.1 CITY HALL 990 PALM STREET PAGE 65CITY ATTORNEY OFFICESThe City AƩ orney work involves conﬁ denƟ al informaƟ on and sensiƟ ve paperwork. The staff highlighted issues with the department’s lack of security along with visual and acousƟ c privacy, which are required due to the legal nature of their work. The issue with privacy is in part due to a lack of private meeƟ ng spaces for both small and large groups. The staff currently uses a small table within their workspace to accommodate small meeƟ ngs, which causes a shuffl ing of staff when used for conﬁ denƟ al meeƟ ngs.The City aƩ orney anƟ cipates growth and their exisƟ ng offi ce suite cannot accommodate adding more offi ces and workstaƟ ons needed to house new staff .The City AƩ orney currently uƟ lizes the Old Library to store ﬁ les in a secure storage room. The staff foresees a move toward scanning and maintaining electronic ﬁ les. This would lessen the need for physical ﬁ le storage space in the future. A large porƟ on of the current ﬁ les stored should be the assessed, scanned and purged. This process would result in reducing the storage space needed by City AƩ orney’s offi ce.CITY CLERK OFFICESThe City Clerk offi ces were renovated in conjunc-Ɵ on with the City administraƟ on offi ces in 2015. While the renovaƟ on addressed some of the pro-grammaƟ c and workplace needs. The renovaƟ on also eliminated spaces for everyday funcƟ ons.There is no dedicated space for a work room to house the copier and offi ce supplies. This work space was eliminated leaving the copier and other equipment in the open offi ce without any adjacent counter and work space.A large porƟ on of the Clerk’s duƟ es include preparing hard copies of reports, City Council packages, and many other documents which are commonly requested by City administraƟ on, City Council, and the public. The removal of the work room has caused major congesƟ on within the offi ce and detracts from the overall work environment. The counter which Small Conference Space and City AƩ orney Offi ce WorkspacesSeparate Work Area and Printer/Copier LocaƟ onis immediately outside of the City Clerk’s offi ce and connected to the Deputy Clerk’s work space is currently being used to organize and collate reports from the copier.The Clerk’s offi ce anƟ cipates growth and although this offi ce suite was recently renovated, the exist-Packet Pg. 197Item 10 PAGE 664.1 CITY HALL 990 PALM STREETing work space will not accommodate new staff . CITY COUNCIL OFFICESThe City Council uses one offi ce for the Mayor, one small shared offi ce for Council members, and one small meeƟ ng space for the Council mem-bers to use when meeƟ ng with City staff and the public. These spaces are within the City Clerk’s offi ce suite and were updated as a part of the 2015 renovaƟ on to the East and West wings. These shared offi ces and meeƟ ng spaces are drasƟ cally undersized for their funcƟ ons.FINANCEThe renovaƟ on of the Finance offi ces is anƟ ci-pated in the 2018/19 budget cycle, however the renovaƟ on design falls short of addressing all the programmaƟ c and operaƟ onal needs of the department. Finance anƟ cipates further growth and does not have space within their exisƟ ng offi ce suite to ac-commodate adding the new offi ces and worksta-Ɵ ons needed to accommodate new staff .The planned renovaƟ on includes an open meet-ing space, which is not ideal for acousƟ cs as it is immediately adjacent to other open worksta-Ɵ ons. The space cannot be used for effi ciently for presentaƟ ons either as there are no walls for monitors or white boards.HUMAN RESOURCES Plans for renovaƟ on of the Human Resources of-ﬁ ce suite is on the same Ɵ me-line as Finance. The renovaƟ on design also falls short of addressing all the programmaƟ c and operaƟ onal needs of the department. Much of the work the HR staff perform involves conﬁ denƟ al conversaƟ ons and sensiƟ ve paper-work at their workstaƟ ons. This department requires a higher number of private offi ces rather than open workstaƟ ons that off er liƩ le visual or acousƟ c privacy.Department stakeholders noted a shortage of meeƟ ng spaces and training rooms City-wide. Human Resources holds weekly hiring interview boards, which requires the use of one to two conference rooms. Human Resources also organizes and holds annual city-wide trainings, which requires a dedicated room ﬁ Ʃ ed with computers and access to an exte-rior area for hands on safety training.Human Resources anƟ cipates growth and does Shared Council Member Offi ce SpaceFinance Open Work SpacesPacket Pg. 198Item 10 4.1 CITY HALL 990 PALM STREET PAGE 67Human Resources Open Offi ce and WorkstaƟ onsnot have space within their exisƟ ng offi ce suite to accommodate adding the offi ces needed to accommodate new staff . Human Resources stores offi ce materials, job fair materials, and meeƟ ng supplies at the Old Library. There is no room to store this quanƟ ty of materials for their events within their offi ce area.INFORMATION TECHNOLOGY OFFICESThe IT department offi ces are on the lower and upper ﬂ oors, which makes daily communicaƟ on and work ﬂ ow more challenging. There are workbenches and workstaƟ ons in the warehouse. The warehouse houses telephone equipment racks and high-density storage racks for IT equipment and supplies. The department has enough offi ce space and warehouse storage for their current needs.The IT department noted a shortage of meeƟ ng spaces and training rooms, speciﬁ cally a dedi-cated computer training room. IT holds regular trainings and currently leases space to meet their training space needs. The emergency generator at City Hall is old, signiﬁ cantly undersized, and does not provide emergency power for the enƟ re facility. City wide communicaƟ on issues could occur in an emergency with power loss.IT stores decommissioned equipment at the Old Library in preparaƟ on for recycling and disposal. IT is in charge of the broadcast room for the Council Chambers as well.The GIS division is now managed by the IT department. All of the GIS staff and work spaces are currently located at 919 Palm Street. GIS will need to remain at 919 Palm Street for the foreseeable future as there is no space to accommodate the GIS department at City HallIT Warehouse Workbench and Offi ce WorkstaƟ onsPacket Pg. 199Item 10 PAGE 684.1 CITY HALL 990 PALM STREETBUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with City maintenance staff and toured the exterior of City Hall to assess the overall building envelope, win-dows, doors, roof and other exterior components such as handrails, guardrails and lighƟ ng. Due to the historic nature of City Hall, there has been liƩ le renovaƟ on and improvement to the exterior of the building. City Hall is well maintained by City Staff and is in good general condiƟ on.The major concern by maintenance staff and City Hall employees are the daily security issues around the facility. In recent years there has been an increase in incidents aƩ ributed to the large transient populaƟ on residing in the area.Please refer to the accessibility assessment report within Appendix B for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliance associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSIn 2013, the front entry stairs of City Hall were replaced. Unfortunately, the new top landing started leaking water into the electrical room below. This issue was temporarily resolved by drilling into the top landing and injecƟ ng an epoxy into the cavity.To avoid the possibility of further damage and leaking, the top landing will be replaced again in 2019. The handrails, guardrails and ramps are in good condiƟ on. Due to the high transient populaƟ on residing around City Hall, the stairwells are oŌ en used as storage nooks or as places to sleep.EXTERIOR DOORSThe two main entrances to the upper level along Palm and Osos Streets are the original decoraƟ ve bronze storefront doors and windows (See City Hall Key Plan in Appendix, 5.2). Door 1 has numerous screws missing from the jambs. These need to be replaced. Although the doors are original, one of the side-lites has been replaced and fails to match the exisƟ ng character of the building. Door 4, the historic doors leading into the Council Chambers are in bad condiƟ on. They are heavy and do not completely close without force. This is a security risk that needs to be addressed. Doors 3 and 5 are new ADA compliant doors.EXTERIOR WINDOWSThe facility windows are generally in good Main Stairway and Entrance to City HallOriginal Historic Bronze Entry StorefrontPacket Pg. 200Item 10 4.1 CITY HALL 990 PALM STREET PAGE 69RooŌ op Mechanical Equipment and Membrane Rooﬁ ngcondiƟ on. The original single pane windows have been replaced with dual pane operable windows, which complement the exisƟ ng historic character-isƟ c of the building.The windows for the lower level have window wells to allow natural light into the lower level work areas. Window 36 (See City Hall Key Plan in Appendix, 5.2) has been replaced and is not consistent with the historic character of the archi-tecture.EXTERIOR WALLSDue to the historic lisƟ ng of City Hall, the exisƟ ng plaster, ceramic Ɵ les and decoraƟ ve metal details are all original. Any work that is done to the building is required to match the original. The City maintenance team performs a large amount of preventaƟ ve maintenance on the building to ensure the building exterior stays in the best shape possible. The building plaster painƟ ng is anƟ cipated for summer 2019.ROOFThe rooﬁ ng was recently replaced with a PVmembrane. This was in response to the age of the ﬂ at roof area, which leaked extensively when it rained. The original clay Ɵ le and copper guƩ ers are in good condiƟ on. The original roof Ɵ les were cleaned and reinstalled.Retroﬁ iƩ ed WindowsParking Lot Entrance to City HallPacket Pg. 201Item 10 PAGE 704.1 CITY HALL 990 PALM STREET Window Light Well Being Used As Storage By Transient PopulaƟ on Surrounding City HallSECURITYThere are transients residing in the immediate vicinity around City Hall. They are aggressively using the stairways, window wells and landscaping to sleep, store possessions or use the landscaping as a restroom.The increased frequency of security issues related to transient acƟ vity has leŌ City staff members feeling unsafe when arriving and leaving the workplace. This is especially notable during the winter months when there is no daylight at the end of the workday. The immediate areas around City Hall and the parking lot are dark. AddiƟ onal exterior lighƟ ng in strategic locaƟ ons would help with safety.To reduce the amount of possible “hidey holes” around the building, the City has covered a number of window wells with custom metal grates and screens. Although successful where implemented, this strategy has yet to be rolled out to all window wells. These window wells were designed to provide natural daylighƟ ng into the basement level and are oŌ en directly adjacent to an offi ce or work area. When these window wells are occupied, vandalized or used inappropriately, it causes a great amount of stress to the staff within the building.The City is currently seeking funding to purchase and install metal grate covers at all the remaining window wells. Reducing the height and fullness of the exisƟ ng landscaping around the building and improvements to exterior lighƟ ng are also anƟ cipated. Throughout the day, the upper level restrooms are heavily uƟ lized by the public and transients. There are plumbing issues on a weekly basis at the upper level restrooms. Staff has adjusted to using the lower level restrooms, which are more secure. City Hall doors lock at the close of business unless there are public meeƟ ngs.There have been instances of break-ins through locked doors at the lower level. The secure entries are coded, but they are also outdated. There are no security cameras around the perimeter of the building or within the facility. The addiƟ on of new security cameras around the building exterior is highly recommended. The cameras should be monitored 24/7 by the emergency communicaƟ on center. Security cameras are desired at all faciliƟ es throughout the Light well with Security Grate and MeshCity. Packet Pg. 202Item 10 4.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREET PAGE 71City of San Luis Obispo Community Development and Public Works DepartmentsCOMMUNITY DEVELOPMENT AND PUBLIC WORKSADMINISTRATIONINTRODUCTIONThe Palm Street Parking Structure project was built in 2004 to accommodate the need for structured parking for downtown San Luis Obispo and City personnel. The offi ce space located at the corner of Morro and Palm Street was originally allocated as leasable space for capital gain. In 2005, the need for addiƟ onal administraƟ ve offi ce space was idenƟ ﬁ ed by the City. Community Development was outgrowing their offi ce space located on the lower level of City Hall. The Public Works Department was outgrowing their offi ce space located at 955 Morro Street.The available offi ce space at 919 Palm Street addressed the immediate needs of both departments and those for the foreseeable future as well. In 2006, the offi ce space was completed to house the City of San Luis Obispo Community Development and Public Works Departments. In 2016, the Public Works Department moved the rest of their staff and services over to 919 Palm Street.With all of the Public Works staff located at 919 Palm Street, the occupancy increased from the intended 68 to 80 personnel. This increase created a workspace shortage. The City was leasing offi ce space at Court Street to accommodate the long range planning group.Growth projecƟ ons within Community Development and the Public Works Departments will see the total number of personnel at 919 Palm Street grow to nearly 100, far exceeding the original capacity of 68. WorkstaƟ ons Within Copy RoomThe current growth has caused overcrowding not only in terms of staff , but also with the number of project ﬁ les and documents which require storage.The lack of space issues at 919 led the City to commission an assessment prepared by Rav-aƩ Architects in 2016 to develop soluƟ ons for accommodaƟ ng more staff within the conﬁ nes of the exisƟ ng offi ce space perimeter. This report was limited to reconﬁ guraƟ on of the interior work spaces and did not increase the number of possible workstaƟ ons or offi ces.As part of the FaciliƟ es Master Plan Update, the Ten Over Studio team conducted a building envelope condiƟ on assessment and a comprehensive programmaƟ c and operaƟ onal assessment of the Community Development and Public Works Department. Packet Pg. 203Item 10 PAGE 724.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREET PUBLIC LOBBY AND COUNTERSThe front lobby and the public counter is one integral space. The public counter is long with a recepƟ onist in the center to greet visitors as they enter the lobby. There is a small waiƟ ng area located off to one side for visitors.There is one large and one small conference room immediately adjacent to the Lobby. These meet-ing rooms are heavily used by staff for depart-mental meeƟ ngs and meeƟ ngs with the public.Most visitors will queue up around the public counter waiƟ ng their turn instead of using the waiƟ ng area. SomeƟ mes there are as many as 3 to 4 people queuing at the counter at each secƟ on. There are staff and visitors waiƟ ng for a meeƟ ng that will queue outside of the conference rooms. All of these daily acƟ viƟ es cause congesƟ on and disrupƟ on at the public counter. Public Counter for Community Development and Public WorksPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from each department located at 919 Palm street and Court Street faciliƟ es to beƩ er under-stand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured all spaces as part of the assessment.Common concerns raised by department stake-holders include; lack of meeƟ ng spaces, under-sized workstaƟ ons, lack of a quiet room and wellness center. Stakeholders idenƟ ﬁ ed a need for beƩ er customer interface at the lobby and front counter along with ﬁ le purging and beƩ er organi-zaƟ on of ﬁ le storage.Overcrowding of the workspace is an immediate issue that is geƫ ng worst at 919 Palm Street. The City has conƟ nued to hire addiƟ onal staff without having adequate workspace to accommodate new and exisƟ ng personnel.The City has reduced the size of workspaces to create more individual workspaces. In some cases, two staff members share one workspace. Work-spaces have also been created within the copy room and behind the public counter.All of these soluƟ ons do not elevate the need for more physical space for the Public Works and Community Development departments as they conƟ nue to grow.The City offi ce suite cannot expand easily beyond its current footprint due to its collocaƟ on with the parking structure. The City offi ces could expand into the parking structure with a major structural renovaƟ on and change to the number of available parking spaces.Public Works and Community Development anƟ ci-pate growth in the upcoming years.Shared WorkstaƟ on for Two PersonnelPacket Pg. 204Item 10 4.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREET PAGE 73Resource Materials StorageCOMMUNITY DEVELOPMENTThe Community Development department provides development review, long range planning, building and safety services, and is the regulatory agency for projects within the City of San Luis Obispo. They are responsible for leading the permiƫ ng process at the front counter located in the Lobby of the facility.Community Development temporarily leased offi ce space on Court Street in Downtown San Luis Obispo to accommodate the six member long-range planning group. The lease is for a 5 year duraƟ on and there is space at the Court Street locaƟ on for modest growth.The lack of work space has led the department to set up 4 small workstaƟ ons within the copy room. This has created ineffi ciency in the copy room and for the employees assigned to these work spaces.Open Work AreaPUBLIC WORKSThe Public Works department provides civil engineering, construcƟ on management, traffi c engineering, transportaƟ on, and GIS services for City capital projects. They also provide services as a regulatory agency for projects within the City of San Luis Obispo. FaciliƟ es, Fleet, Parks, Urban Forestry, Signal, and Street staff and equipment are located at the CorporaƟ on Yard. FaciliƟ es maintenance staff is located in the lower level of City Hall and at the SLO Swim Center. The Parking Services Division of-ﬁ ces and equipment are located within the Marsh Street Parking Structure.Public Works does not have or need workstaƟ ons at the front counter, although they are oŌ en required to go to the front counter to answer quesƟ ons regarding the permit process.GISThe GIS division is now managed by the IT department instead of the Public Works. This was a recent change in 2017. All of the GIS staff and workstaƟ ons are sƟ ll locat-ed at 919 Palm Street. There are diff ering opinions amongst the City stakeholders whether GIS should remain at 919 Palm Street or move to City Hall with the IT department. GIS anƟ cipates modest growth and does not have the space within their exisƟ ng offi ce area to accommodate adding the offi ces and workstaƟ ons needed to house new staff . The current conﬁ gura-Ɵ on is at full capacity.Packet Pg. 205Item 10 PAGE 744.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREETBUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Main-tenance staff and toured the exterior of 919 Palm Street to assess the overall building envelope, windows, doors, roof and other exterior compo-nents such as handrails, guardrails and lighƟ ng. The building is well maintained by City mainte-nance staff and is in good general condiƟ on.Please refer to the accessibility assessment report within Appendix B for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliance associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThe building is sƟ ll relaƟ vely new and the stairs, ramps and associated guardrails/handrails are all in good condiƟ on. The handrails and guardrails are painted annually. There is a heavy foot traffi c at all the exterior stairwells due to the constant use from the park-ing structure. This has resulted in wear and tear issues such as chipped and faded paint on the stair treads. This is a reocurring issue and the stair treads are repainted annually.Cracked Window Tint Due to Sun Exposure Damage.EXTERIOR WALLSThe exterior walls of the building are in good condiƟ on. The surfaces are frequently cleaned and maintained by the City maintenance team. At the Ɵ me of this assessment, the exterior of the building was due for cleaning. Water stains are evident on the brick and awnings.EXTERIOR DOORSThere are no noted issues with the exterior door assemblies. They are rouƟ nely checked by City maintenance staff and are repaired when issues arise. The main entry storefront system to the lobby has been known to shake and move if the door is closed with too much force. This has not caused any signiﬁ cant damage. The maintenance staff regularly performs preventaƟ ve checks to ensure the structural integrity of the storefront.EXTERIOR WINDOWSLike the doors, there have been no noted issues with the window assemblies.During large storms, there have been incidents of water penetraƟ ng through the weep holes. This is due to an excess amount of wind and rain, not the fault of the window system itself. Window 6, (see the 919 Palm Street Key Plan in Appendix, 5.3) has damaged Ɵ nƟ ng due to constant sunlight exposure.City maintenance staff regularly performs preventaƟ ve maintenance on the window seals and frames to ensure the window systems are in good condiƟ on. They ﬁ x apparent issues before they become larger issues.Exterior LighƟ ng Along the StreetChipped Paint at Stair Due to Wear & Tear.Packet Pg. 206Item 10 4.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREET PAGE 75ROOFThe parking garage is located directly adjacent and above the offi ce spaces. There is no “typical” roof at this facility. There has been no noted issues of water intrusion within the offi ce spaces. There is evidence of moisture at the basement level of the building from the offi ces above. At the Ɵ me of the Ten Over Studio assessment, this issue was under invesƟ gaƟ on.SECURITYAlthough 919 Palm Street has less transient acƟ vity than City Hall, there are sƟ ll issues with people using the exterior planters as storage and a place to sleep. The City has made eff ort to minimize such acƟ vity by introducing exterior lighƟ ng around the facility.The parking garage has a high level of acƟ vity and vehicular traffi c. There is a good level of personnel and public surveillance around the facility, which helps prevent any major issues from occurring. During the winter months, it is much darker around the building exterior by the Ɵ me City personnel leave the building. 919 Palm Street stakeholders have expressed the need to add security cameras and more exterior lighƟ ng.These measures would provide an extra level of security and peace of mind to staff and the public who visit the City and use the parking structure.Evidence of Moisture leaking from abovePacket Pg. 207Item 10 PAGE 764.2 COMMUNITY DEVELOPMENT AND PUBLIC WORKS ADMINISTRATION 919 PALM STREET Packet Pg. 208Item 10 4.3 FIRE HEADQUARTERS CAMPUS2160 SANTA BARBARA AVENUE PAGE 77Fire StaƟ on 1 and Emergency CommunicaƟ on CenterFIRE HEADQUARTERS CAMPUSINTRODUCTIONIn the 1988 FaciliƟ es Master Plan assessment, the original Fire StaƟ on 1 was located on the corner of Pismo and Garden Streets. The City implemened numerous remodels and addiƟ ons to extend the operaƟ onal life of the ﬁ re staƟ on. The staƟ on had serious structural and environ-mental defciencies along with safety hazards that threatened ﬁ re personnel and the department’s response capabiliƟ es. It was recommended that a new ﬁ re headquarters staƟ on be built.In the early 1990’s, the City acquired the old Southern California Edison facility located at 2160 Santa Barbara Avenue and started planning the design of the new ﬁ re headquarters campus. The new Fire Headquarters StaƟ on and Fire Training Tower were completed in 1996. The exisƟ ng maintenance building was a part of the original Southern California Edison site. The Fire Depart-ment reused this building for their maintenance operaƟ ons.In 2010, a new Emergency CommunicaƟ on Center, 100 foot tall radio tower, and Warehouse storage building were added to the campus along with an Fire Training TowerHistoric Fire Enginesupgrade to the electrical service and emergency power system.In 2015, the City dedicated the World Trade Center Memorial on September 11th. The City received a structural piece of steel from one of the towers, which is placed in the center of the memorial plaza.911 MemorialPacket Pg. 209Item 10 4.3 FIRE HEADQUARTERS CAMPUS 2160 SANTA BARBARA AVENUE PAGE 78Figure 3. ExisƟ ng Site Key PlanPacket Pg. 210Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.12160 SANTA BARBARA AVENUE PAGE 79Fire StaƟ on 1 Front Apron and Apparatus BaysFIRE STATION NO. 1INTRODUCTIONFire StaƟ on 1 was built to address the deﬁ cien-cies highlighted in the 1988 Facility Master Plan document. In 1996, construcƟ on was completed on the new 17,000 SF, two story ﬁ re headquarters staƟ on. The new staƟ on included a main lobby and museum space, ﬁ re administraƟ on offi ces, ﬁ re prevenƟ on offi ces, and a ﬁ re training class-room, which also funcƟ ons as the City’s emer-gency operaƟ on center (EOC) on the ground ﬂ oor of the facility. The staƟ on has four drive-through apparatus bays and apparatus support spaces on the ﬁ re suppression porƟ on of the ﬁ rst ﬂ oor.The suppression ﬁ re personnel has shared ad-ministraƟ ve offi ces for the BaƩ alion Chiefs and a separate shared offi ce for the Captains on the ﬁ rst ﬂ oor along with an open work area for the ﬁ reﬁ ghters. The ﬁ reﬁ ghter sleeping and living quarters are all located on the second ﬂ oor. There is no elevator access to the second ﬂ oor of this facility, which is challenging given the fact that the second-ﬂ oor kitchen was designed to be large enough to support EOC operaƟ ons. There are two ﬁ re department volunteers who rely on wheel chairs for mobility and they are not able to access the second ﬂ oor.In 2010 with the addiƟ on of the new emergency communicaƟ on center, mission criƟ cal systems were upgraded. The radio and server room equip-ment was upgraded along with new ﬁ ber technol-ogy campus wide.A new electrical transformer and main switchgear was added to provide increased power capacity for the enƟ re campus. The new emergency gener-ator was sized to provide 72 hours of emergency power for the enƟ re campus.The radio infrastructure was upgraded to beƩ er ensure coverage across the City including areas Front Entrance and Public Parking LotRadio ToweranƟ cipated for future development. The server room at the Emergency CommunicaƟ on Center was sized to become the primary City server room. A 100-foot tall radio tower was added in order to create redundancy in the radio network around the City.Packet Pg. 211Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.1 2160 SANTA BARBARA AVENUE PAGE 80Open RecepƟ on Area to LobbyPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from Fire StaƟ on No. 1 to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ cien-cies. The team toured the facility as part of the assessment.The ﬁ re staƟ on is in very good condiƟ on for a 22 year old facility. It has been well maintained by City Fire and Maintenance personnel. The Fire Department administraƟ ve personnel has grown and some minor modiﬁ caƟ ons to the interior of the building have occurred to accommodate the increased operaƟ onal needs.FIRE ADMINISTRATION OFFICESThe ﬁ re administraƟ ve and command staff has increased since moving into this facility. Based on the 2009 Fire Master Plan, a Deputy Fire Chief posiƟ on was added, creaƟ ng the need for another offi ce. To create more offi ce space, the lone con-ference room in this building, was converted into an offi ce for the Fire Chief. This created a shortage of meeƟ ng spaces within the facility. An open meeƟ ng space was created in the administraƟ on open work area. This space is not ideal for meeƟ ngs as there is no sound aƩ en-uaƟ on, presentaƟ on and conferencing capabili-Ɵ es, or privacy.The ﬁ re administraƟ ve assistant is in an open work area that is undersized for rouƟ ne funcƟ ons. This posiƟ on needs a large workspace and the ability to secure work documents as they handle sensiƟ ve department and personnel informaƟ on on a daily basis.There are numerous security concerns with the layout of the front lobby area. The low counter and swinging dutch-door supports customer Open meeƟ ng spaceFire PrevenƟ on Work SpacePacket Pg. 212Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.12160 SANTA BARBARA AVENUE PAGE 81Emergency OperaƟ on Center and Training ClassroomrelaƟ ons, however do not provide any security measures between customers and staff if needed. Staff lacks the ability to securely retreat to safety if there is an aggressive or agitated customer in the open lobby and recepƟ on area.Due to downsizing of administraƟ ve staff , the Fire Department no longer has a full-Ɵ me posiƟ on at the recepƟ on counter. Removing the point of contact for customers when they enter the lobby has negaƟ vely impacted customer relaƟ ons and heightens security concerns.The lack of a security barrier and full-Ɵ me recep-Ɵ onist has resulted in staff frequently encounter-ing customers wandering around the administra-Ɵ ve offi ce area looking for assistance.FIRE PREVENTION OFFICESFire prevenƟ on staff has grown over the 22 years at this facility. Currently all offi ce spaces for ﬁ re inspectors are occupied and the Fire Department would like to add one more full Ɵ me Fire Inspec-tor to keep up with development in San Luis Obis-po and ongoing demand for ﬁ re inspecƟ ons.A temporary part-Ɵ me employee currently ﬁ lls this posiƟ on and is working in an open cubicle instead of an offi ce. Two full-Ɵ me permanent ﬁ re inspectors currently share a make-shiŌ offi ce that was originally designed to be a small storage room. There are a number of open work spaces in the middle of the ﬁ re administraƟ on area that are underuƟ lized due to the odd shape of the area and poor design of the modular offi ce furniture in place. There is ample opportunity to effi ciently recon-ﬁ gure this area to accommodate more offi ces for the ﬁ re prevenƟ on staff .Training Materials and Training Offi cer Offi ceFIRE TRAINING CLASSROOM AND EMER-GENCY OPERATION CENTER (EOC)The Fire Department has expressed the desire to expand the ﬁ re training classroom. The space can only accommodate 20 people comfortably in the current conﬁ guraƟ on. The ideal class size is 28 with 2 instructors for a total of 30 in a classroom seƫ ng. Regular in-ser-vice training and meeƟ ngs are diffi cult to sched-ule as this is the only dedicated meeƟ ng space for the whole department. On a regular basis, the ﬁ re training classroom is used for plan reviews by ﬁ re prevenƟ on staff and a workspace for staff needing more layout and table space, when not in use for meeƟ ngsThe ﬁ re training classroom is also the City’s primary emergency operaƟ on center (EOC). This space has proven to be too small to accommo-date the mission criƟ cal needs of the EOC. Ideally, Packet Pg. 213Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.1 2160 SANTA BARBARA AVENUE PAGE 82EOC Materials Stored in Alcove in App Baysthe EOC should have separate spaces for policy and management funcƟ on along with break-out spaces. Dedicated space for situaƟ on status, advanced planning, table space for EOC posiƟ ons and funcƟ ons. The City currently uses ﬁ re administraƟ ve and prevenƟ on offi ces for policy, management and break-out spaces. For example, when the EOC is acƟ vated, the Fire Chief’s offi ce becomes the Policy Group offi ce for seven-plus people seated at a small table that can really only accommodate four people. Space reassignment presents fundamental opera-Ɵ onal problems as well. The Fire Chief is without an offi ce during the emergency to conduct rescue and recovery duƟ es. All other administraƟ ve offi ces have similar displacement issues of ﬁ re department staff and poor funcƟ onality for EOC operaƟ ons.The EOC storage is located in small rooms imme-diately adjacent to apparatus bays, which is not ideal when acƟ vaƟ on occurs. Based on operaƟ on-al needs, we recommend the City consider a new “standalone” and “standby” ready EOC for the City of San Luis Obispo.STATION ADMINISTRATIVE OFFICESThe BaƩ alion Chief’s offi ce, Captain’s offi ce and ﬁ reﬁ ghter work area are adequate for current and future operaƟ onal needs. There is no request for modiﬁ caƟ ons or expansion of this area.APPARATUS BAYS AND SUPPORT SPACESThe four apparatus bays are full with front line and reserve vehicles. There is no room for addi-Ɵ onal equipment. The Fire Department would like to add covered parking spaces within the secured parking area to store trailers and departmental vehicles that can be parked outside.Fire Chief Offi ce and Policy Group Break-out SpaceTraining Room Hospitality Area and AdministraƟ ve Break AreaPacket Pg. 214Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.12160 SANTA BARBARA AVENUE PAGE 83The expansion of the exercise room to beƩ er ac-commodate daily ﬁ tness requirements is desired. The paƟ o immediately outside of the exercise room could be captured for addiƟ onal ﬁ tness space. Apparatus BaysThere is concern regarding the double wide appa-ratus bay doors and obtaining replacement parts for regular maintenance. We recommend the City consider installing new bi-fold doors to reduce maintenance concerns and increase turnout Ɵ mes.There is a separate turnout and decontaminaƟ on room. The Fire Department would like to add one more ﬁ reﬁ ghter posiƟ on per shiŌ in the future. This would mean adding three or more addiƟ onal turnout lockers. We recommend the installaƟ on of new metal turnout gear lockers to help reconﬁ gure the turn-out room to accommodate more lockers and red bag storage.A new turnout washer has recently been installed to replace the old washer. The addiƟ on of another turnout washer would increase decontaminaƟ on effi ciency throughout the department. Currently Fire StaƟ ons 2, 3 and 4 uƟ lize Fire StaƟ on 1 to clean and decontaminate equipment. The SCBA room is adequate for operaƟ ons. The EMS room is small and adequate for operaƟ ons. There is no request for modiﬁ caƟ on or expansion of these rooms. FIREFIGHTER LIVING AND SLEEPING QUARTERSThe Department has growth capacity in the living and sleeping quarters to accommodate addiƟ onal suppression personnel. The kitchen, dining and day room are all adequately sized for operaƟ ons. Kitchen equipment works well. Appliances such as the refrigerators and dishwashers have been re-placed due to normal wear and tear. All ﬁ nishes in the kitchen and restrooms are in good condiƟ on. There is no request for modiﬁ caƟ ons or expansion in these spaces. Emergency OperaƟ on Center and Training ClassroomPacket Pg. 215Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.1 2160 SANTA BARBARA AVENUE PAGE 84BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over team met with the Fire Department staff and toured the exterior of Fire StaƟ on 1 to assess the overall building envelope, windows, doors, roof and other exterior components. There has been liƩ le renovaƟ on or improvements needed to the exterior of the facility. It is well maintained by City faciliƟ es staff and is in good general condiƟ on. The Fire Department is concerned about the age of the apparatus bay doors. The doors are over 20 years old and replacement parts are not as readily available, especially for the double wide doors and the front and rear of the apparatus bays. Keeping the doors operaƟ onal and maintaining response Ɵ mes is a key priority. It is important to note that the City maintenance team works excepƟ onally well at keeping all facili-Ɵ es in good working order.Please refer to the accessibility assessment report within Appendix B for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliance associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps, guardrails or handrails at this facility. EXTERIOR WALL/ BASE/FOUNDATIONAlthough the building has been well maintained, the concrete masonry walls are due for resealing with a clear coat spray waterprooﬁ ng. This should be performed every few years to keep the build-ing water Ɵ ght. ExisƟ ng Oversized Apparatus Bay DoorsThere are two separate locaƟ ons where the con-crete masonry walls have hairline cracks due to a seismic event in 2003. These are minor cracks and have not caused structural damage. No exterior paint is required as the color is inte-gral to the concrete masonry blocks.EXTERIOR DOORSMost of the exterior doors, frames and hardware are in good condiƟ on. There are no major issues noted with the pedestrian doors. Concern has been noted for the main lobby doors (Door 1 on the Fire StaƟ on No. 1 Key Plan in the Appendix). They are wider than a regular door to allow the historic ﬁ re wagon to enter and exit. The lobby doors require constant maintenance, though no major issues have occurred. The man-ufacturer no longer produces the components required to maintain it.As menƟ oned in the operaƟ onal assessment, the Crack in Concrete Masonry Exterior WallPacket Pg. 216Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.12160 SANTA BARBARA AVENUE PAGE 85components; asphalƟ c sheet membrane on the ﬂ at roof porƟ ons and concrete roof Ɵ les on the pitched roof porƟ ons.The concrete roof Ɵ les are in good condiƟ on with no leaks. This is a drasƟ c contrast to the asphalt membrane roof, which has deteriorated signiﬁ -cantly throughout the life of the facility. The ﬂ at roof leaks every storm and is in constant need of aƩ enƟ on and repair. The sand/gravel topping washes away with the rain and breaks down from sun exposure, causing the asphalt membrane to crack and become briƩ le. This is especially preva-lent around penetraƟ ons and joints, which are the main causes of the leaks.Although not an immediate concern, the plas-Ɵ c skylights located on the roof are becoming briƩ le due to sun exposure and hairline cracks are evident across the surfaces. Without proper aƩ enƟ on, this may become a serious issue in the near future.SECURITYThe facility requires security cameras throughout the building exterior, which would be monitored 24/7 by the emergency communicaƟ on center. Security cameras are desired at all ﬁ re faciliƟ es throughout the City. The Fire Department has expressed that exteri-or doors should be secured with keypads style locksets, instead of electronic fobs. Fobs are easily misplaced, causing a security risk. Due to the low turnover of ﬁ re personnel, it has been found that keypads with a rotaƟ ng code are more secure within the Fire Department. Although there are no noted security issues at Fire StaƟ on No. 1, there is a need for more exterior lighƟ ng. Foot traffi c across the front apron along Santa Barbara Street is constant and response Ɵ me might be increased due to pedestrians and vehicular traffi c in the path of emergency egress.Hairline cracks in PlasƟ c Skylight Surfacedouble wide apparatus bay doors require constant maintenance and repair. The springs and motors are strained on a daily basis. Any damage to these doors can dramaƟ cally reduce response Ɵ me and creates a public safety issue. The front roll-up doors are in much worse condiƟ on due to a 10 to 1 cycling raƟ o compared to the rear roll-up doors. EXTERIOR WINDOWSLike the exterior doors, the exterior windows are generally in good condiƟ on. The windows within the ﬁ reﬁ ghƟ ng living/sleeping quarters are op-erable and have some minor issues with sealing, resulƟ ng in some air penetraƟ on. This is due to wear and tear of the windows. This issue aff ects Windows 20, 25 & 27 (See Fire StaƟ on No. 1 Key Plan in Appendix, 5.4). ROOFThe ﬁ re staƟ on roof is made up of two primary Roof PenetraƟ on with Cracking Asphalt Rooﬁ ng MembranePacket Pg. 217Item 10 4.3.1 FIRE HEADQUARTERS CAMPUS - FIRE STATION NO.1 2160 SANTA BARBARA AVENUE PAGE 86THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 218Item 10 4.3.2 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 87Vehicle Maintenance BuildingMAINTENANCE BUILDINGINTRODUCTIONThe Maintenance Building predates the construc-Ɵ on of the Fire Headquarters StaƟ on in 1996. This building was a vehicle repair shop used by the previous owner of the property, Southern Califor-nia Edison (SCE).The Maintenance Building was designed by SCE to perform repairs on their full-sized pick-up trucks. The ﬁ re apparatus are much larger than the maintenance bays can accommodate, so the ﬁ re mechanics will someƟ mes work on ﬁ re apparatus outside and uncovered. This presents a myriad of problems related to weather and dust. During extremely hot days, ﬁ re mechanics cannot kneel or lay on the pavement as it is too hot. Fire mechanics oŌ en work in the rain, which limit the scope of work that can be accomplished in a wet environment. During Ɵ mes of wind gusts, which occur frequently on this site, the mechanics strug-gle to complete work on fuel or hydraulic systems, which require a clean environment.The Fire Department believes that it is vitally important to keep the apparatus maintenance funcƟ on at the Fire Headquarters Campus. By co-locaƟ ng maintenance with the training room, the ﬁ re mechanics can conƟ nuously inspect the engines and trucks as ﬁ re crew come to HQ for training. The mechanics provide preventaƟ ve maintenance to the enƟ re Fire Department ﬂ eet. At this Campus, the Fire Mechanics have constant access to all ﬁ re apparatus.Fire Headquarters Campus is a central locaƟ on for the Department. If an apparatus does require inspecƟ on or maintenance, they do not have far to travel to reach the mechanics. Moving ﬁ re apparatus maintenance to the CorporaƟ on Yard would have signiﬁ cant negaƟ ve impacts related to emergency response Ɵ mes, the frequency of preventaƟ ve maintenance inspecƟ ons, and staff supervision.In 1996, the exisƟ ng building received new roof-ing, a new covered wash bay and a separate new covered storage area. Very few improvements occurred within the Maintenance Building. The building was painted to match the new ﬁ re sta-Ɵ on. It has not received any modiﬁ caƟ ons since 1996.In 2009, the Fire Department commissioned a Fire Master Plan prepared by CityGate Associates. The Plan outlined in detail the operaƟ onal and facility needs of the Department. The Plan noted that because the ﬁ re ﬂ eet is highly specialized, mainte-nance should conƟ nue to be provided by specially trained Fire Mechanics. Public Works would like to consolidate all ﬂ eet maintenance by bringing the Fire Mechanics out to the CorporaƟ on Yard.Outdoor Repair and Wash BayPacket Pg. 219Item 10 4.3.2 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 88Maintenance BayPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakeholders from the Fire Department to beƩ er understand and idenƟ fy work space and opera-Ɵ onal deﬁ ciencies. The team toured the facility as part of the assessment.The Maintenance Building is approximately 1,536 SF. There is a separate covered outdoor wash bay and covered storage area on the east and west sides of the building.MAINTENANCE BAYS AND SUPPORT SPACESThere are three back-in short depth maintenance bays. The Fire Department is very concerned about the impact these undersized work spac-es have on the mechanics and their ability to perform vital repairs. None of the front-line ﬁ re apparatus ﬁ t all the way into the bays. Repairs are performed either completely or parƟ ally outside. This exposes the vehicles to potenƟ ally more damage by the elements during maintenance.There is insuffi cient storage space for parts and tools. There is a storage mezzanine for small parts and tools. Heavy materials and parts, such as Ɵ res, are stored outdoors. The work areas become very Ɵ ght once a vehicle is parked in the maintenance bay. Mobile liŌ s are used to provide ﬂ exibility and accommodate varying widths and lengths of the Fire Fleet vehicles.There is a small offi ce for the mechanics. There are limited site opportuniƟ es for expansion. The City has deferred renovaƟ ons at this facility for over 22 years. This building is well past its useful operaƟ onal life and is overdue for a major renova-Ɵ on or replacement.Mechanics WorkbenchesParts and Equipments at Maintenance BaysPacket Pg. 220Item 10 4.3.2 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 89BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over team met with Fire Department and toured the exterior of the Maintenance Building to assess the overall building envelope, windows, doors, roof and other exterior components. There are many maintenance issues with the exisƟ ng building envelope. It is maintained by the City maintenance and due to the age and condiƟ on of the building, there are limited resources allocated for the upkeep.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps, guardrails or handrails at this facility. EXTERIOR WALL BASE/FOUNDATIONThe concrete masonry walls require paint and has not been painted since 1996. Aging, weathering and wear and tear are the main issues with the building walls and foundaƟ on. Damage is evident throughout the facility. A large amount of grease, dirt and grit is built up around the wall bases. This requires constant cleaning.EXTERIOR WALLS, SOFFITS, AWNINGS & SIGNAGESimilar to above, there is consistent damage on all the walls due to age, weathering, and wear and tear. There is damage to the plaster soffi t above the maintenance bay doors,EXTERIOR DOORSThe original roll up doors (Door 1, 2 & 3, see Maintenance Building Key Plan in Appendix 5.4)are manually operated. They work and are heavy to push up manually. The build-up of grit and Roofdirt can interfere with the eff ecƟ veness of the manually operated doors. Ensuring the doors are cleaned frequently is necessary to keep the doors and maintenance bays working effi ciently.EXTERIOR WINDOWSThere are no exterior windows at this facility.ROOFThe 20+ year old asphalt membrane roof has severely aged and requires replacement. It is constantly repaired and patched. Water intrusion into the building has caused issues with the main-tenance. It is important that the building is free of moisture, especially when engine components are exposed.SECURITY There were no reported security issues.Dirt & Grit On Surface of Exterior Wall.Packet Pg. 221Item 10 4.3.2 FIRE HEADQUARTERS CAMPUS - MAINTENANCE BUILDING 2160 SANTA BARBARA AVENUE PAGE 90THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 222Item 10 4.3.3 FIRE HEADQUARTERS CAMPUS - TRAINING TOWER 2160 SANTA BARBARA AVENUE PAGE 91Fire Training TowerTRAINING TOWERINTRODUCTIONThe training tower was built in 1996 as part of the original ﬁ re headquarters staƟ on project. This is a Class A ﬁ re training tower, where the ﬁ re department uses live ﬁ re and smoke for in service training of suppression personnel. There is adequate space around the training tow-er for apparatus access, ladder and hose training. There is a dedicated area for vehicle extracƟ on training too. The Fire Department holds an annual open house event for City residents to learn about the San Luis Obispo Fire Department. The Fire Training Tower and surrounding area are used by the De-partment during the open house event to perform demonstraƟ ons.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key Fire De-partment stakeholders to beƩ er understand and idenƟ fy training and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment.The new housing and retail built immediately adjacent to the Fire Headquarters Campus to the south and east has severely restricted the types of training that can occur. The neighbors have complained about noise, water spray and smoke from training exercises. This has forced the Fire Department to change their training from live ﬁ res to prop smoke and limited water spray.The Department added wood framed building components with interior maze parƟ Ɵ ons imme-diately adjacent to the Tower on the north side. This allows the Department to vary their training scenarios. No modiﬁ caƟ ons, renovaƟ ons or addi-Ɵ on are desired to the Tower.BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with Fire Depart-ment staff and toured the exterior of the Fire Training Tower to assess the overall condiƟ on of the building envelope, windows, doors, roof and other exterior components.Overall, the exterior stairs, prop doors and win-dows are in good condiƟ on. A new ﬁ re riser and sprinkler system replaced the old system. The Fire Department sƟ ll receives high value and return on investment with the training tower.There are no maintenance issues with the exisƟ ng building envelope. It is well maintained by Fire Department staff and is in good general condiƟ on.Vehicle ExtracƟ on Training AreaPacket Pg. 223Item 10 4.3.3 FIRE HEADQUARTERS CAMPUS - TRAINING TOWER 2160 SANTA BARBARA AVENUE PAGE 92THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 224Item 10 4.3.4 FIRE HEADQUARTERS CAMPUS - WAREHOUSE 2160 SANTA BARBARA AVENUE PAGE 93Historic Apparatus Stored in Warehouse BuildingWAREHOUSEINTRODUCTIONA new prefabricated metal building serves as the Fire Department Warehouse. This building was added at the same Ɵ me as the Emergency Com-municaƟ on Center in 2010.The Warehouse is used to store emergency cache, suppression equipment and materials, archive records, and yard maintenance equipment.The Fire Department has invested their own labor to improve the interior of two spaces to house historic memorabilia. This includes rebuilding two historic ﬁ re engines. These historic arƟ facts are held in high regard throughout the Fire Department, City and com-munity. The memorabilia space is uƟ lized for special ceremonies and events.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from the Fire Department to beƩ er understand and idenƟ fy space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment.Overall, the Warehouse is working well and has plenty of capacity for future growth for the City. There is no renovaƟ on or addiƟ on desired.Equipment Storage At Warehouse BuildingEmergency Cache Storage At Warehouse BuildingPacket Pg. 225Item 10 4.3.4 FIRE HEADQUARTERS CAMPUS - WAREHOUSE 2160 SANTA BARBARA AVENUE PAGE 94The sun damage extends into the interior space and onto the historic ﬁ re engines inside. The addiƟ on of UV Ɵ nƟ ng on the glazing of the roll up doors would greatly increase the life of the doors and the equipment stored inside. There are no issues with the other exterior doors, frames and hardware. The City Maintenance team performs preventaƟ ve checks on all doors and associated hardware, no issues have been noted.EXTERIOR WINDOWSSimilar to the exterior doors, the windows throughout the facility are in good condiƟ on with no issues noted.SECURITYThe campus security cameras are located around the building exterior of the warehouse and are monitored 24/7 by the Emergency Communica-Ɵ on Center. Although there are no noted security issues at the Warehouse, the exisƟ ng cameras help deter potenƟ al security incidents for the enƟ re campus. Roll Up Doors 1 & 2, See Warehouse Building Key Plan in Appendix 5.4. Glazing Requires UV Tint.BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with City Mainte-nance and Fire Department staff and toured the exterior of the Warehouse to assess the overall condiƟ on of the building envelope, windows, doors, roof and other exterior components. There are no maintenance issues with the exisƟ ng building envelope. It is well maintained by City staff and is in good general condiƟ on. EXTERIOR STAIRS, RAMPS, GUARDRAILS AND HANDRAILSThere are no stairs, ramps, guardrails or handrails at this building.EXTERIOR WALL BASE/FOUNDATION/WALLSDuring the Ten Over Studio building envelope as-sessment, it was noted that components through-out the building associated with the wall base and foundaƟ on were in good condiƟ on. EXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEAll of the prefabricated metal siding is in excellent condiƟ on. There are no noted leaks or issues with water intrusion. The exterior does not require painƟ ng. There is very liƩ le maintenance required for this building.EXTERIOR DOORSThe roll up doors at the front of the building (Doors 1 & 2, See Warehouse Key Plan in Appen-dix 5.4) are beginning to show signs of damage due to direct sun exposure.Packet Pg. 226Item 10 4.3.5 FIRE HEADQUARTERS CAMPUS - EMERGENCY COMMUNICATION CENTER 2160 SANTA BARBARA AVENUE PAGE 95Dispatch Floor and ConsolesEMERGENCY COMMUNICATIONS CENTERINTRODUCTIONIn 2010, the new 4,376 SF Emergency Com-municaƟ on Center was completed on the Fire Headquarters Campus. The new CommunicaƟ on Center was a great improvement over the exisƟ ng police staƟ on basement where the Emergency CommunicaƟ ons Department was previously located.The Emergency CommunicaƟ on Center is the newest public safety facility in the City. The Center was design to architecturally match the exisƟ ng ﬁ re staƟ on. The Center was built using the same color and texture concrete masonry block. The CommunicaƟ on Center was assessed by the Ten Over Studio team as a part of the campus wide assessment evaluaƟ ng the effi ciency and condiƟ on of each building.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from the Police Department and Center to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment.Overall, the Center is operaƟ ng well and has plenty of capacity for future growth. There is no desire for any addiƟ on or renovaƟ on to this facility. Select parts on the dispatch consoles are in need of repair and replacement, speciﬁ cally the task lighƟ ng.There is one major area of concern with the me-chanical system serving the IT Server and Equip-ment Room. There is 2018/2019 budget assigned to facilitate the replacement of the mechanical equipment associated with the condiƟ oning of the IT Server and Equipment Room.Mechanical Equipment for IT Server & Equipment RoomServer RoomPacket Pg. 227Item 10 4.3.5 FIRE HEADQUARTERS CAMPUS - EMERGENCY COMMUNICATION CENTER 2160 SANTA BARBARA AVENUE PAGE 96EXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEAll of the concrete masonry block walls and soffi ts are all in excellent condiƟ on. There are no noted leaks or issues with water intrusion. The integral colored block should be resealed as recommend-ed by the manufacturer.EXTERIOR DOORSAll doors, frames, associated hardware and com-ponents throughout the facility are in good condi-Ɵ on with no evidence of aging or deterioraƟ on.EXTERIOR WINDOWSLike the exterior doors, the windows throughout the facility are in good condiƟ on with no issues noted.ROOFDue to the age of the building, the roof and asso-ciated components are all in good condiƟ on with no noted leaks or water intrusion. During the Ten Over Studio Assessment it was noted that roof cleaning should be scheduled. The roof is cleaned on an annual basis by the City maintenance staff .SECURITYThe facility has security cameras around the building exterior, which are monitored 24/7 by the Center. Although there have been no noted security issues at the Center, the exisƟ ng cameras are helping to deter potenƟ al security incidents for the enƟ re campus.RooŌ op IllustraƟ ng the need for cleaningBUILDING ENVELOPE ASSESSMENTThe Ten Over Studio team met with the City maintenance staff and toured the exterior of the Emergency CommunicaƟ on Center assessing the overall building envelope, windows, doors, roof and other exterior components. There are no maintenance issues with the exisƟ ng building envelope. It is well maintained by City staff and in good condiƟ on. There is very liƩ le required annu-al maintenance for this building.The Emergency CommunicaƟ on Center does have one ongoing issue with the mechanical unit that serves the IT equipment room. This mechanical unit require constant maintenance and replace-ment parts.This locaƟ on is the City’s primary server locaƟ on. A lapse in cooling can severely damage the serv-ers and cause potenƟ al city-wide issues. At the Ɵ me of this assessment, there is a project in place to replace the exisƟ ng mechanical unit.Please refer to the accessibility assessment report within Appendix B for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliance associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS AND HANDRAILSThere are no maintenance issues with the exisƟ ng ramp and guardrails.EXTERIOR WALL BASE/FOUNDATION/WALLSAll of the concrete masonry block is in excellent condiƟ on. There are no noted leaks or issues with water intrusion. Resealing of the integral colored block should be scheduled as recommended by the manufacturer.Packet Pg. 228Item 10 4.4 FIRE STATION NO.2132 N. CHORRO STREET PAGE 97FIRE STATION 2INTRODUCTIONBuilt in 1953, Fire StaƟ on 2 serves California Poly-technic University and the north side of San Luis Obispo. Fire StaƟ on 2 was assessed as a part of the City’s 1988 Facility Master Plan. The Facility Master Plan idenƟ ﬁ ed major deﬁ cien-cies such as:• Lack of circulaƟ on space in the apparatus bay• VenƟ laƟ on throughout the App Bay & Facility• Lack of equipment storageThe Facility Master Plan stated that “with no program changes and adequate maintenance, this facility could remain in use for another 20 years.”In 2009, the Fire Department commissioned a Fire Master Plan prepared by CityGate Associates, dated January 16, 2009. This Fire Master Plan out-lines in detail the operaƟ onal and facility needs of Fire StaƟ on 2 along Chorro Street, adjacent to “University Square”IndicaƟ on of Space Remaining in the App Bays when the new Truck 2 is parked.the whole Fire Department. This Plan noted that “turnout” and “response” Ɵ mes have increased, which do not meet the best pracƟ ces set for the Fire Department. In 2010, a new radio/communicaƟ on building was added to the rear of the site. At the Ɵ me of this assessment it was noted that all ﬁ re staƟ ons require an upgrade to communicaƟ ons to ensure proper coverage across the City. Prior to the addiƟ on of the communicaƟ ons building, a small storage building was added to the rear of the site, which was retroﬁ t to serve as a small exercise room and work shop space.In 2016, the operaƟ ons and program of the sta-Ɵ on improved in two areas with the renovaƟ on of the ﬁ reﬁ ghter restrooms and bunk rooms. The former male-only, open design bathroom was reconﬁ gured into two smaller gender neutral re-strooms. Reconﬁ guraƟ on of the dormitory spaces created three small gender neutral bunk rooms. The renovaƟ on project replaced all rear windows and doors as well. In December 2017, the City replaced one of the apparatus at Fire StaƟ on 2 with a new truck. Truck 2 is longer than the previous engine, taking up almost the enƟ re depth of the exisƟ ng apparatus bay. The photo below shows the marked-out area on the apparatus bay ﬂ oor, indicaƟ ng the rear extent of Truck 2 and the narrow space leŌ at the rear. The exisƟ ng turnout lockers were relocated.This staƟ on is 65 years old and beyond the expect-ed useful life span of the facility. There are press-ing issues with the lack of storage and operaƟ onal space within the apparatus bays.This staƟ on currently receives over 300 calls annually. This number increases each year as the student enrollment grows at Cal Poly University. The student populaƟ on reside on campus and in the surrounding residenƟ al neighborhood.Packet Pg. 229Item 10 4.4 FIRE STATION NO.2 132 N. CHORRO STREET PAGE 98ExisƟ ng CirculaƟ on Space Within Baysthe height from the roof top might be suffi cient to avoid adding a separate freestanding radio tower. ADMINISTRATIVE OFFICESCurrently there is one space to accommodate all ﬁ re administraƟ on funcƟ ons at this staƟ on. There is no separate Captain’s offi ce for closed door meeƟ ngs and personnel issues. The ﬁ reﬁ ghter work area is not suffi cient for all personnel and there is insuffi cient storage for manuals, offi ce supplies, and offi ce equipment. Having a separate offi ce type space for public interface is important for security and community service. There is currently no lobby space for ciƟ zens to enter the staƟ on and be greeted or adequate space to perform medical assessments. Typically ciƟ zens in medical distress will enter the staƟ on using the kitchen door, which is problemaƟ c and potenƟ ally unsafe for the ﬁ re personnel and the ciƟ zen as well.ExisƟ ng Fire Fighter Work Area.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from the Fire Department to beƩ er under-stand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. The original ﬁ re staƟ on is approximately 2,900 SF.There is a standalone 900 SF. exercise room and workshop building. In 2010, another standalone 500 SF. communicaƟ ons building was added to the rear of the site. The Fire Department is very concerned about undersized work and living spaces. Another imme-diate concern is the lack of storage space for ﬁ re suppression equipment such as turnouts and ﬁ re engines. Safety is a concern with back-in appara-tus bays. The new Truck 2, signiﬁ cantly reduced the amount of circulaƟ on space within the bays.The back-in conﬁ guraƟ on requires ﬁ re personnel to stand in the street to block on coming traffi c in both direcƟ ons on Chorro Street, while the ﬁ re apparatus is backed into the bays. Fire StaƟ on No. 2 is immediately adjacent to a major retail center with signiﬁ cant vehicle traffi c coming from two arterial streets and several driveways from the retail center and neighboring apartment complexes. Due to a high number of site constraints, there are limited opportuniƟ es for renovaƟ on. With the age of the building, the City has deferred further renovaƟ ons as it is past its useful operaƟ onal life and overdue for replacement.A new 80 foot tall radio tower is necessary to pro-vide public safety-radio coverage around the City. If a new 2 or 3 story Fire StaƟ on is built at this site, Packet Pg. 230Item 10 4.4 FIRE STATION NO.2132 N. CHORRO STREET PAGE 99Due to a lack of a OSHA & NFPA approved decontam-inaƟ on/turnout room, any major decontaminaƟ on of equipment requires ﬁ re ﬁ ghters to take their gear to Fire StaƟ on 1, oŌ en leaving staff without spare equip-ment on hand. Any emergency washing is done within the apparatus bay.TRAINING CLASSROOMThe Fire Department has expressed the desire to have a dual-use community room/training room at this locaƟ on for public interacƟ on, regular in-service training, and meeƟ ngs. These are all diffi cult to schedule when there is no space to accommodate this need other than at StaƟ on 1.An integrated and networked training room would allow the on-duty crews to remotely parƟ cipate in mandatory trainings without leaving their re-sponse area. This would result in beƩ er emergen-cy response Ɵ mes and decreased wear, tear, and environmental impacts on the ﬁ re apparatus. The Fire Department has aƩ empted to accomplish this goal of increasing staƟ on-based training by using exisƟ ng spaces and technology within the staƟ on. This aƩ empt has limited results. A training room would also be an available meet-ing space for community groups such as Boy and Girl Scout troops, resident-based organizaƟ ons, non-proﬁ ts and other City government meeƟ ngs. In the event of a disaster this room could be uƟ -lized for specialty uses such as temporary shelter-ing and intermediate medical care.APPARATUS BAYS AND SUPPORT SPACESThe Apparatus Bays currently houses two ﬁ re engines, hose storage, ﬁ re engineer supplies, medical supplies, and turnout lockers. These are all located along the side of the bays.This creates a very congested space, especially as ﬁ re engines have increased in width, height and length over the last 65 years that this staƟ on has been operaƟ onal. The current Apparatus Bay doors are 12 Ō . wide and does not meet modern day standards, which require 14 feet clear. Currently, the ﬁ re department has to pull in all of the vehicle side mirrors before backing into the bays. A recommendaƟ on for new bi-fold appara-tus bay doors will eliminate maintenance con-cerns, reduce response Ɵ mes, and will provide the proper width and height for apparatus emergency egressing.Separate turnout room and decontaminaƟ on room from the apparatus bays are necessary to meet OSHA and NFPA regulaƟ ons for workplace safety. Currently, when ﬁ reﬁ ghters return to the ﬁ re staƟ on aŌ er an incident, they conduct decontam-inaƟ on procedures in the exisƟ ng small ﬁ reﬁ ghter bathrooms. This requires the ﬁ reﬁ ghers to tra-verse the living quarters prior to decontaminaƟ ng, This creates the opportunity for a “contaminaƟ on trail” through the staƟ on living spaces. The Fire Department desires a front apron with suffi cient in length to park Truck 2 during daily equipment checks, apparatus inspecƟ ons, and tesƟ ng.FIRE FIGHTER LIVING AND SLEEPING QUARTERSThe Fire Department needs to increase the ca-pacity of ﬁ re suppression personnel assigned to this staƟ on. This is in direct response to Cal Poly increasing their student populaƟ on in the coming years. During peak Ɵ mes of acƟ vity in Fire StaƟ on 2’s ﬁ rst response district, the ﬁ re department has brought on addiƟ onal temporary suppression staff to address the increased calls for service. For example, during Cal Poly graduaƟ on week-end, two addiƟ onal ﬁ reﬁ ghter/paramedics are assigned at Fire StaƟ on 2 on a ambulance-sized apparatus. Currently, there is no space to accom-modate addiƟ onal staffi ng.As Cal-Poly conƟ nues to grow and student popula-Ɵ on increases, the ﬁ re department would like to expand this ﬁ re staƟ on to accommodate six on-duty ﬁ re personnel. This would provide the space for expansion over the life of this facility.Packet Pg. 231Item 10 4.4 FIRE STATION NO.2 132 N. CHORRO STREET PAGE 100BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of Fire StaƟ on 2 to assess the overall envelope, windows, doors, roof and other exterior components. There has been liƩ le renovaƟ on and improvement to the exterior of the facility, however it is well maintained by City staff and is in good general condiƟ on.It is important to note that the maintenance team works excepƟ onally well keeping all facili-Ɵ es in working order. Funds need to be allocated appropriately to allow the maintenance team to undergo appropriate preventaƟ ve maintenance, especially to older ﬁ re faciliƟ es.The exisƟ ng front apron has been idenƟ ﬁ ed for replacement due to erosion below the concrete slab. When the ﬁ re trucks drive on the apron, you can visually observe the slab shiŌ ing. The City has aƩ empted to slow the below grade deterioraƟ on of the base by chalking the concrete joints. This is a temporary measure and does not remediate damage that has already occurred.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are a number of issues with the landings and stairs at the south and east sides of the build-ing. The landing on the east side of the building requires guardrails and handrail. The ADA issues need to be addressed at the south and east sides of the building. ExisƟ ng Apparatus Bay DoorsLanding at East ElevaƟ onThere are new steps, handrails and guardrails at the front entry and west side of the staƟ on.EXTERIOR WALL BASE/FOUNDATIONThe staƟ on was seismically retroﬁ Ʃ ed in 1993. The concrete masonry block walls and foundaƟ on are in good condiƟ on. The City Maintenance staff perform rouƟ ne preventaƟ ve checks. There are no major issues noted with the exterior wall base and the foundaƟ on. The building is past due for exterior painƟ ng.The anchor bolts at the ﬂ ag pole foundaƟ on are rusƟ ng and causing damage to the structural integrity of the foundaƟ on. This should be ad-dressedPacket Pg. 232Item 10 4.4 FIRE STATION NO.2132 N. CHORRO STREET PAGE 101reduce response Ɵ mes and ﬁ reﬁ ghters are oŌ en forced to park apparatus on the front apron in order to ensure proper response Ɵ mes. This is an important public safety issue,which needs to be addressed.All rear doors (door 3, 4, and 5, see Fire StaƟ on 2 Key Plan in Appendix 5.5) were replaced in 2016. The Entry door, (door 1) is original and signiﬁ -cantly aged. The screen door is warped, worn and ripped.The Fire Department has expressed interest in in-stalling keypad style locks on all exterior doors in order to increase security throughout the facility.EXTERIOR WINDOWSLike the rear exterior doors, all rear facing exterior windows (Windows 5, 6, 7, 8 & 9, see Fire StaƟ on 2 Key Plan in Appendix 5.5) were replaced in 2016.Aging and damage to windows screens is evident throughout the facility. The original apparatus bay windows (Windows 10 & 11) are single pane windows. These windows, although severely aged and rusƟ ng operate as required. The outdated design limits venƟ laƟ on within the apparatus bay.ROOFThe asphalt single roof is generally in good condi-Ɵ on. PenetraƟ ons and connecƟ ons between roof surface and vents are worn and cracking. These condiƟ ons need to be properly addressed to pre-vent future leaking issues. At the Ɵ me of this assessment, all guƩ ers required cleaning and checking. The Maintenance staff noted that the guƩ ers are due for replacement.The double up shingles at the ridge of the roof are severely damaged and worn. This condiƟ on should be addressed to protect the waterƟ ght integrity of the overall rooﬁ ng system. SECURITYThe Fire Department has expressed the need of security cameras round the building exterior. The camera need to be monitored 24/7 by the emer-gency communicaƟ ons center. This is true for all Fire FaciliƟ es throughout the City.In addiƟ on to cameras, the Department would like to see the introducƟ on of keypad style locks on all exterior doors. The lack of a main public entrance at this staƟ on is a problem. The public has a hard Ɵ me knowing which exterior door is the front door. Most of the Ɵ me, the public will walk up to and into the side door and kitchen.This creates unexpected encounters between ﬁ re personnel and the public. Entering into the kitch-en does not present a professional welcome to the public as a proper lobby and main entrance. A lobby would provide an extra layer of comfort and security for ﬁ re personnel, ensuring they are prepared for the worst case scenario. Original Single Pane App Bay WindowsEXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEThe concrete masonry block walls are in good condiƟ on and in need of new paint, which is in the City budget for 2018/2019. There have been no major issues noted by the City Maintenance team concerning the exterior walls.EXTERIOR DOORSA major concern noted by Maintenance staff and Fire Department personnel are the constant repairs needed on the apparatus bay doors. The exisƟ ng doors are old and replacement parts are no longer made for this speciﬁ c model.This creates stress on the maintenance staff who have to come up with creaƟ ve soluƟ ons in order to keep these doors in service.PotenƟ al apparatus door failures can signiﬁ cantly Damage To Entry Door ScreenPacket Pg. 233Item 10 4.4 FIRE STATION NO.2 132 N. CHORRO STREET PAGE 102THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 234Item 10 4.5 FIRE STATION NO.31280 LAUREL LANE PAGE 103Fire StaƟ on No. 3 Street Facing Facade IllustraƟ ng Double Wide Apparatus DoorPublic Interface and Admin Offi ceExercise RoomFIRE STATION NO. 3INTRODUCTIONBuilt in 1959, StaƟ on No. 3 is the second oldest ﬁ re staƟ on in San Luis Obispo. Located on Laurel Lane and immediatley adjacent to the City owned Laurel Lane Community Garden, the staƟ on serves the southeast side of the City.Laurel Lane is a major thoroughfare and receives a high amount of vehicular and foot traffi c from the surrounding neighborhood. The make up of the neighborhood consists of housing, an elementary school, commercial busi-nesses, and a senior care facility. Across the street s a retail center and not far from the staƟ on is a hospital and medical offi ces. Fire StaƟ on 3 was assessed as apart of the City’s 1988 Facility Master Plan. The Facility Master Plan idenƟ ﬁ ed an overall lack of storage and gender neutral faciliƟ es for ﬁ reﬁ ghters.The Facility Master Plan concluded that with prop-er maintenance and no programmaƟ c changes, the ﬁ re staƟ on could last up to another 20 years. This was 30 years ago, and the staƟ on, although well maintained requires signiﬁ cant aƩ enƟ on in order to meet modern Fire StaƟ on standards.In 1990, a metal storage building was relocated to the site and retroﬁ ted to provide a wellness/exer-cise space. This space was designed to be tempo-rary and is not ideal.In 2000, as apart of a department wide push to provide adequate faciliƟ es for potenƟ al female ﬁ reﬁ ghters, the exisƟ ng bathroom were renovat-ed to provide two gender neutral restrooms. A gender neutral bunk room was added, which is currently uƟ lized as the captain’s bunk room. The renovaƟ on included an update to the admin-istraƟ on offi ce at the front of the staƟ on, creat-ing a small lobby as well as an offi ce for all ﬁ re personnel.In 2010 a new radio/communicaƟ on building was added to the rear of the site. At the Ɵ me of this assessment, the Fire Department has noted the need to upgrade all exisƟ ng radio equipment in order to ensure proper coverage across the City.Packet Pg. 235Item 10 4.5 FIRE STATION NO.3 1280 LAUREL LANE PAGE 104The current layout of the building and site constrains and limits the potenƟ al growth and renovaƟ on opƟ ons. The City has deferred major renovaƟ ons due to the age of the facility. The staƟ on is past its expected operaƟ onal life. A new replacement staƟ on is needed to meet the modern ﬁ re staƟ on standards and the California EssenƟ al Services Act. An opportunity to design and construct a new staƟ on can be found by uƟ lizing the land of the Community Garden. This would provide room for growth and respond to the staƟ on’s opetaƟ onal and programmaƟ c needs.An 80 foot tall radio tower is desired to create redundancy in the radio network around the City. If a new two-story ﬁ re staƟ on is built on this site, the height from the rooŌ op might be suffi cient to avoid adding a standalone radio tower.ADMINISTRATION OFFICESCurrently there is only one space to accommodate all ﬁ re administraƟ on funcƟ ons at this staƟ on. There is no separate Captain’s offi ce for closed door conversaƟ ons or a secure locaƟ on to store personnel informaƟ on. There is insuffi cient stor-age space for ﬁ re manuals, offi ce supplies and offi ce equipment such as a copier/printer. Because space is limited and uƟ lized by all staƟ on personnel, there is no space for staff to store or organize records and belongings. The lack of storage has created congesƟ on, dra-maƟ cally reducing the eff ecƟ veness and effi ciency of this space.The Fire Department has expressed the desire to have a dual use community/training room at this locaƟ on. The Fire Department regularly holds in-service training and requires a large meeƟ ng ExisƟ ng Fire Fighter DormitoryExisƟ ng DecontaminaƟ on SinkPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakeholders from the staƟ on to beƩ er under-stand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. The original ﬁ re staƟ on is approximately 3,563 SF. A standalone 350 SF building was added to pro-vide an exercise room. In 2010, another separate 500 SF communicaƟ on building was added to the site.The department idenƟ ﬁ ed the following deﬁ cien-cies, which are of a high concern:• Undersized work space and opportuniƟ es for meeƟ ngs and storage for conﬁ denƟ al person-nel informaƟ on.• Undersized living spaces, limiƟ ng growth and increasing staffi ng capacity during peak Ɵ mes.• A lack of decontaminaƟ on faciliƟ es, resulƟ ng in a “contaminaƟ on trail” throughout the facility as well as limiƟ ng the StaƟ ons ability to clean and decontaminate equipment in-house.• Safety and maintenance concerns aƩ ributed to the double wide apparatus bay doors on each end of the apparatus bays. These doors are 59 years old.Packet Pg. 236Item 10 4.5 FIRE STATION NO.31280 LAUREL LANE PAGE 105Fire Hose Storage Within Apparatus Bay. space to accommodate all personnel.Currently, the only space large enough for this funcƟ on is at Fire StaƟ on No. 1 Fire personnel have to leave their response area in order to aƩ end training sessions.The Fire Department noted that an integrated and networked training room would allow on-du-ty crews to remotely parƟ cipate at mandatory trainings without leaving their response area. This would result in beƩ er emergency response Ɵ mes and decreased wear and tear impacts on the ﬁ re apparatus. The Fire Department has aƩ empted to accomplish this using the exisƟ ng faciliƟ es and technology. The lack of an integrated network has garnered limited results.The training room would be available as a meet-ing room for community groups such as Boy and Girl Scout troops, resident-based organizaƟ ons, non-proﬁ ts, and other City government meeƟ ngs. In the event of a disaster, this room could be uƟ -lized for specialty uses such as temporary shelter-ing and intermediate medical care.Although public interacƟ on at Fire StaƟ on No. 3 is minor, it is sƟ ll the desire of the Fire Department to have a space dedicated to medical assessment in the case of an emergency. This space would be best suited adjacent to the lobby.APPARATUS BAYS AND SUPPORT SPACESThe apparatus bays currently house two engines, hose storage, ﬁ re engineer supplies, medical supplies and turnout lockers along the sides of the bays. This creates a very congested space. Modern ﬁ re engines are far larger in width and length than the engines StaƟ on No.3 was de-signed to accommodate. The front and rear apparatus bay doors require constant maintenance, due to their age and size. Modern day ﬁ re engines require apparatus bay doors that are 14 feet clear in height and width. New bi-fold apparatus bay doors would eliminate maintenance concerns, reduce response Ɵ mes, and provide the proper width and height for ap-paratus emergency egress. A separate turnout room and decontaminaƟ on room from the apparatus bay are necessary to meet OSHA and NFPA regulaƟ ons for workplace safety. Currently when ﬁ reﬁ ghters return to the ﬁ re staƟ on aŌ er an emergency incident, they have to use the exisƟ ng ﬁ reﬁ ghter restrooms to decontaminate. This requires them to traverse their living quarters prior to decontaminaƟ ng themselves. This creates a “contaminaƟ on trail” through the staƟ on living spaces. The Fire Department has expressed the need for a new front apron suffi cient in length to park a 38 foot long ﬁ re engine during equipment and appa-ratus inspecƟ on and tesƟ ng. The current apron is insuffi cient. When the crews pull the ﬁ re engine outside the apparatus bays to inspect and test the engine as apart of their daily rouƟ ne, the ﬁ re engine blocks the public sidewalk in front of the staƟ on. This creates a safety issue for anyone walking along the sidewalk.Fireﬁ ghters must frequently stop their daily checks in order to move the engine and allow eighbors to safely pass in front of the staƟ on. FIREFIGHTER LIVING AND SLEEPING QUARTERSThe Fire Department expressed the desire to in-crease the staffi ng capacity at this staƟ on to meet the increasing calls for service anƟ cipated in the coming years. The ﬁ re department would like to increase the company from 3 to 5 ﬁ reﬁ ghters on duty per shiŌ . This increase will also accommodate periodic increases in call volume, paramedic student ride-along or temporary assignments based on staffi ng needs and peak acƟ vity. Fireﬁ ghƟ ng sleep-ing quarters should accommodate personal and gender neutral standards.Packet Pg. 237Item 10 4.5 FIRE STATION NO.3 1280 LAUREL LANE PAGE 106BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of Fire StaƟ on No. 3 assessing the overall envelope, win-dows, doors, roof and other exterior components.There has been liƩ le renovaƟ on and improvement to the exterior of the facility. It is well maintained by City maintenance staff and is in good general condiƟ on. Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are a number of issues with the landings and stairs at the west side of the building. A sep-arate ADA study has been commissioned by the City. This study illustrates all accessibility issues associated with this facility. See appendix for further informaƟ on.EXTERIOR WALL BASE/FOUNDATIONAlthough dirty and requires a new coat of exterior paint, the wall base and foundaƟ on components of this building are in a good condiƟ on. There are no structural or major issues noted. EXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEThe concrete masonry block walls are in good condiƟ on. The enƟ re facility needs a new coat of paint, which is scheduled for 2018/2019 budget for the building exterior. The City maintenance team performs rouƟ ne Rear ExisƟ ng Oversized Apparatus Bay DoorExit Door At West ElevaƟ onpreventaƟ ve checks. There are no major issues noted with the exterior walls, soffi ts, awnings or signage. EXTERIOR DOORSA major concern of the maintenance staff and Fire Department personnel is the constant repairs needed to maintain the front and rear apparatus doors. Due to the age and size of the doors, it is oŌ en diffi cult to source the parts required for repairs. (doors 8 and 9, see Fire StaƟ on No. 3 Key Plan in Appendix 5.6) The maintenance team recently replaced numer-ous parts on these doors. Because there is only a single oversized door servicing both apparatus bays at the front and the rear, there is a worry about a single point of failure. Without opera-Ɵ onal overhead doors, Fire StaƟ on No. 3 would essenƟ ally be unable to respond to emergencies.Packet Pg. 238Item 10 4.5 FIRE STATION NO.31280 LAUREL LANE PAGE 107ROOFThe asphalt shingle roof is in good condiƟ on, however the rooﬁ ng penetraƟ ons are worn and cracking. There are old mechanical penetraƟ ons and antennas that are no longer in use on the roof. These penetraƟ ons could cause severe leak-ing in the future if not removed and the rooﬁ ng repaired at these locaƟ ons. The guƩ ers needs to be cleaned and checked. Replacement of the guƩ ers is recommended. The north side of the roof has minor damage to the rooﬁ ng Ɵ les.SECURITYThe facility requires security cameras around the building exterior, which would be monitored 24/7 by the communicaƟ on center. Security cameras are desired at all ﬁ re faciliƟ es throughout the City. Roof PenetraƟ on Cracking and Aged.This creates stress on the maintenance staff and forces them to ﬁ nd work around soluƟ ons. The exterior doors for personnel use are in good condiƟ on, although due to the overall age of the facility, general wear and tear is evident. Preven-taƟ ve maintenance performed by maintenance staff ensures all doors and working as requiredEXTERIOR WINDOWSSimilar to the exterior doors, the exterior win-dows are in good overall condiƟ on and are well maintained by the City maintenance team.The facility does not have central cooling, there-fore, the dormitory, offi ce and kitchen have win-dow mounted air condiƟ oning units (windows 2, 5 & 10, see Fire StaƟ on No. 3 key plan in appendix 5.6) These units require constant maintenance and they are ineffi cient and expensive to run.ExisƟ ng Window Mounted Air CondiƟ oning UnitContrasƟ ng to view from the other City depart-ment, the Fire Department has noted that all ex-terior doors should be secured with keypads style locks instead of fobs. Fobs are easily misplaced. Due to the low turnover of ﬁ re personnel, it has been found that keypads with a rotaƟ ng code are more secure within the Fire Department. Fire StaƟ on No. 3 is located in a relaƟ vely quiet residenƟ al neighborhood, therefore compared to Fire StaƟ on 1 & 2, there is minor interacƟ on with the public.Packet Pg. 239Item 10 4.5 FIRE STATION NO.3 1280 LAUREL LANE PAGE 108THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 240Item 10 4.6 FIRE STATION NO.41395 MADONNA ROAD PAGE 109Fire StaƟ on No. 4 Street Facing Facade and Apparatus Bay DoorsFIRE STATION NO. 4INTRODUCTIONAt the Ɵ me of the 1988 San Luis Obispo Facility Master Plan Assessment, Fire StaƟ on No. 4 was the newest facility in the City. Built in 1978, the staƟ on is located at 1395 Madonna Road, on the corner of Madonna Road and Los Osos Valley Road.Although being comparaƟ vely new (40 years old) there are numerous design ﬂ aws, which have reduced the operaƟ onal effi ciency of this staƟ on.One of the biggest ﬂ aws is the curved front apron. This severely limits the eff ecƟ veness of emergen-cy egress and has increased response Ɵ mes. The front apron should be straight and suffi cient in length to park a 38 foot long engine during emergencies. The front apron locaƟ on forces emergency egress to enter onto Madonna Road just west of Los Osos Valley Road intersecƟ on. This is one of the busiest intersecƟ ons in the City. Signal control is lacking at this staƟ on for the enƟ re Madoona Road and Los Osos Valley Road intersecƟ on. The Fire Department needs a traffi c signal pre-empt to increase safety for ﬁ re person-nel and the public. Fire StaƟ on No. 1 is a good example of a safer, more eff ecƟ ve emergency egress design. The apparatus bays face the intersecƟ on and the traffi c control stops all drivers at the intersecƟ on, allowing the ﬁ re apparatus to safely respond. Fire StaƟ on No. 4’s traffi c ﬂ ow for emergency response egress is parƟ cularly hazardous when the emergency incident requires a leŌ turn onto Madonna Road. When this is the case, the ﬁ re engine turns immediately into oncoming traffi c in a busy intersecƟ on with ﬁ ve lanes of traffi c on Madonna Road, seven lanes of traffi c on Los Osos Valley Road, with limited visibility, and high rates of speed.Returning to the staƟ on is just as problemaƟ c. There is only one street and direcƟ on of travel that allows entrance into the ﬁ re staƟ on site. This requires the crew to frequently drive past the ﬁ re staƟ on approximately one-half mile to make a U-turn and/or to drive through the residenƟ al neighborhood southeast of the staƟ on. During dayƟ me, this conﬁ guraƟ on creates a delay in return due to traffi c. At nighƫ me this conﬁ gu-raƟ on creates noise in the residenƟ al neighbor-hood.The staƟ on is built with concrete masonry block walls, wood window and wood door frames. It was noted in the 1988 assessment that all penetraƟ ons in the block wall had water inﬁ ltra-Ɵ on issues. Since the faciliƟ es master plan was published, this issue has worsened. The wood window and door frames have suff ered damage due to age, moisture and ultraviolet exposure.The 1988 facility master plan also highlighted several funcƟ onal deﬁ ciencies including circula-Ɵ on through the bunk room, lack of space in the ﬁ reﬁ ghter living and sleeping quarters and no lobby or main entry area for public interacƟ on. In 2009, the Fire Department commissioned a Fire Master Plan prepared by CityGate Associates, dated January 16, 2009. This master plan outlines in detail the operaƟ onal and facility needs of the Fire Department. In 2016, CityGate Associates updated the Fire Services Master Plan.Packet Pg. 241Item 10 4.6 FIRE STATION NO.4 1395 MADONNA ROAD PAGE 110A major renovaƟ on is required to address many issues as they detract from the effi ciency of day-to-day operaƟ ons. Despite recommendaƟ ons from the Fire Department, no major renovaƟ ons have been funded. With large housing and assisted living develop-ments planned for the south west part of the City, StaƟ on 4 is not equipted to meet the increased calls for service. The turnout and response Ɵ me effi ciency of this staƟ on is becoming more and more criƟ cal.ProgrammaƟ c issues mirror those noted by the 1988 Facility Master Plan document, with numer-ous issues worsening with age. ADMINISTRATION OFFICESThere are two small spaces to accommodate the administraƟ on funcƟ ons at this staƟ on. The cap-tain’s offi ce and the ﬁ reﬁ ghter work area, which is small and open to the dining and dayroom. These spaces are not suffi cient for ﬁ re administraƟ on needs. There is insuffi cient storage space for ﬁ re manuals, offi ce supplies, and equipment.Having a proper main entry for the public is important for security and customer service. Currently, the public enters immediately into the small Captains offi ce. There is no dedicated space to perform medical assessments of the public who do walk in.The ﬁ re department expressed the desire to have a dual-use community/training room at this locaƟ on. There is regular in-service training and meeƟ ngs that are diffi cult to schedule when there is no space available to accommodate this need other than at StaƟ on 1, which takes ﬁ re personnel away from this staƟ on to achieve. An integrated and networked training room would allow the on-duty crews to remotely parƟ cipate in ExisƟ ng Captains Sleeping Area Shared with Wellness Area Divided By a Curtain.Fire StaƟ on Fireﬁ ghter Work SpacePROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key Stakeholders from the staƟ on to beƩ er under-stand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. The original Fire StaƟ on is approximately 3,522 SF. A new concrete slab was poured for a new prefab-ricated metal building, which would add an exer-cise room to the staƟ on. Funding for this project was eliminated aŌ er the slab was installed.A small 95 SF wood storage shed was added on the slab area for addiƟ onal storage. A makeshiŌ storage area was created under the roof eave at the rear of the ﬁ re staƟ on to accommodate growing storage needs that exceeded the capacity of the small wood shed. This was done in an area not designed for storage, but was erected out of necessity.The ﬁ re department is very concerned about undersized work and living spaces and insuffi cient storage space for ﬁ re suppression operaƟ ons such as turnouts, medical, clean-up, and hose storage. Safety and maintenance concerns with the old roll-up doors in apparatus bays is very high on the list of improvements needed. Packet Pg. 242Item 10 4.6 FIRE STATION NO.41395 MADONNA ROAD PAGE 111MakeshiŌ AddiƟ onal Fireﬁ ghter Work AreaFire StaƟ on 4 DecontaminaƟ on FaciliƟ esmandatory training without leaving their primary response area. This would result in beƩ er emer-gency response Ɵ mes and decreased wear and tear impacts on the apparatus. The ﬁ re depart-ment has aƩ empted to accomplish training goals with increasing staƟ on-based training using the exisƟ ng space and technology in the ﬁ re staƟ on with limited results. A new training room would be made available as a meeƟ ng space for community groups, resi-dent-based organizaƟ ons, non-proﬁ ts, and other City government needs. In the event of a disas-ter, this room could be uƟ lized for specialty uses such as temporary sheltering, and intermediate medical care.APPARATUS BAYS AND SUPPORT SPACESThe apparatus bays currently houses two engine with hose storage, engineer supplies, medical supplies and turnout lockers along the sides of the bays. This creates a very congested space, especially as ﬁ re engines have increased in width and length over the last 39 years the staƟ on has been operaƟ onal.The rear apparatus bay doors are double wide and have numerous maintenance issues. New ap-paratus require 14 feet clear in height and width. A recommendaƟ on for new bi-fold apparatus bay doors at the front of the bays would eliminate maintenance concerns, increase turnout Ɵ mes, and provide the proper width and height for apparatus emergency egress.A separate turnout room and decontaminaƟ on room from the apparatus bays are necessary to meet OSHA and NFPA regulaƟ ons for workplace safety. Currently, ﬁ reﬁ ghters use the restrooms near their sleeping area to perform decontaminaƟ on. This requires them to travel through their living quarters prior to decontaminaƟ ng themselves, thus creaƟ ng a “contaminaƟ on trail” through the staƟ on living spaces.FIREFIGHTER LIVING AND SLEEPING QUARTERSThe Fire Department needs to increase the ﬁ re suppression capacity and operaƟ ons at this staƟ on in the coming years. Ideally, the future capacity would increase the company from 3 to 4 ﬁ reﬁ ghters on duty per shiŌ , to accommodate episodic increases in staffi ng related to call vol-ume increases, paramedic student ride-alongs, or temporary assignments based on staffi ng needs or peak acƟ vity. Fireﬁ ghƟ ng sleeping quarters and restrooms should accommodate gender neutral standards.The captains’ bunk room is shared with the exer-cise room and only separated by a curtain. Much of the exercise equipment is placed and used outside due to the lack of space.Packet Pg. 243Item 10 4.6 FIRE STATION NO.4 1395 MADONNA ROAD PAGE 112BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of Fire StaƟ on No. 4 assessing the overall envelope, win-dows, doors, roof and other exterior components.There have been liƩ le renovaƟ on and improve-ment to the exterior of the facility. It is well maintained by City staff and is in good general condiƟ on. Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are two landing steps at the doors on the south side of the building. These are potenƟ al tripping hazards.EXTERIOR WALL /BASE/FOUNDATIONThe concrete foundaƟ on is in good condiƟ on. There are numerous cracks in the surface al-though there have been no signs of signiﬁ cant damage to the structural integrity of the building slab.The conrete masonry block has numerous issues with water penetraƟ on, but is structurally sound. The block is dirty due to age and requires cleaning and new applicaƟ on of sealant to address water inﬁ ltraƟ on. The wood shingle panels underneath the window openings are faded and have signiﬁ cant ultraviolet and weather damage. It was ntoed in the 1988 assessment that the wood shingles should be removed and replaced.Rear ExisƟ ng Oversized Apparatus Bay DoorEXTERIOR DOORSThe major concern of the maintenance staff and Fire Department personnel are the constant repairs needed for the apparatus bay doors. The doors are old and replacement parts speciﬁ c to these models are no longer produced. This creates stress on the maintenance staff to ﬁ nd soluƟ ons to keep these doors in service.Door 3 (See Fire StaƟ on No. 4 in Appendix 5.7) the rear overhead door has received all replace-ment parts, leaving only the door itself original, yet problems persist. Evidence of weather and ultraviolet damage is also present on the appara-tus bay doors.The staƟ on recently received a larger engine, which can only use Door 5 for egress (See Fire Sta-Ɵ on No. 4 Key Plan in Appendix 5.7). Due to the length of the engine and the space required on the front apron to clear the building before engag-ing the curve of the front apron, the new engine cannot be parked in the apparatus bay behind Door 6. Any damage to Door 5 will limit the response capabiliƟ es of this staƟ on.All doors in the facility are worn. Each wood door with varying levels of weather and ultraviolet damage. The wood door frames have started to rot in areas most exposed. Door 1 (See Fire StaƟ on No. 4 Key Plan in Appendix 5.7) is severe-ly damaged, visible water damage occurs at the boƩ om of the frame and has been patched and painted. Most of the doors require heavy maintenance by the City maintenance crew to replace hardware as well.Replacement of all doors, frames and overhead doors is recommended.Packet Pg. 244Item 10 4.6 FIRE STATION NO.41395 MADONNA ROAD PAGE 113ROOFConcrete Ɵ les cover the pitched roof. The Ɵ les are very durable and have stood up to the weather very well. There are no recorded leaks or water intrusion on the roof.There is evidence of some damage to the ﬂ ash-ing and roof penetraƟ on components. One of the roof vents has been bent backwards due to impact from the front. Although there are no noted issues, this may cause a leaking problem in the future. The concrete Ɵ les are aged and dirty. The roof is in good condiƟ on. PreventaƟ ve maintenance and care is required to ensure the conƟ nued good condiƟ on of this roof. Some Ɵ les, especially on the ridge are cracked and may require replacement in the near future. SECURITYThe facility requires security cameras around the enƟ re building. The cameras should be monitored 24/7 by the emergency communicaƟ on center. Security cameras are desired at all ﬁ re faciliƟ es throughout the City. ContrasƟ ng to other City department views, the Fire Department ant all exterior doors to be secured with keypads style locksets rather than fobs. Fobs are easily misplaced, causing a security risk. Due to the low turnover of Fire Personnel, it has been found that keypads with a rotaƟ ng code are more secure within the Fire Department. Although there are no noted security issues at Fire StaƟ on 4, there is a need for more exterior lighƟ ng. Foot traffi c across the driveway and front apron is constant and cause for pedestrian safety concerns. Response Ɵ mes have increased due to pedestrian and vehicular traffi c in the path of egress.Damaged Flashing At Roof PenetraƟ onEXTERIOR WINDOWSLike the doors, the exterior windows are generally in poor condiƟ on. Due to the lack of central cool-ing, the windows into the ﬁ reﬁ ghter sleeping area and living space (Window 1 and 6, see Key Plan in Fire StaƟ on No. 4 Key Plan in Appendix) contain window air condiƟ oning units. These units along with concrete masonry openings at the windows are both responsible for the water inﬁ ltraƟ on into the building.Window screens throughout the facility are damaged. As an example, the screen at Window 5 is bent and damaged. Other issues with window screens include rips, tears, and damaged screens replaced with smaller sizes.Replacement of all wood windows and frames are required.Window Mounted Air CondiƟ oning UnitPacket Pg. 245Item 10 4.6 FIRE STATION NO.4 1395 MADONNA ROAD PAGE 114THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 246Item 10 4.7 PARKS & RECREATION ADMINISTRATION1341 NIPOMO STREET PAGE 115PARKS AND RECREATION ADMINISTRATIONINTRODUCTIONDuring the 1988 assessment of the City’s FaciliƟ es Master Plan, the Parks & RecreaƟ on Administra-Ɵ on Offi ce was located in a converted house at 860 Paciﬁ c Street. The assessment found the exisƟ ng facility inade-quate. Staff work space and daily operaƟ ons were deﬁ cient. The organizaƟ onal and storage spaces needed effi ciently run the many programs off ered by Parks and RecreaƟ on were insuffi cient as well.As a direct response to the assessment, the City funded the design and construcƟ on of a new AdministraƟ on Offi ce facility, located within Em-erson Park on the corner of Nipomo and Paciﬁ c Streets. Completed in 1997, the new facility was designed to address the needs idenƟ ﬁ ed in the 1988 assessment.Parks and RecreaƟ on AdministraƟ on located within Emerson Park at 1341 Nipomo Street.Rear Entrance to BuildingThe AdministraƟ on facility has a small plaza area on the corner, which greets and leads visitors to the public entrance. There is small parking lot with limited on-site parking spaces for visitors and department vehicles. The parking lot is also used by visitors to the park. There is ample street parking all around Emerson Park and the Adminis-traƟ on Building.Since 1997, the department has experienced signiﬁ cant growth in staffi ng and the programs off ered by the department. The current offi ce space is beyond full capacity. Many staff members are doubled up and sharing work spaces. One example of the department’s creaƟ ve endeavors to address their work space shortage was to con-vert an offi ce into a small conference room, which doubles as a work space for part-Ɵ me staff who do not have an assigned desk in the offi ce.Many of the programs off ered by the Parks and RecreaƟ on Department have materials and equipment associated with them. These items are stored and accessed on a daily, weekly, monthly and annual basis. There is a clear need for more organized and structured storage as there are pro-gram materials stored throughout the offi ce and in work spaces. A metal storage container was added immediately adjacent to the building along the rear entrance to store program materials and equipment.The locaƟ on of the AdministraƟ on Building within Emerson Park makes expansion to accommodate growth possible with minimal impact to the park.The Department has expressed interest in creat-ing a standalone Ranger StaƟ on within the City limits. There are open spaces where a new Ranger StaƟ on could be located. This would provide the ranger program and staff with a facility that could accommodate an educaƟ onal classroom, more offi ce work spaces, locker room/restrooms, a dedicated workshop, and storage for vehicles and equipment.At the Ɵ me of this FaciliƟ es Master Plan Update, the Parks and RecreaƟ on Department commis-sioned a Master Plan that will help deﬁ ne the De-partments goals and needs with speciﬁ c aƩ enƟ on to goals, programs off ered, park uses and staffi ng needs. The Master Plan commenced in 2018 and will be complete at the end of 2019.Packet Pg. 247Item 10 PAGE 1164.7 PARKS & RECREATION ADMINISTRATION 1341 NIPOMO STREETand recepƟ on area. Staff idenƟ ﬁ ed the need for more workspace at the recepƟ on counter. Cur-rently, there is space for the two front counter/recepƟ on staff to assist customers. There is also a lack of space to receive and process the large amounts of deliveries the department receives on a daily basis. There are a signiﬁ cant amount of staff traffi c each morning through the lobby and recepƟ on area. A majority of the temporary and part-Ɵ me staff arrive for work through the front door and enter the offi ce area through the lobby’s parƟ al height swinging door.Boxes of supplies and deliveries take up space along the hallway immediately adjacent to the Lobby and causes congesƟ on with staff circula-Ɵ on.The AdministraƟ on Building is where all the lost and found items from all the park faciliƟ es come to be stored unƟ l claimed or donated to charity. These items are currently kept in a cabinet in the Lobby. Security concerns and access control at the lobby and recepƟ on area have been expressed by project stakeholders. The department would like beƩ er security control of the recepƟ on area and entry to the offi ce area. The exisƟ ng low swinging door is not lockable and is not a defensible barrier. CreaƟ ng a safe refuge and a way for staff to reach safety in case of an emergency is a high concern.OFFICES AND WORKSTATIONSThere are three exisƟ ng offi ces in the enƟ refacility. The fourth offi ce was converted to work common area for temporary and part-Ɵ me staff . The converted offi ce also serves as a conference space. The combinaƟ on of these funcƟ ons is not ExisƟ ng Parks & RecreaƟ on LobbyPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from Parks and RecreaƟ on to beƩ er under-stand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the AdministraƟ on Building as part of the assessment. Numerous deﬁ ciencies were idenƟ ﬁ ed including:• Site and public lobby security issues• Need more meeƟ ng and collaboraƟ on spaces• Overcrowded administraƟ ve workspace• Lack of organized storage spaces• Need for material prep area• Improved break room and wellness• Locker room and shower faciliƟ es for Rangers There is a current project planned for the interior improvements. These improvements include new ﬂ ooring, paint, and IT infrastructure updates along with a reconﬁ guraƟ on of the systems furniture to create more collaboraƟ ve work spaces. Funding has been set aside for this project. There is a desire for more new modular cubical workspaces throughout the offi ce, but the current funding is insuffi cient to address this speciﬁ c need.The mechanical system is due for replacement and a separate project is underway. Funding was set aside for this work.To accommodate current staffi ng and allow for future growth, the AdministraƟ on Building will need to expand to address all of their current and anƟ cipated staffi ng and workspace needs.LOBBY AND RECEPTIONThe department has expressed a desire to make the exisƟ ng recepƟ on and lobby area more effi -cient. Staff is interested in ﬁ nding beƩ er ways to organize and display informaƟ on or the public. BeƩ er sound aƩ enuaƟ on is needed in the lobby ExisƟ ng Parks & RecreaƟ on Lobby half height door and delivery holding area.Packet Pg. 248Item 10 4.7 PARKS & RECREATION ADMINISTRATION1341 NIPOMO STREET PAGE 117Converted offi ce uƟ lized as Work Area Shared WorkstaƟ on for 7 RangerscompaƟ ble and causes scheduling and access is-sues on a daily basis. Based on the operaƟ ons as-sessment, the Department needs a minimum of 8 offi ces for managers and supervisory staff .The department stakeholders expressed a need for more privacy and noise control at the open work spaces. Youth Services and the Rangers have a high number of shared workstaƟ ons. This makes it dif-ﬁ cult for staff to complete paperwork and work on projects that require desk space and a computer.Parks and RecreaƟ on AdministraƟ on anƟ cipates growth. There is inadequate space to accommo-date the number of offi ces and workstaƟ ons re-quired to house current staff . Expansion is needed to accommodate growth.RANGERSThe department has expressed a desire for a new Ranger StaƟ on. The new StaƟ on would be located at an open space area within the City limits. The StaƟ on would be used as a home base for the Rangers. Currently their equipment and vehicles are stored at the CorporaƟ on Yard, while their offi ce and workspaces are located at the Adminis-traƟ on Building. All of the Rangers share one workstaƟ on, which hinders their ability to effi ciently complete their administraƟ ve tasks at the end and start of each day. The Rangers use the administraƟ on building for showering and cleaning up. There is only one shower and no space for personnel lockers.The Rangers immediate needs include adding one more shower, 4 bike storage lockers, and the addiƟ on of more Ranger work spaces immediately adjacent to the rear door and showers.SUPPORT SPACESDepartment stakeholders have expressed the desire for a larger break room with more counter space and seaƟ ng for staff to take their breaks. An enclosed paƟ o space is desirable as well. This would provide staff with a secured outdoor space to use without having to deal with tran-sients wandering in from Emerson Park. The ad-diƟ on of another toilet in each exisƟ ng restroom and potenƟ ally a separate restroom for the public would be a welcome addiƟ on to the facility.STORAGE The department stores equipment and supplies at mulƟ ple locaƟ ons throughout the City. This strate-gy is used to spread available supplies to pro-grams at a various City and school faciliƟ es. The mulƟ ple storage locaƟ ons helps with the lack of centralized storage. The AdministraƟ on Building has a small storage room. It cannot accommodate all of the daily and long term storage needs of the enƟ re department. Materials are piled and stacked throughout the offi ce, in circulaƟ on spaces, and within work spaces. There is a full storage container at the rear of the building. CreaƟ ng a large centralized and organized bulk storage will help the department control inventory, organize materials, and prep for events. Short term refrigerated storage is needed on a daily basis.We observed bulk storage at the Ludwick Com-munity Center, which has more space for material and general supply storage. We noted a lack of organizaƟ on and effi ciency at Ludwick that we at-tribute to a remote storage locaƟ on. Department staff noted that it was hard to monitor and use effi ciently materials that are stored off -site.Packet Pg. 249Item 10 PAGE 1184.7 PARKS & RECREATION ADMINISTRATION 1341 NIPOMO STREET ExisƟ ng Parks & Rec. Entry StorefrontCondensaƟ on In Windowof dirt and debris was observed on the building exterior.EXTERIOR DOORSDoor, frames and hardware components are in good condiƟ on. They are regularly checked by maintenance staff to ensure they remain in good condiƟ on. Doors 6 & 7 (See Parks & RecreaƟ on AdministraƟ on Key Plan in Appendix 5.8) do not have closers and that is acceptable as these doors have low traffi c.EXTERIOR WINDOWSLike the doors, the exterior windows are generally in good condiƟ on. The operable windows are in good working order. There have been no notable or major complaints or issues with the window system.We did note that Window 8 (See Key Plan in Appendix 5.8) had condensaƟ on in between the glass panes. BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and conducted a visual assess-ment of the exterior building materials of the AdministraƟ on Building. This assessment covered the overall building envelope, windows, doors, rooﬁ ng, along with exterior lighƟ ng and security. There has been liƩ le renovaƟ on and improvements to the exterior of the facility. It is well maintained by City staff and is in good general condiƟ on.The major concern expressed by Maintenance staff and City employees are the security issues around the facility. In recent years there has been an increase in incidents aƩ ributed to the large transient populaƟ on residing in the park.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps or guardrails and handrails.EXTERIOR WALLSThe exterior building envelope is in excellent condiƟ on. The wall base/foundaƟ on are dirty in some areas, show no sign of serious aging and have no signiﬁ cant damage. The City Maintenance team performs preventaƟ ve maintenance checks, ensuring any minor issues are addressed before they become serious.Due to the large amount of rain water received in the early months of 2017, an abnormal amount Packet Pg. 250Item 10 4.7 PARKS & RECREATION ADMINISTRATION1341 NIPOMO STREET PAGE 119This indicates there may be a failure in the seal-ant. This is caused by temperature diff erences be-tween the two panes of glazing when warm air is allowed to enter the air gap and creaƟ ng conden-saƟ on. This was a new issue to the maintenance staff , which was noted and will be addressed. Window 7 (see key plan in appendix) has damage to the screen from the interior of the building.ROOFThe rooﬁ ng materials are in good condiƟ on. The steep slopes keep water from accumulaƟ ng on its surfaces. There have been no leaks apart from a mechanical condenser leaking into the front conference room. This issue has been addressed. There are no signs of on-going issues.The maintenance crew perform annual prevenƟ ve checks to ensure the roof and guƩ ers are clean and are in good working order. They are cleaned annually before the Fall season. There have been no noted issues with the skylights or other roof penetraƟ ons.SECURITYThere are numerous security concerns noted by staff working at this facility. The exterior lighƟ ng is not adequate for safety, especially during the winter months when it gets dark before the end of the work day. Leaving the facility at night is a safety concern especially due to the high amount of transient acƟ vity in Emerson Park, where the AdministraƟ on Building is located.It is the wish of the department to replace all exterior lighƟ ng with high effi ciency LED lighƟ ng, around the building and at the parking lot.The staff also noted an issue with the transient populaƟ on using the landscaping around the building as storage, sleeping space, and as a restroom. The exterior of the building has numerous power outlets aƩ racƟ ng transients, as they use these outlets to charge their phones.It is not uncommon for staff to call the police due to unwanted acƟ viƟ es visible from the offi ce windows or between the staff parking and the building on a regular basis.The exterior and interior security concerns raised by the Department need to be addressed. Pro-viding a safe work environment for staff is a high priority for the Department and City.The department parks a van and truck at this facility in the small parking lot. The Ranger trucks are parked at the CorporaƟ on Yard.Entry PlazaPacket Pg. 251Item 10 PAGE 1204.7 PARKS & RECREATION ADMINISTRATION 1341 NIPOMO STREET THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 252Item 10 4.8 LUDWICK COMMUNITY CENTER864 SANTA ROSA ST PAGE 121LUDWICK COMMUNITY CENTERINTRODUCTIONReferred to as the “RecreaƟ on Center” in the 1988 Facility Master Plan, the Ludwick Communi-ty Center is the City’s primary indoor community and recreaƟ on space.This facility located on the corner of Santa Rosa and Mill Streets, was originally an Army U.S.O Club during World War II.The 1988 FaciliƟ es Master Plan Document found the building in serious disrepair and suff ering from numerous deﬁ ciencies including hazardous materials, code violaƟ ons, and mechanical, elec-trical, and structural systems deterioraƟ on. The building envelope had many issues including roof leaks and weathered and worn exterior ﬁ nishes.The 1988 assessment document concluded that Ludwick Community Center Main Entry from Santa Rosa StreetExisƟ ng Commercial KitchenTypical Water Damage Facility-wide the facility required signiﬁ cant work to both the interior spaces and the exterior ﬁ nishes to eff ec-Ɵ vely operate as a Community Center.In 1990, the City commissioned an architectural program assessment and conceptual design to rehabilitate the Center.In 2002, a renovaƟ on project was planned to update to the front porƟ on of the building. The kitchen was upgraded to a commercial grade cafeteria style kitchen.A space in one of the wings is currently leased out to a daycare center, which runs throughout the year. The programmaƟ c and building envelope assess-ment performed by the Ten Over Studio Team found that the renovaƟ on did not address all the deﬁ ciencies highlighted in 1988 FaciliƟ es Master Plan.Packet Pg. 253Item 10 PAGE 1224.8 LUDWICK COMMUNITY CENTER 864 SANTA ROSA STREET directly into the main assembly room. There are side entrances along Mill Street that open into a hallway or the mulƟ -purpose space. CreaƟ ng a new main front entry for this facility is highly needed to guide and greet the public.MAIN RECREATION SPACESome iniƟ al ideas and uses for this large rec-reaƟ on space are speciﬁ c for league play for pickle-ball, basketball, volleyball, dodge-ball, and table tennis. Other ideas center around group acƟ vies such as yoga.The Department would like to use these spaces for community forums and meeƟ ngs too. They can be rented out for events. The exisƟ ng stage associated with the mulƟ -purpose space is not used and there is a desire to see it removed. Re-tractable bleachers and more storage for equip-ment storage is desired. A new hydraƟ on staƟ on has recently been added, replacing the original drinking fountain between ExisƟ ng MulƟ -Purpose SpacePROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from Parks and RecreaƟ on Department to beƩ er understand and idenƟ fy the community acƟ vity spaces and operaƟ onal deﬁ ciencies. The team toured the Ludwick Center as part of the assessment.PROGRAMS AND ACTIVITIESIn 2017, the Park and RecreaƟ on Department held a Strategic Planning Summit with their key stake-holders to discuss several of their aging faciliƟ es. From this Summit, the Department is looking to return the Ludwick Center to its original mission to serve as a “True Blue” Community Center.The Parks and RecreaƟ on Department has hired a consultant to assess and prepare their own speciﬁ c Master Plan to beƩ er deﬁ ne their areas of growth, idenƟ fy desired programs and acƟ vi-Ɵ es, that will draw the community to all of their faciliƟ es.The Parks and RecreaƟ on Master Plan should also inform the Department on their staffi ng needs to support their programs and community acƟ viƟ es. The Master Plan will be useful in determining what improvements are needed at each exisƟ ng facility and if major renovaƟ on, expansion and/or new faciliƟ es are needed to support the goals.LOBBY AND RECEPTIONOne of the primary deﬁ ciencies noted upon entering the Community Center is that there is no lobby or main recepƟ on area to receive and to guide a visitor on where to go within the facility for speciﬁ c program and acƟ viƟ es.The front door from Santa Rosa Street opens Main Assembly RoomPacket Pg. 254Item 10 4.8 LUDWICK COMMUNITY CENTER864 SANTA ROSA ST PAGE 123ExisƟ ng Art Classroom used as a storage space for varies Program MaterialsExisƟ ng AdministraƟ ve Spacethe mulƟ -purpose space and assembly space. The sliding panels associated with the exisƟ ng stage are set to be removed. The Parks & Rec-reaƟ on Department plan to replace them with public art in 2018-2019.ASSEMBLY SPACESThe City has voiced their need to have more meeƟ ng spaces. These spaces can be rented by the public for meeƟ ngs and small events. There is currently one large conference room available for public use. A Daycare Center is leasing a large space adjacent to the large assemble space. The main assembly room is immediately adjacent open to the main front door from Santa Rosa Street.The commercial grade kitchen is available for event rental. The project stakeholders menƟ oned that having a CraŌ Room and Art Classroom was important. They would like to see classes for dif-ferent art media held at this facility.ADMINISTRATIVE OFFICESThe Department would like to see a number of offi ces for Parks and RecreaƟ on staff here at this facility. Currently there is only one very small and narrow space available adjacent to the main assembly room. When the Department idenƟ ﬁ es the programs and acƟ viƟ es that will comprise the “True Blue” Community Center, having staff assigned to this facility with offi ce space will be important.STORAGEThe department has equipment and supplies stored in mulƟ ple locaƟ ons throughout the City. This strategy is used so that supplies are available to programs that are run at various locaƟ ons within the City. This storage strategy is also a result of not having enough centralized storage. The Community Center has a large amount of materials and equip-ment stored here in mulƟ ple storage rooms. We recommend centralizing and organizing the bulk storage for the majority of the department’s needs. Adequate space needs to be allocated for organizing materials, prepping and assembly, and refrigerated storage. There are long and short term storage needs. A storage assessment study is needed as a part of the Park and Rec Master PlanThe Ten Over Studio team observed a lack of orga-nizaƟ on and effi ciency on how these storage spac-es were used. Having permanent staff assigned to this locaƟ on will help monitor the effi cient use of storage space.Packet Pg. 255Item 10 PAGE 1244.8 LUDWICK COMMUNITY CENTER 864 SANTA ROSA STREET Typical Water Damage at Exterior SidingEXTERIOR WALLSThe overall condiƟ on of the exterior walls are poor with extensive water damage across the enƟ re structure. The building sits on a raised ﬂ oor above a parƟ al underground basement. The basement walls are warped and heavily damaged due to water intru-sion from the ﬂ ood event in 2017. There was over 6 feet of water due to a blocked drain. All the exterior walls and siding are severely aged, worn and damaged. There is visual evidence of the exterior siding warping and roƫ ng on all sides of the building.The ﬂ ashing has been repaired numerous Ɵ mes over the years that the maintenance staff has noted these repairs would be puƫ ng “band-aids on band-aids”.BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of the Ludwick Community Center to assess the overall condiƟ on of the building envelope, windows, doors, roof and other exterior components such as lighƟ ng.Due to the age of the Community Center and to the high number of deferred maintenance items, there has been liƩ le renovaƟ on and improve-ments performed to the exterior of the facility. This facility is maintained by City Maintenance staff on a very limited budget and is in very poor condiƟ on. Based on our assessment of the exisƟ ng building, we believe that the Department would be beƩ er served by looking at creaƟ ng a new facility that could best support their Parks and RecreaƟ on Master Plan vision. From our visual observaƟ ons and the verbal reports from City Maintenance staff , the basic building systems are in very poor condiƟ on. We believe that the City and the com-munity would be beƩ er served using public funds to build a new facility instead of renovaƟ ng the exisƟ ng.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThe handrails, guardrails, stairs, and ramps are in poor condiƟ on. All railings require aƩ enƟ on, the paint is chipping and evidence of rust is apparent. The City has conducted a separate ADA assess-ment. Please refer to the Ludwick Community Center Appendix 5.9 for report.Door to Basement, DeterioraƟ on and Water Damaged Due to FloodingPacket Pg. 256Item 10 4.8 LUDWICK COMMUNITY CENTER864 SANTA ROSA ST PAGE 125Signiﬁ cant work would be required to repair all of the issues present.EXTERIOR DOORSAll of the exterior doors are worn and severely aged, requiring constant aƩ enƟ on from City Main-tenance staff . There is evidence of warping due to water damage throughout the facility.The door leading to the basement storage area was submerged underwater due to ﬂ ooding. This door is severely damaged and should be replaced.The back doors (Doors 7-10 See Ludwick Commu-nity Center Key Plan in Appendix 5.9) are used less frequently and are sƟ ll funcƟ onal However they are old and in need of replacement. Door 9 is a secured entry door into a storage space. The keypad entry allows all staff to easily access the room. EXTERIOR WINDOWSThe windows and wood trim throughout the facility is old, worn and is the cause of constant leaking. Numerous screens are damaged and require replacement. All damage is due to age and moisture damage.Windows 10-17 (See Ludwick community Center Key Plan in Appendix 5.9) are at the end of their useful life. The City Maintenance team is spending a lot of Ɵ me replacing hardware and aƩ empƟ ng to the windows working. The glass block windows (Windows 18-21, see Ludwick community Center Key Plan in Appendix 5.9) have held up very well. They are sƟ ll in good condiƟ on, although the framing, trim and ﬂ ashing around them is aged and oŌ en causes leaks.ROOFDespite regular maintenance, the roof has ongo-ing issues and water intrusion. The mechanical equipment is in good condiƟ on, though the duct-ing is old and rusƟ ng. All penetraƟ ons on the roof are problemaƟ c and will cause more maintenance issues in the future. The roof structure has severe water damage and shows signiﬁ cant deteriorated. It is at the end of its useful life and needs a signiﬁ cant amount of aƩ enƟ on before the next heavy rainy season. Since 2017, maintenance staff has spent over 100 hours aƩ empƟ ng to ﬁ nd and seal leaks. At the Ɵ me of this assessment, the maintenance team were sƟ ll unable to locate the source of the problem.The roof photo below highlights the current con-diƟ on of the roof and shows the warping of the roof surface due to moisture intrusion.The mulƟ -purpose room recently received a new roof and does not have any current issues. The upper ﬂ at roof area has a small solar array. These panels are not maintained by City staff . While they do produce a small amount of elec-tricity, the volume is not adequate to off set the electrical demands of the Ludwick Center.SECURITYThe Ludwick Center does not have the same security concerns as City Hall and other down-town faciliƟ es. The Center is just out of the main downtown hub and is located at the edge of a residenƟ al neighborhood. This vastly reduces the amount of transient foot traffi c to the facility.That being noted, there are sƟ ll many issues with security. The external lighƟ ng surrounding the building is poor. Although not as frequent as other City faciliƟ es, there are occasional break-ins to the storage rooms.The basement of the Ludwick Center is rarely used by City staff , this lack of acƟ ve usage has resulted in transients breaking in and living in this space for several weeks. This is a problem with all the spaces as the Center is not used on a daily basis. The landscaping around the facility is being used as storage or a restroom by the transient popula-Ɵ on. A lack of exterior lighƟ ng makes the building more inviƟ ng to the transients at night and less so to the general public and pedestrians.The parking lot is in poor condiƟ on. A major removal and resurfacing of the parking lot is needed.ExisƟ ng DeterioraƟ ng Roof SurfacePacket Pg. 257Item 10 PAGE 1264.8 LUDWICK COMMUNITY CENTER 864 SANTA ROSA STREET THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 258Item 10 4.9 SENIOR CENTER1445 SANTA ROSA AVENUE PAGE 127SENIOR CENTERINTRODUCTIONEstablished in 1978, the San Luis Obispo Senior Center is located on the corner of Santa Rosa and Pismo Streets within the boundaries of Mitchell Park.The Senior Center includes a small, residenƟ al scale, bungalow style wood framed building that is known as the “Old Schoolhouse”. In 1913, the San Luis Coastal Uniﬁ ed School District acquired the bungalow from May Mitchell for a new small kindergarten. This porƟ on of the Senior Center is registered on the City’s Master List of Historic Resources.In 1974, the 1,200 SF Old Schoolhouse was reno-vated with a 4,600 SF addiƟ on to become part of the Senior Center. The new addiƟ on was designed to match the exisƟ ng architectural style and exte-rior building materials.Senior Center Santa Rosa Entrance Historic Schoolhouse EntryThe Senior Center is a shared facility between the City and the Senior Center ExecuƟ ve Board. The seniors use the facility on weekdays between 9am to 4pm. The City may use or rent the facility during the rest of the Ɵ me.The 1988 FaciliƟ es Master Plan found that the historic porƟ on of the facility had many inade-quacies. The building was deterioraƟ ng on the exterior and interior. It was noted that the space conﬁ guraƟ on within the facility was awkward and ineffi cient. In 1989, a renovaƟ on was funded to miƟ gate these inadequacies.The renovaƟ on reworked the interior circulaƟ on as well as renovaƟ ng the exisƟ ng restrooms, storage areas, and main kitchen.In 2008, a new parking lot dedicated to Senior Center use was added by removing two shuffl e-board courts and lawn area. At the same Ɵ me, the main kitchen was upgraded into a commercial grade kitchen.Although modern, and providing ample space for the needs of the occupants, many seniors are unhappy with the kitchen as it is far beyond what they need and is awkward to use. It is considered overkill and not designed with the occupants in mind.With this FaciliƟ es Master Plan Update and as-sessment of the Senior Center, we ﬁ nd the lack of security a major concern. There is a large tran-sient populaƟ on who reside in and use Mitchell Park near the Senior Center. The seniors oŌ en feel threatened and unsafe. On numerous occasions transients entered the facility uninvited, to use the restroom, and to take food and beverages. A number of transients are able to pay the $12 annual fee, allowing them to use the facility and the services it off ers. OŌ en Ɵ mes, these transients sƟ ll abuse the facility and are known to cause discomfort among the members.Packet Pg. 259Item 10 PAGE 1284.9 SENIOR CENTER 1445 SANTA ROSA AVENUE Center to prevent transients from entering the facility.The Lobby Area is on the opposite side of the building from the RecepƟ on Counter. There is no visual connecƟ on or access control for the Lobby by the volunteer staff from RecepƟ on. Improved access control, security, and video surveillance are desired. These security measures will provide the Seniors with the capability to control who and when visitors and members enter the facility through the main entrance.It is recommended that the back door of the facility receive similar treatment with added security measures as most of the seniors use the back door as the “current” main entrance. The back door is located immediately adjacent to the parking lot. Any renovaƟ ons made to the rear of the building should be completed in a manner, which ensures the protecƟ on of the exisƟ ng listed heritage trees located near the parking lot.RecepƟ on Counter and Volunteer Offi cePROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakeholders from Parks and RecreaƟ on Depart-ment to beƩ er understand and idenƟ fy space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. There was limited interacƟ on with the seniors during the tour.Subsequent to the facility tour, Ten Over Studio was invited to meet with the Senior ExecuƟ ve Board to provide a general overview of the Facil-iƟ es Master Plan Update. During this meeƟ ng, it was determined that a survey would be created and provided to the Board to use. The survey results would be used to beƩ er understand the current and proposed programmaƟ c uses of the Senior Center spaces.The Parks and RecreaƟ on Department provided the survey to the Senior Center ExecuƟ ve Board for distribuƟ on to their membership. Ten Over Studio received wriƩ en feedback from 6 members of the Center. InformaƟ on was collected on how each of the primary meeƟ ng and gathering spaces were being used and for which programs. Numbers of aƩ endees for each program was provided. Mini-mal guidance was provided about new or desired programs.It was apparent from the survey results that the exisƟ ng gathering and meeƟ ng spaces were adequate for their current program needs. What is sƟ ll unclear is what new programs should be planned for in the future.LOBBY AND RECEPTIONThe current front door and Lobby Area is located along Santa Rosa Street. It has been locked by the Assembly RoomPacket Pg. 260Item 10 4.9 SENIOR CENTER1445 SANTA ROSA AVENUE PAGE 129Card RoomHolding Area for Deliveries in Media Room.ADMINISTRATION OFFICESThe AdministraƟ ve Offi ce spaces for this facility are limited to the Board Offi ce, RecepƟ on Count-er/Volunteer Offi ce and the Conference Room. The conference room is used for Board meeƟ ngs and small meeƟ ngs/funcƟ ons.Volunteers work morning and aŌ ernoon shiŌ s in the Volunteer Offi ce and Board Offi ce. There are 320 senior members to the Center. The City has issued 150 parking passes for street parking for members. There are 15 parking spaces in the parking lot. Seniors arrive at the Center via ride sharing, carpooling, walking, and public transpor-taƟ on.It is recommended that the RecepƟ on/Volunteer Offi ce locaƟ on be switched with the Board Offi ce. This will provide beƩ er visual control of the back door. The wireless WIFI capabiliƟ es meet the needs of the Center. Members may need assis-tance to connect to the system.ASSEMBLY ROOMThe Assembly Room is a mulƟ -purpose space and the largest room available for programs and acƟ vi-Ɵ es. The room is used for physical ﬁ tness, games, lunch and other large gatherings/funcƟ ons. The building does not have air condiƟ oning and the Assembly Room gets very hot and stuff y quickly. The Seniors keep the windows and doors to the Assembly Room closed for security reasons. It is recommended that air condiƟ oning be added for the enƟ re facility.The Seniors have requested a new and large display-style bingo board along with a beƩ er audio system. More storage for tables and chairs, games and acƟ vity supplies is desired.The Seniors are interested in more physical ﬁ tness acƟ viƟ es. The Parks and RecreaƟ on Department is exploring ideas for using Mitchell Park to create more outdoor acƟ viƟ es such as a mile track, pickle ball courts, and a large chess board. These program ideas will be considered a part of the Parks and RecreaƟ on Department’s Master Plan eff ort.KITCHEN AND PANTRYNo major improvements are needed in the commercial grade kitchen. There are no health department issues. There is a minor electrical issue noted with the under cabinet freezer.Food deliveries and food supplies are currently stored in the Media Room. A new pantry space is needed to store and receive food supplies. The addiƟ on of an ice maker and full sized refrigerator are desired.SOCIAL AND GATHERING SPACESNo changes in the Media Room and Game Room were requested. Minor modiﬁ caƟ ons to add a coff ee maker to the KitcheneƩ e was requested.Packet Pg. 261Item 10 PAGE 1304.9 SENIOR CENTER 1445 SANTA ROSA AVENUE Rear of Senior Center currently being used as the main entrancethe slope of the exisƟ ng ramps appears to be too steep. The City is conducƟ ng an ADA assessment for compliance on all City faciliƟ es.WALL BASE/FOUNDATION/WALLSMirroring the ﬁ ndings of the 1988 FaciliƟ es Master Plan document and despite constant work by the Maintenance Staff , the Senior Center is in overall poor condiƟ on. It is an old building, which has been well used since its original construcƟ on in 1974. There are visible cracks in the wall base and foundaƟ on around the enƟ re facility. Due to the historic lisƟ ng of the Old Schoolhouse porƟ on of the building, it will be challenging to perform the required repairs while maintaining the integrity of the historic character.The exterior walls are oŌ en vandalized with graffi Ɵ , food items, and drinks that are thrown at the walls. The transient populaƟ on is using the BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of the Senior Center. The team assessed the overall building envelope, windows, doors, rooﬁ ng and other exterior components such as handrails, guardrails, ramps, stairs, and lighƟ ng.Due to the historic nature of the Old Schoolhouse porƟ on of the Center, renovaƟ ons need to be carefully planned to maintain the historic characterisƟ cs of the building. The rest of the Senior Center has received a few renovaƟ ons and improvements to the exterior of the facility. It is maintained by City staff and is generally in poor condiƟ on. The major concern by Maintenance staff , Park and RecreaƟ on staff , and Senior Center stakeholders are the security issues around this facility. In re-cent years there has been an increase in incidents aƩ ributed to the large transient populaƟ on, which reside in and around Mitchell Park.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThe stairs, handrails, guardrails, and ramps are in poor condiƟ on. Due to the high transient popu-laƟ on around the facility, the spaces around the stairs and ramps along the rear of the building are used as storage nooks or as places to sleep.All railings require aƩ enƟ on, the paint is chipping and deterioraƟ on is apparent. The City is budget-ing for repairs in 2020. Upon visual assessment, Vandalized SidingPacket Pg. 262Item 10 4.9 SENIOR CENTER1445 SANTA ROSA AVENUE PAGE 131landscaping around the building foundaƟ on as a restroom. Cleaning aff ected areas oŌ en leaves the facility with newly painted surfaces that do not match the other areas of the building, Giving the older paint areas a more deteriorated appearance.The City is budgeƟ ng for repairs and painƟ ng of the building in 2020.EXTERIOR DOORSAll the doors are worn with age and require aƩ enƟ on from City Maintenance staff . The paint is peeling on numerous doors. Water intrusion and ultra-violet damage is evident.Many of the building components need to be painted to match the original historic porƟ on of the facility. Doors 4 and 5 (See Senior Center Key Plan in Appendix 5.10) have no external hardware and are used for egress only. Door 2 is used as an exit only, but does not close automaƟ cally or completely. This door requires a closer and repair to correct the closing issue. Without proper aƩ en-Ɵ on, Door 2 could cause a security issue when leŌ ajar.Door 1 on the north side of the facility along Santa Rosa Street is designated as the front entry, however Door 3 is more commonly used as the daily entrance. Door 3 is located adjacent to the parking lot and near RecepƟ on. Door 1 is not visible from the RecepƟ on Counter. It is locked for security reasons and not used on a daily basis. This change was made in response to numerous security incidents with transient indi-viduals coming into the Center and using facility, taking advantage of the coff ee bar and causing discomfort among Senior Center members.EXTERIOR WINDOWSLike the doors, the windows throughout the facil-ity are in poor condiƟ on. Many of the screens are broken, ripped or swollen from moisture to the point that they no longer ﬁ t in the frame. Many of the windows have severe ultra-violet damage causing paint to chip away and peel, especially around the trim. The enƟ re facility requires new paint, not only to miƟ gate issues with water intrusion and paint chipping, but also to ensure all building compo-nents match the historic porƟ on of the facility. Window 6 (See Senior Center Key Plan in Appen-dix) is a pair of historic doors, which are no longer operable. All operable historic windows (Windows 3-11) do funcƟ on. ROOFThe rooﬁ ng materials were recently replaced and are in good condiƟ on. The City is working with a local business on a donaƟ on for new mechanical equipment to add air condiƟ oning to the facility. This will require cuƫ ng new penetraƟ ons through the roof. There is an issue with water pooling in certain locaƟ ons, though there is no known leaks currently.Hazardous waste such as hypodermic needles and used hygiene supplies are found in the roof gut-ters. The maintenance team must wear thick work gloves while cleaning or performing maintenance to the guƩ er system. Because of the large amount of trees surrounding the building, these checks occur on a frequent basis.SECURITYThere are numerous security concerns around the Senior Center. These are all due to the transient populaƟ on, which reside in Mitchell Park. The lim-ited pedestrian acƟ vity and low lighƟ ng at night provide transients with the opportunity to sleep comfortably in the park without being bothered. The Senior Center requires more exterior lighƟ ng to help miƟ gate this situaƟ on. The Seniors feel unsafe leaving the facility in the late aŌ ernoon, especially in the winter months. Transients oŌ en enter the Senior Center to take advantage of the ameniƟ es. Because the facility in operated and run by the Seniors on a day-to-day basis, it is diffi cult for them to confront these individual and get them to vacate the property without causing harm to the members.AcƟ on needs to be taken to provide a saferenvironment for the Seniors and for the families who use the playground near the Senior Center. Increasing the acƟ vity level in the park would provide acƟ ve and passive surveillance, hopefully helping to deter undesirable and unlawful acƟ vi-Ɵ es by the transient populaƟ on. The power outlets along the exterior of the build-ing, designed to be used for outdoor lighƟ ng and events, are uƟ lized to charge electronic devices and oŌ en cause congregaƟ on around the building by transients.Packet Pg. 263Item 10 PAGE 1324.9 SENIOR CENTER 1445 SANTA ROSA AVENUE THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 264Item 10 4.10 SLO SWIM CENTER900 SOUTHWOOD DRIVE PAGE 133SLO SWIM CENTERINTRODUCTIONThe Swim Center is located within Sinsheimer Park near the Baseball Stadium. The Swim Center is a City facility and it was built on San Luis Coastal Uniﬁ ed School District land. The Swim Center design is comprised of a bath house, 50 meter compeƟ Ɵ on pool, an instrucƟ on-al pool, a therapy pool, and a combined mechan-ical building with poolside restrooms. There are outdoor showers on the main pool deck near the poolside restrooms.The ﬁ rst phase of the Swim Center was built in 1978. This phase included the 50 meter compeƟ -Ɵ on pool and the combined mechanical building with poolside restrooms. In 1983, the second phase of construcƟ on included the tot pool and bath house.It should be noted that the instrucƟ onal pool was SLO Swim Center Entrance ExisƟ ng Lobbynever built. The space allocated for the instruc-Ɵ onal pool was use for a solar panel array at the top of the hill. The solar array was removed some Ɵ me ago and the land is vacant.The pool grandstands were designed and built by California Polytechnic University students as a school project. The grandstands stairs and seaƟ ng are made out of poured in place concrete. The grandstands were not designed or construct-ed to meet building or accessibility codes. The grandstands need to be replaced to comply with current building and accessibility codes.The facility has ample public parking, shared with Sinsheimer Park, Baseball Stadium and a family park. The Swim Center has a loading and drop-off zone as well as ADA compliant parking immedi-ately adjacent to the facility.The Swim Center requires constant maintenance by City FaciliƟ es Staff to ensure the pools and pool equipment are in good working order. Dedicated maintenance staff is assigned to the Swim Center. The eff ect of the moist environment of the bath-house and poolside restrooms on the ﬂ oors and walls are a maintenance challenge.Water samples are collected and tested through-out each day to meet health and safety standards and regulaƟ ons.ExisƟ ng Pour in place concrete grandstandsPacket Pg. 265Item 10 PAGE 1344.10 SLO SWIM CENTER 900 SOUTHWOOD DRIVEoffi ces spaces for the maintenance staff . There is a need for a dedicated space to store of-ﬁ ce supplies, ﬁ les and a copier/printer. The public WiFi and PA system requires updaƟ ng.LOCKER ROOMS, DRESSING, SHOWERS AND RESTROOMSCurrently there is one men’s and one women’s locker/restroom in the Bathhouse for public use. These spaces are used by Swim Center staff , life-guards, and the SLO High School swim team.Full Ɵ me staff have access to a separate restroom, but do not have their own shower faciliƟ es. These spaces are very congested.There is inadequate storage of personal items for the public. There is no privacy for changing or showering. The showers are grouped in one area and the changing area is open to the rest of the restroom.STAFF LOCKER ROOMS, DRESSING, SHOWERS, AND RESTROOMSTen Over Studio recommends a new series of gender neutral restrooms be created to accom-modate staff changing, shower and use the toilet in privacy. A new and well organized shared locker room for all staff to store their work gear and personal belongings is desired. PUBLIC LOCKER ROOMS, DRESSING, SHOWERS, AND RESTROOMSIt is recommended that a new series of gender speciﬁ c showers and restrooms be created to allow the public swimmers to change, shower and use the toilet with beƩ er privacy. New gender speciﬁ c locker areas will provide space to store personal belongings. The public has expressed a need for more bench space as well.ExisƟ ng Lifeguard LockersPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from Parks and RecreaƟ on and the Swim Center to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the Bathhouse, pool and deck areas, staff offi ce areas and the mechanical buildings as part of the assessment.To accommodate current staffi ng and programs, the Bathhouse will need to expand to address all current space needs. There are signiﬁ cant equip-ment storage issues that should be addressed with the expansion of outdoor storage needs.LOBBY AND RECEPTIONThe Swim Center expressed a desire to make the recepƟ on and lobby area more effi cient. The Cen-ter is interested in ﬁ nding beƩ er ways to organize and display relevant informaƟ on that the public is seeking, electronically rather than in paper format. BeƩ er sound aƩ enuaƟ on is needed in the lobby and recepƟ on area. Currently it is a large and open area with some seaƟ ng along the walls for visitors.Staff has idenƟ ﬁ ed the need for two workspaces with computers at the recepƟ on counter to assist customers and complete transacƟ ons. A secure locaƟ on for a cash box or complete point of sale system is needed. Currently there is a lack of space to display, sell or rent swim accessories. An alcove space immediately adjacent to the recep-Ɵ on is recommended to display retail items.ADMINISTRATION SPACESThere are currently 1.5 offi ces in the facility, which are both too small and ineffi cient. It is recom-mended that the City add new offi ces for the Parks & RecreaƟ on staff and update the exisƟ ng Single offi ce space within MulƟ -Purpose RoomPacket Pg. 266Item 10 4.10 SLO SWIM CENTER900 SOUTHWOOD DRIVE PAGE 135Exterior equipment storageMULTI-PURPOSE ROOM AND FITNESSCurrently the MulƟ -Purpose Room is used for ﬁ tness and a meeƟ ng space. CreaƟ ng a new ded-icated mulƟ -purpose room for use by Parks and RecreaƟ on for staff training, meeƟ ngs, and event rental is desired. This space could be used by the SLO High Swim Team and the Scuba Club for their meeƟ ngs and trainings as well. The new mulƟ -purpose room would be designed with the right type of ﬂ ooring ﬁ nishes to handle the damp environment of a swim center. This space could generate revenue for the City and Center as a rent-able event space.A separate ﬁ tness room for physical training s recommended. This space would be shared by the Swim Center, SLO High Swim Team, visiƟ ng clubs, etc.KITCHEN AND CONCESSIONSCurrently there is a very small counter area that acts as a hospitality area within the MulƟ -Purpose Room. We propose that the a new Kitchen/Con-cession space be created to prepare food for con-cession sales during swim meets and events. This space would be uƟ lized by Park and RecreaƟ on for their own special events too. This space and funcƟ on could generate revenue and fundraising opportuniƟ es.SUPPORT SPACESThe Swim Center expressed the desire for new hydraƟ on staƟ ons. Modern standards require 2-3 staƟ ons throughout the Center. Providing a sepa-rate break room for staff to include a refrigerator, sink and microwave is desired. The maintenance staff requires a standalone space to perform and store water samples and tesƟ ng supplies. Water tesƟ ng is performed 4 Ɵ mes a day and more during peak Ɵ mes. Current-ly tesƟ ng is performed in the maintenance offi ce.STORAGEThe Swim Center has outdoor and indoor equip-ment and supplies which require protected storage. Many of the items are large and require space to access, move and store them safely and effi ciently. Currently there is one large covered outdoor storage space, which is overcrowded. It is used daily and holds lifeguard safety gear and lane lines. Staff has to move materials and equip-ment to reach the items stored in the back. Due to a lack of space, the pool covers are stored on the deck itself.We recommend more organized storage with adequate access for the Center. A larger, covered storage area for pool chemicals and equipment, immediately adjacent to the maintenance build-ing is desired.TOT AND THERAPY POOLA new tot and therapy pool with shade and a beach front entry is desired. The exisƟ ng pool surface is worn and requires a high amount of at-tenƟ on to keep clean and up to health standards. A replacement pool should be designed to meet adapƟ ve and special needs. Bench seaƟ ng and a picnic area with shade near the pool is desired. Currently there is minimal opportunity for shade. POOL DECK AND OBSERVATION STANDSAs idenƟ ﬁ ed in the Building CondiƟ on Assess-ment, a new pool deck in needed for the main pool. The Swim Center has requested that the pool deck depth at the east side of the pool be increased. The extra space will allow for new acƟ viƟ es such as a rock wall and a inﬂ atable obstacle course. It is advised that all deck related updates are completed in unison, such as the exisƟ ng ﬂ ap pole system and anchors. The exisƟ ng observaƟ on stands are not ADA compliant. The Swim Center would like to replace them with a compliant design which meet the code requirements.The lifeguard observaƟ on room currently looks onto the deck from the west end of the pool. ElevaƟ ng this observaƟ on space is desired by staff to provide greater visibility and safety. The Center would like new outdoor showers to replace the old ones. The old showers do not mix the water temperature correctly, and tend to allow too much hot water to reach the user. The drains need replacement and are diffi cult to keep clean. They need to be connected to the sewer line, instead of the storm drain, for compliance with State and City Standards.Packet Pg. 267Item 10 PAGE 1364.10 SLO SWIM CENTER 900 SOUTHWOOD DRIVE Rear of Center and ObservaƟ on areaA publicly donated mural on the east wall of the Swim Center, adjacent to the therapy pool, is damaged and cracking from sun exposure. The corrosive environment and ultraviolet light has drasƟ cally reduced the art’s life span and requires repair. The arƟ st has menƟ oned that be-fore it is repaired, that proper shading be added to ensure it is properly cared for moving forward.EXTERIOR DOORSDue to the age of the building and the corrosive environment most of the exterior doors, frames and hardware are in poor condiƟ on. The life span of these doors and associated components are dramaƟ cally reduced. Door 5, (See Swim Center key plan in appendix 5.11) is swollen due to mois-ture exposure and does not close without using force.The entry door, Door 1 (See Swim Center Key Plan BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team met with the City Maintenance staff and toured the exterior of the Swim Center and Mechanical Buildings to assess the overall building envelope, windows, doors, roof and other exterior components, such as exterior lighƟ ng. There has been liƩ le renovaƟ on and improve-ments to the exterior of the facility other than paint. The facility is maintained by City Staff and is in good to poor condiƟ on throughout, depending on the building components. Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps or guardrails and handrails.WALL BASE/FOUNDATION/WALLSThe City Maintenance team performs regular pre-ventaƟ ve maintenance at the Swim Center. One full Ɵ me Maintenance employee and one part Ɵ me employee are assigned to the Center. The staff ensure the facility runs smoothly throughout the day and are on call to address any serious issues, which may aff ect the public safety.At the Ɵ me of the Ten Over Studio assessment, the exterior of the building was being repainted. This is an annual event. All exterior walls receive large amount of ultraviolet light damage. This damage along with the corrosive and damp envi-ronment, increases the need for maintenance and repair.ExisƟ ng Pool Equipment.Packet Pg. 268Item 10 4.10 SLO SWIM CENTER900 SOUTHWOOD DRIVE PAGE 137in Appendix 5.11) is heavy, diffi cult to operate, and does not meet ADA requirements. The ad-diƟ on of an electronic push buƩ on acƟ vator and sensor is recommended.The lack of shade at the Swim Center causes peo-ple to seek shade. They congregate under and uƟ -lize the limited amount of shade provided. Some of these areas are in front of doors in the path of egress. Door 4 (See Swim Center Key Plan in Ap-pendix 5.11) is oŌ en blocked by people, making it unsafe to open this door during peak hours. Staff cannot know if there are people standing in front of the door prior to opening it. A new door with a vision panel is recommended.EXTERIOR WINDOWSLike the exterior doors, there are numerous issues with the windows due to corrosion and constant ultraviolet exposure. Windows 2 & 5 (See key plan in appendix) are original single pane windows and require replacement. Windows 3 & 4 were recently replaced and new signs of deterioraƟ on are already showing.ROOFThe roof surface is over 30 years old and requires serious aƩ enƟ on. The original asphalt roof is cracking, causing water to leak into the building. The maintenance team spends a lot of Ɵ me locat-ing leaks and patching the roof surface. There is a desire to replace the exisƟ ng roof with the same proprietary system used at the CorporaƟ on Yard, which has proven to be eff ecƟ ve. Funding for a new roof is anƟ cipated in 2-3 years. The mechanical condenser was recently rebuilt and requires ongoing maintenance. The only origi-nal part of the condenser is the sheet metal cover.POOLSThe main pool lining surface was recently re-placed and is in excellent condiƟ on. The Swim Center ﬁ ltraƟ on equipment is top of the line and in excellent condiƟ on. The staff staƟ oned at the Swim Center take great pride in the facility and work Ɵ relessly to ensure it is in the best pos-sible condiƟ on.The pool deck is well past its useful like. The deck oŌ en requires patching and is in dire need of replacement. The deck has severely deteriorated since its original construcƟ on.Unlike the main pool, the Tot/Therapy pool shell is in poor condiƟ on. It’s rough surface collects bacteria and requires a higher concentraƟ on of chemicals to keep clean.ExisƟ ng Bath House RoofDue to the higher water temperature, the tot pool liner deteriorates at a much higher rate than the main pool. The tot/therapy pool is due for a resur-face. It is a high priority for the Swim Center staff . The replaster work should be expedited.The project is planned for 2018/2019 ﬁ nancial year to re-plaster the therapy pool and address the immediate material deterioraƟ on issues.SECURITYDue to the locaƟ on of the Swim Center at Sin-sheimer Park, security is not an issue. The Center is located outside of the downtown area and does not receive a lot of foot traffi c. Incidents do occur and are noted by the Parks & RecreaƟ on Department. Increased security at this facility is desired. In Fall 2017, the facility had security cameras upgraded by adding 12 HD cameras with 24 hour coverage.New LED deck lights are anƟ cipated for the main pool and the TOT/therapy pool. New lifeguard stands and digital clocks are requested.Packet Pg. 269Item 10 PAGE 1384.10 SLO SWIM CENTER 900 SOUTHWOOD DRIVE THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 270Item 10 4.11 UTILITIES ADMINISTRATION 879 MORRO STREET PAGE 139ExisƟ ng Exterior Facade of UƟ liƟ es AdministraƟ on Offi cesUTILITIES ADMINISTRATIONINTRODUCTIONIn 1988 FaciliƟ es Master Plan, the UƟ liƟ es De-partment was located at 955 Morro Street with the other Public Works funcƟ ons and services. In 2000, the UƟ liƟ es Department management and administraƟ ons funcƟ ons moved into a renovated two-story building immediately adjacent to the Palm Street Parking Garage, located at 879 Morro Street.At the Ɵ me of the Ten Over Studio Assessment, the building had recently received an interior remodel and no further renovaƟ on or addiƟ ons to the building was anƟ cipated.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from UƟ liƟ es to beƩ er understand and idenƟ -fy any work space or operaƟ onal deﬁ ciencies. The team toured the AdministraƟ on Building as part of the assessment.The interior renovaƟ on included new ﬂ ooring, paint, and systems furnishings. The recepƟ on counter was reconﬁ gured to meet the needs of the front offi ce staff . The department expressed high saƟ sfacƟ on with their renovaƟ on and effi -ciency of the work spaces.LOBBY VESTIBULE AND RECEPTIONThe renovaƟ on to the exisƟ ng recepƟ on counter gives the recepƟ on desk personnel more visual privacy. Staff had no current concerns with securi-ty or safety at the Lobby.OFFICES AND WORKSTATIONSCurrently, there are four offi ces and 12 worksta-Ɵ ons in this facility. The workstaƟ ons have low parƟ Ɵ ons for more work collaboraƟ on. While there is not much space for future staff growth, the number of exisƟ ng work spaces appears to be adequate for the foreseeable future. The addiƟ on of a new communicaƟ ons person is desired, but is not an immediate need for staffi ng. All growth is associated with the new Water Recovery and Resources Facility.SUPPORT SPACESThere is one large and one small meeƟ ng space. This is adequate for the department’s needs. The break room was renovated and now works well, however it is sƟ ll on the small side and the addi-Ɵ on of an outdoor table at the rear of the building is desired.There appears to be adequate space for ﬁ le and material storage. There is a small work room for mail boxes, supplies and a copier/printer.ExisƟ ng Lobby SpacePacket Pg. 271Item 10 PAGE 1404.11 UTILITIES ADMINISTRATION 879 MORRO STREET all building components in good working order. The exterior was recently painted, which involved idenƟ fying and ﬁ xing any issues with the exterior as part of the process. The windows at the rear of the building require awnings. The light is too strong and not con-trolled enough for the interior spaces. The staff is currently taping cardboard to the interior of the window to manage the issue.EXTERIOR DOORS, FRAMES AND COMPONENTSThe doors, frames, hardware and associated components are generally in good condiƟ on. All exterior doors are ﬁ Ʃ ed with a new security system roughly 6 months prior to the Ten Over Studio Assessment.EXTERIOR WINDOWS, FRAMES AND GLAZINGConstant maintenance and preventaƟ ve checks have ensured that the windows and associated components remain in good working order. There are no noted leaks or complaints regarding the window systems. During the Ten Over Studio Building Envelope Assessment, no major damage or issues were idenƟ ﬁ ed. Window 7 & 17 (See door and window key plan in appendix) appear to have their weath-er sealant cut short. The maintenance team were aware of this issue. Planned replacement was already in process.ROOFS AND OVERHANGSAlthough the building interior was remodeled, the exisƟ ng hot mop rooﬁ ng system has not been replaced since the original renovaƟ on in 2000. There are cracks across the surface of the roof that have received minor patching. This roof is not ExisƟ ng WindowsExisƟ ng Roof PatBUILDING ENVELOPECONDITION ASSESSMENTDuring the Ten Over Studio Assessment of the UƟ liƟ es AdministraƟ on, each exterior building component was assessed and its overall condiƟ on was noted. Due to recent remodel and renovaƟ on of the building, it evident that the building was well maintained and overall in good condiƟ on.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThe stairs on the rear of the building, leading to the second ﬂ oor, require cleaning and painƟ ng. Wear and tear is visually evident from daily use and weather. The stairs provide direct access to the upper ﬂ oor and is commonly used throughout the day by employees and maintenance staff .EXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEThe building is in a good condiƟ on. City Mainte-nance Staff perform preventaƟ ve checks to keep Packet Pg. 272Item 10 4.11 UTILITIES ADMINISTRATION 879 MORRO STREET PAGE 141ExisƟ ng Mechanical Units and Solar Array On RoofDetail of ExisƟ ng Public ArtExisƟ ng Public Art in the Conference Room Windowthe highest priority for replacement, since it is not leaking. The mechanical units are all due for replacement. It is recommended that the rooﬁ ng and mechani-cal replacement work occur at the same Ɵ me.There are no issues with the exisƟ ng skylight. No leaks reported. The exisƟ ng solar panels on the roof are not maintained or cleaned by the City. There are checks made on the inverters, but not regularly.SECURITYUnlike other downtown faciliƟ es, there are no serious transient issues here. At the Ɵ me of the assessment there was a recent issue with graffi Ɵ . It was an isolated incident. The staff expressed the need for more pres-ence at the back of the building, which could be achieved by relocaƟ ng the bike locker and adding a break room table, providing staff with the ability to eat outdoors.Packet Pg. 273Item 10 PAGE 1424.11 UTILITIES ADMINISTRATION 879 MORRO STREET THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 274Item 10 4.12 CORPORATION YARD CAMPUS 25 PRADO ROAD PAGE 143CorporaƟ on Yard OperaƟ ons CenterCorporaƟ on Yard Material BinsRear Layout of CorporaƟ on YardCORPORATION YARD CAMPUSINTRODUCTIONBuilt in 1986, the CorporaƟ on Yard is the hub of all City Public Works maintenance programs. The CorporaƟ on Yard campus currently houses the maintenance personnel, materials, and vehicles for TransportaƟ on, Streets, Urban Forestry, Parks, Water, Waste Water, and Fleet. The campus also houses the administraƟ ve offi ces to support these funcƟ ons.There are several primary buildings on the Corpo-raƟ on Yard. There is a large Maintenance Building with a material storage mezzanine, metal shop and carpentry shop. The OperaƟ ons Center hous-es administraƟ ve offi ces and support spaces for Urban Forest, Parks, Streets, and UƟ liƟ es. There is a separate Fueling and Wash StaƟ on, and a stand-alone building for the Waste Water Shop. There are many small metal container buildings throughout the corporaƟ on yard for the storage of street tools, barricades, pesƟ cides, ﬂ ammable materials, hazardous materials, water and waste water materials, building maintenance materials, and parks materials.In 1988 the CorporaƟ on Yard was assessed as a part of the San Luis Obispo FaciliƟ es Master Plan. At the Ɵ me, this facility was only 2 years old and the assessment noted numerous deﬁ ciencies and potenƟ al problem areas with the facility.The addiƟ on of the Warehouse Building in 2010 for bulk materials storage and covered vehicle parking was a direct response to one of these assessment deﬁ ciencies. It is the newest structure at the CorporaƟ on Yard.NEW WATER RESOURCE RECOVERY FACILITY (WRRF) The new WRRF is currently in design and is anƟ c-ipate to start construcƟ on in Summer 2019. This new facility will house all Water and Waste Water Maintenance BuildingPacket Pg. 275Item 10 PAGE 1444.12 CORPORATION YARD CAMPUS 25 PRADO ROAD (E) MAINTENANCE BUILDING(E) SECURED ACCESS(E) OPERATIONS BUILDING(E) UNSECURED PERSONEL PARKING(E) WAREHOUSEBUILDING(E) PARKS STORAGE(E) BUILDING & MAINTENANCE STORAGE(E) WASTE WATER & WATER(E) OVERSIZED MATERIAL STORAGE(E) MATERIAL BREAK DOWN AREA(E) WOOD CHIP PILE(E) MATERIAL STORAGE(E) STREETS STORAGE(E) LOOSE MATERIALS BINS(E) WASTE DISPOSAL (E) NURSERY(E) SECURED ACCESS(E) UNSECURED PUBLIC PARKING(E) WASTE WATER SHOP & OFFICEWASH BAYS & FUELING BAYExisƟ ng CorporaƟ on Yard Campus Layoutpersonnel and operaƟ ons. This will allow other Public Works funcƟ ons and services to occupy the vacated spaces at the CorporaƟ on Yard. It is anƟ cipated that some of the Water and Waste Water materials that are stored on-site and in the Warehouse Building will remain.The vacated area in the exisƟ ng OperaƟ ons Center will allow other departments to expand their of-ﬁ ce spaces to beƩ er support their ﬁ eld personnel. A large Shop space in the Maintenance Building will also be available for use. The exisƟ ng Waste Water Building will become available as well. Future growth of the WRRF shows the need to use the rear of the CorporaƟ on Yard where mate-rials are currently stored. This area is needed for the placement of the potable water reuse equip-ment and storage tanks. The rear area will also be used as a stormwater liquid disposal area for street sweepers and other equipment to perform these disposal funcƟ ons.NEW PRADO ROAD INTERCHANGEThe new Prado and Highway 101 interchange is sƟ ll in the planning stages of development. It is anƟ cipated that the City will select the ﬁ nal design opƟ on in 2019. Regardless of which design opƟ on that is select-ed for the new interchange, the off ramp design will encroach into the CorporaƟ on Yard along the northern and northwestern edge. The encroachment area will eliminate the exisƟ ng Waste Water Building, Warehouse Building, and nursery area. All of the exisƟ ng metal container for Building Maintenance and Parks will need to be moved. There is even a possibility that the en-croachment area will aff ect the OperaƟ ons Center.The new interchange will aff ect all of the exisƟ ng entrances to the CorporaƟ on Yard. The entrance for personnel will be closed off and the access and parking for personnel and the public will need to be reconﬁ gured.The design of the new WRRF has a new entrance that will be shared between the WRRF and Cor-poraƟ on Yard that is located further east along Prado Road.FLOODPLAIN ISSUESThe exisƟ ng CorporaƟ on Yard is located within the 100 year ﬂ oodplain and will be severely compro-mised by a major ﬂ ood event. There are no signif-icant measures in place to divert the ﬂ oodwaters. The CorporaƟ on Yard will not be accessible or operaƟ onal unƟ l the ﬂ oodwaters recede. CORPORATION YARD RELOCATIONThere are many factors that will negaƟ vely impact the operaƟ onal eff ecƟ veness of the CorporaƟ on Yard in the very near future. The new WRFF will expand into the CorporaƟ on Yard. The new Prado Road interchange will expand into the Corpora-Ɵ on Yard. The ﬂ oodplain issues will not improve with the new WRRF and Prado interchange. All these factors create the need for the CorporaƟ on Yard to relocate to a site that can accommodate the current operaƟ onal needs and the anƟ cipated growth by the City for the Public Work funcƟ ons at the CorporaƟ on Yard.Packet Pg. 276Item 10 4.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD PAGE 145CorporaƟ on Yard OperaƟ ons CenterOPERATIONS CENTERINTRODUCTIONThe OperaƟ ons Center is the main administraƟ on hub of the CorporaƟ on Yard. It is located along the east side of the campus and is immediately adjacent to the public parking lot along Prado Road. The Center is where visitors come to meet with Public Works staff whose offi ces are located at the CorporaƟ on Yard.The 9,176 SF building provides administraƟ ve of-ﬁ ce space for Streets Maintenance, Urban Forest, Parks Maintenance, UƟ liƟ es, and Public Works administraƟ ve staff who support CorporaƟ on Yard funcƟ ons. The building serves all personnel with restrooms, locker rooms, and a mulƟ -purpose room. The mulƟ -purpose room has a kitchen area and is used for training, crew meeƟ ngs, breaks, and public meeƟ ngs for Urban Forestry. The OperaƟ ons Center is a pre-engineered metal building built in 1986. In 2009, an interior renovaƟ on included changes to the front admin-istraƟ ve offi ces, reconﬁ guring the offi ce areas for the supervisors and crew work spaces to more effi ciently serve staff . More recent improvements were made to the entry vesƟ bule and entrance to the front offi ce to address security concerns.Future tenant improvements to the offi ce areas are anƟ cipated to begin in 2018 to address oper-aƟ onal effi ciencies for Parks, Urban Forestry and Streets. The ConstrucƟ on of the Prado Interchange in the next 5 years will greatly impact the CorporaƟ on Yard, speciﬁ cally any infrastructure located near the western and northern property lines. The Interchange project may necessitate the removal of this building.ExisƟ ng MulƟ -Purpose Room KitcheneƩ eMens Locker and Changing RoomPacket Pg. 277Item 10 PAGE 1464.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD administraƟ ve staff • Improvements to the restroom and locker faciliƟ es.LOBBY VESTIBULE AND RECEPTIONThe public works front of house administraƟ on at the CorporaƟ on Yard accommodates two full Ɵ me employees in the open work area. The space is oŌ en shared with staff from UƟ liƟ es and Urban Forestry. The recepƟ on area has three worksta-Ɵ ons, one of which is shared.There is signiﬁ cant concern regarding security with recepƟ on area. There are poor sight lines from the interior of the front offi ce to the exterior and the lobby vesƟ bule.In response to the poor sight lines and a string of security events, Public Works installed an access buƩ on to unlock the door from the vesƟ bule. This provides more security for personnel in the front offi ce to control access. A panic buƩ on was also installed at the front counter to call for help.Visitors are buzzed in from the lobby vesƟ bule into the recepƟ on area. It is sƟ ll diffi cult for staff to judge the intent and the emoƟ onal state of a visitor before they are buzzed into the offi ce.ADMINISTRATION OFFICESThe public works administraƟ ve supervisor posiƟ on was moved from the CorporaƟ on Yard to 919 Palm Street a few years ago. While the staff does not require daily on-site supervision, it would greatly improve the effi ciency of the department if all staff were located on the same campus at the CorporaƟ on Yard.There are two offi ces at the rear of the open work area, which are used by UƟ liƟ es personnel. These offi ces are oŌ en empty due to staff duƟ es in the ﬁ eld. A small conference room adjacent to the RecepƟ on Area and Front CounterMake shiŌ Work Space in Conference RoomPROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from Public Works and the CorporaƟ on Yard to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. The OperaƟ ons Center is the hub of all Admin-istraƟ ve funcƟ ons at the CorporaƟ on Yard. All phone calls, invoicing and public relaƟ ons go through the front offi ce. The Ten Over team idenƟ ﬁ ed many programmaƟ c space deﬁ ciencies related to layout of the exisƟ ng spaces and staff -ing needs.Although the building serves its purpose ad-equately, there are numerous programmaƟ c deﬁ ciencies, which if addressed, would greatly improve the effi ciency and daily work ﬂ ow of maintenance ﬁ eld personnel.These improvements include, but are not limited to:• Reconﬁ guraƟ on of the mulƟ -purpose room to provide a separate kitchen and break room. Refer to Figure 1.• Improvements to the front recepƟ on to provide greater security and visual access for Packet Pg. 278Item 10 4.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD PAGE 147Shared Offi ce SpaceMulƟ -Purpose Room Set up for Public Tree MeeƟ ngrecepƟ on area is being used as an offi ce. This is also a small conference room.There are space and access constraints with deliv-eries through the Lobby. Much of what is deliv-ered to the CorporaƟ on Yard are bulk materials or equipment/parts for maintenance. Deliveries mostly go to the Maintenance and Warehouse Buildings. This is diffi cult to monitor as there is no sight-line from the front offi ce to the vehicle access point into the yard.URBAN FOREST OFFICESThere is only one offi ce for the Urban Forester. There is a separate offi ce for a part-Ɵ me arborist. In the future a full Ɵ me administraƟ ve assistant is desired to help handle tree commiƩ ee work, ap-plicaƟ ons and coordinaƟ on with applicants. The Urban Forest ﬁ eld crew meeƟ ng and work spaces are located in the Maintenance Building. PARKS OFFICESParks has idenƟ ﬁ ed the need for more space to store equipment and supplies. They require counter space to charge their equipment. There is high demand for radio communicaƟ on, which requires dedicated storage and charging.There are three offi ces and one shared offi ce. The shared offi ce has ﬁ ve workstaƟ ons and accom-modates the library, equipment storage, and ﬂ at ﬁ les storage. The workstaƟ ons are used for daily updates on work orders and Ɵ me card entries for twenty personnel. To help alleviate congesƟ on, staff is required to stagger their duƟ es and shiŌ hours.STREET MAINTENANCE OFFICESStreet Maintenance has one supervisor, one crew coordinator, and nine ﬁ eld crew members. These are all full Ɵ me posiƟ ons. There are four tempo-rary crew posiƟ ons.Currently there is one offi ce along with two shared offi ces for this Division. The department would like one more shared offi ce. A crew meet-ing and work space is located in the Maintenance Building.UTILITIES OFFICESThere are ﬁ ve offi ces in total that are used by the UƟ liƟ es Department. These offi ces will become available once the UƟ liƟ es staff moves to the newly expanded WRRF.SUPPORT SPACESThe mulƟ -purpose room is used for numer-ous funcƟ ons. The space is used for daily crew meeƟ ngs in the mornings, a lunch room, and monthly safety trainings. There are monthly Tree CommiƩ ee meeƟ ngs that are held in the evenings with 15-50 people aƩ ending. There is only one small conference room in this building, so the mulƟ -purpose room is used for regular meeƟ ngs when available.The mulƟ -purpose room has a small kitchen area. The CorporaƟ on Yard staff expressed the need to add a commercial ice dispensing machine and ﬁ ltered commercial water ﬁ lling staƟ ons for daily crew use.There are separate men’s and women’s locker rooms, showers, and restrooms. While the plumb-ing ﬁ xtures and lockers are in fairly good condi-Ɵ on, the layout of the space is not effi cient. With the number of maintenance personnel at the facility, there is a high number of staff that start their work day in the locker room and mulƟ -pur-pose room.The IT rack is located in a small break room used by administraƟ ve staff . The IT rack and equipment should be located in a separate dedicated space.Packet Pg. 279Item 10 PAGE 1484.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD Exterior Rear DoorsBUILDING ENVELOPE CONDITION ASSESSMENTDuring the Ten Over Studio Assessment of the CorporaƟ on Yard, each building was assessed separately. The exterior building components and assemblies were examined to provide a thorough understanding of the exisƟ ng condiƟ ons and deﬁ ciencies.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no stairs, ramps, guardrails or handrails at this building.EXTERIOR WALL BASE/FOUNDATIONDuring the building envelope assessment, it was noted that the exterior wall base and foundaƟ on components throughout the building were in overall good condiƟ on and well maintained by the City Maintenance staff .EXTERIOR WALLS, SOFFITS, AWNINGS, AND SIGNAGEThe OperaƟ ons Center is in good condiƟ on. The City Maintenance staff performs preventaƟ ve checks to ensure all building components remain in good condiƟ on. The exterior was recently paint-ed. This process involves idenƟ fying and ﬁ xing issues with the exterior building envelope.EXTERIOR DOORSLike the building exterior, the doors, frames and associated hardware components are in good Exterior Window SystemcondiƟ on. Doors 5 & 6 (See OperaƟ ons Building Key Plan in Appendix) are non-operable sliding doors. These doors no longer serve their purpose and should be replaced with storefront windows or repaired to be used as intended..EXTERIOR WINDOWSRegular maintenance and preventaƟ ve checks have ensured that the windows and associated components remain in good condiƟ on. There are no leaks or complaints regarding the window sys-tems. During the Building Envelope Assessment, no damage or issues were idenƟ ﬁ ed.All glazing is single pane, which presents energy effi ciency issues. This should be addressed in the future, but is not urgent.Packet Pg. 280Item 10 4.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD PAGE 149There are security issues and incidents at night due to the lack of exterior lighƟ ng and security measures. The gates are closed in the evenings, however the City staff access the campus 24/7 and the gate has a long closing delay of up to a minute, providing ample opportunity for people to gain access the secured back area of the Corpo-raƟ on Yard.Because the back doors of the OperaƟ ons Center are behind the secure fence they remain unlocked during business hours. Non employees can enter the building undetected through the rear doors and gain access to the staff areas without the front offi ce knowing any unauthorized people are in the building.The OperaƟ ons Center recepƟ on counter has a panic buƩ on, which connects directly to the secu-rity monitoring company. This was installed aŌ er numerous issues with the transient populaƟ on occurred. There are no security cameras through-ROOFS AND OVERHANGSIn 2010/11 the metal roof was coated with RMI epoxy, sealing any exisƟ ng leaks and aiding to prevent future leaks. There are no noted leaks or issues since the applicaƟ on of the proprietary rooﬁ ng product.Prior to applicaƟ on, a large amount of moisture penetrated the electrical room, damaging the exisƟ ng gypsum wall board on the interior.SECURITYThere are numerous security issues across the enƟ re CorporaƟ on Yard campus due to high transient acƟ vity from the neighboring Prado Day Center. The gates are leŌ open throughout the day and there have been numerous incidents of individuals walking through the CorporaƟ on Yard, vandalizing City vehicles or stealing equipment. Roof CoaƟ ng with Proprietary Epoxy Productout this facility to help monitor acƟ vity around the building and site.Packet Pg. 281Item 10 PAGE 1504.12.1 CORPORATION YARD - OPERATIONS CENTER 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 282Item 10 4.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD PAGE 151Vehicle Maintenance BaysWellness Equipment at MezzanineMAINTENANCE BUILDINGINTRODUCTIONThe Maintenance Building was built in 1986 as part of the original CorporaƟ on Yard. The Mainte-nance Building was included in the 1988 FaciliƟ es Master Plan assessmentThis 24,948 SF building is a large pre-engineered metal building with a mezzanine over a porƟ on of the building.The building has exposed concrete ﬂ oors, open ceilings to the underside of the roof deck, in-sulated walls and roof, and numerous skylights throughout the facility for natural daylighƟ ng.This building provides shop space for the a num-ber of public works divisions. The maintenance building houses the Fleet Maintenance Shop, Building Maintenance Shop, Water Management Shop, Parks Maintenance Shop, Urban Forestry Shop, Street Maintenance Shop and the Signal Repair Shop.The Fleet Maintenance Shop and associated spac-es occupies approximately 50% of the building footprint with three drive through vehicle main-tenance bays. With City Fleet growth, this space is regularly at full capacity and vehicles are oŌ en worked on outside in uncovered condiƟ ons. Space constraints limits the amount of work that can be scheduled and performed. This has drasƟ cally increased the repair Ɵ me on Fleet vehicles and decreased effi ciency.All personnel has access to the mezzanine stor-age, which encompasses approximately 50% of the building footprint.The mezzanine space houses spare parts and equipment such as Ɵ res, signal bulbs, belts, etc., in an open environment along with a wellness area for employee use.Packet Pg. 283Item 10 PAGE 1524.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD AdministraƟ ve Assistant WorkstaƟ onMechanic WorkstaƟ on PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key Stakeholders from Public Works and the CorporaƟ on Yard to beƩ er understand and iden-Ɵ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment.FLEET MAINTENANCE SHOPThe current Fleet Maintenance Shop has three drive through bays. There is one welding bay that is well equipped for metal fabricaƟ on. It is a bit cramped and more space is required to accom-modate the safe work zones required around the industrial tools and machines.There is a smaller maintenance bay that is cur-rently used by the Signal crew. Fleet would like to have this bay back for their dedicated use. It is common to ﬁ nd all maintenance bays full and the mechanics working on vehicles parked immedi-ately outside of the building.Fleet expressed the need to add one more full-length maintenance bay for heavy duty vehicles. This added bay would help manage the current work ﬂ ow deﬁ ciencies. The addiƟ onal bay does not have to be completely enclosed, just covered Vehicle Maintenance BaysPacket Pg. 284Item 10 4.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD PAGE 153Signal Shop Offi ce Areafrom the sun and able to block the prevailing winds to minimize dust and debris from entering the work area.Although there are dedicated spaces to secure parts and tools storage. The current space is too small and is also an offi ce area for a part-Ɵ me administraƟ ve assistant. This storage space is not an ideal work environment.There is one offi ce for the Fleet Maintenance supervisor. The mechanics do not have access to an offi ce with workstaƟ ons to complete adminis-traƟ ve tasks such as ordering parts and preparing maintenance documentaƟ on. They currently use small stand-up tables to do their paperwork.There are four full Ɵ me mechanics and one part-Ɵ me mechanic. A new shared offi ce with worksta-Ɵ ons to accommodate all the mechanics, along with one new work space for the administraƟ ve assistant would greatly increase the operaƟ onal effi ciency of this division.Another long-term desire of Fleet Maintenance is to have the Fire Mechanics work on the ﬁ re apparatus and vehicles out of this facility instead of at the Fire Headquarters Campus.Fleet stores materials in the mezzanine. Large items laid out in an organized open area in the mezzanine. Refer to Figure 6.SIGNAL SHOPThe Signal crew occupies two spaces. They have the small maintenance bay immediately adjacent to Fleet. They use the bay for parts storage and vehicle parking at night. The Signal crew recently received a new vehicle, which requires covered parking.The bay provides a small area to test and repair cameras, street lighƟ ng, and signal equipment. There is a small interior room immediately adja-cent to the bay, which houses two workstaƟ ons. Signal materials are stored in the mezzanine and large items are laid outside on the site in the uncovered storage area.URBAN FORESTRY SHOPThe Urban Forestry has one supervisor with an of-ﬁ ce in the OperaƟ ons Center along with an offi ce for the part-Ɵ me arborist. A combined crew work and shop space accommodates three full-Ɵ me urban foresters and one part-Ɵ me forester. The current crew/shop space is too small and is an ineffi cient work space. A separate shop space is desired for tool mainte-nance along with a beƩ er organized shared work space. Public Works has indicated that growth is anƟ cipated.The shop meeƟ ng space is used each day to review crew assignments before leaving the Cor-poraƟ on Yard. Every two weeks there is a tailgate meeƟ ng and there are monthly safety trainings in the mulƟ -purpose room at the OperaƟ ons Center.The Urban Forest crew is responsible for man-aging the small on-site nursery near Prado Road and the large chip pile located at the rear of the CorporaƟ on Yard.CARPENTRY SHOP (BUILDING MAINTE-NANCE)The Carpentry Shop is used primarily by Building Maintenance and is open to everyone who has a need for the equipment and tools. The equipment appears to be well used and in good condiƟ on. The Shop serves as an offi ce for the Building Maintenance team.Dust producing equipment is properly venƟ lated with an exhaust/capture system. The size of the shop is adequate and there is no need or desire for renovaƟ on or expansion.Urban Forestry ShopPacket Pg. 285Item 10 PAGE 1544.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD Street Shop Crew AreaCarpentry ShopMETAL SHOP (BUILDING AND PARKS)The Metal Shop is shared by Parks and Building Maintenance. The space is under uƟ lized. It has a few pieces of metal fabricaƟ on equipment and a small separate area for irrigaƟ on equipment maintenance.Fleet maintenance has a separate metal fabri-caƟ on area within their shop space. This space should be reconﬁ gured for beƩ er uƟ lizaƟ on. STREET SHOPThe Street crew currently occupies two large shop spaces in the Maintenance Building long with several metal container buildings immediately adjacent to their shop space. One shop space is dedicated to the storage of signage and striping templates, paint, tools and equipment. The other shop has divided usage. 2/3 of the space is used for crew meeƟ ngs and offi ce space. It has a small kitcheneƩ e and lockers for personal storage. The remaining 1/3 is used for storage. It is our recommendaƟ on that the old metal con-tainers be eliminated. The materials can be con-solidated and stored in the Maintenance BuildingStreets stores materials in the mezzanine and has large items laid outside on the uncovered storage area as well.WATER SHOPWith the compleƟ on of the new Water Resource Recovery Facility, the UƟ liƟ es Department person-nel will relocate their Water Shop, administraƟ ve offi ces, and vehicles to the new facility. Water Shop Crew AreaPacket Pg. 286Item 10 4.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD PAGE 155Material Storage in MezzanineThere are several departments who have ex-pressed the need for the Water shop and crew spaces. These include Parks and the Rangers.MEZZANINE STORAGEThe Mezzanine is currently shared by all depart-ments and is primarily used to store large/bulky items such as Ɵ res, parts, equipment etc.It has been acknowledged that the mezzanine area is not used as effi ciently as it could be, and is overdue for evaluaƟ on and reorganizaƟ on.Recently, staff received second hand gym equip-ment and created an exercise area in the mezza-nine area. The mezzanine is not venƟ lated and is open to the Fleet Maintenance bays. This is not an ideal ﬁ tness area.Material Storage in MezzaninePacket Pg. 287Item 10 PAGE 1564.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROADBUILDING ENVELOPE CONDITION ASSESSMENTDuring the Ten Over Studio Assessment of the CorporaƟ on Yard, each building was assessed sep-arately. The building components and assemblies were examined to provide a thorough under-standing of each buildings needs and deﬁ ciencies. Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps, guardrails or handrails at this building.EXTERIOR WALL BASE/FOUNDATIONDuring the Building Envelope Assessment, it was noted that the exterior wall base and foundaƟ on components throughout the building were dirty, but in good general condiƟ on.EXTERIOR WALLS, SOFFITS, AWNINGS, AND SIGNAGEThere are numerous dings and scrapes along the building facade. This is caused by large parts and equipment being transported in and out of the building on a daily basis. There is heavy conges-Ɵ on of departmental vehicles surrounding the building at the beginning and at the end of each day. Personnel tend to park and load up their vehicles as close to the building as possible.Fleet maintenance bays are not large enough to ﬁ t all vehicles inside while they are being worked on. There are many vehicles awaiƟ ng mainte-nance parked around the building. Fleet Maintenance Bay Rear DoorsCongesƟ on is a key cause of wear and tear to the building, which was noted in the 1988 assess-ment. The assessment predicted that the building would not be large enough to service the needs of the City ﬂ eet as it conƟ nued to grow. In 2017, the maintenance building exterior was painted. This process involved an assessment of the exterior surfaces with City Maintenance staff patching and repairing any leaks or problem areas prior to painƟ ng.EXTERIOR DOORSDoors, frames and hardware are generally dirty due to the nature of the facility. It was noted that regular preventaƟ ve maintenance from the City team is why the doors are sƟ ll in good condiƟ on.The large roll-up doors have been slowly replaced over the years. Door 11, 15 & 16 (See CorporaƟ on yard, Maintenance Building Key plan in appendix) are sƟ ll original and require constant maintenance to stay in good working order. Due to the age and size of the roll up doors, there are ongoing issues with ﬁ nding replacement parts. Door 25 & 26 (See CorporaƟ on Yard, Maintenance Building Key Plan in Appendix) require mainte-nance to their closers as they sƟ ck and do not close without excess force applied to them. Both doors are not used frequently. They require aƩ en-Ɵ on and can become a potenƟ al security risk.EXTERIOR WINDOWSThere are no windows in this facility.Packet Pg. 288Item 10 4.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD PAGE 157SECURITYThere are numerous security issues across the enƟ re CorporaƟ on Yard campus. The neighboring day center contributes to the high transient acƟ vi-ty in the immediate area. The campus access gates are leŌ open throughout the day and there have been numerous incidents with individuals walking through the CorporaƟ on Yard, vandalizing city vehicles, stealing equip-ment, and breaking into City employee personal vehicles.The lack of exterior lighƟ ng and security cameras draw security issues at night as well. Although the security gates close aŌ er hours, staff access the campus 24/7 and the gate has a long closing delay of up to a minute. This delay provides a window of opportunity for anyone wanƟ ng to access the secured back area of the CorporaƟ on Yard.ROOFS AND OVERHANGSUnƟ l recently the metal roof caused issues with leaking throughout the rainy season and required constant maintenance. To combat this, the roof was coated with a pro-prietary epoxy coaƟ ng system, which sealed the metal roof around each skylight. Since this epoxy applicaƟ on, there have been no further issues. In a drasƟ c contrast to the roof surface, the skylights are deterioraƟ ng and cracks are forming in the ﬁ berglass. The cracks are patched using a ﬂ exible sealant. This is not a permanent ﬁ x and the condiƟ on of the skylight panels will conƟ nue to worsen. These skylights will require consistent aƩ enƟ on to avoid serious water intrusion. Maintenance Building RoofSkylight Packet Pg. 289Item 10 PAGE 1584.12.2 CORPORATION YARD - MAINTENANCE BUILDING 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 290Item 10 4.12.3 CORPORATION YARD - WAREHOUSE BUILDING 25 PRADO ROAD PAGE 159Warehouse BuildingWAREHOUSE BUILDINGINTRODUCTIONLocated on the northern side of the site, and labeled Warehouse Building was added in 2010 in direct response to the 1988 FaciliƟ es Master Plan assessment. The Warehouse Building is a pre-en-gineered metal building with protected interior and covered exterior storage.Serving as warehouse storage for the CorporaƟ on Yard, the building was added to reduce storage pressures on the exisƟ ng maintenance building. This facility provides exterior covered parking for department vehicles, equipment, and trailers.Currently the Warehouse has storage space allocated to Parks, Wastewater, Water, Street, and Urban Forestry. ProgrammaƟ cally the Warehouse operates as intended, however there are numerous issues, which require aƩ enƟ on. The exterior covered area is uƟ lized for large ve-hicle parking and equipment storage. Staff is not using the covered area for parking as originally intended. This is due to birds roosƟ ng under the canopy and their droppings damaging vehicles underneath. The Maintenance Crew has tried numerous strategies to deter birds. Installing bird neƫ ng is the most successful soluƟ on. There are theŌ and vandalism issues with equipment stored around the Warehouse. The Warehouse is located close to the access gate to the CorporaƟ on Yard. The entry gate is leŌ open during the dayƟ me when few personnel are present.The ConstrucƟ on of the Prado Interchange in the next 10 years will greatly impact the CorporaƟ on Yard and speciﬁ cally any infrastructure located near the western and northern property lines. The new interchange project may necessitate the relocaƟ on of this building along with the adjacent metal containers.Equipment Stored in Covered Parking of WarehousePacket Pg. 291Item 10 PAGE 1604.12.3 CORPORATION YARD - WAREHOUSE BUILDING 25 PRADO ROAD There are no stairs, guardrails or handrails at this building and at other locaƟ ons on the site.EXTERIOR WALL BASE/FOUNDATION/WALLSDuring the assessment it was noted that the base wall components throughout the building are in good condiƟ on.EXTERIOR WALLSThe exterior walls are dirty, but in good condiƟ on with the original factory ﬁ nish and paint. Through-out the facility, numerous dings and dents exist along the exterior walls. This is due to large dig-gers, bucket trucks, and other heavy equipment colliding with the metal walls. This issue, although common and frequent has not caused any struc-tural or major issues. The building integrity s not compromised.EXTERIOR DOORSThere are three doors associated with the Ware-house building. They are all dirty, but serve their purpose. Door 1, (See Warehouse Building Key Plan in Appendix) is the only pedestrian door. It does not have a closer. The large overhead roll-up doors are uƟ lized to move large bulky items in and out of the building on a daily basis. EXTERIOR WINDOWSThere are no windows in this facility. ROOFS AND OVERHANGSThe large roof overhangs are used for storing large equipment and City vehicles. There are many exterior issues with birds roosƟ ng on the underside of the overhangs, causing damage to the City vehicles and equipment below from their droppings. Because of this, CorporaƟ on Yard Warehouse Storage Organized by DepartmentOversized Equipment Parked at WarehousePROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio Team met with key stake-holders from Public Works and the CorporaƟ on Yard to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment. Overall, the Warehouse is in good working order and has plenty of growth capacity for the City. There is no renovaƟ on or addiƟ on desired.BUILDING ENVELOPE CONDITION ASSESSMENTThe Ten Over Studio team assessed the Ware-house with the City Maintenance team. It was noted that the components throughout the build-ing are in good condiƟ on.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSPacket Pg. 292Item 10 4.12.3 CORPORATION YARD - WAREHOUSE BUILDING 25 PRADO ROAD PAGE 161Exterior Roll-up and Pedestrian Doorstaff are hesitant to uƟ lize the space, leaving it underuƟ lized.The Warehouse roof is the original prefabricated metal rooﬁ ng. This system has held up with no issues. No current issues are noted by mainte-nance staff . Numerous skylights allow natural light into the Warehouse. These skylights are ﬁ berglass and aging. The maintenance team anƟ cipates poten-Ɵ al issues with leaking and deterioraƟ on in the future. There are presently hairline fractures in the ﬁ ber-glass, which may further crack and cause leaks. This is a similar issue at the Maintenance Building. SECURITYThere are numerous security issues across the enƟ re CorporaƟ on Yard campus. The neighboring day center contributes to the high transient acƟ vi-ty in the immediate area. The campus access gates are leŌ open throughout the day and there have been numerous incidents with individuals walking through the CorporaƟ on Yard, vandalizing city vehicles, stealing equip-ment, and breaking into City employee personal vehicles.The lack of exterior lighƟ ng and security cameras draw security issues at night as well. Although the security gates close aŌ er hours, staff access the campus 24/7 and the gate has a long closing delay of up to a minute. This delay provides a window of opportunity for anyone wanƟ ng to access the secured back area of the CorporaƟ on Yard.PlasƟ c Owl Used to Deter Birds from RoosƟ ngPacket Pg. 293Item 10 PAGE 1624.12.3 CORPORATION YARD - WAREHOUSE BUILDING 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 294Item 10 4.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD PAGE 163Fueling StaƟ on and Wash BaysWASH BAYS AND FUELING STATIONINTRODUCTIONThe Fueling StaƟ on and Wash Bays were assessed by the Ten Over Studio team as a part of a facility wide assessment evaluaƟ ng the effi ciency and condiƟ on of the CorporaƟ on Yard campus. The fueling staƟ on and wash bays are in very poor condiƟ on. The constant use, dirt, and wet condiƟ ons from vehicle washing take a daily toll on the building materials. A thorough assessment of the building envelope and programmaƟ c use was completed.The original underground fuel tanks were re-placed with two above ground tanks for ease of maintenance. One tank contains 8,000 gallons of gasoline and the other one is a split 4,000 gallon diesel and 4,000 gallon gasoline tank. The original underground tanks were never removed and remain in place. Any new work moving forward will require the removal of the original tanks and the remediaƟ on of the soil.The City currently has a project underway to replace all the exterior siding for the staƟ on in the 2018/2019 Ɵ me line.PROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stakehold-ers from Public Works and the CorporaƟ on Yard to beƩ er understand and idenƟ fy work and opera-Ɵ onal deﬁ ciencies. The team toured the facility as part of the assessment.Through the assessment process, it was idenƟ ﬁ ed that a enƟ rely new fueling staƟ on and wash bays is desired.NEW COVERED WASH BAYS AND SUPPORT SPACESNew wash bays shall have drive through capa-biliƟ es with one high pressure and one regular pressure wash bay. The length of both wash bays should be a minimum of 70 feet and 20 feet in width. One cleaning bay will include two vac-uuming and air-ﬁ lling staƟ ons. A new sand/oil separator will be a part of the new Wash Bays and Fueling StaƟ on.Fleet Maintenance has requested that an interior space be added to any new soluƟ on to provide a locaƟ on for a commercial grade water ﬁ lling staƟ on and a commercial grade ice machine for staff use.NEW COVERED FUELING STATIONFleet Maintenance idenƟ ﬁ ed that all fueling will be gasoline within the next 5 years. The City ﬂ eet is transiƟ oning to all gas and electric, phasing out diesel fuel. The new fueling staƟ on and wash bay will not require diesel fuel. We propose that the exisƟ ng above grade gas tanks be reused at the new facility and be retroﬁ Ʃ ed to be all gasoline storage and dispensing.Badly Deteriorated Wash Bay Wall BasePacket Pg. 295Item 10 PAGE 1644.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD Damage to Fueling Bay Exterior WallWash bays in useWater Damage of Metal SidingNEW EV AND HYBRID CHARGING STATIONSFleet has requested that a large number of new Hybrid and EV charging staƟ ons be added to the CorporaƟ on Yard to accommodate new City vehicles. There are currently only a few charging staƟ ons on campus.Packet Pg. 296Item 10 4.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD PAGE 165BUILDING ENVELOPE CONDITION ASSESSMENTThe Fueling StaƟ on was built in 1986 as a part of the original CorporaƟ on Yard facility. The Fueling StaƟ on and Wash Bays have aged far quicker than the other buildings on campus.This is due to constant moisture exposure, grit, and dirt from washing vehicles. The moisture damage has caused rust on the metal siding throughout the building. The exterior metal siding is deterioraƟ ng to the point of no return. There is also damaged to the building from colli-sions with large vehicles.Due to the overall bad condiƟ on of the building, the City Maintenance team has made an exec-uƟ ve decision to not allocate resources toward upkeep. It is a citywide view that the building requires complete replacement.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no stairs, ramps, guardrails or handrails at this building and locaƟ on on the site.EXTERIOR WALL BASE/FOUNDATIONThe wall base is constantly exposed to water, dirt, grease and fuel. These have all cause deteriora-Ɵ on of the exterior metal siding. There is evident damage across all exterior wall bases. The metal siding has rusted throughout and almost holds no structural integrity.Wash Bay Wall Covered In Grit, Grease and Dirt. EXTERIOR WALLS, SOFFITS, AWNINGS, AND SIGNAGEThe exterior wall surfaces are constantly exposed to water, dirt, grease and fuel. These are all detrimental to the overall condiƟ on of the metal siding. There is evident water damage across all wall surfaces within each wash bay. The metal siding has rusted out. The exterior soffi ts are oŌ en hit by large vehicles entering and exiƟ ng the wash bays, causing severe damage. Large vehicles such as bucket trucks and diggers do not clear the drive-thru if the equipment is not properly stowed.EXTERIOR DOORSThere are two doors, which are constantly ex-posed to water and corrosive chemicals. At the Ɵ me of the assessment one door was recently replaced and is already deteriorated to the point where it should be replaced again.EXTERIOR WINDOWSThere are no windows associated with the build-ing.ROOFS AND OVERHANGSThe City has not expended maintenance budget on maintaining the roof and canopies. It is the wish of the Public Works Department to replace the enƟ re fueling staƟ on and wash bays. Bird roosƟ ng is also an issue at this staƟ on. The cost to refurbish and maintain to the exisƟ ng fueling staƟ on far outweighs the cost of replacement.SECURITYThe security issues related to the fueling staƟ on are consistent with the facility wide concerns related to public access.Packet Pg. 297Item 10 PAGE 1664.12.4 CORPORATION YARD - WASH BAYS AND FUELING STATION 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 298Item 10 4.12.5 CORPORATION YARD - WASTE WATER BUILDING 25 PRADO ROAD PAGE 167Waste Water CollecƟ ons Building WASTEWATER BUILDINGINTRODUCTIONThe Wastewater CollecƟ ons Building was assessed by the Ten Over Studio team as a part of a facility wide assessment evaluaƟ ng the effi ciency and condiƟ ons of the CorporaƟ on Yard. The exisƟ ng building is in fair condiƟ on. A thorough assess-ment of the building envelope and programmaƟ c use was completed.The Wastewater CollecƟ ons Building was added between the original construcƟ on in 1986 and someƟ me before 2001. The building is located along the western property line of the Corpora-Ɵ on Yard. The building was originally intended to store department vehicles. The UƟ liƟ es Department retroﬁ Ʃ ed the interior spaces to add a shop space, offi ce, crew meeƟ ng area, restroom and kitchen area. The building is in good condiƟ on and is well cared for by the UƟ liƟ es Wastewater personnel and the City Maintenance team. The compleƟ on of the new Waste Water Recovery Facility (WWRF), this building will become vacant. The UƟ liƟ es Wastewater staff will relocate to the new facility. Numerous Public Works depart-ments have expressed interest in moving into this building.The ConstrucƟ on of the Prado Interchange in the next 10 years will greatly impact the CorporaƟ on Yard and speciﬁ cally any buildings and infrastruc-ture located near the western and northern property lines.The Interchange project will necessitate the removal of this building along with the adjacent metal containers.Adjacent Metal Storage ContainersKitchen in ExisƟ ng Shop SpacePacket Pg. 299Item 10 PAGE 1684.12.5 CORPORATION YARD - WASTE WATER BUILDING 25 PRADO ROAD Shop Space And Part StorageInterior Offi ce SpacePROGRAMMATIC AND OPERATIONAL ASSESSMENTThe Ten Over Studio team met with key stake-holders from Public Works and the CorporaƟ on Yard to beƩ er understand and idenƟ fy work space and operaƟ onal deﬁ ciencies. The team toured the facility as part of the assessment.NEW PUBLIC WORKS OCCUPANTWhen the new Maintenance Building for the Water Facility (WWRF) expansion project is com-pleted, this enƟ re building will become available for use by another Public Works funcƟ on and services.The Parks and Urban Forestry departments have both expressed interest in moving into this new space.The Ranger program is looking for a new shop and crew space. They currently work out of a metal container on the CorporaƟ on Yard campus and go to the Park and RecreaƟ on AdministraƟ on Build-ing to shower and use the offi ce space to com-plete daily paperwork and administraƟ ve tasks. Very liƩ le work would be required to retroﬁ t the exisƟ ng shop space to accommodate a new group.Interior Offi ce SpacePacket Pg. 300Item 10 4.12.5 CORPORATION YARD - WASTE WATER BUILDING 25 PRADO ROAD PAGE 169Exterior Window A/C UnitEXTERIOR WINDOWSThere are no noted issues with the window, frame, and associated components. A window type air-condiƟ oner was added to the window, providing cooling to the offi ce space on the inte-rior.ROOFS AND OVERHANGS10 years ago, the exisƟ ng metal roof was coated with the same proprietary epoxy system as the OperaƟ ons Center, Warehouse Building and Main-tenance Building. The product has performed excepƟ onally well and has sealed any problem areas with regard to water leakage. The product has also prevented metal deterioraƟ on and rust. There have been no issues noted with the roof surface or associated overhangs.SECURITYThere are numerous security issues across the enƟ re CorporaƟ on Yard campus. The neighboring day center contributes to the high transient acƟ vi-ty in the immediate area. The campus access gates are leŌ open throughout the day and there have been numerous incidents with individuals walking through the CorporaƟ on Yard, vandalizing city vehicles, stealing equip-ment, and breaking into City employee personal vehicles.The lack of exterior lighƟ ng and security cameras draw security issues at night as well. Although the security gates close aŌ er hours, staff access the campus 24/7 and the gate has a long closing delay of up to a minute. This delay provides a window of opportunity for anyone wanƟ ng to access the secured back area of the CorporaƟ on Yard.BUILDING ENVELOPE CONDITION ASSESSMENTThe Wastewater CollecƟ on Building was assessed as a part of the building envelope assessment. Af-ter a thorough examinaƟ on of all exterior building components it was clear that the exisƟ ng building has been well maintained and is in good overall condiƟ on.Please refer to the accessibility assessment report within Appendix for speciﬁ c recommendaƟ ons concerning accessibility and ADA compliances associated with this facility.EXTERIOR STAIRS, RAMPS, GUARDRAILS & HANDRAILSThere are no exterior stairs, ramps, guardrails and handrails at this building.EXTERIOR WALLS, SOFFITS, AWNINGS AND SIGNAGEAll exterior walls have been assessed, patched and painted in 2018. All exterior walls are in good condiƟ on and no issues were noted by the Build-ing Maintenance team, nor were there any visible issues observed during the assessment.EXTERIOR DOORS The building consists of three roll up doors and two pedestrian doors. There are no noted issues with any of the doors, frames, hardware, or associated components. Door 1 (See Waste Water Building Key Plan in Appendix) is used most frequently. Packet Pg. 301Item 10 PAGE 1704.12.5 CORPORATION YARD - WASTE WATER BUILDING 25 PRADO ROAD THIS PAGE WAS INTENTIONALLY LEFT BLANKPacket Pg. 302Item 10 172Packet Pg. 303Item 10 1/8/2019 Item 10 ‐ Staff Presentation 1 CITY OF SAN LUIS OBISPO FACILITIES MASTER PLAN Study Session – January 8 th, 2019 1 Study Session 2 Receive a presentation and accept the new Facilities Master Plan for the City of San Luis Obispo 1 2 1/8/2019 Item 10 ‐ Staff Presentation 2 Facilities Master Plan 3 The Facility Master Plan is an administrative tool to assist City staff and decision makers with making informed decisions regarding the allocation of funds during the CIP process. Facilities Master Plan (1988) Prepared for the City of San Luis Obispo by West + Doubledee Architects 4 3 4 1/8/2019 Item 10 ‐ Staff Presentation 3 Facilities Master Plan (2018) Prepared for the City of San Luis Obispo by Ten Over Studio 5 Facilities Included In FMP 6 CITY HALL COMMUNITY DEVELOPMENT/PUBLIC WORKS DEPARTMENTS FIRE HEADQUARTERS CAMPUS FIRE STATIONS 2, 3 & 4 PARKS & RECREATION ADMINISTRATION LUDWICK COMMUNITY CENTER SENIOR CENTER SLO SWIM CENTER UTILITIES ADMINISTRATION CORPORATION YARD CAMPUS 5 6 1/8/2019 Item 10 ‐ Staff Presentation 4 Facilities Not Included In FMP 7 CITY/COUNTY LIBRARY JACK HOUSE LAGUNA LAKE GOLF COURSE PRO SHOP MEADOW PARK COMMUNITY BUILDING MISSION PLAZA SINSHEIMER BASEBALL STADIUM POLICE HEADQUARTERS STATION WATER RESOURCE RECOVERY FACILITY (WRRF) WHALE ROCK RESERVOIR OFFICE WATER TREATMENT PLANT (WTP) 8 7 8 1/8/2019 Item 10 ‐ Staff Presentation 5 9 10 9 10 1/8/2019 Item 10 ‐ Staff Presentation 6 FMP FINDINGS 1. 221,000 Square Feet of City facilities. 2. Highest priority projects recommended for construction in the next 10 years. 3. Medium priority projects recommended for construction in 2030-39. 4. Lowest priority projects recommended for construction in 2040 and beyond. 5. Most of the High and Medium priority projects are included in the current draft “Funding the Future of SLO” proposal. 11 FMP FINDINGS 6. Staff increases are long-term assumptions. 7. Parks & Recreation projects will be discussed more in- depth in the upcoming P&R Master Plan. 8. Some facilities requiring maintenance will be evaluated in future CIP budgets. 9. Most of the costs identified in the FMP are beyond existing City resources and will be included in proposals for additional funding, such as “Funding the Future of SLO”. 12 11 12 1/8/2019 Item 10 ‐ Staff Presentation 7 High Priority Projects 2019 - 2029 13 Department Facility Project Type Police •Police Headquarters Replacement* New Facility Fire •Fire Maintenance Building •Emergency Operations Center •Fire Station No. 2 New Facilities Parks & Recreation •Emerson Park Restroom* •Mission Plaza Restroom* •Sinsheimer Baseball Stadium Concessions & Restrooms New Facility New Facility Renovation Public Works •Corporation Yard Campus New Facilities Utilities •Water Resource Recovery Facility* New Facilities * Not included in FMP Fire Headquarters Campus (1996) 14 •Fire Maintenance Building does not meet operational needs •No permanent Emergency Operations Center (EOC) High Priority Project 13 14 1/8/2019 Item 10 ‐ Staff Presentation 8 Fire Station 2 (1953) 15 •Existing station does not meet current operational/seismic standards •Apparatus bays are undersized for today’s vehicles •New 3‐Story Facility High Priority Project Sinsheimer Baseball Stadium (1975) 16 •Stadium Master Plan prepared in 2013 •Current facilities are in poor condition High Priority Project 15 16 1/8/2019 Item 10 ‐ Staff Presentation 9 Corporation Yard Campus (1981) 17 •Encroachment by WRRF Expansion •Encroachment by Prado Road Interchange High Priority Project Medium Priority Projects 2029 - 2039 18 Department Facility Project Type Administration •City Hall Renovation Fire •Fire Station 1 & Training Room •Fire Station No. 3 •Fire Station No. 4 •Fire Station No. 5* Expansion New Facility New Facility New Facility Parks & Recreation •Ludwick Community Center •P&R Administration •Senior Center •SLO Swim Center •Laguna Lake Golf Course Pro Shop* New Facility Expansion Expansion New Facility Renovation Public Works •Corp Yard Warehouse Relocation** Renovation * Not included in FMP ** Dependent on Prado Road Interchange 17 18 1/8/2019 Item 10 ‐ Staff Presentation 10 City Hall (1952) 19 •Existing facility will not serve projected operational needs •Relocation of Finance Department to another facility •Installation of Elevator for greater accessibility Medium Priority Project Fire Station 1 (1996) 20 •Limited space for training and staff •Expanded Training Room •Reconfigured Reception & Offices Medium Priority Project 19 20 1/8/2019 Item 10 ‐ Staff Presentation 11 Fire Station 3 (1957) 21 •Existing station does not meet current operational/seismic standards •Apparatus bays are undersized for today’s vehicles •New 2‐Story Facility Medium Priority Project Fire Station 4 (1978) 22 Medium Priority Project •Existing station does not meet current operational/seismic standards •Apparatus bays are undersized for today’s vehicles •New single‐story Facility 21 22 1/8/2019 Item 10 ‐ Staff Presentation 12 Ludwick Community Center (1939) 23 •Existing Center does not meet current operational/program needs •Potential for 3‐Story Building with underground parking •Parks & Recreation Master Plan Medium Priority Project Parks & Recreation Administration (1995) 24 •Limited space for operations and staff •Expansion of office space •Parks & Recreation Master Plan Medium Priority Project 23 24 1/8/2019 Item 10 ‐ Staff Presentation 13 Senior Center (1978) 25 •Security concerns •Expansion of Reception Area •Improved security measures •Parks & Recreation Master Plan Medium Priority Project SLO Swim Center (1978) 26 •Locker rooms, restrooms in poor condition •New Bath House & covered bleachers •Parks & Recreation Master Plan Medium Priority Project 25 26 1/8/2019 Item 10 ‐ Staff Presentation 14 Low Priority Projects 2040 - Beyond 27 Department Facility Project Type Administration •City Hall Annex •CDD & PW Administration New Facility Renovation Fire •Warehouse •Fire Training Tower Maintenance Maintenance Parks & Recreation •Ranger Station New Facility Utilities •Wastewater Collections Building** New Facility ** Dependent on Prado Road Interchange Policy Questions for Council Consideration 28 1. Should Staff continue to include Public Facility projects within the current draft list of projects in “Funding the Future of SLO”? 2. If so, are there additional considerations on ways to demonstrate the need for and value of Public Facility projects? 3. Does Council agree – in concept – with the high Priority projects? 27 28 1/8/2019 Item 10 ‐ Staff Presentation 15 Next Steps 29 •Funding the Future of SLO (February 5, 2019) •Project Approval Environmental Document (PAED) for Prado Road Interchange (Fall 2019) •Parks & Recreation Master Plan (December 2019) 30 Questions? 29 30 1/8/2019 Item 10 ‐ Staff Presentation 16 31 Corporation Yard Campus 32 •Elevated off‐ramp will require building removal 31 32 1/8/2019 Item 10 ‐ Staff Presentation 17 Corporation Yard Campus 33 •Easternmost intersection removes more area and more buildings Police Headquarters (1969) 34 •Not included in the FMP •Currently preparing Police headquarters Master Plan High Priority Project 33 34 1/8/2019 Item 10 ‐ Staff Presentation 18 Emerson Park Restroom (1970) 35 •No restroom facility for multiple recreational activities at the Park High Priority Project Mission Plaza Restroom (1971) 36 •Not included in the FMP •Currently preparing Mission Plaza Conceptual Plan High Priority Project 35 36 1/8/2019 Item 10 ‐ Staff Presentation 19 Water Resource Recovery Facility (1920) 37 •Not included in the FMP •Expansion will reduce the Corporation Yard High Priority Project Fire Station 5 38 •Development near Airport necessitates a new fire station for emergency response 37 38 1/8/2019 Item 10 ‐ Staff Presentation 20 Laguna Lake Golf Course Pro Shop (1965) 39 •LLGC Pro Shop Master Plan prepared in 2016 •New Facility combined with existing building re‐use Medium Priority Project Existing Warehouse Relocation 40 •Metal building constructed in 2002 •Relocation required due to Prado Road Interchange 39 40 1/8/2019 Item 10 ‐ Staff Presentation 21 City Hall Annex 41 •Locations could be Little Theater or City Hall Parking Lot Community Development Public Works Departments 42 •Renovation for Staff expansion •Relocation of one Department 41 42 1/8/2019 Item 10 ‐ Staff Presentation 22 City/County Library 43 •New HVAC equipment to be installed this Spring for the City Community Room & City Conference Room Emergency Communications Center 44 •New HVAC system to be installed this Spring •Continue with regular maintenance 43 44 1/8/2019 Item 10 ‐ Staff Presentation 23 Warehouse 45 •Currently adequate with capacity for future growth •Continue with regular maintenance Fire Training Tower 46 •Currently adequate with capacity for future growth •Continue with regular maintenance 45 46 1/8/2019 Item 10 ‐ Staff Presentation 24 Ranger Station 47 •WRRF Expansion will provide space at Corporation Yard •Due to Prado Road Interchange, Corporation Yard will be reduced in size or need relocation Wastewater Collections Building 48 •Impacted by Prado Road Interchange •Relocation required 47 48 1/8/2019 Item 10 ‐ Staff Presentation 25 Utilities Administration 49 •Recently remodeled for more efficient workspaces •New HVAC equipment to be installed this Spring 49