Woodlake Swim & Racquet Club
Club Source Design, PLC
Woodlake Swim & Racquet Club Condition Assessment Survey, Recommendations & Opinion of Probable Costs
Prepared for Woodlake Community Association 14900 Lake Bluff Parkway Midlothian, VA
23 April 2013
Architecture
Interior Design
Master Planning
.
3111 Northside Avenue, Richmond, VA 23228 Ph: 804.262.2220 Fax: 804.262.8071 www.clubsourcedesign.com
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 2 Purpose and Scope The purpose of this condition assessment survey is to note existing conditions and to identify components which appear to exhibit service life issues. This assessment is not intended to develop detailed remedial plans for identified problems. The services are qualitative in nature and do not include engineering calculations or design. The assessment began with a review of Woodlake Community Association's (WCA's) 2012 Long Range Community Survey. It also included reviews of available building plans and site plans (it should be noted that few drawings of existing facilities were available to help determine existing conditions), data available on the Chesterfield County GIS website, the most recent capital reserve study, and inspection reports and assessments conducted in 2008 when WCA purchased the WSRC. The review included interviews with the WCA community manager, Julie Joyner, and WSRC management and staff, including Debbie Gordon and Cindy Rosser. Work sessions were conducted with WCA's designated committee, including Julie Joyner, Ray Turcan, Jim Beckner and George Rogerson. Numerous tours of the facilities were made from late February through early April 2013 (it should be noted that all observations occurred while several of the pools were not operational for the winter season, and observations made concerning operation of equipment may be affected thereby). During the tours, observations were made to note the general conditions of the facilities, and to locate problems and visible deficiencies in the materials and systems. The scope of the assessment services included only visual observations of readily visible physical components of the facilities. Therefore, this assessment did not identify deficiencies that would be present in concealed spaces. No materials testing or field testing was performed unless specifically described in this report. The assessment team included: Fred Thompson, Architect, of Club Source Design, PLC Susan Lacy, Architect, of Club Source Design, PLC Douglas Aurand, Aquatic/Landscape Architect, of Siska Aurand, Landscape Architects, PC Andrew Bleckley, Landscape Architect, of Cite Design Tim Bogardus, Mechanical Engineer, of CCRD Engineers Adam Sims, Electrical Engineer, of CCRD Engineers Assistance was also provided by: Greg Glessner, of James River Air Conditioning Co., Inc. Randy from J.L. Minter Electrical Contractor, Inc. Carey Oakley, of Carey Oakley & Co. References to code concerns may relate to requirements that have changed since the facilities were originally constructed. Comments made are in reference to and in accordance with the following present day codes and standards: Standards for Public Swimming Pools – ANSI/NSPI-1 – 2003 edition Standard for Pool Water Quality in Public Pools & Spas – ANSI/APSP-11 – 2009 edition Virginia Uniform Statewide Building Code – 2009 edition Handicapped Accessibility Code ICC/ANSI A117.1 – 2003 edition 2010 ADA Standards for Accessible Design – effective 15 March 2012
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 3 Background Woodlake Community Association purchased the Woodlake Swim & Racquet Club (WSRC) in 2008. The Association is now evaluating the facilities to determine how they can best meet the community's existing and future needs. Facility Description Woodlake The Woodlake community contains 2,764 homes, and is located on the Swift Creek Reservoir in Chesterfield County. Construction commenced in 1984 and it is currently nearing full build-out. Legacy Park is Woodlake's main public park with picnic shelter, stage with amphitheatre, playground, boat house, docks and boat slips. Parking for Legacy Park appears to be, in part, a shared parking arrangement with the WSRC's Aquatics & Fitness Center (AFC). There is an extensive network of waking/biking trails throughout the Woodlake subdivision. There are also numerous small playgrounds, some with half-court basketball courts, located throughout the community. Rock Harbor Park is a second, smaller public park, devoted mostly to boating uses. Several "Stop-a-While" structures located along the shore of Swift Creek Reservoir allow residents to enjoy water views. Woodlake Swim & Racquet Club (WSRC) The WSRC is comprised of two campuses, the Aquatics & Fitness Center (AFC), and the Swim & Racquets Club (SRC). Portions of these facilities date back to the 1980's, with additions made over the years, some as recently as 2003 or 2004. The WSRC is a members-only facility, however, membership to the WSRC is not automatic upon taking up residence in Woodlake. Both Woodlake residents and non-residents may purchase memberships to the WSRC. WSRC Facilities include: Four pools with Two Additional Kiddie Pools – Indoor Pool: 8 lanes x 75 feet with (1) 1-meter diving board and (1) 3-meter diving board Slide Pool: 3000 SF recreational pool with waterslide Mushroom Pool: 4,800 SF recreational pool with mushroom waterfall into 18" deep shallow area SRC Pool: 10,000 SF competitive and recreational pool with 8 lanes x 75 feet, diving well with (1) 1-meter board and (1) 3-meter board, and recreational area with lounging benches and steps Fitness Center – 8,000 SF with free weights area, weight machine circuit, cardio equipment area, aerobics classroom and Child Minding facilities, as well as offices, locker rooms and a seasonal snack bar which serves the outdoor pools Community Center – 2,600 SF building with meeting room, seasonal snack bar and locker rooms – meeting room is currently doubling as a dedicated spin classroom Tennis – 12 clay and 4 hard courts, all outdoors, some with lighting for evening play These are extensive facilities for a residential community, most on par in terms of size and range of offerings with a private club or a commercial establishment. No other community in the
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 4 area offers so many amenities. However, a major shortcoming is that the SRC community building has been taken over as an extension of the fitness facilities, effectively leaving Woodlake's residents without a community building. The facilities were generally observed to be in fair condition: the facilities are generally serviceable, but require repairs and routine maintenance in order to be able to expect them to be functional for their full service lives. Observations The following report identifies and describes elements and systems within the facility and attempts to analyze and offer opinions on the condition and of these elements and systems. I. Aquatic & Fitness Center (AFC) A. AFC Building 1. Building Code & Other Code Issues The natatorium wing is about 11,700 SF, and is of heavy timber and CMU construction. The fitness and child minding wing is about 6,110 SF in plan (8,220 SF on all levels) and appears to be of conventional, wood frame construction. The building is not sprinklered. These two wings appear to be partially separated from one another by a 2 hour "fire separation wall" with a non-compliant, unprotected opening between (aluminum & glass double storefront doors rather than code-compliant 1-1/2 hour fire rated door & frame). The fitness wing appears to have received additions multiple times over the years, resulting in conditions which exceed building code allowable height & area limitations for an unsprinklered wood frame building for assembly use. Further, exit paths are not in compliance with building code requirements: • doors do not swing in the direction of egress travel, which may result in people being trapped or trampled in an emergency situation • the lack of a door to the exterior at the bottom of the stairs to the lower level could result in people being trapped in the building in an emergency situation if the door to the Child Minding area is locked. There is no fire alarm system building. While a fire alarm system may not have been required when the building was originally constructed, sufficient additions to the size of the building appear to have been made such that a fire alarm system is now required for safety. The Child Minding area is about 700 SF and has a door leading directly to the exterior and a playground beyond. Child minding services for children aged 6 weeks to 10 years old are offered in this space. It is CSD's understanding that this space was originally designed to be a fitness room, so it is unlikely that the space meets building code construction requirements for institutional (I-2) use (sprinkler system, fire rated separation from other uses, etc.), which are required for accommodating children under 2-1/2 years of age.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 5 No restroom exists within the Child Minding area. Staff needs to take children upstairs to use the restroom, during which time child-to-staff ratios may fall below required thresholds for compliance with State requirements. 2. Handicapped Accessibility Issues Restrooms and showers at the AFC are not ADA compliant. There is no accessible route to the Child Minding area. 3. Mechanical & Electrical Issues Eight (8) split system heat pumps provide heating and air conditioning to the nonnatatorium areas of the building. These heat pumps range in age from 5 years to 25 years old. The 7 oldest units utilize R-22 refrigerant which is being phased by the EPA because of its ozone depleting properties. New heat pumps and air conditioners are no longer being manufactured to use R-22, and by the year 2020 R-22 refrigerant will no longer be produced. In the interim, due to ever-lowering manufacture and consumption thresholds established by the EPA, R-22 refrigerant will become much more difficult and expensive to obtain. While a good mechanical contractor can keep some of these older units running almost indefinitely, it will become more and more expensive to run and maintain these older units rather than replace them. Additional through-the-wall air conditioner units in the free weights area and the aerobics room give evidence that the existing HVAC systems may not be cooling or removing humidity adequately for the uses of the spaces. The needs for these spaces should be evaluated and addressed in concert with any replacement of the HVAC systems. The concrete pads under the outdoor condensing units slope with the terrain under them. Therefore, the units do not sit level, which causes accelerated wear and tear on the fans and motors. The concrete pads should be replaced with level pads when the units are replaced. Code minimum for toilet room exhaust fans is 75 CFM per toilet fixture and fan(s) should run continuously. It appears the existing exhaust system is insufficient for the space. The locker room should be exhausting a code minimum 15 air changes. Locker room exhaust air volume seems to be insufficient for its duty. Alleviating these insufficient air exhaust conditions would help address the complaints from members that the toilet rooms and locker rooms do not seem clean. All ductwork and its insulation or liner is dirty and should be cleaned. These conditions may be responsible in part for the complaints from members that the fitness areas do not seem clean enough. There are no exterior lights at the exterior of exit doors. For safety, 1 footcandle of lighting is required for 10 feet outside of every egress door.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 6 4. Structural & Safety/Condition Issues The building metal roof is an exposed-fastener type, which is much more prone to leaks than metal roofs with hidden fastening systems. A roof condition assessment completed in 2008 identified this roof as in fair to poor condition and suggested multiple measures with various costs to repair or replace the roof. The existing substrate of the natatorium ceiling is unknown, but may be able to be determined by temporarily removing a panel over the massage room area. Member check-in for all AFC functions (indoor swim, outdoor swim, and fitness) occurs at a single point: at the entrance of the indoor pool wing. Heavy member traffic creates a bottleneck here, particularly during summer months when the outdoor pools are open. In addition, the check-in area shares its atmosphere with the indoor pool (high temperature and humidity, high levels of airborne chemicals), yielding a place that is not very comfortable (& long term, may not be very healthful) to work all day. Further, other than the check-in desk itself, there is no physical barrier between the check-in area and the pool – this is potentially dangerous for young children who may momentarily escape the control of their parents. There is a storm drainage swale covered in rip rap (large stones) that runs between the fitness wing and the Child Minding playground. Children are reported to use this swale as a short cut to Legacy Park or the walking trails – this situation is dangerous and the area should be fenced off. The building is not protected by a lightning protection system. Due to the building's large profile, open location and aquatic use, installation of a lightning protection system would increase safety. 5. Other Observations The only rest rooms for use during outdoor pool season are located within the AFC building, which is a long way from the outdoor pools, particularly for parents with young children. While not a safety violation, this is an inconvenience which it would be desirable to remedy. B. AFC Indoor Pool 1. Handicapped Accessibility Issues Due to the size of this pool, one handicapped accessible means of egress is required. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. The Pool-Pak dehumidification/condensing unit is 25 years old and beyond its useful life expectancy. This unit should be replaced. All piping for the Pool-Pak unit, including hot water and refrigerant piping, should be replaced as well. Automatic temperature controls
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 7 should be replaced with the Pool-Pak Unit, including thermostat and humidistat. When replacing the Pool-Pak unit, the exterior ductwork should also be replaced. The insulation which wraps the exterior ductwork to and from the Pool-Pak unit is soaked with water. It appears the foil covering has been compromised. Water-soaked insulation loses its insulative properties, therefore the Pool-Pak and/or auxiliary heaters are working harder than they would need to with properly installed insulation and are generating higher power bills for the WRSC. The gas fired boiler and auxiliary boiler associated with the Pool-Pak unit, as well as their respective pumps are beyond their useful life expectancy. These units should be replaced. The gas flue for the auxiliary boiler is discharging sideways to the exterior wall, which is a code violation. The flue should be run through the roof, extending 3’-0” above the roof, terminating with a weather cap. Receptacles in the Pump Room are not GFCI, which is a code violation and a safety issue. There are no exterior lights at the Equipment/Trash Yard, which is a safety issue. The natatorium lights are located quite close to the ductwork. The ductwork blocks the light and casts shadows over the pool. These lights appear to be original to the building, and thus, are probably well over 20 years old as well as old lighting technology. Therefore, they are expensive to operate, and do not provide light quality (brightness, throw, etc.) equal to that provided by lights of newer technology. Once the overhead lights are turned off, they need 15 minutes to cool off before they can turned back on. There is a note on the Panelboard: ‘Do not turn on underwater lights, one is out of the wall". This condition needs to be investigated. Due to the humid conditions and corrosive atmosphere in the Pump Room, the junction boxes, light switch cover plates and receptacle cover plates are rusty. If these elements are rusty on the outside, they are also rusty on the inside. When a major project, such as replacement of the Pool Pak unit is undertaken, these small devices should be replaced as well. 3. Structural & Safety/Condition Issues The concrete pad under the Pool-Pak unit is crumbling and needs to be replaced. The retaining wall surrounding the Pool-Pak unit has been repaired with steel braces – it, too, should be replace with then Pool-Pak unit is replaced. 4. USA Swimming Standards & Health Code Issues No drawings were available of the diving well show depths and glide ratios. More indepth investigation should be done, including field measuring, to determine if it meets
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 8 current safety standards. If not, the existing diving boards should be replaced with lower boards for safety. The flow meter indicated 250 GPM flow during our visit (much too low for a pool of this size). Is the flow meter broken? Or is there insufficient turnover rate? Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. This pool has been reported to be leaking. Attempts should be made to find the leak, fix it, and monitor the repair to assure the problem does not reoccur. If the leak cannot be fixed, ultimate replacement of the pool may make the most economic sense in the long run. C. AFC Slide Pool 1. Handicapped Accessibility Issues While there is a route to this pool which does not involve steps, the slopes of the walkways may not meet handicapped accessibility requirements. One means of handicapped access has been provided by a lift. No drawings were available from which to obtain an accurate measurement of the pool's perimeter. More in-depth investigation should be done, including field measuring, to determine if the perimeter exceeds 300 LF. If so, two handicapped accessible means of egress will be required. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code violation and a safety issue. Testing and examination revealed that the wood and metal bridge across the pool is not grounded or bonded – this is a code violation and a safety issue. 3. Structural & Safety/Condition Issues There are multiple cracks in the concrete pool deck, located approximately in line with the back of pool shell wall. Cracking in this location may be due to poor compaction of soil behind pool walls and/or due to lack of a bond break between the concrete deck and the pool shell wall. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 9 4. USA Swimming Standards & Health Code Issues Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. Redundancy of main drains or a vacuum release system is required – it appears that neither has been provided. Fins on the main drain cover are broken – the cover should be replaced. One of the two required suction lines has been cut off just before the pump and does not appear to have been re-routed or replaced. D. AFC Kiddie Pool 1. Handicapped Accessibility Issues This pool is not handicapped accessible. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. 3. Structural & Safety/Condition Issues A 2-foot pool depth without access stairs or a ramp is dangerous: small children trying to step down into the pool may fall and injure themselves. 4. USA Swimming Standards & Health Code Issues Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet on center. The existing 1-1/2" diameter piping may be too small to produce required flow rates. Two suction lines are required, but only one suction line appears to have been provided – is it possible that there is a "T" in the line below the pool? E. AFC Mushroom Pool 1. Handicapped Accessibility Issues There is no accessible route to the pool which complies with handicapped accessibility requirements.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 10 Pool perimeter is greater than 300 LF, therefore 2 handicapped accessible accesses are required. One means of handicapped access has been provided via a lift. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. 3. Structural & Safety/Condition Issues The sloped paths provided for stroller access are narrow and steep, and not safe for stroller access. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code. 4. USA Swimming Standards & Health Code Issues Handrails are required but have not been provided at lounging steps/benches in the mushroom area. Skimmers located at the steps are dangerous – a tripping hazard. Strategically locating handrails in front of these skimmers would provide some protection from people accidentally putting their foot into the skimmers. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet on center (some are present but in worn condition). Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. The mushroom pump is apparently non-functional & due to be replaced 5. Other Observations A portion of the mushroom pool area is within an RPA buffer – this will limit (but not completely preclude) reorganization or redevelopment possibilities. F. Parking There are about 233 + 5 handicapped parking spaces serving the AFC. The existing AFC amenities require about 170 parking spaces minimum (47 for indoor pool + 92 for outdoor pools + 31 for fitness areas). There appears to be a shared parking agreement in effect on these parking spaces for them also to fulfill the parking requirements for Legacy Park. With this shared parking agreement in place, it is likely that any further development of the AFC site will have to include commensurate additional parking to support the development.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 11 II. Swim & Racquet Center (SRC) A. Community Building 1. Handicapped Accessibility Issues Restrooms and showers meet some handicapped accessibility requirements. However, the route from the pool to the restrooms and showers is not handicapped accessible. 2. Mechanical & Electrical Issues The gas-fired heating and cooling unit is in poor condition: the air conditioning compressor is 10 years old and the twin furnaces are 14 years old – these ages indicate the components are nearing the end of their useful lives. This unit has been sized to respond well when the multipurpose room is full of people and the snack bar is operational. Under conditions of less intensive use (i.e. only a few people in the multipurpose room and/or the nine months of the year when the snack bar is shut down) the system is oversized and does not run long enough to properly cool and dehumidify (thus, the need for dehumidifiers in the multipurpose room). When the unit is replaced, a system with dual compressors and a hot gas bypass will provide greater comfort during periods of less intensive use, but will also meet the building's needs when it is operating at full capacity. There is no exhaust ventilation system from the snack bar. The undersized louver on the door to the water heater closet does not provide sufficient make-up air for proper combustion for the gas water heater. The electrical panel for the snack bar is overloaded – this is a safety issue. There are exposed conduits fastened to the wood steps leading down to the pool. This condition is a safety issue. There are exposed wires near the main electrical service. This condition is a safety issue. Minimum 3’ clearance has not been provided at main electrical service entrance. This condition is a code violation and a safety issue. 3. Structural & Safety/Condition Issues There is almost no storage at the community building, so the office has become a de facto unsecured storage room for program supplies. Tables and chairs, as well as cycles, line the perimeter of the multipurpose room. These conditions can lead to loss or breakage of furniture, equipment and supplies. In addition, there is risk of injury from stacked furniture or supplies falling on someone.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 12 4. Other Observations The community building is a small, wood framed building of about 2,665 SF, with multipurpose room, office, snack bar, rest rooms, showers & changing rooms. These rest room facilities serve the pool in season, and the community room and tennis yearround. The only multipurpose meeting room (about 875 SF) potentially available for community use has been taken over as a cycling classroom. A nominal number of other uses are still made of this room (indoor portion of kid's camps, indoor air conditioned seating for Friday Cheers, etc.) working around the spin cycles that take up significant space stored around the perimeter of the room. There is a large electrical transformer in the middle of the SRC complex with a 15 foot wide easement thereto which runs across the front of the Community Building. This transformer and easement will limit options for facility expansion and/or development possibilities at the Community Building (it is likely the transformer would be very expensive to relocate). There is an elevated wood & concrete patio/deck area on the pool side of the community building, with 2 wood shade structures – one is a bar/tiki hut, and one houses the band during special events like Friday Cheers. Due to the band structure's elevated position, it is especially likely that sound carries to adjacent residences. There area several empty tenant spaces at the Village Square Shopping Center, which is a 5-minute walk from the balance of the fitness facilities at the AFC. Relocating the spin classroom to a rented space in the shopping center could return the SRC community building back to community and meeting uses, until a new community center or an addition to the AFC is built. B. Parking There is no landscape irrigation system anywhere at this site. During hot, dry summer months it is difficult to keep grass and shrubbery alive. Lack of vegetative cover may exacerbate existing storm drainage problems. There are about 181 + 4 handicapped parking spaces at this site. Existing amenities require about 219 parking spaces (64 for tennis + 36 for volleyball + 111 for pools + 8 for assembly area). It appears that the volleyball courts may have been installed without a county site plan or permit. There are two parcels of land, located between the SRC & Woodlake Village Parkway, which are owned by the Catholic Diocese. It may be strategic for Woodlake to acquire these parcels if expansion of the SRC facilities is contemplated. The ability to develop additional parking at this site will control how much further this site can be developed with amenities.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 13 C. SRC Main Pool 1. Building Code & Other Code Issues The white-painted picket fence separating the pool from the parking lot does not comply with code requirements for height of fences enclosing pools. There are three sand volleyball courts located within the fencing of the pool enclosure. Their location within the pool enclosure makes them usable only during pool season. Staff and residents both reported problems with sand collecting in the SRC main pool from individuals entering the pool from the volleyball court without showering off sand beforehand. A calculation of required versus available parking reveals that these courts were probably constructed without County review and approval, resulting in a shortfall in required parking. Any further development of the SRC site will need to make up this parking shortfall in addition to providing parking to support the new development. 2. Handicapped Accessibility Issues There is no accessible route to the pool which complies with handicapped accessibility requirements. Pool perimeter is greater than 300 LF, therefore 2 handicapped accessible accesses are required. One means of handicapped access has been provided via a lift. 3. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code violation and a safety issue. Testing and examination revealed that the wood and metal bridges across the pool are not grounded or bonded – this is a code violation and a safety issue. Sample testing revealed that many of the metal elements (ladder rails, starting platforms, etc.) around the pool are not grounded and bonded – this is a code violation and a safety issue. It is our understanding that these safety issues are being addressed by WSRC prior to opening the pool for the 2013 pool season. 4. Structural & Safety/Condition Issues There are multiple cracks in the concrete pool deck, located approximately in line with the back of pool shell wall, including locations where the slab has been replaced and the new concrete has cracked in the same location. Cracking in this location may be due to poor compaction of soil behind pool walls and/or due to lack of a bond break between the concrete deck and the pool shell wall. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 14 5. USA Swimming Standards & Health Code Issues Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. Handrails are required but have not been provided at lounging steps/benches. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. No drawings were available of the pool to show the measurements of the diving well, but it appears the glide length of the diving well does not meet current safety standards for a 3-meter diving board. More in-depth investigation should be done, including field measuring, to determine if it meets current safety standards. If not, the existing diving boards should be replaced with lower boards for safety. Redundancy of main drains or a vacuum release system is required. No vacuum release system was visible in the pump building, and the water was too murky during our visit to determine whether redundant main drains have been provided. Several lines to/from the pool pump are marked "Do Not Use" but alternate piping does not appear to have been installed. 6. Other Observations The tennis pro shop doubles as the members' check-in station for pool access. Due to the pro shop's location remote from the entrance to the pool, this situation does not work well, and it is easy for both members and non-members to use the pool without checking in. The pool enclosure is quite near the property line. There is little or no sound or visual barrier between the pool and adjacent homes. While not a safety violation, it would be desirable to improve the visual and audible buffering between this facility and the neighboring residences. The many patched areas at the pool deck look unsightly. D. SRC Kiddie Pool 1. Building Code & Other Code Issues The white-painted picket fence separating the pool from the parking lot does not comply with code requirements for height of fences enclosing pools. 2. Handicapped Accessibility Issues This pool is not handicapped accessible.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 15 3. Structural & Safety/Condition Issues A 2-foot pool depth without access stairs or a ramp is dangerous: small children trying to step down into the pool may fall and injure themselves. 4. USA Swimming Standards & Health Code Issues Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. Redundancy of main drains or a vacuum release system is required. No vacuum release system was visible in the pump building, and the water was too murky during our visit to determine whether redundant main drains have been provided E. Tennis Facilities 1. Handicapped Accessibility Issues Some courts and some observation areas may be handicapped accessible. courts and observation areas are not.
Other
2. Mechanical & Electrical Issues Some tennis courts have lighting with timers for evening play. However, due to complaints from nearby residents, not all courts are lit. The lighting for the tennis courts is old. Replacement with more modern fixtures would provide better quality, more focused lighting on the courts with less lighting spillover to trouble the adjacent neighbors. The existing "through-the-wall" unitary air conditioner unit for the pro shop is about 10 years old, and nearing the end of its useful life. Plans should be made to replace it in the near future. 3. Structural & Safety/Condition Issues There is little or no lighting along the pathways from the tennis courts to the parking lot, which could be a safety issue for evening users. Not all courts have roofed observation areas for shaded viewing. 4. Other Observations The rest rooms in the Community Building serve the tennis courts, as well as the community building and the pool. They are remotely located from many of the tennis courts. In addition, there are no water fountains or ice-making facilities at or near the tennis courts.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 16 The tennis court fencing is reported to be about 25 years old. Much of the irrigation system for the clay courts is also reported to be about 25 years old. More expensive costs to maintain these elements may be expected as they continue to age. The tennis area suffers from storm drainage problems, including standing water on paths and clay runoff from courts (which, in turn, further clogs storm drainage pipes and swales). An overall plan for controlling and routing storm water throughout the tennis area should be developed and implemented. Recommendations 1. Create a comprehensive plan for implementation of maintenance, safety and handicapped accessibility items. 2. Relocate the spin classroom to a rented space near the AFC with a commitment to pay this expense for no more than 2 to 5 years, until other arrangements can be made. 3. Pursue acquisition of the two lots adjacent to the SRC. The ability to expand parking to support existing and additional amenities will determine how much further the SRC campus can be developed. 4. With the spin classroom relocated, put the SRC Community Building to work as Woodlake's community center. Evaluate the use of this small center over time in order to create a more realistic understanding of requirements for a future expanded community center facility. 5. Further evaluate and prioritize possible amenity expansions and improvements. Opinion of Probable Costs Following are our opinion of probable costs for repair or renovation projects in accordance with condition issues outlined above. Following these repair & renovation cost projections is a re-cap of cost projections for opportunities for new development in accordance with our conceptual design presented at the 23 April 2013 Annual Meeting. Reduced copies of the presentation boards created for this presentation are attached at the end of this report. These costs are not necessarily additive. For example, WCA may choose to repair or renovate a pool rather than replace it. These costs are commensurate with the current very preliminary stage of project development, are in 2013 dollars, and are inclusive of professional design and engineering fees and a contingency.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 17 Repair & Renovation Projects Aquatic & Fitness Center (AFC) Building Exterior Renovations $300,000 - $355,000 Includes: Replacement of existing metal roof with prefinished, standing seam metal roof with hidden fastener system Installation of a lightning protection system for safety Allowance for refinishing of walls and trim Does Not Include: Any necessary repairs to existing roof substrate $325,000 - $430,000 Natatorium Interior Renovations Includes: Replacement of overhead lighting system Re-work duct at south side to closer to windows Interior finishes & new exterior glazing Renovations to Locker Rooms to address handicapped accessibility Fitness Wing Interior Renovations $475,000 - $605,000 Includes: Renovations which address building code issues and handicapped accessibility Renovations to heating/air conditioning & exhaust fans Allowance for snack bar renovation Addition of dedicated Child Minding rest room, major cost factor may be in extending utilities to this location Does Not Include: Remediations which would allow child minding services for infants to be offered legally Separation of check-in from natatorium (see below and CSD's conceptual design for alternate solutions) Child Minding Playground Improvements Includes: Shade structure Additional play equipment Drainage remediation Safety surfacing Fencing off rip rap area Does Not Address: Adjacency to basketball/sports court
$70,000 - $100,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 18 Indoor Pool – Minor Repairs & Renovations $180,000 - $220,000 Further evaluation required: More precise measurements of diving well should be taken to see if it complies with current standards – if not, 3-meter board should be removed & replaced with a board of lower height for safety Pool is known to be leaking/have had leaking problems. This problem should be studied further to decide if it makes economic sense to risk repairing in lieu of replacing. Includes: New plaster & tile New depth markers & no diving markers Pump & filtration repairs Replacement of 3-meter board with lower board if pool is not found to be in compliance with current standards Indoor Pool – Major Renovation $765,000 - $880,000 Will be required for pool to last 60 years in accordance with capital reserve study projections Further evaluation required: More precise measurements of diving well should be taken to see if it complies with current standards – if not the 3-meter board should be removed & replaced with a board of lower height for safety Pool is known to be leaking/have had leaking problems. This problem should be studied further to decide if it makes economic sense to risk repairing in lieu of replacing. Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck Replace PoolPak system & associated components Re-build retaining wall & concrete equipment pad at Pool Pak unit Chemicals room addition to building Indoor Pool – Complete Replacement $960,000 - $1.1 million Continued monitoring of known leaking problem is strongly recommended – if leak is not fixable or worsens this pool may not be a good candidate for repairs & renovations. Includes: New pool of same size (8 lanes x 75 feet) Replace pool deck Replace PoolPak system & associated components Re-build retaining wall & concrete equipment pad at Pool Pak unit Chemicals room addition to building
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 19 AFC Kiddie Pool – Major Renovation $75,000 - $85,000 Does not address handicapped accessibility Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile Pool cover New coping, including depth markers New concrete pool deck Permanent shade structure Fencing – decorative metal pickets (non-climbable) Slide Pool – Minor Repairs & Renovations $225,000 - $270,000 Existing wooden & steel bridge should be removed, repaired or replaced for safety as it is not grounded or bonded. Includes: New plaster & tile Pool cover New depth markers & no diving markers Pump & filtration repairs Concrete coping repairs Deck topping Slide Pool – Major Renovation $450,000 - $500,000 Existing wooden & steel bridge should be removed, repaired or replaced for safety as it is not grounded or bonded. Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size Slide allowance Slide Pool – Complete Replacement Includes: New pool of same size New concrete pool deck of same size Slide allowance
$600,000 - $685,000
Mushroom Pool – Minor Repairs & Renovations Includes: New plaster & tile Pool cover New depth markers & no diving markers Pump & filtration repairs Deck topping
$300,000 - $365,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 20 Mushroom Pool – Major Renovation $530,000 - $610,000 Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size New mushroom Mushroom Pool – Complete Replacement Includes: New pool of same size New concrete pool deck of same size New mushroom
$775,000 - $900,000
Other AFC Improvements & Amenities New pool enclosure fencing – 6' decorative metal pickets (non-climbable) $45,000 - $52,000 New pool deck lighting system $50,000 - $58,000 New landscaping & irrigation system $80,000 - $90,000 Swim & Racquets Center (SRC) Tennis Facilities – Pro Shop $100,000 - $125,000 Includes: General renovations to existing pro shop, including HVAC New tennis restrooms, accessible year round; major cost factor may be in extending utilities to this location Ice & water station Other Tennis Improvements & Amenities Allowance to address drainage problems Clay court repairs – allowance Hard court repairs – allowance New fencing & wind screens Replace court lights with more high-performance fixtures Path lighting 2 new covered observation areas Landscaping & irrigation
$50,000 - $75,000 $42,000 - $48,000 $18,000 - $21,000 $96,000 - $110,000 $56,000 - $65,000 $25,000 - $30,000 $40,000 - $46,000 $60,000 - $70,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 21 SRC Pool – Major Renovation $850,000 - $950,000 As the existing concrete pool deck, plaster & tile work, etc. are in such poor condition, there is little or no cost difference between a minor renovation and a major renovation at this location. Existing wooden & steel bridges should be removed, repaired or replaced for safety as they are not grounded or bonded. More precise measurements of diving well should be taken to see if it complies with current standards – if not the 3-meter board should be removed & replaced with a board of lower height for safety. Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size Diving board allowance Other SRC Pool Area Improvements & Amenities New fencing at existing enclosure New fencing at modified enclosure Pool deck lighting New landscaping & irrigation system
$67,000 - $77,000 $37,000 - $42,000 $40,000 - $46,000 $75,000 - $86,000
Opportunities Aquatic & Fitness Center (AFC) AFC Gymnasium/Classroom Addition $2.4 million - $2.7 million Addresses desire for indoor basketball/sports court facility & additional classroom space Addresses handicapped accessibility, relocates check-in away from Natatorium As illustrated in CSD's conceptual design Includes: Steel frame building with metal panel siding Sprinkler system and/or fire walls to comply with current code Elevator for handicapped accessibility Sitework including parking & sidewalks Site retaining walls Relocation of existing sewer line Landscaping & irrigation Parking lot & pedestrian lighting Relocation of Child Minding playground
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 22 New AFC Pool Check-in Building $225,000 - $250,000 Addresses handicapped & stroller accessibility to outdoor pools Addresses need for convenience restrooms located closer to pools As illustrated in CSD's conceptual design Includes: Roofed check-in pavilion Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New pump & chemicals room for kiddie pool Ramp to Mushroom Pool level AFC Kiddie Pool – Complete Replacement Addresses handicapped accessibility As illustrated CSD's conceptual design Includes: New beach entry pool for handicapped accessibility (same size) Allowance for spray mat with deck jets & water toys New concrete pool deck of same size Permanent shade structure Fencing – decorative metal pickets (non-climbable)
$130,000 - $150,000
Additional Family Rest Room at Mushroom Pool $100,000 - $125,000 Addresses handicapped accessibility Addresses need for convenience restrooms located closer to pools As illustrated CSD's conceptual design Includes: Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New chemicals room at pump building Exterior renovations to existing pump building Swim & Racquets Center (SRC) Lease Space at Shopping Center for Spin Classroom Includes: Rent per year $16/SF Utilities per year TBD Insurance TBD Tenant up-fit TBD
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 23 Renovate Existing Community Building $525,000 - $600,000 As illustrated CSD's conceptual design Includes: General renovations to building including addressing handicapped accessibility Heating, air conditioning & exhaust systems renovations Snack bar renovations Renovate & expand patio/deck areas Porch roof over new bar area New built-in grill & buffet area Handicapped ramp to pool level Landscaping & irrigation Pedestrian lighting New SRC Pool Check-in Building $175,000 - $200,000 Addresses handicapped & stroller accessibility to outdoor pools As illustrated CSD's conceptual design Includes: Roofed check-in pavilion Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New, Relocated SRC Kiddie Pool Addresses handicapped accessibility As illustrated CSD's conceptual design Includes: New beach entry pool for handicapped accessibility (same size) Allowance for spray mat with deck jets & water toys New concrete pool deck of same size Permanent shade structure Fencing – decorative metal pickets (non-climbable)
$150,000 - $170,000
New Tot Lot Accessible year-round As illustrated CSD's conceptual design Includes: Play equipment Safety surfacing Pedestrian lighting Site furnishings Fencing
$130,000 - $150,000
$100,000 - $125,000 Additional Family Restroom & Shade Structure Creates a visual & aural buffer between pool & nearby residences As illustrated CSD's conceptual design Includes: Permanent shade structure Family restroom, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 24 Chemicals Room Addition & Renovation to Pump Building $50,000 - $75,000 Provides an increased visual & aural buffer between pool & nearby residences As illustrated CSD's conceptual design Includes: New chemicals room at pump building Exterior renovations to existing pump building Expand Parking Lot $850,000 - $1 million Expansion of parking will be required in order to expand amenities offered at this site. Current parking (181 +/- spaces) does not meet County zoning ordinance requirements for present amenities. As illustrated CSD's conceptual design Includes: Allowance for acquisition of land owned by Catholic Church Site development costs, including parking lots & sidewalks Reconfigure existing parking lots Landscaping & irrigation Parking lot lighting New Community Building $1.2 million - $1.4 million Assume up to 6,000 SF, wood framed, one story building, unsprinklered for most cost effective construction. Tennis Pro Shop & tennis rest rooms may be part of this new facility As illustrated CSD's conceptual design Includes: Building Site development Terraces & plaza connecting new & existing community buildings Flagpole & lighting Landscaping & irrigation Pedestrian lighting Site furnishings New Lawn/Band Area Accessible year-round As illustrated CSD's conceptual design Includes: 3-sided band shell to direct sound away from nearby residences Lawn, landscaping & irrigation Sidewalks Pedestrian lighting Terrace with fire pit
$200,000 - $230,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 25 New Indoor Tennis Building $4.25 million - $4.9 million As illustrated CSD's conceptual design Includes: New 4-court building with pro shop & locker rooms: pre-engineered metal building, 125' span, heated & air conditioned, fire sprinkler system Site development Landscaping & irrigation Pedestrian lighting SRC Pool – Complete Replacement As illustrated CSD's conceptual design Includes: New pool of same size New concrete pool deck of same size Slide or diving boards allowance J:\2013\13901\Wp\Mem008.Condition Assessment Survey.041613.doc
$1.325 million - $1.525 million
Woodlake Swim & Racquet Club Condition Assessment Survey, Recommendations & Opinion of Probable Costs
Prepared for Woodlake Community Association 14900 Lake Bluff Parkway Midlothian, VA
23 April 2013
Architecture
Interior Design
Master Planning
.
3111 Northside Avenue, Richmond, VA 23228 Ph: 804.262.2220 Fax: 804.262.8071 www.clubsourcedesign.com
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 2 Purpose and Scope The purpose of this condition assessment survey is to note existing conditions and to identify components which appear to exhibit service life issues. This assessment is not intended to develop detailed remedial plans for identified problems. The services are qualitative in nature and do not include engineering calculations or design. The assessment began with a review of Woodlake Community Association's (WCA's) 2012 Long Range Community Survey. It also included reviews of available building plans and site plans (it should be noted that few drawings of existing facilities were available to help determine existing conditions), data available on the Chesterfield County GIS website, the most recent capital reserve study, and inspection reports and assessments conducted in 2008 when WCA purchased the WSRC. The review included interviews with the WCA community manager, Julie Joyner, and WSRC management and staff, including Debbie Gordon and Cindy Rosser. Work sessions were conducted with WCA's designated committee, including Julie Joyner, Ray Turcan, Jim Beckner and George Rogerson. Numerous tours of the facilities were made from late February through early April 2013 (it should be noted that all observations occurred while several of the pools were not operational for the winter season, and observations made concerning operation of equipment may be affected thereby). During the tours, observations were made to note the general conditions of the facilities, and to locate problems and visible deficiencies in the materials and systems. The scope of the assessment services included only visual observations of readily visible physical components of the facilities. Therefore, this assessment did not identify deficiencies that would be present in concealed spaces. No materials testing or field testing was performed unless specifically described in this report. The assessment team included: Fred Thompson, Architect, of Club Source Design, PLC Susan Lacy, Architect, of Club Source Design, PLC Douglas Aurand, Aquatic/Landscape Architect, of Siska Aurand, Landscape Architects, PC Andrew Bleckley, Landscape Architect, of Cite Design Tim Bogardus, Mechanical Engineer, of CCRD Engineers Adam Sims, Electrical Engineer, of CCRD Engineers Assistance was also provided by: Greg Glessner, of James River Air Conditioning Co., Inc. Randy from J.L. Minter Electrical Contractor, Inc. Carey Oakley, of Carey Oakley & Co. References to code concerns may relate to requirements that have changed since the facilities were originally constructed. Comments made are in reference to and in accordance with the following present day codes and standards: Standards for Public Swimming Pools – ANSI/NSPI-1 – 2003 edition Standard for Pool Water Quality in Public Pools & Spas – ANSI/APSP-11 – 2009 edition Virginia Uniform Statewide Building Code – 2009 edition Handicapped Accessibility Code ICC/ANSI A117.1 – 2003 edition 2010 ADA Standards for Accessible Design – effective 15 March 2012
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 3 Background Woodlake Community Association purchased the Woodlake Swim & Racquet Club (WSRC) in 2008. The Association is now evaluating the facilities to determine how they can best meet the community's existing and future needs. Facility Description Woodlake The Woodlake community contains 2,764 homes, and is located on the Swift Creek Reservoir in Chesterfield County. Construction commenced in 1984 and it is currently nearing full build-out. Legacy Park is Woodlake's main public park with picnic shelter, stage with amphitheatre, playground, boat house, docks and boat slips. Parking for Legacy Park appears to be, in part, a shared parking arrangement with the WSRC's Aquatics & Fitness Center (AFC). There is an extensive network of waking/biking trails throughout the Woodlake subdivision. There are also numerous small playgrounds, some with half-court basketball courts, located throughout the community. Rock Harbor Park is a second, smaller public park, devoted mostly to boating uses. Several "Stop-a-While" structures located along the shore of Swift Creek Reservoir allow residents to enjoy water views. Woodlake Swim & Racquet Club (WSRC) The WSRC is comprised of two campuses, the Aquatics & Fitness Center (AFC), and the Swim & Racquets Club (SRC). Portions of these facilities date back to the 1980's, with additions made over the years, some as recently as 2003 or 2004. The WSRC is a members-only facility, however, membership to the WSRC is not automatic upon taking up residence in Woodlake. Both Woodlake residents and non-residents may purchase memberships to the WSRC. WSRC Facilities include: Four pools with Two Additional Kiddie Pools – Indoor Pool: 8 lanes x 75 feet with (1) 1-meter diving board and (1) 3-meter diving board Slide Pool: 3000 SF recreational pool with waterslide Mushroom Pool: 4,800 SF recreational pool with mushroom waterfall into 18" deep shallow area SRC Pool: 10,000 SF competitive and recreational pool with 8 lanes x 75 feet, diving well with (1) 1-meter board and (1) 3-meter board, and recreational area with lounging benches and steps Fitness Center – 8,000 SF with free weights area, weight machine circuit, cardio equipment area, aerobics classroom and Child Minding facilities, as well as offices, locker rooms and a seasonal snack bar which serves the outdoor pools Community Center – 2,600 SF building with meeting room, seasonal snack bar and locker rooms – meeting room is currently doubling as a dedicated spin classroom Tennis – 12 clay and 4 hard courts, all outdoors, some with lighting for evening play These are extensive facilities for a residential community, most on par in terms of size and range of offerings with a private club or a commercial establishment. No other community in the
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 4 area offers so many amenities. However, a major shortcoming is that the SRC community building has been taken over as an extension of the fitness facilities, effectively leaving Woodlake's residents without a community building. The facilities were generally observed to be in fair condition: the facilities are generally serviceable, but require repairs and routine maintenance in order to be able to expect them to be functional for their full service lives. Observations The following report identifies and describes elements and systems within the facility and attempts to analyze and offer opinions on the condition and of these elements and systems. I. Aquatic & Fitness Center (AFC) A. AFC Building 1. Building Code & Other Code Issues The natatorium wing is about 11,700 SF, and is of heavy timber and CMU construction. The fitness and child minding wing is about 6,110 SF in plan (8,220 SF on all levels) and appears to be of conventional, wood frame construction. The building is not sprinklered. These two wings appear to be partially separated from one another by a 2 hour "fire separation wall" with a non-compliant, unprotected opening between (aluminum & glass double storefront doors rather than code-compliant 1-1/2 hour fire rated door & frame). The fitness wing appears to have received additions multiple times over the years, resulting in conditions which exceed building code allowable height & area limitations for an unsprinklered wood frame building for assembly use. Further, exit paths are not in compliance with building code requirements: • doors do not swing in the direction of egress travel, which may result in people being trapped or trampled in an emergency situation • the lack of a door to the exterior at the bottom of the stairs to the lower level could result in people being trapped in the building in an emergency situation if the door to the Child Minding area is locked. There is no fire alarm system building. While a fire alarm system may not have been required when the building was originally constructed, sufficient additions to the size of the building appear to have been made such that a fire alarm system is now required for safety. The Child Minding area is about 700 SF and has a door leading directly to the exterior and a playground beyond. Child minding services for children aged 6 weeks to 10 years old are offered in this space. It is CSD's understanding that this space was originally designed to be a fitness room, so it is unlikely that the space meets building code construction requirements for institutional (I-2) use (sprinkler system, fire rated separation from other uses, etc.), which are required for accommodating children under 2-1/2 years of age.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 5 No restroom exists within the Child Minding area. Staff needs to take children upstairs to use the restroom, during which time child-to-staff ratios may fall below required thresholds for compliance with State requirements. 2. Handicapped Accessibility Issues Restrooms and showers at the AFC are not ADA compliant. There is no accessible route to the Child Minding area. 3. Mechanical & Electrical Issues Eight (8) split system heat pumps provide heating and air conditioning to the nonnatatorium areas of the building. These heat pumps range in age from 5 years to 25 years old. The 7 oldest units utilize R-22 refrigerant which is being phased by the EPA because of its ozone depleting properties. New heat pumps and air conditioners are no longer being manufactured to use R-22, and by the year 2020 R-22 refrigerant will no longer be produced. In the interim, due to ever-lowering manufacture and consumption thresholds established by the EPA, R-22 refrigerant will become much more difficult and expensive to obtain. While a good mechanical contractor can keep some of these older units running almost indefinitely, it will become more and more expensive to run and maintain these older units rather than replace them. Additional through-the-wall air conditioner units in the free weights area and the aerobics room give evidence that the existing HVAC systems may not be cooling or removing humidity adequately for the uses of the spaces. The needs for these spaces should be evaluated and addressed in concert with any replacement of the HVAC systems. The concrete pads under the outdoor condensing units slope with the terrain under them. Therefore, the units do not sit level, which causes accelerated wear and tear on the fans and motors. The concrete pads should be replaced with level pads when the units are replaced. Code minimum for toilet room exhaust fans is 75 CFM per toilet fixture and fan(s) should run continuously. It appears the existing exhaust system is insufficient for the space. The locker room should be exhausting a code minimum 15 air changes. Locker room exhaust air volume seems to be insufficient for its duty. Alleviating these insufficient air exhaust conditions would help address the complaints from members that the toilet rooms and locker rooms do not seem clean. All ductwork and its insulation or liner is dirty and should be cleaned. These conditions may be responsible in part for the complaints from members that the fitness areas do not seem clean enough. There are no exterior lights at the exterior of exit doors. For safety, 1 footcandle of lighting is required for 10 feet outside of every egress door.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 6 4. Structural & Safety/Condition Issues The building metal roof is an exposed-fastener type, which is much more prone to leaks than metal roofs with hidden fastening systems. A roof condition assessment completed in 2008 identified this roof as in fair to poor condition and suggested multiple measures with various costs to repair or replace the roof. The existing substrate of the natatorium ceiling is unknown, but may be able to be determined by temporarily removing a panel over the massage room area. Member check-in for all AFC functions (indoor swim, outdoor swim, and fitness) occurs at a single point: at the entrance of the indoor pool wing. Heavy member traffic creates a bottleneck here, particularly during summer months when the outdoor pools are open. In addition, the check-in area shares its atmosphere with the indoor pool (high temperature and humidity, high levels of airborne chemicals), yielding a place that is not very comfortable (& long term, may not be very healthful) to work all day. Further, other than the check-in desk itself, there is no physical barrier between the check-in area and the pool – this is potentially dangerous for young children who may momentarily escape the control of their parents. There is a storm drainage swale covered in rip rap (large stones) that runs between the fitness wing and the Child Minding playground. Children are reported to use this swale as a short cut to Legacy Park or the walking trails – this situation is dangerous and the area should be fenced off. The building is not protected by a lightning protection system. Due to the building's large profile, open location and aquatic use, installation of a lightning protection system would increase safety. 5. Other Observations The only rest rooms for use during outdoor pool season are located within the AFC building, which is a long way from the outdoor pools, particularly for parents with young children. While not a safety violation, this is an inconvenience which it would be desirable to remedy. B. AFC Indoor Pool 1. Handicapped Accessibility Issues Due to the size of this pool, one handicapped accessible means of egress is required. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. The Pool-Pak dehumidification/condensing unit is 25 years old and beyond its useful life expectancy. This unit should be replaced. All piping for the Pool-Pak unit, including hot water and refrigerant piping, should be replaced as well. Automatic temperature controls
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 7 should be replaced with the Pool-Pak Unit, including thermostat and humidistat. When replacing the Pool-Pak unit, the exterior ductwork should also be replaced. The insulation which wraps the exterior ductwork to and from the Pool-Pak unit is soaked with water. It appears the foil covering has been compromised. Water-soaked insulation loses its insulative properties, therefore the Pool-Pak and/or auxiliary heaters are working harder than they would need to with properly installed insulation and are generating higher power bills for the WRSC. The gas fired boiler and auxiliary boiler associated with the Pool-Pak unit, as well as their respective pumps are beyond their useful life expectancy. These units should be replaced. The gas flue for the auxiliary boiler is discharging sideways to the exterior wall, which is a code violation. The flue should be run through the roof, extending 3’-0” above the roof, terminating with a weather cap. Receptacles in the Pump Room are not GFCI, which is a code violation and a safety issue. There are no exterior lights at the Equipment/Trash Yard, which is a safety issue. The natatorium lights are located quite close to the ductwork. The ductwork blocks the light and casts shadows over the pool. These lights appear to be original to the building, and thus, are probably well over 20 years old as well as old lighting technology. Therefore, they are expensive to operate, and do not provide light quality (brightness, throw, etc.) equal to that provided by lights of newer technology. Once the overhead lights are turned off, they need 15 minutes to cool off before they can turned back on. There is a note on the Panelboard: ‘Do not turn on underwater lights, one is out of the wall". This condition needs to be investigated. Due to the humid conditions and corrosive atmosphere in the Pump Room, the junction boxes, light switch cover plates and receptacle cover plates are rusty. If these elements are rusty on the outside, they are also rusty on the inside. When a major project, such as replacement of the Pool Pak unit is undertaken, these small devices should be replaced as well. 3. Structural & Safety/Condition Issues The concrete pad under the Pool-Pak unit is crumbling and needs to be replaced. The retaining wall surrounding the Pool-Pak unit has been repaired with steel braces – it, too, should be replace with then Pool-Pak unit is replaced. 4. USA Swimming Standards & Health Code Issues No drawings were available of the diving well show depths and glide ratios. More indepth investigation should be done, including field measuring, to determine if it meets
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 8 current safety standards. If not, the existing diving boards should be replaced with lower boards for safety. The flow meter indicated 250 GPM flow during our visit (much too low for a pool of this size). Is the flow meter broken? Or is there insufficient turnover rate? Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. This pool has been reported to be leaking. Attempts should be made to find the leak, fix it, and monitor the repair to assure the problem does not reoccur. If the leak cannot be fixed, ultimate replacement of the pool may make the most economic sense in the long run. C. AFC Slide Pool 1. Handicapped Accessibility Issues While there is a route to this pool which does not involve steps, the slopes of the walkways may not meet handicapped accessibility requirements. One means of handicapped access has been provided by a lift. No drawings were available from which to obtain an accurate measurement of the pool's perimeter. More in-depth investigation should be done, including field measuring, to determine if the perimeter exceeds 300 LF. If so, two handicapped accessible means of egress will be required. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code violation and a safety issue. Testing and examination revealed that the wood and metal bridge across the pool is not grounded or bonded – this is a code violation and a safety issue. 3. Structural & Safety/Condition Issues There are multiple cracks in the concrete pool deck, located approximately in line with the back of pool shell wall. Cracking in this location may be due to poor compaction of soil behind pool walls and/or due to lack of a bond break between the concrete deck and the pool shell wall. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 9 4. USA Swimming Standards & Health Code Issues Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. Redundancy of main drains or a vacuum release system is required – it appears that neither has been provided. Fins on the main drain cover are broken – the cover should be replaced. One of the two required suction lines has been cut off just before the pump and does not appear to have been re-routed or replaced. D. AFC Kiddie Pool 1. Handicapped Accessibility Issues This pool is not handicapped accessible. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. 3. Structural & Safety/Condition Issues A 2-foot pool depth without access stairs or a ramp is dangerous: small children trying to step down into the pool may fall and injure themselves. 4. USA Swimming Standards & Health Code Issues Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet on center. The existing 1-1/2" diameter piping may be too small to produce required flow rates. Two suction lines are required, but only one suction line appears to have been provided – is it possible that there is a "T" in the line below the pool? E. AFC Mushroom Pool 1. Handicapped Accessibility Issues There is no accessible route to the pool which complies with handicapped accessibility requirements.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 10 Pool perimeter is greater than 300 LF, therefore 2 handicapped accessible accesses are required. One means of handicapped access has been provided via a lift. 2. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code and safety issue. 3. Structural & Safety/Condition Issues The sloped paths provided for stroller access are narrow and steep, and not safe for stroller access. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code. 4. USA Swimming Standards & Health Code Issues Handrails are required but have not been provided at lounging steps/benches in the mushroom area. Skimmers located at the steps are dangerous – a tripping hazard. Strategically locating handrails in front of these skimmers would provide some protection from people accidentally putting their foot into the skimmers. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet on center (some are present but in worn condition). Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. The mushroom pump is apparently non-functional & due to be replaced 5. Other Observations A portion of the mushroom pool area is within an RPA buffer – this will limit (but not completely preclude) reorganization or redevelopment possibilities. F. Parking There are about 233 + 5 handicapped parking spaces serving the AFC. The existing AFC amenities require about 170 parking spaces minimum (47 for indoor pool + 92 for outdoor pools + 31 for fitness areas). There appears to be a shared parking agreement in effect on these parking spaces for them also to fulfill the parking requirements for Legacy Park. With this shared parking agreement in place, it is likely that any further development of the AFC site will have to include commensurate additional parking to support the development.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 11 II. Swim & Racquet Center (SRC) A. Community Building 1. Handicapped Accessibility Issues Restrooms and showers meet some handicapped accessibility requirements. However, the route from the pool to the restrooms and showers is not handicapped accessible. 2. Mechanical & Electrical Issues The gas-fired heating and cooling unit is in poor condition: the air conditioning compressor is 10 years old and the twin furnaces are 14 years old – these ages indicate the components are nearing the end of their useful lives. This unit has been sized to respond well when the multipurpose room is full of people and the snack bar is operational. Under conditions of less intensive use (i.e. only a few people in the multipurpose room and/or the nine months of the year when the snack bar is shut down) the system is oversized and does not run long enough to properly cool and dehumidify (thus, the need for dehumidifiers in the multipurpose room). When the unit is replaced, a system with dual compressors and a hot gas bypass will provide greater comfort during periods of less intensive use, but will also meet the building's needs when it is operating at full capacity. There is no exhaust ventilation system from the snack bar. The undersized louver on the door to the water heater closet does not provide sufficient make-up air for proper combustion for the gas water heater. The electrical panel for the snack bar is overloaded – this is a safety issue. There are exposed conduits fastened to the wood steps leading down to the pool. This condition is a safety issue. There are exposed wires near the main electrical service. This condition is a safety issue. Minimum 3’ clearance has not been provided at main electrical service entrance. This condition is a code violation and a safety issue. 3. Structural & Safety/Condition Issues There is almost no storage at the community building, so the office has become a de facto unsecured storage room for program supplies. Tables and chairs, as well as cycles, line the perimeter of the multipurpose room. These conditions can lead to loss or breakage of furniture, equipment and supplies. In addition, there is risk of injury from stacked furniture or supplies falling on someone.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 12 4. Other Observations The community building is a small, wood framed building of about 2,665 SF, with multipurpose room, office, snack bar, rest rooms, showers & changing rooms. These rest room facilities serve the pool in season, and the community room and tennis yearround. The only multipurpose meeting room (about 875 SF) potentially available for community use has been taken over as a cycling classroom. A nominal number of other uses are still made of this room (indoor portion of kid's camps, indoor air conditioned seating for Friday Cheers, etc.) working around the spin cycles that take up significant space stored around the perimeter of the room. There is a large electrical transformer in the middle of the SRC complex with a 15 foot wide easement thereto which runs across the front of the Community Building. This transformer and easement will limit options for facility expansion and/or development possibilities at the Community Building (it is likely the transformer would be very expensive to relocate). There is an elevated wood & concrete patio/deck area on the pool side of the community building, with 2 wood shade structures – one is a bar/tiki hut, and one houses the band during special events like Friday Cheers. Due to the band structure's elevated position, it is especially likely that sound carries to adjacent residences. There area several empty tenant spaces at the Village Square Shopping Center, which is a 5-minute walk from the balance of the fitness facilities at the AFC. Relocating the spin classroom to a rented space in the shopping center could return the SRC community building back to community and meeting uses, until a new community center or an addition to the AFC is built. B. Parking There is no landscape irrigation system anywhere at this site. During hot, dry summer months it is difficult to keep grass and shrubbery alive. Lack of vegetative cover may exacerbate existing storm drainage problems. There are about 181 + 4 handicapped parking spaces at this site. Existing amenities require about 219 parking spaces (64 for tennis + 36 for volleyball + 111 for pools + 8 for assembly area). It appears that the volleyball courts may have been installed without a county site plan or permit. There are two parcels of land, located between the SRC & Woodlake Village Parkway, which are owned by the Catholic Diocese. It may be strategic for Woodlake to acquire these parcels if expansion of the SRC facilities is contemplated. The ability to develop additional parking at this site will control how much further this site can be developed with amenities.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 13 C. SRC Main Pool 1. Building Code & Other Code Issues The white-painted picket fence separating the pool from the parking lot does not comply with code requirements for height of fences enclosing pools. There are three sand volleyball courts located within the fencing of the pool enclosure. Their location within the pool enclosure makes them usable only during pool season. Staff and residents both reported problems with sand collecting in the SRC main pool from individuals entering the pool from the volleyball court without showering off sand beforehand. A calculation of required versus available parking reveals that these courts were probably constructed without County review and approval, resulting in a shortfall in required parking. Any further development of the SRC site will need to make up this parking shortfall in addition to providing parking to support the new development. 2. Handicapped Accessibility Issues There is no accessible route to the pool which complies with handicapped accessibility requirements. Pool perimeter is greater than 300 LF, therefore 2 handicapped accessible accesses are required. One means of handicapped access has been provided via a lift. 3. Mechanical & Electrical Issues Pool pumps are not grounded – this is a code violation and a safety issue. Testing and examination revealed that the wood and metal bridges across the pool are not grounded or bonded – this is a code violation and a safety issue. Sample testing revealed that many of the metal elements (ladder rails, starting platforms, etc.) around the pool are not grounded and bonded – this is a code violation and a safety issue. It is our understanding that these safety issues are being addressed by WSRC prior to opening the pool for the 2013 pool season. 4. Structural & Safety/Condition Issues There are multiple cracks in the concrete pool deck, located approximately in line with the back of pool shell wall, including locations where the slab has been replaced and the new concrete has cracked in the same location. Cracking in this location may be due to poor compaction of soil behind pool walls and/or due to lack of a bond break between the concrete deck and the pool shell wall. The fence enclosing the pool is wire fabric on pressure-treated wood. The wood is weathered and worn. The wire fabric is either not secure enough to keep out trespassers or is climbable – both situations are prohibited by code.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 14 5. USA Swimming Standards & Health Code Issues Chlorine is stored outside in a translucent container – chlorine is not UV stable – it becomes weaker over time when exposed to sunlight, resulting in the need for more chemical to achieve the same result, and consequent higher chemicals costs. Handrails are required but have not been provided at lounging steps/benches. Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. No drawings were available of the pool to show the measurements of the diving well, but it appears the glide length of the diving well does not meet current safety standards for a 3-meter diving board. More in-depth investigation should be done, including field measuring, to determine if it meets current safety standards. If not, the existing diving boards should be replaced with lower boards for safety. Redundancy of main drains or a vacuum release system is required. No vacuum release system was visible in the pump building, and the water was too murky during our visit to determine whether redundant main drains have been provided. Several lines to/from the pool pump are marked "Do Not Use" but alternate piping does not appear to have been installed. 6. Other Observations The tennis pro shop doubles as the members' check-in station for pool access. Due to the pro shop's location remote from the entrance to the pool, this situation does not work well, and it is easy for both members and non-members to use the pool without checking in. The pool enclosure is quite near the property line. There is little or no sound or visual barrier between the pool and adjacent homes. While not a safety violation, it would be desirable to improve the visual and audible buffering between this facility and the neighboring residences. The many patched areas at the pool deck look unsightly. D. SRC Kiddie Pool 1. Building Code & Other Code Issues The white-painted picket fence separating the pool from the parking lot does not comply with code requirements for height of fences enclosing pools. 2. Handicapped Accessibility Issues This pool is not handicapped accessible.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 15 3. Structural & Safety/Condition Issues A 2-foot pool depth without access stairs or a ramp is dangerous: small children trying to step down into the pool may fall and injure themselves. 4. USA Swimming Standards & Health Code Issues Depth markers are required along both the vertical and horizontal edges of the pool at a maximum of 20 feet o.c. Redundancy of main drains or a vacuum release system is required. No vacuum release system was visible in the pump building, and the water was too murky during our visit to determine whether redundant main drains have been provided E. Tennis Facilities 1. Handicapped Accessibility Issues Some courts and some observation areas may be handicapped accessible. courts and observation areas are not.
Other
2. Mechanical & Electrical Issues Some tennis courts have lighting with timers for evening play. However, due to complaints from nearby residents, not all courts are lit. The lighting for the tennis courts is old. Replacement with more modern fixtures would provide better quality, more focused lighting on the courts with less lighting spillover to trouble the adjacent neighbors. The existing "through-the-wall" unitary air conditioner unit for the pro shop is about 10 years old, and nearing the end of its useful life. Plans should be made to replace it in the near future. 3. Structural & Safety/Condition Issues There is little or no lighting along the pathways from the tennis courts to the parking lot, which could be a safety issue for evening users. Not all courts have roofed observation areas for shaded viewing. 4. Other Observations The rest rooms in the Community Building serve the tennis courts, as well as the community building and the pool. They are remotely located from many of the tennis courts. In addition, there are no water fountains or ice-making facilities at or near the tennis courts.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 16 The tennis court fencing is reported to be about 25 years old. Much of the irrigation system for the clay courts is also reported to be about 25 years old. More expensive costs to maintain these elements may be expected as they continue to age. The tennis area suffers from storm drainage problems, including standing water on paths and clay runoff from courts (which, in turn, further clogs storm drainage pipes and swales). An overall plan for controlling and routing storm water throughout the tennis area should be developed and implemented. Recommendations 1. Create a comprehensive plan for implementation of maintenance, safety and handicapped accessibility items. 2. Relocate the spin classroom to a rented space near the AFC with a commitment to pay this expense for no more than 2 to 5 years, until other arrangements can be made. 3. Pursue acquisition of the two lots adjacent to the SRC. The ability to expand parking to support existing and additional amenities will determine how much further the SRC campus can be developed. 4. With the spin classroom relocated, put the SRC Community Building to work as Woodlake's community center. Evaluate the use of this small center over time in order to create a more realistic understanding of requirements for a future expanded community center facility. 5. Further evaluate and prioritize possible amenity expansions and improvements. Opinion of Probable Costs Following are our opinion of probable costs for repair or renovation projects in accordance with condition issues outlined above. Following these repair & renovation cost projections is a re-cap of cost projections for opportunities for new development in accordance with our conceptual design presented at the 23 April 2013 Annual Meeting. Reduced copies of the presentation boards created for this presentation are attached at the end of this report. These costs are not necessarily additive. For example, WCA may choose to repair or renovate a pool rather than replace it. These costs are commensurate with the current very preliminary stage of project development, are in 2013 dollars, and are inclusive of professional design and engineering fees and a contingency.
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 17 Repair & Renovation Projects Aquatic & Fitness Center (AFC) Building Exterior Renovations $300,000 - $355,000 Includes: Replacement of existing metal roof with prefinished, standing seam metal roof with hidden fastener system Installation of a lightning protection system for safety Allowance for refinishing of walls and trim Does Not Include: Any necessary repairs to existing roof substrate $325,000 - $430,000 Natatorium Interior Renovations Includes: Replacement of overhead lighting system Re-work duct at south side to closer to windows Interior finishes & new exterior glazing Renovations to Locker Rooms to address handicapped accessibility Fitness Wing Interior Renovations $475,000 - $605,000 Includes: Renovations which address building code issues and handicapped accessibility Renovations to heating/air conditioning & exhaust fans Allowance for snack bar renovation Addition of dedicated Child Minding rest room, major cost factor may be in extending utilities to this location Does Not Include: Remediations which would allow child minding services for infants to be offered legally Separation of check-in from natatorium (see below and CSD's conceptual design for alternate solutions) Child Minding Playground Improvements Includes: Shade structure Additional play equipment Drainage remediation Safety surfacing Fencing off rip rap area Does Not Address: Adjacency to basketball/sports court
$70,000 - $100,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 18 Indoor Pool – Minor Repairs & Renovations $180,000 - $220,000 Further evaluation required: More precise measurements of diving well should be taken to see if it complies with current standards – if not, 3-meter board should be removed & replaced with a board of lower height for safety Pool is known to be leaking/have had leaking problems. This problem should be studied further to decide if it makes economic sense to risk repairing in lieu of replacing. Includes: New plaster & tile New depth markers & no diving markers Pump & filtration repairs Replacement of 3-meter board with lower board if pool is not found to be in compliance with current standards Indoor Pool – Major Renovation $765,000 - $880,000 Will be required for pool to last 60 years in accordance with capital reserve study projections Further evaluation required: More precise measurements of diving well should be taken to see if it complies with current standards – if not the 3-meter board should be removed & replaced with a board of lower height for safety Pool is known to be leaking/have had leaking problems. This problem should be studied further to decide if it makes economic sense to risk repairing in lieu of replacing. Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck Replace PoolPak system & associated components Re-build retaining wall & concrete equipment pad at Pool Pak unit Chemicals room addition to building Indoor Pool – Complete Replacement $960,000 - $1.1 million Continued monitoring of known leaking problem is strongly recommended – if leak is not fixable or worsens this pool may not be a good candidate for repairs & renovations. Includes: New pool of same size (8 lanes x 75 feet) Replace pool deck Replace PoolPak system & associated components Re-build retaining wall & concrete equipment pad at Pool Pak unit Chemicals room addition to building
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 19 AFC Kiddie Pool – Major Renovation $75,000 - $85,000 Does not address handicapped accessibility Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile Pool cover New coping, including depth markers New concrete pool deck Permanent shade structure Fencing – decorative metal pickets (non-climbable) Slide Pool – Minor Repairs & Renovations $225,000 - $270,000 Existing wooden & steel bridge should be removed, repaired or replaced for safety as it is not grounded or bonded. Includes: New plaster & tile Pool cover New depth markers & no diving markers Pump & filtration repairs Concrete coping repairs Deck topping Slide Pool – Major Renovation $450,000 - $500,000 Existing wooden & steel bridge should be removed, repaired or replaced for safety as it is not grounded or bonded. Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size Slide allowance Slide Pool – Complete Replacement Includes: New pool of same size New concrete pool deck of same size Slide allowance
$600,000 - $685,000
Mushroom Pool – Minor Repairs & Renovations Includes: New plaster & tile Pool cover New depth markers & no diving markers Pump & filtration repairs Deck topping
$300,000 - $365,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 20 Mushroom Pool – Major Renovation $530,000 - $610,000 Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size New mushroom Mushroom Pool – Complete Replacement Includes: New pool of same size New concrete pool deck of same size New mushroom
$775,000 - $900,000
Other AFC Improvements & Amenities New pool enclosure fencing – 6' decorative metal pickets (non-climbable) $45,000 - $52,000 New pool deck lighting system $50,000 - $58,000 New landscaping & irrigation system $80,000 - $90,000 Swim & Racquets Center (SRC) Tennis Facilities – Pro Shop $100,000 - $125,000 Includes: General renovations to existing pro shop, including HVAC New tennis restrooms, accessible year round; major cost factor may be in extending utilities to this location Ice & water station Other Tennis Improvements & Amenities Allowance to address drainage problems Clay court repairs – allowance Hard court repairs – allowance New fencing & wind screens Replace court lights with more high-performance fixtures Path lighting 2 new covered observation areas Landscaping & irrigation
$50,000 - $75,000 $42,000 - $48,000 $18,000 - $21,000 $96,000 - $110,000 $56,000 - $65,000 $25,000 - $30,000 $40,000 - $46,000 $60,000 - $70,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 21 SRC Pool – Major Renovation $850,000 - $950,000 As the existing concrete pool deck, plaster & tile work, etc. are in such poor condition, there is little or no cost difference between a minor renovation and a major renovation at this location. Existing wooden & steel bridges should be removed, repaired or replaced for safety as they are not grounded or bonded. More precise measurements of diving well should be taken to see if it complies with current standards – if not the 3-meter board should be removed & replaced with a board of lower height for safety. Will be required for pool to last 60 years in accordance with capital reserve study projections Includes: Complete replacement of all pump & filtration systems & associated piping New plaster & tile New coping, including depth markers & no diving markers New concrete pool deck of same size Diving board allowance Other SRC Pool Area Improvements & Amenities New fencing at existing enclosure New fencing at modified enclosure Pool deck lighting New landscaping & irrigation system
$67,000 - $77,000 $37,000 - $42,000 $40,000 - $46,000 $75,000 - $86,000
Opportunities Aquatic & Fitness Center (AFC) AFC Gymnasium/Classroom Addition $2.4 million - $2.7 million Addresses desire for indoor basketball/sports court facility & additional classroom space Addresses handicapped accessibility, relocates check-in away from Natatorium As illustrated in CSD's conceptual design Includes: Steel frame building with metal panel siding Sprinkler system and/or fire walls to comply with current code Elevator for handicapped accessibility Sitework including parking & sidewalks Site retaining walls Relocation of existing sewer line Landscaping & irrigation Parking lot & pedestrian lighting Relocation of Child Minding playground
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 22 New AFC Pool Check-in Building $225,000 - $250,000 Addresses handicapped & stroller accessibility to outdoor pools Addresses need for convenience restrooms located closer to pools As illustrated in CSD's conceptual design Includes: Roofed check-in pavilion Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New pump & chemicals room for kiddie pool Ramp to Mushroom Pool level AFC Kiddie Pool – Complete Replacement Addresses handicapped accessibility As illustrated CSD's conceptual design Includes: New beach entry pool for handicapped accessibility (same size) Allowance for spray mat with deck jets & water toys New concrete pool deck of same size Permanent shade structure Fencing – decorative metal pickets (non-climbable)
$130,000 - $150,000
Additional Family Rest Room at Mushroom Pool $100,000 - $125,000 Addresses handicapped accessibility Addresses need for convenience restrooms located closer to pools As illustrated CSD's conceptual design Includes: Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New chemicals room at pump building Exterior renovations to existing pump building Swim & Racquets Center (SRC) Lease Space at Shopping Center for Spin Classroom Includes: Rent per year $16/SF Utilities per year TBD Insurance TBD Tenant up-fit TBD
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 23 Renovate Existing Community Building $525,000 - $600,000 As illustrated CSD's conceptual design Includes: General renovations to building including addressing handicapped accessibility Heating, air conditioning & exhaust systems renovations Snack bar renovations Renovate & expand patio/deck areas Porch roof over new bar area New built-in grill & buffet area Handicapped ramp to pool level Landscaping & irrigation Pedestrian lighting New SRC Pool Check-in Building $175,000 - $200,000 Addresses handicapped & stroller accessibility to outdoor pools As illustrated CSD's conceptual design Includes: Roofed check-in pavilion Family rest room, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location New, Relocated SRC Kiddie Pool Addresses handicapped accessibility As illustrated CSD's conceptual design Includes: New beach entry pool for handicapped accessibility (same size) Allowance for spray mat with deck jets & water toys New concrete pool deck of same size Permanent shade structure Fencing – decorative metal pickets (non-climbable)
$150,000 - $170,000
New Tot Lot Accessible year-round As illustrated CSD's conceptual design Includes: Play equipment Safety surfacing Pedestrian lighting Site furnishings Fencing
$130,000 - $150,000
$100,000 - $125,000 Additional Family Restroom & Shade Structure Creates a visual & aural buffer between pool & nearby residences As illustrated CSD's conceptual design Includes: Permanent shade structure Family restroom, including ADA lavatory, toilet & shower; major cost factor may be in extending utilities to this location
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 24 Chemicals Room Addition & Renovation to Pump Building $50,000 - $75,000 Provides an increased visual & aural buffer between pool & nearby residences As illustrated CSD's conceptual design Includes: New chemicals room at pump building Exterior renovations to existing pump building Expand Parking Lot $850,000 - $1 million Expansion of parking will be required in order to expand amenities offered at this site. Current parking (181 +/- spaces) does not meet County zoning ordinance requirements for present amenities. As illustrated CSD's conceptual design Includes: Allowance for acquisition of land owned by Catholic Church Site development costs, including parking lots & sidewalks Reconfigure existing parking lots Landscaping & irrigation Parking lot lighting New Community Building $1.2 million - $1.4 million Assume up to 6,000 SF, wood framed, one story building, unsprinklered for most cost effective construction. Tennis Pro Shop & tennis rest rooms may be part of this new facility As illustrated CSD's conceptual design Includes: Building Site development Terraces & plaza connecting new & existing community buildings Flagpole & lighting Landscaping & irrigation Pedestrian lighting Site furnishings New Lawn/Band Area Accessible year-round As illustrated CSD's conceptual design Includes: 3-sided band shell to direct sound away from nearby residences Lawn, landscaping & irrigation Sidewalks Pedestrian lighting Terrace with fire pit
$200,000 - $230,000
Survey, Recommendations, Probable Costs Woodlake WSRC Study – CSD #13901 23 April 2013 Page 25 New Indoor Tennis Building $4.25 million - $4.9 million As illustrated CSD's conceptual design Includes: New 4-court building with pro shop & locker rooms: pre-engineered metal building, 125' span, heated & air conditioned, fire sprinkler system Site development Landscaping & irrigation Pedestrian lighting SRC Pool – Complete Replacement As illustrated CSD's conceptual design Includes: New pool of same size New concrete pool deck of same size Slide or diving boards allowance J:\2013\13901\Wp\Mem008.Condition Assessment Survey.041613.doc
$1.325 million - $1.525 million
