Texas Military Department STAR Campaign FY16 … · Grand Prairie Readiness Center Major Maintenance Building Assessment Report ... FNI Project Number ADG15374C ... and final design

Texas Military Department – STAR Campaign FY16 Grand Prairie Readiness Center Major

Maintenance Building Assessment Report

For

Texas Military Department

October 2, 2015

Freese and Nichols, Inc. 4055 International Plaza Fort Worth, Texas 76109

FNI Project Number ADG15374C Project Number 48150110, TX15-ENG (AE)-29

TEXAS REGISTERED ENGINEERING FIRM F-2144

TABLE OF CONTENTS

1.0 PROJECT OVERVIEW .............................................................................................................. 4

1.1 PROJECT DESCRIPTION .............................................................................................. 4

1.2 PROJECT TEAM .......................................................................................................... 5

1.3 PURPOSE OF THIS REPORT ........................................................................................ 6

2.0 EXISTING CONDITION ASSESSMENT ...................................................................................... 8

2.1 Architectural Systems .............................................................................................. 10

2.2 Structural Systems ................................................................................................... 10

2.3 Mechanical Systems ................................................................................................ 12

2.4 Power Systems ........................................................................................................ 12

2.5 Lighting Systems ...................................................................................................... 13

2.6 Fire Alarm System ................................................................................................... 14

2.7 Telecommunications (IT) ......................................................................................... 14

2.8 Plumbing Systems ................................................................................................... 15

2.9 Fire Protection Systems ........................................................................................... 16

2.10 Landscape Irrigation Systems .................................................................................. 17

3.0 ACCESSIBILITY IMPROVEMENTS .......................................................................................... 17

4.0 OCCUPANT SAFETY/SITE SECURITY IMPROVEMENTS ......................................................... 17

5.0 FUNCTIONAL IMPROVEMENTS ........................................................................................... 17

6.0 SYSTEM IMPROVEMENTS .................................................................................................... 18

6.1 Mechanical Systems ................................................................................................ 19

6.2 Power Systems ........................................................................................................ 20

6.3 Interior Lighting Systems ......................................................................................... 22

6.4 Exterior Lighting Systems ........................................................................................ 22

6.5 Telecommunications (IT) Systems ........................................................................... 21

6.6 Fire Alarm System/Mass Notification System ......................................................... 22

6.7 Structural Systems ................................................................................................... 22

6.8 Plumbing Systems ................................................................................................... 23

6.9 Landscape Irrigation Systems .................................................................................. 24

Prepared by Freese and Nichols, Inc. 3

7.0 OPINION OF PROBABLE CONSTRUCTION COST .................................................................. 24

LIST OF APPENDICES

APPENDIX A .................................................................................................. STATEMENT OF WORK

APPENDIX B ............................................................ OPINION OF PROBABLE CONSTRUCTION COST

APPENDIX C ............................................................................................................... CODE REVIEW

APPENDIX D ....................................... SPACE CONCEPT SKETCH AND OCCUPANCY CALCULATIONS


1.0 PROJECT OVERVIEW

1.1 PROJECT DESCRIPTION

Freese and Nichols, Inc. (FNI) was contracted by the Texas Military Department in September of 2015 to

provide condition evaluation, concept design, and final design to renovate and modernize the Grand

Prairie Readiness Center in Grand Prairie, TX. This report covers the condition evaluation of the building

and is the first step in selecting the scope of design that will meet the Owner’s requirements within the

proposed renovation budget.

The Grand Prairie Readiness Center is a single story building located northwest of Mountain Creek Lake in

Grand Prairie, Texas and is owned and maintained by the Texas Military Department. The building was

constructed in 1978 and is occupied in whole by the following units of the Texas National Guard:

2/149 Aviation Battalion General Support

Co C 949th CS Battalion Brigade Support

Co E 2/149 Aviation Battalion General Support

Co A 2/149 Aviation Battalion General Support

Detachment 2 Co B 449th CS Battalion Aviation Support

Co D 2/149 Aviation Battalion General Support

Detachment 1 HHC 2/285 Aviation Battalion Assault Battalion

Co D Detachment 12/285 Aviation Battalion Assault Battalion

HHC 2/149 Aviation Battalion General Support

Co B 2/149 Aviation Battalion General Support

Detachment 9 ELE USAR CENTCO

The building has a gross area of approximately 55,286 square feet and consists of offices, conference

rooms, classrooms/training areas, storage areas, restrooms, a drill hall and a kitchen.

The Texas Military Department initiated the STAR Campaign renovation project to resolve code issues,

Anti-Terrorism Force Protection (ATFP)/Life Safety inadequacies, functional space deficiencies and end of

life building systems.


1.2 PROJECT TEAM

The project team shall include the following members:

The Texas Military Department Team

Program Manager and Main Point of Contact: Mr. David Perry, Design Branch Chief (512) 782 6023 [email protected]

Project Manager: Design Phase Mr. Shakeel Ahmad (512) 782-5276 [email protected]

Energy Manager: Mr. Rick Selin – Construction Project Manager (512) 782-6035 [email protected]

Project Manager: Construction Phase Mrs. Dedra Dah, PMPl (512) 782-6148 [email protected]

Facilities Maintenance: Mr. Nate Prasky (512) 206-6578 [email protected]

Construction Phase Inspections: Mr. Russel McDonald (512) 782-5649 [email protected]

FNI Design Team

Program Manager and Main Point of Contact: Mr. Vimal Nair, P.E. (817) 735-7539 [email protected]

Project Manager: Final Design Mr. Robert Kinkel (817) 735-7413 [email protected]

Project Manager: Construction Phase Services Mr. Tanner Griffin, CMIT (512) 617-3154 [email protected]

Mechanical Design Mr. Vimal Nair, P.E. (817) 735-7539 [email protected]

Plumbing Design Mr. Scott Vaughan (817) 735-7346 [email protected]

Electrical/Fire Alarm Design Mr. Wade Zemlock, P.E. (817) 735-7253 [email protected]

Architectural Design Mr. Parris Jones, AIA (817) 735-7428 [email protected]

Structural Design Mrs. Misty Thomison, P.E. (817)735-7240 [email protected]

mailto:[email protected]



Civil Design Mr. Brett Bristow, P.E. (214) 217-2225 [email protected]

Landscape Design Mr. Matt Milano, RLA (817) 735-7471 [email protected]

FNI Sub-Consultants

Topography/SUE Gorrondona & Associates, Inc.

Data/Telecom Moye Consulting

Geotech/ Construction Materials Testing HVJ Associates

HAZMAT Testing/Abatements IHST, Inc.

TAS Review Services K+K Associates, LLP

Construction Cost Estimation CCM Construction Services, LLC

1.3 PURPOSE OF THIS REPORT

The main purpose of this report is to provide a concise package of information depicting the analysis of

existing conditions at the Grand Prairie Readiness Center and to layout the various renovation options

(along with their associated costs) available to the Texas Military Department so that they may prioritize

renovation tasks for the facility. The goal of this report is to finalize the project scope that will fit within

the Owner’s construction budget, and to allow the design team to solidify the conceptual design. The

report functions as tool to document and communicate the design team’s approach in the development

of the schematic design documents. A few items are identified as options and will be included as

discussion items and a cost provided. Final determination of inclusion into the project will be based on

funding available and priority.

The report is developed to accomplish the following:

Provide clear direction and define scope of work pertaining to the renovation of the Grand

Prairie Readiness Center.

Documentation and analysis of the condition of the existing facility.

Provide multiple options for facility improvements that will improve the building in the following

categories:

o Building accessibility (as dictated by code)

o Occupant safety (as dictated by ATFP)

o Space functionality

o Occupant comfort

o POV parking

o Building support systems; (MEP)



Reduce maintenance issues;

Meet LEED Silver certification standards and

Improve the overall energy efficiency of the building

Provide an opinion of probable construction cost for each major component of the upgrade,

which will allow the Texas Military Department to make an informed decision when identifying

and prioritizing design options for their preferred renovation scope for the building.

The scope of the HVAC evaluation and concept design report is based primarily on the statement of work

dated May 21, 2015 for investigative (Type A) services. A copy of the scope of work is included in Appendix

A of this report.

1.4 Applicable Codes and Regulations

In addition to the International Building Codes Series, the following codes and regulations govern the

design of this project.


2.0 EXISTING CONDITION ASSESSMENT

Grand Prairie Readiness Center consists of offices, conference rooms, classrooms/training areas, storage

areas, restrooms, a drill hall and a kitchen. The site is directly west of the Helipads and is bordered on the

north and south sides by channels to Mountain Creek Lake. An asphalt POV parking lot is located to the

north of the building and a fenced concrete MOV parking (referred to as the MOV “Bullpen”) is located to

the south of the building. The site drainage overland flows away from the building to the north, west and

south and ultimately flows to the perimeter road ditch heading south and through a culvert. The culvert

currently does not properly drain and has filled in over the years, resulting in ponding water in different

areas around the site.


2.1 Site Conditions

Figure 2.1.1: Grand Prairie Readiness Center, 1013 Lakecrest St.

Figure 2.1.1 is an aerial view of the Readiness Center looking southward. Lakecrest Street is identified as

Lakecrest Drive in this photo, however maps of the area identify it as Lakecrest Street. The perimeter

road is shown to the right, or west, adjacent to the Mountain Creek Lake channel. Rooftop Air Handling

units are visible in this figure as the small square and rectangular objects. The rise in the building with the

white roof is the Troop Assembly Hall.

The parking lot in front of the building is asphalt with striping. The existing asphalt lot is heavily worn and

the parking lot striping is faded and does not meet current ADA regulations. Northwest of the building,

across Lakecrest Street, is another asphalt parking lot in need of repair or replacement.


Figure 2.2.2: Grand Prairie Readiness Center Site

Figure 2.1.2 is another aerial view which shows the perimeter road adjacent to the Mountain Creek Lake

channel and the existing parking north of the building across Lakecrest Street. Two other options for POV

parking exist in these two areas to the Northeast of the Readiness Center.

2.2 Architectural Systems

Exterior: The exterior finish is a brick veneer with an air gap and a cmu backup. The weep holes in the

brick veneer are open with no vents. Most of the control joints in the exterior walls show signs of failure.

With the exception of the main entry doors (aluminum storefront) all of the other exterior units are steel.

These doors are significantly worn and the seals are either deteriorated or nonexistent. Aluminum single

pane operable windows occur in most of the walls, with cast stone sills (both interior and exterior) and

steel lintels angles. The seals around the windows are failing in a majority of the units. Several of the sills

have small hair-line cracks, which are likely a result of freeze/thaw cycles over the years. Downspouts

are present on the facility and several have been damaged from impacts.

Interior: A majority of the interior partitions are painted CMU, with all others being gypsum board over

metal stud (generally in the office and exam areas). Flooring systems vary; the majority of the

offices/classrooms are vinyl tile (with the occasional carpeted area) the storage units and drill hall areas

have sealed concrete and ceramic tile in the restrooms. Several of the partitions were constructed with


a fire ratings to achieve areas separations required by code. The floor to wall tile is either rubber or

ceramic tile, depending on location. Ceilings are typically 2’x4’ acoustical tile with drywall systems used in

restrooms and most of the storage areas. Several areas such as the Drill hall have exposed ceilings that

are painted. The ceiling tiles show some signs of age and wear with several being stained due to leaks.

With the exception of unit storage areas and the Drill Hall, all the interior doors are solid core wood. The

hardware on these doors do not meet accessibility requirements and many of them have vision panels

utilizing wire glass of a size that is not code compliant. Window coverings are metal mini blinds that are

in need of replacement, as some blinds have chipped paint and/or bent blades. ADA signage is missing at

all rooms. The condition of structural slab and load bearing walls can be found in Section 2.3 – Structural

Systems.

None of the restrooms as currently constructed are accessible. The current number of toilets and showers

are insufficient for the current occupant load. The IT equipment is housed in a room that contains a roof

ladder and hatch. The decommissioned rifle range was tested for lead and flooring, wall and ceiling

systems were tested for asbestos. Results for these tests were pending as of this report.

2.3 Structural Systems

Per the 1975 structural drawings and visual observations, the following is a brief description of the of the

structural framing and foundation systems for the Grand Prairie Readiness Center. The roof deck consists

of light weight concrete fill on a metal deck. The high roof framing over the drill hall consists of long span

steel trusses supported on load-bearing masonry walls. Low roof framing over the front and sides of

building around outside of drill hall consists of steel open web joists supported on load-bearing masonry

walls. The vault roof is a reinforced concrete slab supported by reinforced concrete walls. The foundation

consists a reinforced concrete grade supported slab on a 6” granular sub-base. The load bearing masonry

walls are supported by reinforced concrete grade beams supported on continuous spread footings. Per

the structural drawings, the footings are founded at 3’-6” below finish floor elevation. Grade beams and

spread footings are designed to support the loads from the load-bearing masonry walls. At the non-load-

bearing masonry walls, the slab is thickened to support the load from the non-load-bearing masonry walls.

In general, the structural framing and foundation of the building are in good condition and no structural

deficiencies were observed. The condition assessment of the structural framing and foundation was

performed with a visual inspection only.


2.4 Mechanical Systems

After site investigation, it was determined that the existing spaces are served mechanically as follows:

Offices/Classrooms and Conference areas: Air conditioned/heated for occupant comfort

Restrooms/Kitchen/Drill Hall/Storage: Ventilated and heated for freeze protection.

Vault: Neither heating nor cooling. Stand-alone dehumidifier.

The air conditioning for the building is provided by roof mounted packaged DX units with gas fired furnaces

and mini-split heat pumps. The packaged DX units serve different zones in the building using a ceiling

supply and above ceiling plenum return strategy. The condensate drains from the existing DX units are

routed above ceiling to nearest sanitary sewer pipe and are terminated into said piping. The existing

packaged DX systems, their associated ductwork and all the terminal air devices are old and nearing end

of their useful life. Additionally, the duct design of the existing packaged DX units lends itself to poor

zoning, which in turn has led to occupant discomfort. The mini-split units are in fair working condition.

The mini-split heat pumps serve stand-alone offices in storage areas, and utilize a ductless, wall mounted

air handler. The condensate drain from the indoor ductless unit is drained via gravity to the exterior of

the building.

Ventilation in the building is provided by roof mounted centrifugal exhaust fans with gravity backdraft

dampers. These fans are very old and have reached the end of their useful life.

Heating in the storage areas is provided by suspended gas fired propeller unit heaters that are controlled

by dedicated thermostats. The drill hall is currently heated via eight suspended high intensity radiant

heaters that are controlled by wall mounted thermostats. The restrooms and corridors are provided

baseboard electric heaters with integral thermostats. All heaters are aged and are close to the end of their

useful life.

The kitchen is provided with one type 1 grease hood and two type 2 kitchen hoods all of which are served

by roof mounted ventilators. No other source of ventilation is provided in the kitchen. The scullery is

provided with a wall mounted propeller exhaust fan. These rooftop ventilators and the wall mounted

propeller fan are old and are reaching the end of their useful life.

The vaults in the building are served by stand-alone dehumidifiers, most of which appear to be old, but in

fair condition.


2.5 Power Systems

The building electrical system is configured as a 208Y/120V, 3-phase, 4-wire 60HZ service. A pad-mounted

500kVA transformer located on the west of the building supplies power to the building. The entire campus

is metered from a single meter located on a pole as the overhead electrical service enters the campus

along Lakecrest Street. The overhead continues into the campus and serves the pad-mounted transformer

for the building. A riser pole is located on the northwest corner of Lakecrest Street and the Perimeter

roadway serves the pad-mounted transformer for this building. The service from the pad-mounted

transformer is underground and terminates in a main-lug-only 1200A/3P 208Y/120V, 3-phase, 4-wire two

section switchboard “M”. Switchboard “M” is equipped with six switches total. One section has three

switches, one 400A switch for Panel “K”, one 400A switch for Panel “F”, one 400A switch for Panel “G” in

one section of the switchboard. The other section also has three switches, one 600A switch for Panel “M”,

one 600A switch for Panel “R1” and one 400A switch for Panel “D”. These six switches act as the service

disconnects for the building. In order to shut the electrical service off to this building, all six switches will

need to be turned to the “Off” position. The six switches are the maximum amount of disconnects allowed

by the National Electrical Code. Panel “R1” is used to serve the HVAC equipment on the roof and has a

sub-feed to Panel “R” which is also used to serve additional HVAC equipment on the roof. Panel “K” is

used to serve kitchen equipment and has a sub-feed to Panel “K1” which is also used to serve the kitchen

equipment. The remainder of the panels are used for lights and receptacles for various parts of the

building. All feeds to the panelboards are in rigid conduit.

The main switchboard “M” has a pipe above it that encroaches on the dedicated electrical space required

by the National Electrical Code Article 110.26(E)(1)(a). This also occurs for Panel “D” in Storage Room 127.

There is a sewage lift station located on the southeast corner of the intersection of Lakecrest Street and

the perimeter roadway that serves multiple buildings at the complex. The lift station electrical and control

system appear to be in extremely poor condition. The power for the lift station is derived from pole

mounted 480Y/277V, 3-phase, 4-wire, 60HZ transformers located on the southwest side of the

intersection. The power transitions to underground at the pole and is routed underground to the

automatic transfer switch (ATS) for the lift station. The ATS is connected to a 50kW generator as well.

2.6 Lighting Systems

Lighting systems are comprised of outdated inefficient light sources (2’x4’ fluorescent T-12 lensed troffer

fixtures). All interior rooms and areas are manually switched with toggle switches. The restrooms have

hard ceilings with surface mounted 1’x4’ fixtures and recessed downlights in the entry to the restrooms.


Mechanical, supply, and storage areas do not have ceilings and generally use 1’x4’ fluorescent light

fixtures suspended from the roof structure. The drill hall contains the original “high bay” HID light fixtures.

Office areas with lay-in ceilings use 2x4 recessed lensed troffer fluorescent light fixtures with T-12 lamps.

There appear to be no occupancy sensors. Lighting levels appear to be adequate for the most part. The

entryway and main corridor consists of wall mounted “wall pack” HID fixtures. These fixtures present a

lot of glare to personnel walking into the building or in the main lobby.

There are a total of 8 “wall pack” style HID light fixtures located on the exterior walls of the building. These

wall pack fixtures have polycarbonate lenses that have yellowed and failed. Additionally, there are five

pole mounted fixtures in the parking lot for this building. These fixtures appear to be HID fixtures. All

exterior lights appear to be controlled by timers.

2.7 Fire Alarm System

This facility does have fire alarm system, but it does not appear to be functional. Fire alarm devices and

detectors were observed throughout the building. There appears to be pull stations and strobes located

at the egress to the exterior of the building. There are also heat detectors in all offices and smoke

detectors in storage spaces, vaults, drill hall, corridors, etc.

2.8 Telecommunications (IT)

The site assessment of telecommunications conditions revealed the following:

Outside Plant: The entire campus is served from a handhole at the northwest corner of the intersection

of Lakecrest Drive and Perimeter Drive. From that handhole all inbound telecommunication services are

then routed to the Armory building Entrance Facility (EF) located in Facility Maintenance & Storage room

#160. This TF appears to be the original entrance facility for the building and consists of a 200 pair copper

cable that now passes through the original location and continues to the building TER. The Telephone

Equipment Room (TER) is located in Mechanical Room #180. From the TER all other buildings on the

campus are also served; Hangar, FMS, State Shop and Peace Prairie. Distribution from the TER is as

follows: Hangar – 100 pair copper & 12 strand fiber, FMS – 50 pair copper & 12 strand fiber, State Shop

– 25 pair copper & 6 strand fiber, Peace Prairie – 100 pair copper & 12 strand fiber. In most cases the 12

strand fiber optic cable is a hybrid cable composed of 8 strands multimode and 4 strands singlemode.

Armory Cabling Plant: The TER serves the majority of the Armory building. The TER consists of (2) 19”

equipment racks with overhead telco cable ladder to a large set of plywood backboards where all inbound


services are terminated. In one equipment rack the majority of equipment installed is voice system based

and contains the phone system and connectivity for voice services. The other equipment rack contains

primarily data services equipment. In the data rack there are multiple data switches, routers and data

connectivity for the facility. Each equipment rack also houses individual APC UPS units. Along the plywood

telecommunications backboard are various generations of voice/data terminations, telco circuit protector

blocks, inbound telco circuit terminations, etc. The TER also provides additional fiber/copper connectivity

to the outlying buildings on the campus. The TER is a mission-critical function for the campus but is not

secure and is not in a proper, conditioned environment to support technology services to the facility. The

construction of the TER does not comply with the standards followed by the Texas Military Department

(UFC-3-580-01).

From this TER most of the horizontal voice/data cabling in the facility is served. This TER supports all

offices and rooms with the exception of the medical area. A large part of the medical area is served by a

data switch with horizontal cabling and patch cords to nearby exam rooms and offices.

All of the cabling and terminations within the facility are outdated and do not comply with the standards

followed by the Texas Military Department (UFC-3-580-01). The majority of the cable plant locations in

the facility do not meet end-users needs.

2.9 Plumbing Systems

Most of the existing exposed drainage piping appears to be the original installation or the 1989 expansion

installation and is due for replacement. The domestic water service riser just inside near the southwest

wall of unit storage room 167C is galvanized steel pipe, appears to be the original installation and is due

for replacement. All other exposed domestic water piping is galvanized steel and appears to be the original

installation and is due for replacement. All floor drains have noticeable rust internally and should be

replaced. The PVC and chrome plated steel drainage connections for the kitchen plumbing fixtures are in

poor condition and should be replaced. The copper and steel domestic water piping connections for the

stainless steel kitchen plumbing fixtures are in need of replacement due to age and condition. The existing

exterior recessed wall hydrants are in fair condition and have integral vacuum breaker fittings. The existing

natural gas meter/regulator assembly appears to be the original installation or the 1989 expansion

installation and is due for replacement. Most of the existing natural gas piping appears to be the original

installation and is due for replacement. The corrugated metal flexible gas pipe connectors to the existing

gas-fired kitchen equipment are aged and in need of replacement. The gas supply to the kitchen

equipment has a solenoid valve that is linked to the exhaust hood fire suppression system and will shut-


off the gas supply if hood sprinklers are initiated. The roof drainage piping and roof drains are in fair

condition. All restroom plumbing fixtures are aged, and in need of replacement. The two mop sinks are

aged in need of replacement. The large gas-fired tank type water heater and the large hot water storage

tank in the water heater closet 165C are both in good condition. The large hot water storage tank is fed

by a solar panel system on the roof and also fed by the adjacent gas-fired water heater. The solar panels

on the roof are reportedly not working properly and in need of service or replacement. The hot water

circulation pumps and the thermostatic mixing valve assembly are in good condition, however will be

replaced with a new energy efficient system. The small elevated hot water tank high in the water heater

closet is in fair condition and is a heat exchanger/storage drain back tank for the heat transfer fluid for

the solar panel system. This heat exchanger/storage drain back tank should be removed along with the

solar panels. The electric water cooler drinking fountain in the drill hall is aged and in need of replacement.

The electric water cooler drinking fountain just outside men’s restroom 126 is aged and in need of

replacement. The stainless steel four-leg sinks in the kitchen area are slightly aged but in fair condition.

At minimum, the faucets for these sinks should be replaced. There is a booster heater attached to the

stainless steel three compartment pot sink that is aged and in need of replacement. There is another

booster heater and a commercial grade disposal attached to the stainless steel single compartment rinse

sink that is aged and in need of replacement. The grease trap for the kitchen plumbing fixtures was

reportedly in good working condition, but is the original installation and should be replaced or

rehabilitated. An external sheet metal gutter type roof drainage system with external sheet metal

downspouts with discharge onto splash blocks on grade were in fair condition. The sewage lift station

near the front entrance gate northwest of the building is very rusted, aged and in need of replacement or

rehabilitation.

2.10 Fire Protection Systems

No fire protection sprinkler systems exists for the building. The fire riser in the corner of the unit storage

room 167C is in fair condition. The fire riser supplies fire hoses throughout the building. The fire hose

supply piping and hoses appear to be in fair condition. The post indicator valve and the Siamese fire

department connection outside near the southern corner of the building is aged and in need of

replacement. The kitchen exhaust hood has a fire extinguishing sprinkler system that is supplied from an

adjacent wall mounted fire extinguishing cylinder and control panel. The kitchen hood fire extinguishing

system appears to be in fair condition but will require a service check to determine if it functions properly.


2.11 Landscape Irrigation Systems

There is no irrigation sprinkler system for the building’s landscaping.

3.0 ACCESSIBILITY IMPROVEMENTS

The following accessibility issues were noted during FNI’s initial site investigation:

Restrooms do not meet ADA Requirements (ADA)

Water Fountains do not meet ADA Requirements (ADA)

No Lactation room for mothers (UFC)

FNI proposes to rectify the respective accessibility issues as follows:

Rework restrooms to meet ADA requirements

Upgrade water fountains to meet ADA requirements

Provide lactation room for expecting mothers near the women’s restrooms. Cost associated

with this upgrade will be rolled into restroom rework.

4.0 OCCUPANT SAFETY/SITE SECURITY IMPROVEMENTS

The following occupant safety/site security deficiencies were noted during FNI’s initial site investigation:

Lead containing materials are present. The extent has yet to be verified by HAZMAT

Subcontractor.

Unit storage does not meet UFC regulations. Caging should be provided to secure unit storage

equipment.

Exterior windows are original single pane windows. They are energy inefficient and do not meet

ATFP requirements for blast resistance.

FNI proposes to rectify the respective ATFP issues as follows:

Abate Lead

Upgrade Unit Storage Caging to meet Regulations

Provide 90 minute rated openings between drill hall and all other spaces

Upgrade Exterior Windows to AFTP Levels (insulated, laminated, double pane)


5.0 FUNCTIONAL IMPROVEMENTS

The following items were noted as desired functional improvements to the building and site. These are

not related to code deficiencies:

Re-purpose remainder of building spaces. Provide insulation on walls that separate conditioned

and unconditioned spaces to meet energy code. New partitions shall be constructed of gypsum

board.

The exterior brick shall be power washed after all pointing and sealing of the joints and cracks in

the brick have been addressed.

New windows with energy efficient and blast proof glazing needs to be installed.

A building number shall be installed at the upper left corner of the front façade as directed by

TMD. Additional building signage shall include a metal sign on post(s) installed in front of the

building. Information as directed by TMD shall be painted on this sign as well as the address of

the facility for use by 911 personnel.

The parking lot shall be re-sealed and striped for parking and ADA. Also, ADA signage shall be

installed at the ADA parking spaces.

The interior walls shall be painted except for the glazed CMU that remains. Any cracks shall be

filled and sanded before painting.

Interior floors that are concrete shall be sealed. New ceramic tile shall be installed in restroom

and shower areas. New vinyl tiles shall be installed in offices, classrooms and the new

breakroom. New lockers shall be provided for both shower areas.

All new insulated exterior (hollow metal) and interior (wood and some metal) shall be provided.

Metal doors to be painted and wood stained, all will be provided with new hardware.

New rubber base shall be installed throughout the building, except at ceramic tile flooring

where a ceramic tile base should be installed.

Acoustical tile ceilings shall be removed and replaced throughout, except for the restroom, and

shower and unit storage areas that are to have painted drywall ceilings.

New metal mini blinds shall be installed for all first floor windows.

New ADA signage for building interior shall be installed. Signage to include space for names to

be changed over time.

A new high/low electric water cooler shall be provided to meet ADA.

Provide a compliant dumpster enclosure near the south side of the facility.


6.0 SYSTEM IMPROVEMENTS

The following were noted as desired system improvements to the building. These are not related to code

deficiencies, and shall be implemented in tandem with the functional improvements.

6.1 Parking, Site drainage and Utilities

TMD Staff, Using Agency and CFMO all agree that POV parking for this facility is very limited during training

exercises. Troops are required to find parking along all perimeter and access roads during training. The

issues with parking are increased during rainy weather. Recommended improvements to the existing POV

parking on site include:

1) Existing Building Parking lot (Base Bid) – This parking lot will undergo resurfacing of the

existing asphalt surface and restriping of the lot to comply with ADA regulations and provide

the maximum number of spaces. There are currently approximately 250 - 275 parking spaces

in this lot.

2) Existing Parking Lot Directly Across Lakecrest St. (Parking Option no 2)– This parking lot will

undergo resurfacing of the existing asphalt, placement of additional asphalt to provide head-

in parking in the current grass medians and restriping to provide the maximum number of

spaces.

3) Existing, Former Paved Parking (Parking Option no 3) Lots Northeast of Option 2 – These

parking lots will be regraded and resurfaced to provide additional parking. Two driveways

will be constructed to transition down approximately 5 – 10ft from the street level.

Desired parking spaces for maximum troop training is approximately 500. Therefore an additional 250 –

275 spaces are needed.

Improvements to site drainage will consist of re-grading the existing roadside ditch, along the perimeter

road, and improving the existing drainage culvert that is currently restricted.

Improvements to site utilities will consist of installing a new 6 inch fire suppression water supply from the

existing main in the perimeter road. The new fire line will connect to the updated fire riser in the building.


6.2 Mechanical Systems

In discussions with the users, TMD facilities staff and the CFMO, we have presented two different options

for the renovating the existing heating, ventilation and air conditioning systems at Grand Prairie DNAS

Readiness Center. The first option is the TMD’s and A/E’s preferred option.

Option 1:

All existing roof mounted packaged DX units shall be demolished in their entirety along with their

associated ductwork, air devices, gas piping, condensate drain piping, and controls. The openings in the

building envelope that result from this demolition shall be sealed leak tight. All mini-split heat pumps shall

also be demolished along with their indoor unit, refrigerant piping and condensate drains. A new variable

refrigerant flow (VRF) system shall be provided to serve all conditioned areas in the building with the

exception of the secure data/telecom areas.

Option 2:

The existing roof mounted packaged DX units shall be replaced with higher efficiency units in the same

location. All ductwork, air devices and condensate drain piping associated with the rooftop packaged DX

units shall be replaced to accommodate the new floor layout and heat load. The natural gas piping system

serving the rooftop units will be replaced and provided with new dirt legs, regulators and shut-off valves.

The mini split heat pumps shall be replaced in their entirety with higher efficiency units sized for actual

heat loads. Based on proposed layout, a few of mini-split heat pumps may be combined to reduce to

number of roof mounted units. A new rooftop unit shall be provided for the repurposed rifle range area

and the new restroom-locker area.

System Improvements Common to Both Options:

The existing roof mounted exhaust fans and indoor suspended radiant heaters serving the drill hall shall

be replaced with new units. A big ass fan shall be provided in the center of the drill hall with a dedicated

wall mounted switch. The big ass fan will provide for occupant comfort, whereas the roof mounted system

will exhaust hot air from the space.

The existing gas fired propeller unit heaters in the storage areas shall be replaced with ceiling/deck

mounted high intensity radiant heating units for better efficiency and temperature control. The gas flue

serving the existing gas fired propeller unit heaters shall be demolished and the resultant opening in the

roof shall be patched leak tight.


Due to the 24-hour operation schedule of the facility, dedicated split DX systems shall be provided to serve

the secure IT/Data areas in the building. The existing roof mounted ventilators and make-up air fan serving

the kitchen shall be replaced with new units.

A new BACNET Direct Digital Control system shall be provided to monitor and control the building HVAC

systems. The system shall comply with TMD control standards, and will be accessible remotely, should a

standard be set for remote access that meets the owner’s security requirements in the coming months.

A complete test and balance of the HVAC system shall be performed to ensure that the renovated systems

are working at optimum efficiency.

6.3 Power Systems

Provide a new 480Y/277V, 3-phase, 4-wire service to the building, including new service transformer and

underground service from the overhead utility service to the building. Provide new 1000A MCB

switchboard with digital metering and associated circuit breakers to serve new lighting, power, and HVAC

equipment. Installation shall include all new wiring and conduit for branch circuitry to lighting, power,

receptacles and HVAC components. Step-down 480V to 208Y/120V, 3-phase, 4-wire, 60HZ transformers

and associated panelboards will be placed throughout the building. These transformers and panelboards

will be used for 120V power to computers, receptacles, and other miscellaneous 120V loads. Remove

existing surface-mounted raceways, conduits, outlets, and devices as much as practical. Existing conduit

located in concrete or CMU walls will be cut flush with surface, filled with grout, and finished to match

surrounding finishes. Wiring will be copper with XHHW insulation. New outlets, duplex receptacles, and

disconnect switches shall be installed as required for renovated areas. Provide a new double-throw

disconnect switch with separate compartment for cam-lock receptacles on the exterior wall near the

service entrance. The double-throw disconnect switch will facilitate connection to either the utility source

or a portable generator set. Optional: provide a permanently-mounted 500KW diesel fired generator set

for backup power. Also included with the generator option is a 600A, 3-pole automatic transfer switch

and level 2 sound enclosure with all peripheral equipment.

The sewage lift station located on the southeast corner of the intersection of Lakecrest Street and the

Perimter will be equipped with a new 225A automatic transfer switch, control panel and 100kW

480Y/277V, 3-phase, 4-wire, 60HZ generator system. It is anticipated that the existing 480Y/277V, 3-

phase, 4-wire, 60HZ pole mounted transformers will be reused for the lift station.


6.4 Interior Lighting Systems

Provide new 277V lighting fixtures and associated circuitry throughout facility. New exit signs will be

provided throughout the building. Office lighting will consist of new indirect LED type 2’x4’ troffers;

lighting in mechanical, utilitarian or exposed ceilings will utilize LED light fixtures suspended from the roof

structure with lens. Light fixtures will be controlled with manual “ON” and programmable “OFF” functions

for the lighting zone via programmable lighting panelboards. The drill hall will use LED style “high bay”

light fixtures with integral 0-10V dimming drivers. Areas with the potential for day lighting controls will be

designed to take advantage of the day lighting and adjust the lighting level based on incoming day light.

Lighting controls will be required at two (2) separate locations in the drill hall.

6.5 Exterior Lighting Systems

Replace the existing pole-mounted fixture with 480V LED light fixtures. The wall pack fixtures shall be

replaced with LED light fixtures as well as the main building entrance to facilitate illumination levels as

required for safety and security. Provide lighting contactor and photocell for automatic control of

luminaires. Abandoned fixtures shall be removed.

6.6 Telecommunications (IT) Systems

Completely renovate the TER area and construct secure walls and a door around the current location.

Provide environmental systems and controls to secure, heat, cool, light, power and ground all

telecommunications systems. Provide all new equipment racks, grounding systems, structured cable

plant, vertical and horizontal wire management, telecom backboards and inbound circuits. Provide all

new pathways and raceway including conduits, wire baskets, and cable ladder to properly support the

new cable plant. Since the TER has a mission-critical function and supplies voice/data connectivity to the

outlying campus it is critical to design, plan and mitigate the risks involved in shutting down the Armory

building for a major renovation. Connectivity to the campus could easily be damaged/lost if proper steps

are not taken to test, tag, label and protect critical components of this telecommunications infrastructure.

6.7 Fire Alarm System/Mass Notification System

Provide a new fire alarm and detection system integral with a mass notification system to comply with

IBC and UFC requirements. Fire alarm system will be monitored.


6.8 Structural Systems

No new structural systems will be required for this project. Slab modifications will be made to

accommodate repurposing of the building to provide new ADA compliant restrooms.

6.9 Plumbing Systems

Provide a new sanitary drainage waste and grease waste piping systems Reuse existing Sanitary vents

through the roof where possible. Provide cast iron piping for all above ground drainage piping and PVC

piping for all below floor drainage piping. PVC drainage piping may be provided above floor where not

subject to damag by personnel or equipment. Provide a new insulated copper domestic water piping

system beginning at approximately 2’-0” above floor of the domestic water service riser. The roof drains

and roof drainage piping shall remain. Provide all new floor drains with internal trap seal devices. Provide

all new drainage connections and domestic water supply connections for all new plumbing fixtures.

Provide all new black steel natural gas piping from gas meter to all gas-fired equipment within building on

roof to roof-top air conditioning units, including low pressure gas regulators on roof. Provide new natural

gas meter/regulator assembly. Provide new flexible gas pipe connections to gas-fired equipment

throughout including the kitchen. Provide all new ADA compliant plumbing fixtures. Provide new floor

mounted janitors mop sinks. Provide new electric water coolers Provide a new grease trap for the kitchen

plumbing fixtures and floor drains which receive grease from cooking operations. Proposed accessibility

upgrades to the building will renovate all existing toilet rooms and new showers will be added. Because

the existing sanitary drainage and kitchen grease laden waste systems indicate signs of clogging or

collapse all sanitary and grease laden waste will be replaced. The wall hydrants shall remain, except one

leaking hydrant will be replaced with a non freeze hydrant. The large gas-fired tank type water heater and

the adjacent large hot water storage tank shall remain and be renovated to . rework the hot water piping

system for the water heater and storage tank including removal of the existing solar water heating system

in its entirety. The domestic hot water circulation pumps and the thermostatic mixing valve assembly will

remain. New faucets will be provided for all existing kitchen sinks. Provide a new booster heater for to the

stainless steel three compartment pot sink. Provide a new booster heater and a commercial grade disposal

for the stainless steel single compartment rinse sink. The external sheet metal gutter type roof drainage

system with external sheet metal downspouts shall remain. The existing new sewage lift station pumps

and motors near the front entrance gate northwest of the building have been recently replaced. These

serve all of the buildings on site. An additional back up column type pump will be added and new power

and controls will be provided to change the existing operation to a lead-lag with backup operation.


6.10 Fire Protection Systems

Provide a new automatic wet pipe fire protection sprinkler systems for the building. The new fire

riser/valve can be provided in the corner of the unit storage room 167C adjacent to the existing 4 inch

supply which currently supplies fire hose cabinets and is in fair operable condition. The post indicator

valve and the Siamese fire department connection outside near the southern corner of the building are

aged and will be replaced when a new 6 inch fire suppression water supply is installed. The kitchen exhaust

hood has a fire extinguishing sprinkler system that is supplied from an adjacent wall mounted fire

extinguishing cylinder and control panel. The kitchen hood fire extinguishing system appears to be in fair

condition but will require a service check to determine if it functions properly.

6.11 Landscape Irrigation Systems

No new landscape irrigation system will be provided for the new xeriscape type landscape system.

7.0 OPINION OF PROBABLE CONSTRUCTION COST

An opinion of probable construction cost for major components of the renovation has been provided in

Appendix B. The engineer requests that the owner choose the scope items that both fit within their budget

and most enhance the building.

Prepared by Freese and Nichols, Inc.

APPENDIX A

STATEMENT OF WORK

MEETING MINUTES


APPENDIX B OPINION OF PROBABLE CONSTRUCTION COST


APPENDIX C CODE REVIEW


Code Review for San Marcos Readiness Center San Marcos, Texas

Codes:

2015 International Building Code

2015 International Mechanical Code

2015 International Plumbing Code 2015 International Fire Code 2009 International Energy Conservation Code 2014 National Electrical Code

2015 International Building Code

2015 International Mechanical Code

Occupancies:

Assembly Occupancy A-3

Business Occupancy B Storage Occupancy S-1

Automatic Fire Suppression: No

Building Size

Total 10,320 SF

Type of Construction IIB

Building Areas Based on Business Occupancy 23,000 SF (Table 503)

Height Limitations 3 Stories/55 FT

Fire Resistive Requirements (HR) (Table 601)

Structural Frame 0

Bearing Wall – Interior/Exterior 0

Non Bearing Walls and Partitions – Exterior

<5’ 1

>5’ < 10’ 1

>10’ < 30’ 0

> 30’ 0

Non Bearing Walls and Partitions – Interior

Floor Construction 0

Roof Construction 0

Corridor Rating 0

(>30 Occupants) (Table 1018.1) 1


Occupant Load (Table 1004.1.2)

Assembly with tables and chairs (cots for sleeping) 15 SF

Business 100 gross

Storage/Mechanical 300 gross

Minimum Corridor Width 44” Typical

Occupancy < 50 = 36”

Number of Exits Required 2

Exit Access Travel Distance Assembly = 200’

Business = 200’

Maximum Length of Dead End Corridors Assembly = 20’

Business = 20’

Egress Width

Exit Width = .2”/Occupant

Assembly = 367 x .2” = 74”

Business = 37 x .2” = 8”

Storage = 4 x. 2” = 1”

= 83” Required

= 120” Provided

Separation of Occupancies (Table 508.4) 1 HR A / B or S-1 = 2 HR (non-sprinkled)

Door Rating 90 minute


APPENDIX D SPACE CONCEPT SKETCH AND OCCUPANCY CALCULATIONS


Documents

Texas Military Department STAR Campaign FY16 … · Grand Prairie Readiness Center Major Maintenance Building Assessment Report ... FNI Project Number ADG15374C ... and final design