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Total Project Snapshot Report2014 Legislature TPS Report 59595v1
$1,328,000
Approved
Agency: Commerce, Community and Economic DevelopmentGrants to Named Recipients (AS 37.05.316)
Federal Tax ID: 92-0115279Grant Recipient: Kodiak Regional Aquaculture Association
Project Title: Project Type: Maintenance and Repairs
Kodiak Regional Aquaculture Association - Pillar CreekHatchery Upgrades
State Funding Requested: $1,328,000 House District: 35 / ROne-Time Need
Brief Project Description:Major deferred maintenance and upgrades to a state-owned salmon hatchery contractually operated byKodiak Regional Aquaculture Association
Funding Plan: Total Project Cost: $3,004,000 Funding Already Secured: ($1,676,000)FY2015 State Funding Request: ($1,328,000)Project Deficit: $0 Funding Details:
2011 (FY 12) $767,000
2012 (FY 13) $909,000
Detailed Project Description and Justification:Project will complete Deferred Maintenance and Capital Improvements of State of Alaska-owned Pillar Creek Hatchery, nearthe City of Kodiak.Deferred Maintenance and Upgrade projects began in FY2011. ADF&G Inspection Report (March 2012) estimatedCorrective Work needed to bring aging structures and systems up to current codes and standards. Estimated total cost hasincreased ($3.004 million; higher replacement costs). FY11-13 funding ($1.671 million) is significantly short; hence, thisrequest for an additional $1.328 million for repairs/upgrades of the Pillar Creek Hatchery. Project funding will provide: - Planning, management, engineering and architectural plans, permitting, contracting, and site preparation. - Major repairs/upgrades of hatchery buildings, raceways and pens to increase salmon production, to fix structuraldeficiencies and power/heating systems, and increase energy efficiency and employee safety. - Replace failing piping and equipment and reconfigure/upgrade hatchery water systems for efficiency and increasedsupply. - Replace structurally deficient storage structures with a single, multi-purpose building for visitor services/educationalcenter, maintenance/mechanics shop, storage, administrative offices and housing. This achieves greater efficiency andbetter long-term cost control and sustainability.
Project Timeline:Construction seasons 2014 to 2016.
For use by Co-chair Staff Only:
Page 1
Contact Name: Astrid RoseContact Number: 907-465-3271
11:56 AM 5/13/2014
Total Project Snapshot Report2014 Legislature TPS Report 59595v1
Entity Responsible for the Ongoing Operation and Maintenance of this Project:Kodiak Regional Aquaculture Association
Grant Recipient Contact Information:Name: Tina FairbanksTitle: Acting Executive DirectorAddress: 104 Center Ave. Suite 205
Kodiak, Alaska 99615Phone Number: (907)486-6555Email: [email protected]
Has this project been through a public review process at the local level and is it a community priority? Yes X No
For use by Co-chair Staff Only:
Page 2
Contact Name: Astrid RoseContact Number: 907-465-3271
11:56 AM 5/13/2014
PILLARCREEKHATCHERYINSPECTIONREPORTAlaskaDepartmentofFishandGame
March2012
2 PillarCreekHatcheryInspection2011
PILLARCREEKHATCHERYOperator:KodiakRegionalAquacultureAssociation(KRAA)Location:PillarCreekonKodiakroadsystem PermittedCapacitySockeye: 20millioneggsCoho: 500,000eggsChinook: 450,000eggsRainbowTrout: 92,000eggs
YearBuilt: 1990LandOwnership: KodiakIslandBoroughPNPPermit#: 41PermitIssueDate: 5/1/1998ContractExpiration: 6/30/2013
ReleaseSitesSockeye: SpiridonLake HiddenLake RuthLake CrescentLake JenniferLake WaterfallLakesCoho: 10KodiakroadsystemlakesChinook: MonashkaCreek OldsRiver AmericanRiverRainbow 18KodiakroadsystemlakesTrout:
PillarCreekHatcherywasbuiltin1990asacooperativeprojectbetweenADF&GandKRAA.Afterconstruction,thehatcherybuildingswereconveyedtothestate.Thehatcheryisoperatedasacentralincubationrearingfacilityandusedtoproducesockeye,coho,andChinooksalmonforreleaseatnumerouslocationsintheKodiakregion.Manyofthehatchery’sprogramsareoperatedcooperativelywithADF&GSportFishDivisiontoprovideenhancedsportfishingopportunitiesintheKodiakArea.AseparaterearingcomplexislocatedatMonashkaCreek,consistingoftworacewayswithinafencedarea.PillarCreekHatcheryproducesreturnsofabout200,000sockeyesalmon,1,600cohosalmon,and2000Chinooksalmoneachyear.
3 PillarCreekHatcheryInspection2011
2011PILLARCREEKHATCHERYFACILITYDESCRIPTION/MAINTENANCENEEDS
Architectural:TheHatcheryfacilitiesarelocatedinarelativelyflatareabraidedbyseveralarmsofPillarCreek.Itisalsoupstreamofaculvertassemblyinstalledundertheadjacenthighway,whichbecomesanaturaldamwhenblockedwithdebrisduringheavyrainevents.Themostrecentfloodwastwoyearsagoandcausedsignificantdamagetothemainhatcherybuildingandtheoxygengenerationequipment.Thepropertyshouldbeevaluatedforpotentialfloodriskandmakerecommendationsforprotectivemeasuresestablished.Aproposaltomitigatetheeffectsofsuchanoccurrenceshouldthenbeundertaken.
Theexistingslopingdrivewayandparkingareadirectsrunoffwaterintothemainentryareasofthehatcherybuilding.Thisrequiresresourcestobeexpendedtopreventdamageandpotentialcontaminationofhatcheryoperations.Thedrivewaytothesiteandtheparkingareasshouldbere‐graded,andpermanentdrainagestructuresinstalledtoredirectsheetflow.
Aseptictankislocatedabout6feetfromthemainentrytothehatchery,partiallyunderthe6footoverhandonthenorthsideofthebuilding.Capacityofthetankisnotknown.LocationofthetankrelativetothebuildingshouldbeverifiedwithDEC.
WaterSupply(pipelines/wells/pumphouse):Single12inchHDPEgravityflowpipelinefromcityreservoirtothehatchery(reservoirintakevault/damstructuremodifiedin2008);Twowellheadsinindividualwellswithpipelinestothehatcheryheadbox.AtMonashkaCreekRearingComplextheracewaysarefedfromMonashkareservoirbyapipelinethatteesoffthecitysupplyline.
FuelStorage:One300gallonabove‐groundfueltank,nexttothehatcherybuilding,pipedtosupplytheToyostoveinthehatcheryoffice.
PowerDistributionSystemThepowerdistributionsystemconsistsofanaerialutilityservice,utilitymeter,mainfuseddisconnect,transferswitch,andthreebranchcircuitpanels.Thesystemissupportedthroughthetransferswitchwithastandbypowergenerator.Eachcomponentisdescribedasfollows:
Servicemastandaerialcables:Two2inchrigidsteelconduitswithfourno.3/0conductorseachprovidetheservicefromtheaerialcableabovetherooftothemeterequipmentmountedontheexteriorofthebuilding.Themasts,conductors,andaerialcableappeartobeingoodconditionandadequatelysizedfortheloads,althoughtheconduitsarecorroded.Theutilitymeteringequipmentconsistsofanenclosurewiththreecurrenttransformers(CT’s)insidewiredtoaseparateenclosurewithmetersocketandmeter.TheCT’sareconfiguredwitha100:5ratio,yieldingamultiplierof20.ThemeterindicatedapeakdemandinAugustof1.246,resultinginapeakloadof24.9KW.Thisequipmentisingoodconditionwithsomecorrosionontheconduits.ThecorrosionontheconduitsiscausedbythenearbyexhaustfromtheToyostoveinsidetheoffice.Thisexhaustshouldbefurtherdirectedawayfromthesideofthebuildingtoreducefurthercorrosion.
4 PillarCreekHatcheryInspection2011
Asingle3inchrigidsteelconduitwith8no.3/0conductorsextendsfromthemeteringequipmenttoafuseddisconnect(itappearstoberatedfor400amperes)inaNEMA3Renclosure,alsomountedontheexteriorofthebuilding.Thisequipmentisalsoinmoderatelygoodconditionwithsomecorrosionontheload‐sideconduits.Anew400ampere,threepoletransferswitch(manufacturedbyONAN)allowingstandbysupportfromthegeneratorismountedonastandoutsidethebuilding,neartothemainentrance.Thepowerfromthemaindisconnectisfedtothisswitchwitha4inchflexible,outdoorrated,conduitwith8no.3/0conductors.Thistransferswitchisinverygoodcondition.Theservicegroundisbondedtothegroundedleg(neutral)ofthepowersystematthemainutilitydisconnect.Itappearstoprovideanearthgroundreferencetofacilitateanappropriatefaultpathforcircuitprotection.Additionally,withlimitedsurveillanceofthesystem,itappearsthatthebuildinganditscomponentsareproperlybondedtothesystem.The“emergency”sideofthetransferswitchisfedwithajacketed,metalclad(TypeMC)cablefromthegenerator.Thecableisprotectedwitha150ampereratedcircuitbreakerpositionedonthegenerator.Thecircuitappearstoberatedfor43KVA.Therealloadisanticipatedtobeaffectedbyapowerfactorofapproximately0.85,yieldingacapacityof36.7KW.Thisappearsadequateforthepresentloads.Thiscableisroutedacrosstheground,andappearstobeingoodcondition.Twocircuitsexitfromthetransferswitch;onetoPanelA,andtheothertoPanelBviaaseparatelyenclosedcircuitbreaker.ThecircuittoPanelAiscomprisedofconduitwithconductorsmountedontheexteriorofthebuilding,enteringthepanelfromtheback.ThefeedertoPanelBconsistsofaMCcableburiedtotheCompressor/OxygenBuilding.Thisfeederisingoodcondition,butitsservicelifeislimitedto15yearsduetotheinstallationconditions.Amorepermanentcableorconduitwithsingleconductorswillhavetobeinstalledinthefuture.PanelAislocatedinsidetheoffice.Itisratedat400amperes.Itisfullwithtwosparecircuitbreakers.Thispanelwasinstalledwiththeoriginalfacilityandisinfaircondition.Thecircuitbreakersshouldbereplacedinthenextfiveyearsandanadditionalpanelinstalledtoprovidemorecircuitcapacity.ThepanelsneedtobepositionedtoallowworkingspaceclearancesincompliancewiththeNationalElectricalCode(NEC).PanelBislocatedinsidetheCompressor/OxygenBuilding.Itisaloadcentertypeappliancewithaservicelifeofapproximately15years.Itiscurrentlyingoodconditionyieldingmostofitsservicelife.PanelCisfedfromPanelAwitha100amperecircuit.Itisfedwithundergroundconduitandconductors(2inchconduitwithfourno.2conductors).Itislocatedinthewarehouse.Thispanelisalsoaloadcenterwithaservicelifeofapproximately15years.But,itisingoodconditionallowingmostofitsliferemaining.
5 PillarCreekHatcheryInspection2011
Service equipment and generator
Service meter and main disconnect
Panel A
Compressor/Oxygen Building Panel B and Well Pump Controls
StandbyGeneratorThegeneratorisarecentlyinstalledunitlocatedonapadoutsidethehatcherybuilding,neartotheserviceequipment.Itisself‐containedwithintegralcoolingradiator,fueltank,heater,lights,batterycharger,andweatherproofenclosure.Theunitappearstoberatedtoprovide60KW.Theunitisingoodconditionandwillyieldaservicelifeofapproximately20years.(Notethatthesameunitinsideabuildingwillyieldaserviceablelifeofnearly30years).
PowerAppliancesTheappliancesatthisfacilityprimarilyincludeoxygengenerators,pumps,heaters,portableequipment,andconveniencereceptacles.Followingisadescriptionoftheprimarycomponents:
Twowellpumps(7.5HP)arefedfromPanelBwith50amperecircuitbreakersandno.6conductorstothecontrols.Thecontrolsconsistofdoublepoleswitchesonthe“line”and“load”sideofthecontrolswithavariablefrequencydrive(VFD)andamotorstarterinbetween.ThemotorstarteroneachprovidesredundancytotheVFDintheeventofacomponentfailure.Thesecontrolsareafewyearsoldandareinmoderatelygoodcondition.Itappearsthattheyhaveapproximatelytenyearsofserviceliferemaining.Thecircuitsareingoodcondition.ThetwooxygengeneratorsarefedfromPanelBwithno.10conductorson50amperecircuitbreakers.Theno.10conductorsareratedfor30amperes,only.Theunitsareratedtodemanda21ampereload.Thus,thecircuitbreakersneedtobereplacedwith30ampereratedtype,ortheconductorsreplacedwithno.8AWGcopper.
6 PillarCreekHatcheryInspection2011
Itappearsthatalloftheconveniencereceptacleslocatedinwet,damp,orexteriorareasare“groundfault”protected.Most,ifnotallofthereceptaclesarecommonresidential,orlightcommercialtypewithlimitedlifeexpectancy.Theyallappeartobeinfaircondition,andshouldbereplacedwithintwoyearswithamarinetypesuitableforamorecorrosiveenvironment.Thebranchandsmallfeedercircuitsincludeavarietyofconfigurations.Thereissomeelectricalmetallictubing(EMT),galvanizedrigidsteel,polyvinylchloride(PVC),andjacketedflexibleconduitwithsingleconductors.Withtheexceptionoftheconduitsintheserviceequipmentarea(exposedtocorrosivefumes),therigidsteelconduitisingoodcondition.TheEMTisinmoderatelygoodconditionwhereitislocatedindryareas.Insomelocations,itneedsadditionalsupports.ThePVCisusedmostlyinthewetandexteriorconditions.Whereontheexteriorandabovegrade,ithasdeterioratedandisinfairtopoorconditionduetosolarexposureandfreezing.Theflexibleconduitappearstobeusedprimarilytoconnectequipment,althoughsomeisutilizedforwhatappearstobetemporarybranchcircuits.Theseareinfaircondition.ThecircuitsusingPVCconduitwillneedreplacementinapproximatelytwoyears.Theremainingconduitsneedmaintenancetoensureadequatesupport.ThechemicalstoragebuildingiscircuitedwithrigidsteelconduitanddevicesincompliancewiththeNECrequirementsforhazardousareas.Thesystemwithinthisbuildingisingoodcondition.
LightingTheilluminationofmuchoftheinteriorspacesofthebuildingsisaccomplishedusingprimarilyfixtureswithfluorescentlamps.Theexteriorilluminationisaccomplishedwithincandescentfloodlightswithmotionsensors.
Exterior:Wallmountedincandescentfloodswithmotion/daylightsensors.Theseluminairesarerelativelynewandingoodcondition.Aslampsfail,theymaybereplacedwithLEDtypeforimprovedenergyconsumptionandillumination.
BUILDINGS:MainHatcheryBuilding:Single‐story40’x48’Wedgcorprefabricatedsteelstructurewithsteelroofingandfiberglassbatinsulation,built1990.Thefoundationisaconcreteslabongradewiththickenedperimeterandfoundationpadsundercolumns.Thehatcherybuildingcontains4incubationrooms,anofficeandrestroom.InteriorspacesarefinishedwithFRPwallpanelsorsheetrock.AsmallToyostoveprovidesheattotheoffice.
Roofing:Existingmetalroofingappearstobe24gage,exposedfastenerpanelsinstalledoverconventional8or10inchroofpurlins.Fiberglassinsulationisinstalledintheconventionalmetalbuildingmethoddrapedoverthepurlins.TheoriginaldrawingsnotetheinsulationasR‐30butwecouldnotconfirmthatthickness.Theroofingleaksandhascausedwaterdamageinsidethe
7 PillarCreekHatcheryInspection2011
building.Theconventionalmetalbuildingtechniquesusedintheoriginalconstructiondonotappearsufficienttopreventcondensationfromoccurringinthecoolwethatcheryenvironment,causingfurtherdamage.Theexistingexposedrooffastenerswereeachtouchedupwithsealantintherecentpast,butthatisamerelystopgapmeasure.Thefinishispastitsusefullife.Themetalcouldbepaintedtogainafewyearsofadditionalusefulness,butreplacementmuststillbescheduled.Itisrecommendedthatreplacementroofingbeinstalledinathermalbreakconfigurationtoreducethepotentialforcondensationwithinthebuildinginterior.
Metal roof deck. Sealant at metal fasteners.
MetalSiding:metalsidingisexposedfastener,26gagesidinginstalledtoconventionalhorizontalmetalbuildingsidinggirts.Verticalmetalstudsareinstalledontheinsidefaceofthesidingto8’highasbackingforinteriorfinishes,withfiberglassinsulation(approximatelyR19)inthestudspace.Abovethe8foothighleveltheconventionalmetalbuildinginsulationandwhitevaporbarrierisexposed.Themetalsidingisinfaircondition.Thedripflashatthebaseofthewallsiscompletelydeterioratedawayinspots.Metalsidingedgesandfastenersarecorroding.Thesidingshouldnotbeassumedtohaveausefullifebeyondanadditional5years.Itshouldbebudgetedforreplacement,whichcouldbedoneinassociationwithroofanddoorreplacement.Newsidingshouldbeinstalledinathermalbreakconfigurationtoreducepotentialforcondensation.
Above: Deteriorated sill flashing Right: Deteriorated wall panels.
8 PillarCreekHatcheryInspection2011
Doors:Doorsarepaintedsteel,insulated,inmetalandwoodjambs.Doorsarerustingout,hardwareiswornout,andframesarebeginningtorustbadly.Doorsframesandhardwareshouldbereplaced.
Door Door frame
Interior:
General:Largeamountsofprocesswaterareusedofnecessityinhatcheryoperations.Theconventionalmetalbuildingconfigurationcreatesapotentialforcondensationinthebuilding.Corrosionandwaterdamagehasoccurredtoanumberofinteriorbuildingsystems.Thesesystemsshouldberepairedwithmaterialsappropriateforthewetenvironment.Oncestepsaretakentopreventcondensationtheincidenceofsuchdamageshouldbegreatlyreduced.
StructuralSteel:structuralsteel,includingtheredironrigidframes,wallgirtsandroofpurlinsarecorrodedduetocondensation.Rustshouldbetreatedandthestructuralsteelpaintedtocontaincorrosion.
Typical interior wall to roof connection.
9 PillarCreekHatcheryInspection2011
Ceilings:Mostoftheceilingsareconventionalsuspendedgridceilings.Gridmembers,clips,lightfixtures,andhangerwiresexhibitheavycorrosioninmanylocations.Theoriginalpanels,wheretheyexist,areoftensaturatedwithwater.Theceilingsuspensionsystemdoesnotmeetcurrentseismicrequirements.Theyshouldberemovedwithconsiderationgiventoeliminatingthementirely,resultinginhighbayspaceswhichincreaseairmovementandreducecondensation.Ifsuspendedceilingsarereplacedtheyshouldbespecificallydesignedforwetenvironmentsandbeseismicallybraced.
Water damaged ceiling tiles.
Walls:Interiorwallsconsistoffiberglassreinforcedpanels(FRP)gluedtoconventionalgypsumdrywallovermetalstuds.Thewallsappeartobesaturatedwithwaterinplacesortohavebeensaturatedinthepast.Nomoldwasobservedbutitmayexistinconcealedlocations.ConsiderationshouldbegiventoreplacinginteriorpartitionswithfullheightwallsmadeofmoldresistantdrywallwithFRPadheredasafinishinstalledovergalvanizedmetalstuds.Asanoption,afactorylaminatedFRPpanelcouldbeselected.Allwallsshouldbeinstalledoverconcretecurbs.
Interior walls
10 PillarCreekHatcheryInspection2011
Doors:Interiordoorsaredeterioratedduetomoisture,ageandheavyuse,andshouldbereplaced.
FloorFinishes:Concretefloorshavebeenheavilyusedwithevidenceofvarioustoppingsandfinishesusedbystaffinanefforttomaintainacleanablesurface.Mostofthesematerialsappeartohavefailed.Itissuggestedthatanewconcretetoppingbeinstalledovertheexistingstructuralslab,slopedasrequired,withprovisionsbuiltinforbootwashingtroughsforsterilizingfoottrafficfromoneareatoanother.Thetoppingcouldbepaintedwithanepoxyfinishoraclearsealertomaintainasmooth,non‐porousfinish.
Restroom:Restroomfinishesandfixturesarepasttheirusefullifeandshouldbereplacedwithfinishesrequiringminimalmaintenance.
Office:Theofficefinishesandequipmentarepasttheirusefullifeandshouldbereplaced.Inaddition,staffmustwalkthroughtheofficeareainordertoaccessincubatormodule4sofinishesandconditionsintheofficemustmatchthesamelevelofmoistureresistanceastheincubatorarea.
Structural:Thestructureisapre‐engineeredsteelbuilding.Theoriginalroofhadseveralleaksinthepast,buttheleakshavebeensealed.Theroofpurlinshavecorrodedslightly,butitappearstojustbesurfacecorrosionandnotasignificantstructuralconcern.
Thelateralloadresistingsysteminthetransversedirectionconsistsoftworigidframes.Thelateralloadresistingsysteminthelongitudinaldirectionconsistsofonesetofrodcrossbracingbetweentheframecolumnsinoneofthelongitudinalwalls,andonesetofrodcrossbracingbetweentheintermediatecolumnsinoneofthelongitudinalwalls.Thewallrodbracingbetweenintermediatecolumnsisnotatypicalarrangement.Thebracesmayhavebeenmovedafterinitialconstructiontoaccommodatenewdooropenings.AlateralloadanalysisshouldbeperformedonthestructurebyaprofessionalengineerlicensedintheStateofAlaska.Theoriginalstructuraldrawings,ifavailablewouldbeusefulforanalysis.
Thereisafreestandingelevatedwatertankonthesideofthestructure.Thetankislaterallysupportedbybracesbetweenthelegsofthetank,whichappearsadequate.
Lighting:HatcheryOffice:2ftx4fttrofferswithfourT12lamps,manuallyswitched.Theseluminairesareinpoorcondition.TheseshouldbereplacedwithsimilartroffersusingT5orT8lamps.Thecontrolscanbereplacedwithwallswitchtypeoccupancysensorstoconserveenergyconsumption.Hatchery:SuspendedlinearfluorescentwithT12lampsandwraparoundacryliclenses,andsomeincandescent.Theseluminairesarealsoinpoorcondition.TheseshouldbereplacedwithnewstripsutilizingT5orT8lamps,orwithpendanttypewithLEDs.Thecontrolsforthesefixturesshouldalsobereplacedwithnewwallswitches.
11 PillarCreekHatcheryInspection2011
Lighting in corridor
Oxygenbuilding:Singlestory12’x16’woodstructurewithwoodsiding,metalroofing,sheetrockwallcoveringsanddiamondplatealuminumflooring,built1993.Foundationiswoodatopasteelbeamsled.
Codeandotherconcernswiththeoxygenbuildingappeartohavebeenresolved.However,theoxygenproducingequipmentwasdamagedina2009flood,requiresconstantmaintenanceandshouldbereplaced.
Structural:Thestructuralframingwascoveredbysheetrock,siding,androofingandcouldnotbevisuallyinspected,butthestructuredidnotshowanysignsofdeteriorationorinstability.Holddownswererecentlyaddedtoeachcornerofthestructuretopreventthestructurefromoverturninginaseverewindorseismicevent.
ChemicalStorageBuilding:Singlestory8’x14’woodstructurewithwoodsiding,metalroofing,sheetrockwallcoverings,builtin1993.Foundationistreatedwoodongravel.
CodeandotherconcernswiththeFormalinbuildingappeartohavebeenresolved.
Structural:Thestructuralframingwascoveredbysheetrockandcouldnotbevisuallyinspected,butstructuredidnotshowsignsofdeteriorationorinstability.Holddownswererecentlyaddedtoeachcornerofthestructuretopreventthestructurefromoverturninginaseverewindorseismicevent.
WorkShopandMaintenanceBuildings:Singlestorystructure,approximately24’x56’comprisedofthreemetalcontainervansarrangedinaUshapeenclosedwithawoodframeandsidingfrontwallandmetalroofing.Foundationiscontainers,woodongravel,120vfeedsfromhatcherybuilding,noheat.
Astoragestructureislocatedacrossthedrivewayfromthehatchery.Itconsistsof3steelshippingcontainersarrangedina“U”shape,withawoodframedroofstructureenclosingthemiddleofthe‘U”.Theroofstructureisunconventionalinnature,andlikelydoesnotmeetstructuralandseismiccoderequirements.Itprovidesstorageforequipmentandsuppliescriticaltothefunctionofthehatcherysuchasfishcampequipment,fishfoodetc.Theexistingstoragestructurewasatemporary
12 PillarCreekHatcheryInspection2011
solutionandwillnotserveasalongtermstoragesolutionforthehatcheryprogram.Itshouldbereplacedwithamoreconventionalcodecompliantstructuresothattheinteriorenvironmentcanbemaintainedatalevelthatwillconservestoredmaterial.
Structural:Thestructureconsistsofthreecontainersandatimber‐framedroofstructurebetweenthem.Theroofstructureisofquestionableconstructionanddoesn’tappeartobeengineered.Theroofjoistsdonotappeartobeadequatetosupporttherequiredsnowloadforthelocation.Theroofjoistsaresplicedinmanylocations,includingnearmidspan,withtrussplateconnectors.TheroofframingshouldbeanalyzedfurtherbyaprofessionalengineerlicensedintheStateofAlaskatoensuretheframingcansupporttherequiredsnowload.
Thehillsidebehindthestructureissloughingofftowardsthestructure,andmayrequirearetainingwalltobeconstructed.
Lighting:SurfacemountedindustrialstripswithreflectorsandT12lampsinthecontainersandsurfacemountedlineartypewithwraparoundlensesandT12lampsinthemainarea.Theseluminairesareinpoorcondition.ReplacewithsimilarfixturesusingT5orT8lamps.Positionthefixturestoprimarilyilluminateworkareaswiththespilllightilluminatingthestorageandpassageareas.Provideoccupancysensortypecontrolformostoftheluminaireswithsomecontrolledbyamanualwallswitch.Provideemergencybatterypackswithselectfixtures.
Light fixtures
CommunicationSystem:Localcompanytelephonesystemwithdial‐upinternetconnections(verypoor).Limitedcellphoneconnectivity.Automatedalarm/pagersystem(fair/poorcondition).
Communicationsisaccomplishedwithacell/broadbandmodemconnectedtoprovidelimitedinternetservice.Thesystemisslowwithlittlecapacity.Landlineserviceisprovidedinthislocationfortelephone,butdoesnotincludethecapabilityforinternetservice.Thenetworkinsidetheofficeisfacilitatedwithawirelessrouter.
Giventhenatureofthetopographyatthissite,accesstosatelliteinternetcommunicationsmightbedifficult,butitshouldbefurtherexplored.Otherwise,whenthedemandforbettercommunicationsbecomesdesirable,moreinvestigationshouldbemadetowardupgradingthecell/broadbandsystemwithdifferentlypositionedantennasandmorerobustequipment.
13 PillarCreekHatcheryInspection2011
Cellular Signal reader
Cellular antenna
Alarms
Thealarmsystemconsistsofaconventional,zonedtypefirealarmpanelmonitoringnumerousdiscretecontactclosuresforalarmconditions.PrimarilysmallfloatswitchesarepositionedtoindicateHiorLowaterconditionsintheactiveraceways.Eachswitchisconnectedasanidentifiablezone.Thereappeartobe32zonesinuseatthistimewithageneralalarmsignaledtothestaffviapagers,usingthecommunicationsystem.
Thealarmpanelappearstohavebeeninstalledwiththeoriginalfacilityandhasexceededitsservicelife.Consideringtheimportanceofthealarms,itisappropriatetoconsiderasystemreplacementinthenearfuture.Anaddressablesystemusingdiscretedevicesshouldbeconsidered.Suchasystemmaybesingleloopsofcircuitstoaddressmoduleslocatednearthedevices,orindividualcircuitsfromthepaneltoeachdeviceascurrentlyconfigured.
Alarm panel
Raceway level switches
HATCHERY CONDITIONS SURVEYSBudget Estimate for Corrective WorkPillar Creek Hatchery
Element Item Quantity Unit Unit Cost Subtotal Total Total
3 22 12
Element Item Quantity Unit Unit Cost Subtotal Total Total
GeneralImprove driveway with new gravel pavingand reconfigure drainage to slope tocatchment structures to prevent runoff into fish rearing areas 1 ls $50,000.00 $50,000
Subtotal $50,000Subtotal $50,000
Main Hatchery Buidlingy gExterior Closure:Siding:
install air infiltration barrier, metal furring, vertical metal siding and flashing. 2,000 sf $16.00 $32,000
RoofingInstall metal roof panels, furring and 1.5" insul over existing metal roof and replace all flashing and roof trim 2,000 sf $15.00 $30,000
Exterior doors:R l d f d h d t 4 $1 200 00 $4 800Replace doors, frames and hardware at 4 ea $1,200.00 $4,800
WindowsReplace existing windows with high performance thermal windows. 1 ea $1,000.00 $1,000
Interior General Interior Improvements
Replace acoustic suspended ceilings 2,000 sf $5.00 $10,000replace doors, frames and hardware 4 ea $1,200.00 $4,800Remove wall finishes, replacewith moisture resistiant painted drywall 5 400 sf $10 00 $54 000 with moisture resistiant painted drywall, 5,400 sf $10.00 $54,000 and FRP panelsSealed concete topping slab 2,000 sf $10.00 $20,000
Toilet RoomsReplace toilet room fixtures, equipment and finishes 1 ls $10,000.00 $10,000
Subtotal $166,600Structural
Lateral Analysis and Improvements 1 LS $10,000 $10,000Subtotal $10,000Subtota $ 0,000
ElectricalPower Distribution
Replace panel A 1 ea $8,000.00 $8,000Circuits
Upgrade circuits to Oxygen generators 2 ea $500.00 $1,000Replace PVC conduits 1 ls $7,000.00 $7,000
DevicesReplace exterior receptacles 1 ls $3,000.00 $3,000
LightingReplace Hatchery, Office, & Warehouse fixtures 1 ls $12,000.00 $12,000
CommunicationsUpgrade cell/broadband service 1 ls $25,000.00 $25,000
AlarmsReplace alarm panel 1 ls $15,000.00 $15,000
Subtotal $71,000Subtotal $247,600
Element Item Quantity Unit Unit Cost Subtotal Total Total
Oxygen BuildingReplace Existing Buidling and Equipment
New Building 500 sf $200.00 $100,000New Oxygen Generating Equipment 1 ls $30,000.00 $30,000
Subtotal $130,000Subtotal $130,000
Workshop and Maintenance BuildingStructural
Reinforce Roof Joists 700 SF $10 $7,000Reinforce Roof Joists 700 SF $10 $7,000
Construct Retaining Wall 1 LS $10,000 $10,000
Subtotal $17,000Subtotal $17,000
General ConditionsMobilization/demobilization 1 ls $5,000 $5,000Freight 1 ls $10,000 $10,000Supervision 2 mos $12,000 $24,000Clerical/Expediting/Admin 2 mos $2,000 $4,000Temporary Facilities (tenting etc) 2 mos $5 000 $10 000Temporary Facilities (tenting, etc) 2 mos $5,000 $10,000Miscellaneous motorized equipment 2 mos $2,500 $5,000Tools 2 mos $1,700 $3,400Consumables, fuel etc 2 mos $1,000 $2,000Disposal 2 mos $2,000 $4,000Home Office Expenses 2 mos $2,500 $5,000
Subtotal $72,400Total Materials, Labor and General Conditions $517,000
Mark UpsContractors Overhead/Profit 10 00% $51 700Contractors Overhead/Profit 10.00% $51,700Bonding 1.50% $7,755Remote Site Conditions 10.00% $138,500Insurance 1.50% $7,755Estimating Contingency 10% $51,700
Subtotal $257,410Total Construction Costs $774,410
Project CostDesign 10% $77,441Administration 20% $154 882Administration 20% $154,882
Subtotal $232,323Total Project Cost $1,006,733