HomeMy WebLinkAbout2021-10-26 e-packet@6:00Tuesday, October 26, 2021
6:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Municipal Services Building, Council Chambers
33 Arroyo Drive, South San Francisco, CA
Special City Council
Special Meeting Agenda
HYBRID IN-PERSON/VIRTUAL MEETING
1
October 26, 2021Special City Council Special Meeting Agenda
HYBRID IN-PERSON/VIRTUAL MEETING NOTICE
The purpose of conducting the meeting as described in this notice is to provide the safest environment for staff
and the public while allowing for public participation.
Councilmembers Coleman, Flores and Nicolas, Vice Mayor Nagales and Mayor Addiego and essential City
staff may participate via Teleconference.
Pursuant to Ralph M. Brown Act, Government Code Section 54953, all votes shall be by roll call due to
council members participating by teleconference.
This meeting will be conducted pursuant to the provisions of the Governor ’s Executive Orders N-29-20,
N-63-20 and N-08-21 allowing for deviation of Teleconference Rules required by the Brown Act & pursuant
to the order of San Mateo County Department of Public Health regarding gatherings during the coronavirus
(COVID-19) outbreak, and recommendations to follow social distancing procedures, the City of South San
Francisco will hold the meeting through a hybrid of in -person attendance with the City Council, designated staff,
and limited members of the public at the City Council Chambers and through the virtual platform, Zoom .
In-person attendance by members of the public will be subject to maximum capacity and current health and
safety protocols.
American Disability Act:
The City Clerk will provide materials in appropriate alternative formats to comply with the Americans with
Disabilities Act. Please send a written request to City Clerk Rosa Govea Acosta at 400 Grand Avenue, South
San Francisco, CA 94080, or email at all-cc@ssf.net. Include your name, address, phone number, a brief
description of the requested materials, and preferred alternative format service at least 24-hours before the
meeting.
Accommodations: Individuals who require special assistance of a disability -related modification or
accommodation to participate in the meeting, including Interpretation Services, should contact the Office of the
City Clerk by email at all-cc@ssf.net, 24-hours before the meeting.
Notification in advance of the meeting will enable the City of South San Francisco to make reasonable
arrangements to ensure accessibility to the meeting.
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October 26, 2021Special City Council Special Meeting Agenda
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Page 3 City of South San Francisco Printed on 1/26/2022
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October 26, 2021Special City Council Special Meeting Agenda
Call to Order.
Roll Call.
Agenda Review.
PUBLIC COMMENTS - Comments are limited to items on the Special Meeting Agenda.
ADMINISTRATIVE BUSINESS
Study session regarding Article 34 of the California Constitution’s voter approval
requirement for the City to develop, construct, or acquire certain types of “low rent
housing projects.” (Sky Woodruff, City Attorney)
1.
Continuation of a study session regarding renter protection measures for residential
tenants in South San Francisco. (Nell Selander, Deputy Director, Economic &
Community Development Department)
2.
Study session regarding two Capital Improvement Projects (CIP) at Orange Memorial
Park; the Sports Field Project and Pool Replacement Project with recommended bond
funding strategies. (Sharon Ranals, Assistant City Manager, and Janet Salisbury,
Finance Director)
3.
Report providing an update on the City’s Pension obligations as it relates to its current
unfunded actuarial liabilities (“UAL”) and facilitating a discussion in terms of various
strategies to improve the funded status of the City’s retirement plans. (Janet
Salisbury, Director of Finance, Jason Wong, Deputy Finance Director,
Wing-See Fox, Managing Director from Urban Futures, Inc. and Julio Morales,
Managing Director from Urban Futures, Inc.)
4.
ADJOURNMENT
Page 4 City of South San Francisco Printed on 1/26/2022
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:21-804 Agenda Date:10/26/2021
Version:1 Item #:1.
Study session regarding Article 34 of the California Constitution’s voter approval requirement for the City to
develop, construct, or acquire certain types of “low rent housing projects.”(Sky Woodruff, City Attorney)
RECOMMENDATION
It is recommended that the City Council receive the following report regarding Article 34 of the
California Constitution’s voter approval requirement for the City to develop,construct,or acquire
certain types of “low rent housing projects”, and provide direction to staff.
BACKGROUND/DISCUSSION
Historical Context and Scope
Article XXXIV (Article 34)of the California Constitution requires South San Francisco voter approval before
any federal,state or local public entity can develop,construct or acquire certain types of low rent housing
projects in the City.Article 34 was approved in 1950 via Proposition 10 by the voters,and was implemented by
statute in 1976 under Health & Safety Code section 37000 et seq.
Under the statute,“low rent housing project”means any urban or rural dwellings,apartments or other living
accommodations for low income residents,financed in whole or in part by the federal,state,or local
government.This includes supplying labor,guaranteeing payment of liens,or other forms of financing.These
projects may not be developed,constructed,or acquired by a city until the project is approved by the majority
of the voters.
Typically,cities that have sought voter approval for low rent housing projects have crafted the ballot measures
to approve a specified number of units, rather than proposing that voters authorize specific projects.
There are some statutory exemptions that exclude certain types of projects from Article 34 requirements,and
specify that certain public entity actions are not considered as developing,constructing,or acquiring a low rent
housing project.
I. Projects Exempt from Article 34
The statute exempts eight (8)types of developments from the voter approval requirement.These exemptions
were most recently amended on July 19, 2021 in response to the COVID-19 pandemic.
1)Privately owned housing subject to property taxes or, if exempt, either: (a) fully reimburses the taxing
entities; or (b) is exempt under certain sections of the Revenue and Taxation Code available to non-
profit housing developments; and not more than 49 percent of the units are required by the public
entity to be occupied low-income persons;
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2)Privately owned housing not exempt from property taxes by reason of any public ownership, and is not
financed with direct long-term financing from a public entity;
3)Units intended for owner-occupancy, which may include a limited equity housing cooperative,
cooperative or condominiums;
4)Privately owned, newly constructed one-to-four family dwellings not located on adjoining sites;
5)Existing dwelling units leased by the public entity from a private owner;
6)Rehabilitation, reconstruction, improvement or addition to, or replacement of an existing low-rent
housing project or a project previously or currently occupied by lower income households;
7)Acquisition, rehabilitation, reconstruction or improvement of a rental housing development which was
subject to a federal or state public entity contract for assistance to provide affordable housing for low-
income households and maintains, or enters into, a contract for federal or state public entity assistance
for the same purpose; and
8)Acquisition, rehabilitation, reconstruction, alterations work or new construction of lodging facilities or
dwelling units using any of the following sources of funds:
a.CARES Act funds
b.ARPA funds
c.Funds Appropriated pursuant to various provisions of the Health and Safety Code relating to
affordable housing preservation, loans and grants to qualified rental housing developments, and
multifamily housing programs.
II. Public Entity Actions Exempt from Article 34
The California Supreme Court has held that if a public entity is sufficiently involved in a privately owned
project (i.e.provides funds conditioned upon review and approval of plans,financing,operation and
maintenance and occupancy),this project may be treated as a “co-development”and Article 34 likely will be
triggered under that concept.
However,the public entity is still able take certain actions with respect to housing projects that would not be
considered as the public entity developing,constructing,or acquiring the project.These actions are statutorily
exempt from Article 34 requirements.
Prime examples of these exempt actions include:
·Providing financing (secured by deed or other instrument) to a private owner of existing housing;
·Acquiring a previously publicly-funded development to temporarily protect its security, with the intent
to transfer ownership so that the public entity will not be the owner of a low-rent housing project.
·Acquiring or improving land which is anticipated to be sold, ground leased, or otherwise transferred to a
private owner prior to its development as a low-rent housing project, provided that the land and
improvements are not exempt from property tax due to public ownership for a five-year period or
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longer, or if exempt, the taxing entities are fully reimbursed.
·Leasing existing privately owned dwelling units, provided that the lease or sublease do not result in
property tax reduction for the units.
·Providing assistance to private owner or occupant of existing housing units to provide sanitary, safe, and
decent housing environment at affordable rent level.
Additional exemptions are set forth under Health and Safety Code Section 37001.5.
Article 34 Voter Approval Process
The City Council may submit a ballot measure for voters to approve the City developing,constructing or
acquiring low rent housing.Although this question has not been fully settled by the courts or statute,it appears
that the voters could probably also bring an Article 34 initiative given that the California Constitution gives
voters broad initiative power.As mentioned above,typically the public entity would be the one seeking
approval from its voters,and would do so for a certain amount of low income housing units and not a specific
development or project.
CONCLUSION
It is recommended that the Council receive the foregoing report and provide direction to staff.
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Agenda Item
1. 21-804 Study session regarding Article 34 of the California Constitution's voter approval requirement
for the City to develop, construct, or acquire certain types of "low rent housing projects." (Sky Woodruff,
City Attorney)
Legislation Text
1 Public Comment
Guest User at October 26, 2021 at 3:00pm PDT
Oppose
City should direct to corporations instead of middle class citizens who live off of small rental units.
8
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:21-800 Agenda Date:10/26/2021
Version:1 Item #:2.
Continuation of a study session regarding renter protection measures for residential tenants in South San
Francisco. (Nell Selander, Deputy Director, Economic & Community Development Department)
RECOMMENDATION
Staff recommends that the City Council receive the remainder of the study session and provide direction
on the proposed rental protection measures described in this report.
BACKGROUND
On September 15,2021,staff delivered the first portion of this staff report -a discussion of rental registries.
Council asked questions and received public comment.On October 26,2021,staff plan to complete the
presentation -addressing mediation and rental assistance -and receive Council direction on which,if any,
renter protections to continue to pursue.With the exception of this paragraph,the staff report remains
unchanged from that which was published for the September 15th meeting.
Executive Summary
In 2019,City Council held study sessions to address displacement of South San Francisco residential tenants.
Staff introduced various types of renter protection policies for Council’s consideration and direction.At the
time,other Bay Area cities,including San Mateo and Redwood City,were also exploring new tenant protection
measures to mitigate housing displacement in their communities.
Given changes to State law since our last study session,the impact of COVID-19 on our renter population,and
recent Council requests,staff has prepared this study session on renter protections.Specifically,this study
session will cover rental registries, mediation, and rental assistance.
Past City Council Discussions & Actions
Below is a summary of Council’s recent renter protection efforts and related State laws that were adopted.
·First Study Session,January 9,2010.Staff provided an overview of existing programs in other
cities,including minimum lease terms,rent review boards and/or mediation,relocation assistance,and
voluntary rent programs.After discussing the different options available,the Council directed staff to
provide additional information on minimum lease terms,relocation assistance,and enhanced
notification for rent increases.
·Second Study Session,July 22,2019.Staff presented more information on minimum lease terms,
relocation assistance,and enhanced notification for rent increases.Council requested more information
on mediation and anti-rent gouging.
·Local Legislation,July 24,2019.City Council approved relocation assistance for tenants who are
displaced due to code violations caused by unsafe living conditions.
·State Legislation,Assembly Bill (AB)1482,October 8,2019.Prior to the pandemic,the state and
local municipalities focused on passing housing legislation addressing the housing crisis,which had
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local municipalities focused on passing housing legislation addressing the housing crisis,which had
been exacerbated in recent years by wildfires.Prompted by price gouging in California’s overheated
housing market,the state passed AB 1482,the Tenant Protection Act of 2019.This legislation marked a
significant policy change in residential rental housing,limiting residential rent increases statewide to no
more than 5%plus consumer price index (CPI)and requiring just cause for evictions.Most single-
family homes are exempted from the legislation.
·Local Legislation,November 25,2019.In anticipation of the implementation of AB 1482 and to
prevent evictions between the Bill’s signing and effective date,City Council adopted an Urgency
Ordinance prohibiting evictions without just cause and establish the same rental protections in AB 1482
until it went into effect on January 1, 2020.
·AB 1482 goes into effect, January 1, 2020.
·COVID-19 rental protections,March 17,2020 to September 30,2021.The COVID-19 pandemic
created more instability and disruption in the housing market.Its effects halted business operations and
economic activity,in turn impacting renters,homeowners,and landlords.The County and state adopted
eviction moratoria to protect renters from evictions due to COVID.The COVID-19 Tenant Relief Act,
AB 832,protects tenants statewide affected by the pandemic through September 30,2021 and is
discussed in greater detail below.Also discussed below are the rental assistance dollars appropriated by
the City and made available through the state to assist those unable to pay past due rent as a result of the
pandemic.
Demographic Information
Since 2019,the demographics of the City have not drastically changed.In South San Francisco,61%of our
67,408 residents are homeowners and 39%are renters.Thirty seven percent of renter households live in
attached or detached single family homes,15%in developments with two to four units,47%in developments
with five or more units, and just 1% in mobile homes, RVs, or boats.
According to rentcafe.com,in July 2019,the average rent for a one-bedroom apartment in South San Francisco
was $2,883,5%percent increase from the prior year.In August 2021,rentcafe.com reported an average rent of
$2,717, an 11% decrease from 2020.
Despite the dip in rental rates,affordability challenges persist.For a household to comfortably afford a one-
bedroom apartment in South San Francisco,the household must earn at least $97,800.The median household
income in South San Francisco is $105,459.
Over half of renter households are rent burdened,meaning they spend more than 30%of their household
income on rent.The most rent burdened residents are very low-income (earning less than $91,350 for a family
of four) and extremely low-income (earning less than $54,800 for a family of four).
Expiring Eviction Moratorium & Companion Rental Assistance
On June 28,2021,the Governor signed AB 832 extending residential eviction protections related to COVID-19
through September 30,2021.The new law doubles the cash assistance for rent relief to $5.2 billion dollars to
cover 100 percent of past due and future rent (March 2020 through March 2022).AB 832 also allows tenants to
access the rent relief program directly even if landlords choose not to participate.
A protection that lawmakers set up as part of AB 832 is a provision that bans landlords from evicting tenants
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A protection that lawmakers set up as part of AB 832 is a provision that bans landlords from evicting tenants
before they get a chance to apply for rent relief through March 2022.Additionally,the legislation prevents
municipalities from enacting local eviction moratoria until after the state’s protections expire on April 1, 2022.
Inextricably linked to the statewide eviction moratorium is the rental assistance available through Housing is
Key,the state-run COVID rental assistance program.As of August 25,2021,there were 95 Housing is Key
applications in progress for South San Francisco households.In addition to these applications in progress,there
were 339 active applications totaling more than $4 million.Active cases have submitted applications that are in
review but have not yet been awarded funds.By comparison,just 91 South San Francisco households have
been awarded $1.5 million in assistance.What this data demonstrates is the process remains slow but is
resulting in award of funds to South San Francisco households to pay past due and future rent payments.
DISCUSSION
To follow-up on the renter protection study sessions held in 2019 and the more recent housing study session
held in April 2021,staff is presenting information on potential renter protection measures and actions the
Council may want to consider.These include consideration of a rental registry,mediation,and providing
additional funding for rental assistance.
Rental Registry
Recently,rental registries have become a more commonly used tool for rent-stabilized cities to enforce city
ordinances and gather information on rental units.South San Francisco is not a rent-stabilized city,nor is a rent
stabilization ordinance being proposed or considered.In the context of rent-stabilized jurisdictions,a registry
allows a city to collect data from landlords so that it can fine or enforce city codes,such as allowable annual
rent increases.
Beyond code enforcement,cities have implemented registries to collect data on rental conditions in their
jurisdictions. Some of the information gathered by cities include:
·property owner information,
·number of units owned in the city,
·number of bedrooms and bathrooms,
·history of capital improvements,
·rental history, tenant history, and
·and occupancy status.
The information gathered varies city to city,but in general,the data also provides cities with vacancy rates and
information on rate of turnover.Ultimately,though,for rental registries to be effective,there must be a high
percentage of landlords registered in the program.
Staff spoke to several small to medium sized Bay Area cities that recently adopted rental registries.For each,it
took roughly 9 to 12 months to develop their programs.Staff in these cities implemented their registries in
tandem with a rent stabilization program,except for El Cerrito.El Cerrito developed an Affordable Housing
Strategy,and the establishment of a rental registry was one component of this specific strategy and was not
accompanied by rent stabilization.These cities also already required most (if not all)landlords to have a
business license prior to implementing a rental registry,so they were building on an existing list of landlords.
South San Francisco does not currently require all landlords of rental properties to obtain a business license.
In addition,cities that have registries employ 1.5 to 6 staff members dedicated to developing,maintaining the
registry,and enforcing the rent ordinance.Registration fees and fines generally offset the cost of the program,
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registry,and enforcing the rent ordinance.Registration fees and fines generally offset the cost of the program,
which cost roughly $1 million to $2 million to implement with approximately 40% going toward legal fees.
Given current administrative housing workload and other City housing priorities,existing staff could not
accommodate designing a rental registry program and implementing it in a timely manner.If Council would
like to move forward with designing and implementing a program,staff would return to Council with a project
plan and request for a budget appropriation to begin the program.
Mediation
Rental dispute resolution,or mediation,provides an opportunity for tenants and landlords to discuss issues
related to rent increases with a neutral third party.The goals of rent mediation generally are preventing
unreasonable rent increases and displacement,and promoting community accountability.Mediation programs
attempt to achieve these goals through a non-binding mediation process rather than legally binding regulatory
requirements.Mediation programs generally tend to be more permissive in establishing acceptable rent
increases.
Staff explored two mediation models -mandatory and voluntary.San Rafael has a mandatory mediation
program that only tenants can initiate upon a rent increase of 5%or more in a 12-month period.It was
established in 2019 and applies to all rental units.It is administered by Marin County’s Consumer Protection
Unit at no cost to the initiating tenant.Conversely,Palo Alto has a voluntary program that can be initiated by
tenants,property owners,and property managers to resolve disputes regarding rent increases,repairs,deposits,
and maintenance.The program was established in 2001 and applies to properties with two or more units.It is
administered by the Palo Alto Mediation Program at no cost to the initiating party.
If Council is interested in pursuing a local mandatory or voluntary mediation program,staff would proceed to
program design and then procurement of a qualified third party to administer the program.It is likely that such
a contract would cost roughly $35,000 to $70,000 annually.
Rental Assistance
In April 2020,in response to the COVID-19 pandemic,City Council appropriated funds for rental assistance
from the City’s Housing Successor Fund (Fund 241).Since then,YMCA has administered the City’s local
funds and has worked with South San Francisco households to apply for the state’s Housing is Key program,
which provides households with rental arrears going back to March of 2020.
For FY19-20 and FY20-21,South San Francisco committed $500,000 to rental assistance from Fund 241,with
$80,000 remaining.The County committed over $20 million county-wide,much of which was provided by
CARES and ARPA and is available to South San Francisco renters through YMCA and Housing is Key.
For FY21-22,the City has executed an agreement for $215,000 in State Permanent Local Housing Allocation
(PLHA)funding.This will allow the city to pay for future rental payments for tenants who know they will be
missing future rent,but cannot be used for past due rent.The City can also appropriate an additional $250,000
from Fund 241 for past due rental assistance if Council desires.
According to the YMCA,the City’s rental assistance administrator,over 30%of South San Francisco rental
assistance applications are from households in sublease arrangements.These vulnerable renters are the most
likely to get displaced because they are not often afforded the protections of renters on a lease.The City’s funds
have not been used to support sublease rental assistance in the past because there is risk the funds,once paid
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and despite the City and YMCA’s best efforts, could be used for purposes other than paying the landlord.
Despite these risks,there is considerable need among households in subleases and so staff is seeking Council’s
direction on whether or not it would be comfortable appropriating funds for rental assistance and prioritizing
subleasing arrangements.
FISCAL IMPACT
There is no fiscal impact associated with receiving this report.Depending on Council direction,there could be
impacts to the General Fund and/or Housing Funds as described above.
RELATIONSHIP TO STRATEGIC PLAN
Renter protection measures address the following Strategic Plan area:Strategic Plan Priority Area 2 Quality of
Life, Initiative 2.3 - Promote a balanced mix of housing options in South San Francisco.
CONCLUSION
Staff recommends that the City Council provide direction on the rental protection measures described above.
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Renter
Protections
Study Session
South San Francisco City Council
September 15, 2021
Government Code Section 54957.5
SB 343
Agenda: 9/15/2021 SP CC
Item #1
14
Background
15
Past Discussions & Legislation
January 9, 2019
Presentation of min lease terms, relocation
assistance, and enhanced notification; received
direction.
July 22, 2019
Council adopts a red tag ordinance.
July 24, 2019
State AB 1482 signed into law establishing statewide
rent cap and just cause eviction protections.
October 8, 2019
Council adopts an urgency ordinance immediately
implementing many of the AB 1482 provisions.
November 25, 2019
September 15, 20213
Overview of programs in other cities; received Council
direction.
AB 1482 goes into effect.
January 1, 2020
Host of pandemic-related legislation and financial
assistance goes into effect.
March 17, 2020 –September 30, 2021
16
Resident Profile
4 September 15, 2021
South San Francisco Population:
67,402 individuals
21,330 households
Homeowners,
61%
Renters,
39%
Own v. Rent
17
Resident Profile
5 September 15, 2021
37%
15%
47%
1%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Single family home 2-4 Unit 5+ Unit Mobile Home, Boat, RV
Rental Unit Types Occupied by Renters in SSF
18
SSF Rent Profile
Average 1-Bedroom Rents Rent Burden
2019
•$2,883
•5% increase from prior year
2021
•$2,717
•11% decrease from prior year
More than half of renter households are rent
burdened, spending more than half of their income
on rent
September 15, 20216 19
Expiring State Eviction Moratorium
State AB 832 expires September 30, 2021
100% back rent and future rent for impacted, income-qualifying households
Renters can access funds without landlords participating
Bans landlords from evicting tenants before they are able to apply for the rent relief, through March 2022
Local jurisdictions may not enact local eviction moratoria until after April 1, 2022
September 15, 20217 20
State Rental Assistance
As of August 25, 2021:
95 applications in progress by SSF households
339 active applications totaling more than $4 million in requested assistance
91 households have been awarded $1.5 million in assistance
TO ACCESS THESE FUNDS, GO TO HOUSINGISKEY.COM
September 15, 20218
21
Renter
Protections
22
Rent registries allow cities to collect data, such as:
Property owner information
Property information, such as numbers of bedrooms and bathrooms
History of capital improvements
Rental/tenant history
Rental rates
Occupancy status
September 15, 202110
Rental Registry
23
Normally, rental registries are coupled with rent stabilization legislation and are part of a jurisdiction’s
enforcement mechanism.
El Cerrito is an exception to this rule –they have a stand-alone rental registry that is an extension of their
business license process.
September 15, 202111
Rental Registry
24
Rental Registry
Implementation could cost $1 million+ including launching and scaling the program:
At least 1.5 FTE dedicated to work on the effort
City Attorney time
New database and monitoring system, or adaptation of existing one
Fully designing the program and launching it would take roughly 6-9 months. Once launched, it would likely take 2-
3 years before program is fully-scaled to include most landlords.
September 15, 202112 25
Mediation
Mediation, or rental dispute resolution, provides landlords and tenants the opportunity to discuss issues and reach
mutual resolution under the guidance of a neutral third party.
Generally, there are two models –mandatory and voluntary.
September 15, 202113 26
Mediation
Voluntary Programs Mandatory Programs
Example: Palo Alto
Tenants, property owners, and property managers
can initiate
Reasons to initiate include rent increases, repairs,
deposits, and maintenance issues
Applies to properties with 2+ units
Example: San Rafael
Tenants can initiate upon rent increase of 5%+
Applies to all rental units
September 15, 202114
27
Mediation
Programs are generally offered free to participants.
Implementation would involve issuing an RFQ or RFP to solicit a mediation services, which would likely cost
$35,000 to $70,000 annually.
September 15, 202115 28
Rental Assistance
Council has appropriated $500,000 over the past two fiscal years and is set to receive an additional $215,000
from the State shortly.
$80,000 remaining to pay back rent
$215,000 may be used to pay future months of rent
September 15, 202116 29
Rental Assistance
YMCA estimates 30% of rental assistance applications are from households in sublease arrangements.
We have not served these households in the past, unless the landlord acknowledges the renter’s presence and
provides the YMCA/City with a W9
While there are risks associated with providing rental assistance to master tenants on behalf of a sublease tenant
household, staff believe it is worth considering at this point given the vulnerability of these households and lack of
other assistance for them.
September 15, 202117 30
Next Steps
Receive feedback from Council tonight on:
Rental registry
Mediation
Rental assistance
Proceed with program design and implementation, as directed.
September 15, 202118 31
Agenda Item
1. 21-632 Study session regarding renter protection measures for residential tenants in South San
Francisco. (Nell Selander, Deputy Director, Economic & Community Development Department)
Legislation Text SB 343 Item - 1. Renter Protections Study Session.pdf
4 Public Comments
Ethan Mizzi at September 15, 2021 at 2:47pm PDT
Support
Good evening Mayor Addiego and members of the Council. We are a City made up roughly 40% of
tenants, tenants who's rent can arbitrarily go up every year irregardless on if the unit they're living in has
had any upgrade or upkeep while property owners only have to worry about paying for their mortgage if
they still have one and the meager and vastly deflated prop 13 increase on property taxes. we must protect
our renters, they are part of this community and must be treated as such. we need a comprehensive rental
registry so we can have all the data full scope of increases in rent and how many residents of this city are
forced to leave every year due to rent increases. we need actual bare minimum rental protections like just
cause protections and a rent stabilization ordinance. those are the barest of bare minimums. it isn't much of
a burden on a landlord to ask them to fill out a form once a year, especially if it means the city has more
data that we can use to better govern our city in a more equitable way that doesn't unjustly disadvantage
some just because they aren't land owners. Thank you for your time.
Guest User at September 15, 2021 at 12:19pm PDT
Support
California's affordability crisis has worsened as local governments have chosen to deregulate the housing
market and allow developers and landlords to take advantage of renters. Modest programs like the renters’
rebate have been slashed, while property owners continue to get subsidies. Government agencies routinely
fail to enforce tenant protection laws.
South San Francisco needs to give renters more political power so that they can advocate for a safe and
decent place to call home, without having to shell out more than half their paycheck and work multiple
jobs just to make ends meet. Please consider creating a Renter's Board so that there is a permanent entity
that can hold landlords accountable. Without this, the information in a database will not be acted upon.
We also desperately need a city-level rent stabilization and rent control program. Wages have stagnated in
the last decades, while the cost of living has skyrocketed. Renters need protection against unreasonable
rent increases that are often arbitrary in nature and have nothing to do with the condition of the
house/apartment they are living in. This should include mobile homes as well. We can look to other towns
in the county that have done more to protect renters and follow their lead.
32
Roderick Bovee at September 15, 2021 at 8:19am PDT
Support
Because South San Francisco has underproduced housing for decades, our renters are being displaced.
Council should pass just-cause eviction protections, tenant buyout protections, and rent and demolition
controls to prevent this. At an absolute bare minimum, Council should also support a rental registry so we
can fully understand the scope of the problems renters face. If a landlord has time to cash a multi thousand
dollar check, they have time to e-submit a form with a few details about their investment once a year.
Guest User at September 15, 2021 at 7:55am PDT
Oppose
As a responsible landlords who has not and does not gouge their tenants, we are against the proposed
registry and mediation process. The cost of these programs will overburden landlords who will have to bear the cost of such programs
through licensing or taxation. For those of us who are already fair to our tenants and have already been limited in how much we can
increase rents, such legislation will overburden us.
Tenants are already protected as to rent increases by State legislation. A registry or mediation will not
enhance anything. It will only further burden landlords.
If we the responsible landlords exit the business, the sale of our properties would only negatively impact
tenants because new owners will have to be profitable. They will have to make the maximum rent
increases every single year.
Finally, you need to consider that landlords are already further burdened but the skyrocketing costs of
materials and labor. Buildings require maintenance! Our costs are rising at a rate more than 5% per year.
33
Agenda Item
2. 21-800 Continuation of a study session regarding renter protection measures for residential tenants in
South San Francisco. (Nell Selander, Deputy Director, Economic & Community Development
Department)
Legislation Text SB 343 Item - 1. Renter Protections Study Session.pdf PUBLIC COMMENTS - City of South
San Francisco.pdf
4 Public Comments
Guest User at October 26, 2021 at 3:52pm PDT
Hon Mayor Addiego and Council, I am an owner of a rental and consider myself responsible and with
morals of being just. A rental is a small business yet we receive no support from County in the $10,000
assistance for upkeep and maintenance. There is a lot of negativity around a property owner but we are
not! We help keep economy going and provide decent rents to tenants. We don’t take advantage of tenant’s
and provide much needed housing. Thank you !
Guest User at October 26, 2021 at 3:32pm PDT
Oppose
Good evening Mayor Addiego and Council. We oppose this registry as we feel it is targeting those of is
who made great efforts to buy a home and now use as our primary source of increasing me, helping the
economy and SSF. It is not an easy job having a rental especially when tenants cause over $40k in
damages; however we do run those risks, just like any other business risk. As long time residents, we have experienced high rentals and gentrification from real estate offices or
those living out of SSF. I hope Council sees the benefits of having these rentals as a positive rather than a negative!! It is not all about helping low income because us middle class are the new low income and we rely on this
source of income for ourselves and children. While helping one group, we are being ignored and excluded
from any type of support, while not being a burden on assistance rather being self sufficient helping SSF
economy and being respectful and responsible owners to our tenants. Thank you for your time and consideration in not approving.
Guest User at October 26, 2021 at 3:14pm PDT
Oppose
34
Good afternoon Mayor Addiego, Vice Mayor Nagales and Council. We have lived in SSF all of our lives
and have worked very hard to be able to live the American dream of buying our home. My parents did the
same, making huge sacrifices of living a very simple life, prioritizing their children. I completely
understand high rental prices; however, us middle class are not the cause of this problem. We live off of
our rental, paying for our children's tuition and high medical cost. By only prioritizing in helping low
income, us middle class are being excluded from the entire picture of everything from education and being
able to afford a living. We don't qualify for any type of assistance, even though we too hold two jobs and
use our rental for our children's tuition, rent, food, insurance, medical costs and other related expenses. I
feel we are being punished and excluded while rewarding and prioritizing the needs of low income,
especially since I believe the target should be towards real estate companies and large developers. Thank
you Mayor, Vice Mayor and Council.
Guest User at October 26, 2021 at 3:02pm PDT
Us middle class live off of rental income. We can't afford college tuitions or registrations to music and
recreational sports and have been told that our registration fees pay for scholarships. We don't qualify for
subsidy health care and have high deductibles and make a living off of our small rental. Better to target
real estate offices and corporations with large rental units and those who live out of SSF who have rentals.
Thank you.
35
Renter
Protections
Study Session
South San Francisco City Council
October 26, 2021
Government Code Section 54957.5
SB 343
Agenda: 10/26/2021 SP CC
Item #2
36
Continuation of Sept. 15th Study Session
On September 15th we discussed:
Past legislative actions by Council
Information on rental rates and renter households
Rental Registries
Staff answered Council questions
Council took public comment
Tonight, we’ll discuss:
Mediation
Renter Assistance
October 26, 20212 37
Renter
Protections
38
Mediation
Mediation, or rental dispute resolution, provides landlords and tenants the opportunity to discuss issues and reach
mutual resolution under the guidance of a neutral third party.
Generally, there are two models –mandatory and voluntary.
October 26, 20214 39
Mediation
Voluntary Programs Mandatory Programs
Example: Palo Alto
Tenants, property owners, and property managers
can initiate
Reasons to initiate include rent increases, repairs,
deposits, and maintenance issues
Applies to properties with 2+ units
Example: San Rafael
Tenants can initiate upon rent increase of 5%+
Applies to all rental units
October 26, 20215 40
Mediation
Programs are generally offered free to participants.
Implementation would involve issuing an RFQ or RFP to solicit a mediation services, which would likely cost
$35,000 to $70,000 annually.
October 26, 20216
41
Rental Assistance
Council has appropriated $500,000 over the past two fiscal years and is set to receive an additional $215,000
from the State shortly.
$80,000 remaining to pay back rent
$215,000 may be used to pay future months of rent
October 26, 20217
42
Rental Assistance
YMCA estimates 30% of rental assistance applications are from households in sublease arrangements.
We have not served these households in the past, unless the landlord acknowledges the renter’s presence and
provides the YMCA/City with a W9
While there are risks associated with providing rental assistance to master tenants on behalf of a sublease tenant
household, staff believe it is worth considering at this point given the vulnerability of these households and lack of
other assistance for them.
October 26, 20218 43
Next Steps
Receive feedback from Council tonight on:
Rental registry
Mediation
Rental assistance
Proceed with program design and implementation, as directed.
October 26, 20219
44
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:21-798 Agenda Date:10/26/2021
Version:1 Item #:3.
Study session regarding two Capital Improvement Projects (CIP)at Orange Memorial Park;the Sports Field
Project and Pool Replacement Project with recommended bond funding strategies.(Sharon Ranals,Assistant
City Manager, and Janet Salisbury, Finance Director)
RECOMMENDATION
It is recommended that the City Council consider and provide direction regarding two Capital
Improvement Program (CIP)projects at Orange Memorial Park,including potential funding strategies:
construction of a synthetic turf multi-use sports field,which has previously been approved as a CIP
project and is in the final design phase;and the proposed replacement of Orange Pool with an Aquatic
Center, possibly at a new location within the park.
BACKGROUND
The two projects at Orange Memorial Park which are the subject of this Study Session,a synthetic turf sports
field and the proposed replacement of the Orange Pool,are being considered together in this report since their
construction could occur within a similar time frame, and both involve significant funding commitments.
This report and presentation will discuss each project, including the following:
·Status of the Sports Field project, which was approved as a CIP project in FY 2018-19;
·Urgent need to replace the existing pool;
·Results of a 2017 feasibility study and vision for a new aquatic center;
·Results of 2021 feasibility study exploring alternative locations for a new Aquatic Center;
·Cost comparison of constructing a new Aquatic Center at the current pool location versus a new
location;
·Recommended Aquatic Center location at the corner of Tennis Drive and West Orange Avenue;
·Aquatic Center design and construction process and timeline;
·Estimated project costs and cash flow needs over the anticipated design / construction time frames;
·Forecast of anticipated Parks Impact Fees,which have traditionally been the primary funding source for
park projects; and
·Recommended combined bond funding for these projects.
Orange Memorial Park Sports Field Project
The Sports Field project will conserve water,provide for year-round play,significantly expand the number of
hours of play that can be scheduled,improve safety for players,and enhance the appearance and beauty of
Orange Memorial Park.The project was approved in the FY 2018-19 Capital Improvement Program and
includes:one adult /full size baseball field,one softball field,and two youth baseball fields;one adult soccer
field,two junior soccer fields,and four youth soccer fields.Amenities include synthetic turf,lighting,and
electronic scoreboards,30-foot chain link backstops with netting,aluminum bleachers,a restroom/concession
building, bullpens, dugouts, batting cages, portable goals and fencing, and landscape enhancements.
Sports Field Project Duration and Timing of Expenditures
In November 2020,City Council awarded a contract to Verde Design to develop construction documents,City of South San Francisco Printed on 10/22/2021Page 1 of 10
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In November 2020,City Council awarded a contract to Verde Design to develop construction documents,
bidding and construction observation services for the Sports Field project,which continues to track to a $14
million total budget.The project is scheduled to go out to bid in late 2021 with construction to begin in spring
2022 to align with Engineering’s early-2022 projected completion of the Orange Memorial Park Stormwater
Capture Project. Based on this schedule, staff expects the sports fields to open in late summer 2023.
Orange Pool/Aquatic Center
Orange Pool is South San Francisco’s only indoor municipal swimming pool.Opened in 1970,it continues to
serve as a community-wide destination for residents of all ages.The pool,which prior to the COVID-19
pandemic of 2020/21 was in operation year-round,seven days a week,offers critical life-skill/safety learn-to
swim programs,recreation,fitness,therapy,health,and wellness activities.A list of the programs offered at
the pool includes the following:
·Open recreational swimming - includes dedicated time slots for parents with babies or toddlers, adults
only (ages 18 years and up), all ages, and Friday Family Swim Nights;
·Sauna - adults 18 years and up;
·Lap swim - adults 16 years and up;
·Aqua-Zumba, aquatic exercise, and water aerobics (fitness exercise with music);
·Swimming lessons and classes for children and adults scheduled on a quarterly basis;
·Swimming lessons/recreational swim;
·Summer Camp programs for P&R and Boys and Girls Club;
·Red Cross lifeguard certification classes;
·Red Cross health and safety classes;
·Volunteer swim aide, instructor training;
·First responder rescue trainings;
·Private pool rentals;
·Co-sponsored competitive swim team, SSF Aquatics Club (SSFAC).
User Data/Number of Participants
Prior to COVID-19,over 100,000 visits were made to Orange Pool annually (including duplicated
individuals).The pool serves over 600 users per day during the summer,when program offerings are
expanded to serve the demand for more youth programming due to children being out of school for the
summer,and to serve swimming lessons and recreation swim offered through summer camp.During the fall,
winter,and spring there are approximately 325 swimmers daily when lessons are in session.When lessons
are not in session,which is about a two-week period between each quarter,the pool continues to serve
between 180-250 swimmers daily with lap swim and open recreation swim programs.
The average daily attendance of pool patrons by age group is as follows:
Age Group # of Swimmers
Children 0 - 4 10 - 40
Youth 5 - 18 80 - 450
Adults 18 - 65 30 - 90
Seniors 65 and up 40 - 60
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Average daily attendance by program,which varies seasonally,is as follows:lap swim,40;adult recreation
swim,50;the SSF Aquatics Club,80;exercise classes,25;swim lessons,130 (290 summer);summer
recreation swim (daily), 140; and weekend recreation swim, 70.
Program # of Swimmers
Lap Swim 40
Adult Recreation Swim 50
SSF Aquatics Club 80
Exercise Classes 25
Swim Lessons 130 (290 summer)
Summer Recreation Swim (daily)140
Weekend Recreation Swim 70
Prior to the pandemic,public demand for aquatic programs has grown year over year,well beyond the
pool’s capacity.There were a total of 4,124 spaces requested on waiting lists for swimming classes and
programs in 2019,which represents 1,112 unduplicated individuals,many of whom were on multiple
waiting lists.
Annual Maintenance Costs
Operational costs are approximately $150,000 -$200,000 per year in personnel and materials for
maintenance of the pool systems,not including daily custodial work,which is approximately an additional
$50,000 per year.This does not include periodic capital improvement costs for various repairs that have
been made over the years,such as replacing the pool’s plaster and ceramic tile bottom,locker and fixture
replacement,HVAC system,etc.However,budget requests in recent years for significant renovations have
not moved forward, pending a decision on the future of the building.
Facility Description/Existing Conditions
The one-story building has a floor area of approximately 11,500 square feet,and contains a lobby,a 25-yard
long six-lane swimming pool,locker rooms,staff offices,and mechanical room.Constant maintenance and
ongoing repairs have certainly been made during the pool’s 51-year history,and much effort is expended to
keep the pool as functional and pleasant as possible.However,high humidity,chlorine vapors,and heavy
public use create a very harsh environment.Since its construction,the facility has not undergone any major
rehabilitation.Today,the deteriorated condition is obvious upon even casual observation.Issues include
crumbling and worn finish materials,dry-rotted wood,rusting steel structural and non-structural elements,
deteriorated light fixtures,cracked,uneven and sometimes slippery floors,corroded aluminum window sashes,
and large expanses of non-safety glass.Nearly every architectural element and mechanical/electrical system
in the pool is due for replacement, except for the filters, which were recently replaced.
In recognition of these conditions,and the fact that the typical life expectancy of an indoor aquatic facility is 40
-50 years,a professional feasibility study was conducted in 2016 by Marcy Wong Donn Logan Architects.Due
to the size of the document,it has not been attached to this report,but is available for review in the City
Council office.The study’s conclusions,architectural concept design studies,and preliminary rough-order-of-
magnitude (ROM)opinions of probable costs are based upon findings from a number of sources,including
industry experts.Interviews were taken with Parks and Recreation personnel and other city staff.Comments
were solicited and documented at several public forums.Input from Orange Pool users and community
members was taken via survey forms.Multiple site visits were made by the consultant team for the purpose of
technical condition assessments of the existing facility,and remediation recommendations.The existing
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technical condition assessments of the existing facility,and remediation recommendations.The existing
facility’s spatial layout and square foot areas were assessed.A space program for a renovated or new pool was
developed based on all of these sources.
The consultant team examined all structural and architectural systems,including mechanical,lighting,
plumbing,floor and wall finishes,water treatment systems,and windows and glazing.The report confirms
that the building’s design and construction are typical of the late 1960’s to early 1970’s.By today’s standards,
Orange Pool’s architectural,structural and other building systems are significantly below current building
code requirements and building owner expectations for seismic resistance,energy efficiency,water efficiency,
indoor air quality and comfort,architectural lighting,room acoustics,ADA accessibility,daylight control,
sustainability,and a range of family/user accommodations.The existing facility is not compliant with
California Title 24 and federal ADA requirements for accessibility and energy efficiency.The building design
is well over a dozen code editions behind current applicable building code standards.
Typical of 1970’s construction,the building is not energy efficient.The exterior curtain walls and storefronts
have the original single glazed windows in aluminum frames.The majority of the building is comprised of
uninsulated CMU walls and concrete slab floors.The building’s lighting and electrical systems,mechanical
units and plumbing systems do not meet current water and energy conservation standards.
Timing for Replacement
Despite the City’s attentive custodianship of the building,overall,the building’s age and heavy use have
resulted in very worn condition of the shell and interior.As noted previously,virtually every observable
component and system named above is part of the original construction and is well beyond the point of
meriting replacement.
Based on a recent review of the feasibility study,and the known condition of systems in place to date,staff
expects the facility will need to be closed within the next 0 to 5 years unless there is significant capital
investment or wholesale replacement.
Prior to COVID,Orange Pool was used seven days per week,year-round,with the exception of annual
maintenance closures,typically for two to three weeks in December.Understanding the great community
benefit provided to residents of all ages,abilities,socio-economic backgrounds,and ability to pay for
programs,the City subsidizes aquatics programs,and has adopted affordable and inclusive fees.The Parks and
Recreation Department also maintains a donation-backed scholarship fund to provide financial assistance to
those unable to pay full fees,and works with customers as much as possible to avoid turning anyone away if
unable to afford full fees.In addition to its adult and youth learn to swim and fitness programs,the pool has a
large senior aquatic therapeutic and fitness program.
Options for Replacement or Renovation
After detailed analysis of existing conditions and community demand,the consultants drafted three scenarios
for replacement or rehabilitation of the existing pool facility, as summarized below.
Scenario A - Renovate the Existing Orange Pool Facility ($10,522,275 as of 2017)
This scenario consists of not only cosmetic architectural renovations,but also upgrading and/or replacement of
all the engineering systems to meet or come as close as possible to current design standards.Given severely
outdated layout of the facility,building systems and deteriorated physical conditions,any rehabilitation that is
designed to approach or meet conformance with current code standards would be no less,if not more
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designed to approach or meet conformance with current code standards would be no less,if not more
expensive, than a new ground up construction.
This scenario is the least beneficial long-term option for many reasons:
1.The benefit to cost ratio is very low
2.Keeping the existing building precludes superior master planning options
3.Renovations of this facility will likely result in unforeseen expenses from unknown conditions
Scenario B - Construct a Separate New Warm Pool Facility ($21,380,835 as of 2017)
In Scenario B the construction of a new warm pool facility was explored,independently of the Orange Pool
renovation described in Scenario A.Unfortunately,due to seismic requirements,the warm water pool would
essentially be a standalone building, bridged with a covered walkway.
Benefits of this approach are:
1.The flexibility of phasing renovation of the existing pool and building a new teaching pool
2.Flexibility and funding of overall projects in phases
3.The completion of a new, code-compliant, warm water teaching pool facility
Disadvantages of this approach include:
1.A warm pool facility separate from the lap pool facility needs additional staffing
2.Separate warm and lap pool buildings require more complicated security measures
3.Renovation to existing facility (with low cost to benefit ratio) still needed
4.Keeping the existing building precludes superior master planning options
5.Renovations of this existing facility will likely result in unforeseen expenses from unknown conditions
Scenario C - Construct a New Two-Pool Facility ($22,363,600 as of 2017)
This scenario envisions demolishing Orange Pool and constructing a new facility.The new natatorium includes
both a lap pool and a warm water teaching pool.The bathhouse has the possibility of being two stories.This
approach has the most advantages of any of the scenarios:
1.The facility layout can be designed for maximum functional efficiency
2.A new facility with both pools in one natatorium does not require redundant staffing
3.A well-designed new facility with two pools can simplify facility and security management
4.A modern aquatics center can be designed with ancillary spaces that are ideal for modern
1.families with two working parents and young children
5.A new facility will be designed to be ADA accessible, environmentally healthy, energy
2.efficient, sustainably designed, architecturally inviting, and seismically safe
6.Razing the existing facility and building a ground-up facility allows park master planning options
7.A new facility reduces the likelihood of unforeseen expenses that occur in renovation projects
8.This scenario has the highest benefit to cost ratio
The Attachments to this report illustrate an exciting vision for a new aquatics center,as conceptualized in
Scenario C.In this amenity-rich concept,a new facility could be designed to complement the architecture of the
Fernekes Recreation Building, and create a campus feel to this quadrant of the park.
It is important to note that the 2017 pool feasibility study only contemplated construction of a new aquatics
center at its current location. The concepts developed through the feasibility study are illustrative.
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Location Options for Aquatic Center Replacement
In April 2021 staff presented to the Budget Sub-Committee the 2017 Wong and Logan Feasibility Study with
recommendation of the construction of a new two-pool facility.In May 2021 staff engaged Group4 Architects
from the City’s on-call architecture firm list to explore alternative Aquatic Center locations within Orange Park
and validate construction costs.
Working from the two-pool facility approach identified in the Wong and Logan study,Group4 refined the
program to include an 8-lane/25-meter pool,separate teaching pool,swimmer’s lounge,rentable multi-
use/party room,staff and pool director offices,locker rooms and support spaces for mechanical equipment
within a 28,500 SF single-story facility.
With input from staff and Callander Associates,the consultant developing the Orange Park Master Plan,
Group4 assessed Orange Memorial Park to identify six (6)alternative pool locations.See Attachment 2,Site
Options.Using an evaluation matrix that considered the facility,site,capital costs and operational costs for
each of the 6 alternative locations as well as the current location were evaluated by staff.
The corner of Tennis Drive and West Orange Avenue was identified as the best alternative location for a new
facility for several reasons:
1.Comparable cost to current location;
2.Offers high visibility to those passing by and entering the park;
3.Convenient access with connection to both West Orange Avenue and Tennis Drive;
4.Opportunity to utilize the existing parking lot north of Tennis Drive;
5.Good solar orientation with a wall of glass to the South and views across the lawn;
6.Synergy between park buildings and elements;
7.Opportunity to relocate the Veterans Memorial into an accessible plaza space;
8.Minimal disruption to operations anticipated, phased construction will allow the existing pool to remain
operational during construction of new facility with minimal closure due to move, commissioning and
training.
Attached to this report is a diagrammatic plan of the building,plaza and parking layout along with a
conceptual rendering of the Aquatic Facility.A new facility could be designed to complement the architecture
of the Fernekes Recreation Building, and create a campus feel to this quadrant of the park.
Aquatic Center Project Duration and Timing of Expenditures
With a projected total project budget of $33.75 million,including escalation of 4%per year to mid-
construction of Q3 2023,the overall project cost would be similar for a new facility were it to be constructed
in the existing location or at the proposed Tennis Drive and West Orange Ave.location.Staff anticipates a
preliminary project timeline as follows:
Programming and Planning July 2021 - March 2022
Design April - December 2022
Bid January - March 2023
Construction April 2023 - September 2024
Close-Out October - December 2024
In September 2021 staff presented the Group4 feasibility study and funding strategy noted below to the City
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In September 2021 staff presented the Group4 feasibility study and funding strategy noted below to the City
Council Budget Subcommittee.The Budget Subcommittee supported the pool relocation to Tennis Drive at
West Orange Ave. and recommended a similar presentation to the City Council.
If City Council directs staff to move forward with design of a new facility in October 2021,a new Aquatic
Facility could open early 2025.With construction of the facility at a new location,the existing pool facility
could remain open,allowing for uninterrupted aquatic service to the community.Upon completion of
construction of a new pool facility the existing pool facility would be demolished and a parking lot
constructed in its place.
FUNDING STRATEGIES
The above project(s), if approved by Council, would require a comprehensive funding plan.
Parks Impact Fees
Parks Impact Fees can provide partial funding for these projects.Authorized by the Mitigation Fee Act
(Government Code 66000,et seq.),the City of South San Francisco imposes impact fees on new development
projects in order to mitigate the impacts caused by new development on public services.While the City has a
number of impact fees,the impact fees related to parks consists of two separate categories:Park Construction
Fee and Parkland Acquisition Fee (together, the “Parks Impact Fee”).
The following is the available unappropriated Parks Impact Fee fund balances as of June 30, 2021:
Parks Construction:$5,171,284
Parks Acquisition:$ 561,161
TOTAL Available:$5,732,445
The following table shows the projected Park Impact Fee revenues over the next five fiscal years (“FY”) based
upon the development projects that are expected to be completed:
Table 1: Five Year Parks Impact Fee Projection through FY2025-26
FY Estimated Revenue*21-22 $ 4,278,36422-23 $ 3,664,98623-24 $ 3,640,80024-25 $ 4,701,36225-26 $ 7,322,383*Estimated based on current forecast of development environment; subject to change.
While the above revenues are dependent upon the size,scale and timing of the private developments
throughout the City,based upon current forecasts,it is expected that an additional $23.6 million may be
available by June 30,2026.With the $5.7 million already available in the Parks Impact Fee Funds,that is an
estimated total of $29.3 million in Park Impact Fees.
Park Impact Fees for Aquatic Center and Sports Field Improvements
At the April study session earlier this year,Council expressed an interest to pursue both the Orange Memorial
Park Aquatic and Sports Field Improvements.The expected total cost for both the Aquatic Center and Field
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Projects (“Projects”) is $48 million:
Sports Field Project:$ 14,000,000
Orange Pool Project:$ 34,000,000
Total Capital Need:$ 48,000,000
For the $14.0 million Sports Field Project,we already know that a $1.7 million Caltrans grant is available
stemming from the Storm Water project that is already underway.Therefore,the estimated net capital need to
fund both projects is $46.3 million:
Sports Field Project: $ 14,000,000
Less Caltrans Grant:($ 1,700,000)
Orange Pool Project: $ 34,000,000
Total Capital Need: $ 46,300,000
A possible funding source for a portion of the Sports Field and Orange Pool Projects is Parks Impact Fees,
which is discussed in the previous section.There is $5.7 million of unencumbered cash in the fund,plus the
expectation that the completion of development projects will add an additional $23.6 million over the next
five years,for a combined total of $29.3 million ($5.7 million plus $23.6 million).However,there are three
key considerations/risks to the use of the Parks Impact Fees:
1.Revenue Risk.Impact Fees,in general,are a notoriously unreliable revenue source as the timing of the
collection is fully dependent upon the developer.If the development project is halted for any reason,
there is real risk that the City may not realize the anticipated revenue.Relying on the availability of all
$29.3 million to fund all of the Sports Field and a portion of the Orange Pool Project may risk the
completion of the project itself if monies are not available.
2.Timing Considerations.The Sports Field Project is slated to be completed in summer/early fall of
2023,with the aquatic facility,if approved,to be completed by the end of 2024.Based upon the impact
fee projections,only $17.3 million is expected to be available by the fall of 2024 between the $5.7
million already available in the fund plus the projections in years one through three (FY 21-22 through
FY 23-24).Even if Council elected to fully fund just the Sports Field on a pay-as-you-go basis from
the Parks Impact Fees,there may be a mismatch between when bills need to be paid and when
revenues are collected.
3.Other Parks Projects.By committing all of the near-term availability of the Parks Impact Fees
towards these two projects,capital work for other parks projects,like those identified under Parks 11,
may need to be delayed.
Measure W Lease Revenue Bonds for Aquatic Center and Sports Field Improvements
Given the above,the sale of a third tranche of Measure W Lease Revenue Bonds may be the best option to
guarantee that funding is fully in place to ensure the successful completion of both projects.
As the Budget Subcommittee members are aware,the City issued the first tranche of Lease Revenue Bonds in
March 2020 to finance the Police Station.The City issued the second tranche of Lease Revenue Bonds in June
2021 to finance the (a)Library,Parks and Recreation (LPR)Building;(b)Streets Program,and (c)solar roofs
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2021 to finance the (a)Library,Parks and Recreation (LPR)Building;(b)Streets Program,and (c)solar roofs
for LPR and the Corp Yard.
The attached chart (Attachment 1:Chart 1:Measure W Revenues vs.Current Debt Service)shows a
projection of Measure W revenues against all known existing expenditure obligations.
Through FY 2023-24,the difference between Measure W revenues and expenditures (represented by the striped
green bar)is reserved and will be used towards the Civic Campus project.However,after FY 2023-24,the City
does have the financial capacity to absorb the debt service of a third bond financing.Given the $48 million cost
for both Projects, the following is the current funding recommendation:
Lease Revenue Bond Proceeds (Series 2022A - 3rd Tranche)$ 41,000,000
Parks Impact Fee $ 5,300,000
Caltrans Grant $ 1,700,000
Total Capital Need for Projects:$ 48,000,000
The allocation of $5.3 million from the already available Parks Impact Fees would allow the project team to
have enough cash flexibility in the early stages of the Projects as it awaits the issuance of the third tranche of
Lease Revenue Bonds, which would be issued in summer/fall of 2022, if approved.
The attached chart (Attachment 2:Chart 2:Measure W Revenues vs.Current Debt Service and Proposed 3rd
Tranche)shows the projection of Measure W revenues against all expenditures obligations,including the
proposed third tranche of Lease Revenue Bonds:
As shown,Measure W revenues are expected to exceed any debt service obligations,even with the issuance of
another $41 million of debt,with enough of coverage (revenue to debt service)ratio.The attached table
(Attachment 3:Table 2 -Measure W Revenues vs.Total Debt Service through FY 2030-3)shows the detailed
numbers through the next 10 fiscal years.
Staff would work to refine the numbers above to adjust to the capital markets conditions should the City
Council decide to move forward with the discussed capital projects.
CONCLUSION
The two park and recreation assets described in this report,the Orange Park baseball/softball field,and the
Orange Pool,have served the community extremely well,providing recreation,fitness,and wellness
opportunities for thousands of residents for decades.Both are now well beyond their useful lives,and exhibit
all of the challenges that come with antiquated resources.This includes insufficient capacity for a growing
population,high maintenance and repair costs,safety concerns,ADA issues,poor energy and water efficiencies,
and poor aesthetics.
Although it would be possible to construct the Sports Field project alone using Park Impact Fees,current
economic conditions make the timing of development projects and the receipt of impact fees uncertain.Staff
recommends the sale of approximately $41 million of Lease Revenue Bonds,which would allow the City to
fund both the Aquatics Center and Sports Field Projects.This would provide financial certainty that the funds
will be available when needed.Addressing both of these needs at the same time is an extraordinary opportunity
to create safe,modern,efficient,environmentally sustainable,functional,and beautiful public assets that will be
transformative for Orange Memorial Park,and which will serve South San Francisco residents for generations
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to come.
Attachments:
1.Chart 1 Measure W Revenues vs. Current Debt Service
2.Chart 2 Measure W Revenues vs. Current Debt Service and Proposed 3rd Tranche
3.Table 2 - Measure W Revenues vs Total Debt Service through FY 2030-31
4.Presentation for City Council Study Session
5.Wong and Logan Feasibility Study 2017
6.Group4 Feasibility and Location Study 2021
City of South San Francisco Printed on 10/22/2021Page 10 of 10
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Chart 1: Measure W Revenues vs. Current Debt Service 55
Chart 2: Measure W Revenues vs. Current Debt Service and Proposed 3rd Tranche 56
Table 2: Measure W Revenues vs. Total Debt Service through FY 2030-31 1 Assumes 1.00% growth in sales tax receipts from FY 2021-24 and 3.00% growth rate thereafter. 2 Assumes all-in total interest cost of 3.00% with 1st amortization in FY 2024-25. 57
Orange Memorial Park Aquatic Center
City Council Meeting
Tuesday, October 26, 2021
58
Sports Field Project
Project status
Estimated costs
Schedule
Orange Pool/Aquatic Center
Existing conditions
Current usage
Feasibility study
Estimated costs
Schedule
Funding
Forecasted Park Impact Fees
Alternative Strategies
PRESENTATION OVERVIEW
59
•Synergy with Stormwater Capture project
•Water conservation
•Provide for year-round play
•Significantly expand the number of hours of play that
can be scheduled
•Improve field conditions, and safety for players
•Enhance the appearance of Orange Memorial Park
MULTI -SPORT SYNTHETIC TURF FIELD
60
Sports Field Design
Fields
•Adult Baseball (1)
•Adult Softball (1)
•Youth Baseball (2)
•Adult Soccer (2)
•Junior Soccer (2)
•Youth Soccer (4)
Features
•Synthetic Turf
•Lighting & Electronic Scoreboards
•30’ Chain Link Backstops w/ Netting
•Aluminum Bleachers with Surround
•Concession Building
•Bullpens, Dugouts & Batting Cages
•Portable Goals
•Portable Fencing
SPORTS FIELD PROJECT
61
•$14 million total budget
•Schedule based on early-2022 projected completion of Phase 1/ Storm Water Capture Project
•Sports Field to open late summer 2023
SPORTS FIELD PROJECT
62
•Pool over 50 years old
•Undersized for programmatic needs
•Over 100,000 visits annually
•325 -600 users per day
•4,124 spaces requested on waiting lists
ORANGE POOL
63
•Recreational and lap swimming
•Sauna
•Aqua-zumba, aquatic exercise, and water aerobics
•Swimming lessons and classes for children and adults and camps
•Red Cross certification classes
•Volunteer swim aide and instructor training
•South San Francisco Aquatics Club
•Private pool rentals
ORANGE POOL: PROGRAMS
64
•Nearly every architectural element and mechanical/electrical
system in the pool is original and due for replacement
ORANGE POOL: FACILITY DESCRIPTION/EXISTING CONDITIONS
65
•Staff expects the facility will need to be closed within the
next 0 -5 years unless there is significant capital investment
or wholesale replacement
ORANGE POOL: FACILITY DESCRIPTION/EXISTING CONDITIONS
66
•Scope & Methodology
•Scenarios
•Option A -Renovate the Existing
Facility: $10,522,275
•Option B -Renovate Existing and
Construct a Separate Warm Pool
Facility: $21,380,835
•Option C -Construct a New Two-Pool
Facility: $22,363,600
ORANGE POOL: FEASIBILITY STUDY
67
ORANGE POOL: FEASIBILITY STUDY
68
12
GROUP 4 ARCHITECTURE RESEARCH + PLANNING
Prepare a focused Feasibility Study to explore alternative locations
for the Orange Memorial Park Swimming Pool Facility
69
13
SITE PLAN
Site Boundary
Parking Lots
Playground
Existing Orange Pool
Recreation Building
Tennis Courts
Skate Park
Basketball Courts
SITE PLAN
70
14
5
3
14
6
2
Existing Playground
Tennis / Orange
Artists’ Studios
South End of Parking Lot
1
2
4
5
North End of Parking Lot3
Mazzanti Property6
Current locationE
E
SITE OPTIONS
71
15
CURRENT LOCATION TENNIS / ORANGE
EXISTING
PLAYGROUND
NORTH PARKING
LOT
SOUTH PARKING
LOT
EXIST ARTIST
STUDIO
MAZZANTI
PROPERTY
FACILITYOPERATIONS –o +–o +–o +–o +–o +–o +–o +
SYNERGY –o +–o +–o +–o +–o +–o +–o +
FLEXIBILITY –o +–o +–o +–o +–o +–o +–o +SITEVISIBILITY –o +–o ++–o +–o +–o +–o +–o +
PLACEMAKING –o +–o +–o +–o +–o +–o +–o +
ACCESS –o +–o +–o +–o +–o +–o +–o +
PARKING –o +–o +–o +–o +–o +–o +–o +
COMMUNITY IMPACT –o +–o +–o +–o +–o +–o +–o +
SITE SOLAR ORIENTATION –o +–o +–o +–o +–o +–o +–o +
FIT/ UTILIZATION –o +–o +–o +–o +–o +–o +–o +OTHERCOMMENTS
Factor in expense of
replacing playground
in a new location
Takes away parking
and needs to be
placed at another
location
Takes away parking
and needs to
be placed at
another location
E
EVALUATION CRITERIA
72
16
POOL + NATATORIUM
MULTIPRURPOSE
ROOMS
LOBBY
STAFF
LOUNGE + SUPPORT
BUBBLE DIAGRAM
73
17
2017 STUDY
74
18
P
Memorial
PREFERRED SITE OPTION: FINAL PHASE -ROOF
75
19
2021 SITE OPTION
76
20
•Create landmark, strengthen civic presence
•Synergy between park buildings and elements
•Relocation of sculpture and memorial
•Minimal disruption to operations anticipated, phased construction will allow
existing pool to remain operational during construction of new facility with
minimal closure due to move, commissioning and training
PREFERRED OPTION: ADDITIONAL CONSIDERATIONS
77
21
PRECEDENT IMAGES
78
22
PRECEDENT IMAGES
79
23
PRECEDENT IMAGES
80
24
Overall Project Schedule
Programming and Planning July 2021 –March 2022
Design April –December 2022
Bid January –March 2023
Construction April 2023 –September 2021
Close-Out October –December 2024
Programming and Planning Schedule
Budget Sub-Committee September 2021
City Council Study Session October 2021
Selection of Architect November –December 2021
Preliminary Design & Outreach January –March 2022
SCHEDULE
81
25* Similar construction budget for new building at existing site or corner of Tennis/Orange Ave
PROJECT BUDGET
Orange Pool Building (28,500 SF) Hard Costs
(Includes demolition, furniture, fixtures, equipment, signage, technology)$18,316,980
Hard Costs Contingency $2,683,020
Site Costs
(Includes site preparation, hardscape and landscape, parking)$1,526,250
Site Costs Contingency $273,750
Soft Costs $7,500,000
Project Budget
(08/2021)$30,300,000
Total Project Budget $33,756,000*
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26
Mitigation Fee Act Parks Impact Fees
Total Parks Impact Fee Available (6/30/21) = $5.73 million
Parks Construction = $5.17 million
Parks Acquisition = $0.56 million
5-Year Forecast for Parks Impact Fees
Projected $29.3 million by June 30, 2026
Subject to Development Risk
Fiscal
Year
Estimated Park
Impact Fee
21-22 $ 4,278,364
22-23 $ 3,664,986
23-24 $ 3,640,800
24-25 $ 4,701,362
25-26 $ 7,322,383
PARK IMPACT FEE & PROJECT COSTS
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27
Sports Field Project
Considerations
–Projected Cost = $14 million
–Timing = Project Completion by Summer/Fall 2023
Orange Memorial Aquatic Center
Considerations
–Projected Cost = $34 million
–Timing = Project Completion by Fall/Winter 2024
Sports Field + Aquatic Center
Total Cost = $48 Million
Funding Recommendations
–Measure W Lease Revenue Bonds ($41 million)
–Parks Impact Fee ($5.3 million)
–Caltrans Grant ($1.7 million)
PROJECT COSTS AND CONSIDERATIONS
84
28
Voters approved Measure W ½ cent Sales Tax in 2015
Measure W revenues and expenditures outside of General Fund
2
8
Fiscal Year Ended 6/30/2016 6/30/2017 6/30/2018 6/30/2019 6/30/2020 6/30/2021
REVENUES $1,493,425 $8,886,653 $11,162,238 $12,644,947 $11,704,090 $13,379,292
EXPENDITURES
Civic Campus 211,992 382,776 4,925,872 8,793,377 10,255,536 16,440,209
Street Paving Program -495,162 4,122,270 1,189,851 127,882 949,678
Debt Service ----407,156 2,767,200
Payroll -----267,867
TOTAL EXPENDITURES $211,992 $877,938 $9,048,241 $9,983,229 $10,790,573 $20,424,954
Revenues Less Expenditures $1,281,433 $8,008,716 $2,113,996 $2,661,719 $913,518 -$7,045,662
FUND BALANCE $1,281,433 $9,290,149 $11,404,145 $14,065,864 $14,979,381 $7,933,719
OVERVIEW OF MEASURE W
85
29
Month FY 2019-2020 FY 2020-2021 Difference
July $ 930,148 $ 1,025,771 $ 95,623
August 1,450,260 1,527,732 77,472
September 821,445 498,476 (322,969)
October 958,425 1,017,094 58,669
November 1,056,673 1,389,937 333,264
December 1,239,905 932,921 (306,984)
January 790,642 885,528 94,886
February 1,186,204 1,424,181 237,977
March 713,987 870,466 156,479
April 714,606 924,602 209,996
May 1,397,081 1,507,996 110,915
June 444,714 1,374,588 929,874
TOTAL $ 11,704,090 $ 13,379,292 $ 1,675,202
MEASURE W FUND MONTHLY REVENUE COMPARISON
86
30
$-
$2,500,000
$5,000,000
$7,500,000
$10,000,000
$12,500,000
$15,000,000
$17,500,000
$20,000,000
$22,500,000
$25,000,000
2019 2021 2023 2025 2027 2029 2031 2033 2035 2037 2039 2041 2043 2045
FY19 Measure W Receipts = $12.6 million
FY20 Measure W Receipts = $11.7 million
Estimated FY21 Measure W Receipts = $13.3 million
Civic Campus Cash
Expenditures
SERIES 2020A –POLICE STATION DEBT SERVICE
SERIES 2021A Bonds Principal
Measure W Projected
Revenues
SERIES 2021A Bonds Interest
MEASURE W CASHFLOW (REVENUE LESS EXPENDITURE)
87
31
$-
$2,500,000
$5,000,000
$7,500,000
$10,000,000
$12,500,000
$15,000,000
$17,500,000
$20,000,000
$22,500,000
$25,000,000
2019 2021 2023 2025 2027 2029 2031 2033 2035 2037 2039 2041 2043 2045
FY19 Measure W Receipts = $12.6 million
FY20 Measure W Receipts = $11.7 million
Estimated FY21 Measure W Receipts = $13.3 million
Civic Campus Cash
Expenditures PROPOSED SERIES 2022A Bonds –Estimated Debt Service
SERIES 2021A Bonds Principal
Measure W Projected
Revenues
SERIES 2021A Bonds Interest
MEASURE W CASHFLOW (REVENUE LESS EXPENDITURE)
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32
Date Estimated Sales Tax
Receipts
(Measure W)1
Series 2020A:
Debt Service
(Police Station)
Series 2021A:
Debt Service
(LPR, Street Paving,
Solar Roofs)
PROPOSED
Series 2022A:
Debt Service
(Ballfield and Pool)2
Remaining
Measure W Funds
Debt Service
Coverage Ratio
6/30/22 $ 13,513,085 $ 2,765,450 $ 5,522,383 -$ 5,225,252 1.63x
6/30/23 13,648,216 2,766,450 5,523,000 -5,358,766 1.65x
6/30/24 13,784,698 2,764,950 5,521,800 -5,497,948 1.66x
6/30/25 14,198,239 2,765,950 5,522,200 2,544,700 3,365,389 1.31x
6/30/26 14,624,187 2,764,200 5,524,000 2,543,100 3,792,887 1.35x
6/30/27 15,062,912 2,764,700 5,522,000 2,543,500 4,232,712 1.39x
6/30/28 15,514,799 2,762,200 5,526,200 2,541,200 4,685,199 1.43x
6/30/29 15,980,243 2,764,800 5,521,200 2,543,600 5,150,643 1.48x
6/30/30 16,459,651 2,765,200 5,519,200 2,544,000 5,631,251 1.52x
6/30/31 16,953,440 2,763,400 5,523,800 2,542,300 6,123,940 1.56x
1 Assumes no growth in sales tax receipts from FY 2021 –2024 and 3.00% CAGR thereafter
2 Assumes all-in true interest cost of 3.00%.
PROJECTED CASHFLOW DETAIL
89
33
CONCLUSION/SUMMARY
•Possible to fund Sports Field with Park Impact Fees
•Current economic climate makes timing of Impact Fees uncertain
•50+ year old pool beyond useful life
•Extraordinary opportunity to provide two legacy projects
•Measure W Revenues expected to safely exceed debt service obligations
•Staff recommends sale of $41M Lease Revenue Bonds
90
THANK YOU
91
FEASIBILITY STUDY
ORANGE
MEMORIAL
POOL
Marcy Wong Donn Logan ARCHITECTS
SEPTEMBER 12, 2016
PREPARED BY
PREPARED FOR
DEPARTMENT OF PARKS & RECREATION
CITY OF SOUTH SAN FRANCISCO, CA
SEPTEMBER 12, 2016
DRAFT
92
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA 93
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
TABLE OF CONTENTS
PAGE
I. EXECUTIVE SUMMARY 1-2
II. INTRODUCTION
II.A Background 3-5
II.B Definitions 6
II.C Project Team 7
II.D Study Scope 8
II.E Approach Scenarios 9
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
III.A Documentation of Existing Construction 10
III.B Research Methodology 11
III.C User and Staff Survey Findings 12-19
III.D Site And Physical Context 20-23
III.E Civil Engineering Issues 24-27
III.F Architectural Issues 28-60
III.G Aquatic Design & Pool Engineering 61-75
III.H Mechanical & Plumbing System 76-85
III.I Electrical System 86-89
III.J Structural System 90-94
IV. FUTURE FACILITY SCENARIOS
IV.A Scenario A – Upgrade The Existing Orange Pool Facility 95-109
IV.B Scenario B – Upgrade existing pool and Construct A New Building
for A Warm Pool 110-127
IV.C Scenario C – Raze The Existing Facility; Build A New 2-Pool Building 128-146
V. SUSTAINABLE TECHNOLOGIES 147 - 153
VI. CONCLUSION 154
VII. APPENDIX 155-231
Appendix - A - Survey Responses
Appendix - B - As-built Drawings of Orange Pool Locker Rooms
Appendix - C - Documents Provided By City of South San Francisco
Appendix - D - Agenda for Kick off Meeting/ Site Visit on November 16, 2015
Appendix - E - Index of Figures and Tables
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I. EXECUTIVE SUMMARY
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CAORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA 95
1
I. EXECUTIVE SUMMARY
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
After nearly a half-century of year-round use, the City of South San Francisco’s Orange Memorial
Pool (Orange Pool) has exceeded its anticipated service life and is long overdue for significant
renovation or replacement. Despite the deteriorated condition of the municipal indoor swim
facility, high attendance at Orange Pool persists. The facility is frequently overcrowded – a
situation that is likely to intensify as the City’s and adjoining communities’ populations increase
in the coming decades. Demographic statistics on the City’s website show that population growth
from April 2010 to July 2011 was about 1.2%. This figure is in line with the Association of Bay
Area Government’s (ABAG) findings of nearly 1% average annual Bay Area population growth from
2010 through 2014 (Source: ABAG from California Department of Finance Table E-5 and E-8 data).
Furthermore, over the next ten years, downtown South San Francisco is projected to add 700 new
residential units (conservative) and 250,000 sf of commercial space (Source: City of South San
Francisco Department of Parks and Recreation). The current confluence of population growth and
Orange Pool’s dilapidated condition presents the City of South San Francisco with an opportunity to
conceive of a new or enhanced facility that is tailored to the specific needs of its various community
and aquatic user groups.
The City of South San Francisco Department of Parks and Recreation commissioned Marcy Wong
Donn Logan Architects to conduct an existing facility conditions assessment and to study the
feasibility of renovating, expanding or replacing Orange Pool to accommodate a growing number
of patrons availing themselves of diverse year-round aquatic programs. The purpose and scope of
this feasibility study is to develop and assess strategies to remedy the shortcomings of Orange Pool
through facility renovation, expansion or replacement. This report, by Marcy Wong Donn Logan
Architects and its team of engineering consultants, was completed in consultation with the City of
South San Francisco’s Department of Public Works and Department of Parks and Recreation and
Orange Pool staff. The report’s conclusions, architectural concept design studies, and preliminary
rough-order-of-magnitude (ROM) opinions of probable costs are based upon findings from the
following:
• Interviews with Parks and Recreation personnel and other City Staff conducted by the
design team.
• Public comments solicited and documented at forums facilitated by the Parks and
Recreation Department.
• Analysis of Orange Pool users’ and community members’ input obtained through survey
forms specifically designed for this study.
• Design team members’ site visits made for the purpose of technical condition assessments
of the existing facility, and remediation recommendations.
• Analysis of the existing aquatic facility’s spatial layout and square foot areas.
• A building space program developed from stakeholder interviews, survey comments and
site visit observations.
Based upon the project team’s assessment of the existing facility’s condition and in light of site
planning options for physical facility expansion, the development scenario options in order of least
to best value are:
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2
I. EXECUTIVE SUMMARY
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
Scenario A - Renovate the Existing Orange Pool Facility
This scenario consists of not only cosmetic architectural renovations but also upgrading and/or
replacement of all the engineering systems to meet or approach as to the degree possible current
design standards. Given Orange Pool’s severely outdated layout, building systems and deteriorated
physical conditions, any rehabilitation that is designed to approach or meet conformance with
current code standards would be no less, if not more expensive, than a new ground up construction.
This scenario is the least beneficial long term option for many reasons:
1. The benefit to cost ratio is very low
2. Keeping the existing building precludes superior master planning options
3. Renovations of this facility will likely result in unforeseen expenses from unknown conditions
Scenario B - Construct a Separate New Warm Pool Facility
A new warm pool in a separate new building can be completed independently of whatever is done
and whenever with the existing Orange Pool facility. For example, in Scenario B the construction of
a new warm pool facility can be executed independently of the Orange Pool renovation described
in Scenario A.
Benefits of this Scenario B approach are:
1. The flexibility of phasing renovation of the existing pool and building a new teaching pool
2. Flexibility and funding of overall projects in phases
3. The completion of a new, code-compliant, warm water teaching pool facility
Disadvantages of this approach include:
1. A warm pool facility separate from the lap pool facility needs additional staffing
2. Separate warm and lap pool buildings require more complicated security measures
3. Renovation to existing facility (with low cost to benefit ratio) still needed
4. Keeping the existing building precludes superior master planning options
5. Renovations of this existing facility will likely result in unforeseen expenses from unknown
conditions
Scenario C - Construct a New Two-Pool Facility
This scenario envisions razing Orange Pool and constructing a new facility. The new natatorium
includes both a lap pool and a warm water teaching pool. The bathhouse has the possibility of
being two stories. This approach has the most advantages of any of the Scenarios:
1. The facility layout can be designed for maximum functional efficiency
2. A new facility with both pools in one natatorium does not require redundant staffing
3. A well-designed new facility with two pools can simplify facility and security management
4. A modern swim center can be designed with ancillary spaces that are ideal for modern families
with two working parents and young children
5. A new facility will be designed to be ADA accessible, environmentally healthy, energy efficient,
sustainably designed, architecturally inviting, and seismically safe
6. Razing the existing facility and building a ground-up facility allows park master planning options
7. A new facility reduces the likelihood of unforeseen expenses that occur in renovation projects
8. This scenario has the highest benefit to cost ratio
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II. INTRODUCTION
MARCY WONG DONN LOGAN A R C H I T E C T S
A. BACKGROUND
SEPTEMBER 12, 2016
Orange Memorial Pool (Orange Pool) is a municipal indoor swim facility located at 1 West Orange
Avenue in the City of South San Francisco’s Orange Memorial Park. The South San Francisco Aquatics
Club (SSFAC) and other members of the community as well as non-residents make extensive use
of Orange Pool. The rate schedule for use by residents and non-residents includes monthly, daily,
and Friday Family Night fees that are reduced for seniors (62 years and older). According to Orange
Pool’s Aquatics Supervisor, Lindsay Pinell, the facility’s popularity has been steadily increasing,
resulting in over-crowded facilities and conflicting programs. These activities and programs include:
• Recreational swimming - open for all ages
• Recreational swimming - parents and children 4 months to 5 years
• Recreational swimming and sauna - adults 18 years and up
• Lap swim - adults 16 years and up
• Aqua zumba and aquatic exercise classes (fitness exercise with music)
• Swim lessons and classes for children and adults scheduled on a quarterly basis
• Life saving certification classes
• Red Cross health and safety classes
• Volunteer swim aide, instructor training
• Rentals by individuals on Saturdays 3:00 PM to 4:30 PM and 4:30 PM to 6:00 PM
• Co-sponsored competitive swim team participation
• 7 days per week, year-round use
Figure 1: Orange Pool Building View from Memorial Park Figure 2: South San Francisco Hill
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II. INTRODUCTION
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. BACKGROUND
The South San Francisco Aquatics Club (SSFAC) is a year-round competitive swim team offering
high quality professional coaching and technique instruction for all ages and abilities. A non-profit
club at Orange Pool, SSFAC has been co-sponsored by the City of South San Francisco since 1971.
It has a dedicated coaching staff and is run by an elected board of directors.
South San Francisco typically experiences wet winters and windy conditions, particularly in the
summer. Thus, despite South San Francisco’s mild Mediterranean climate, the natatorium of the
aquatic center enables the facility to be much more useful than if the pool were outdoors.
According to the United States Census Bureau, the City’s population increased from about 54,500 in
1990 to 66,000 in 2013, an increase of 21% in 13 years. Along with the City’s increased population
and use of the pool, the Parks and Recreation Department reports that demand for access to the
pool has far exceeded the facility’s capacity, and anticipates that demand will continue to increase.
According to the City’s web page on demographics, in 2011 (Reference: http://www.ssf.net/145/
Demographics) of its 634,500 citizens, 6.2% were under 5 years; 21.7% were under 18, and 13.1%
were 65 or older.
(Top) Figure 3: Aquatic Club Bulletin Board
(Bottom L) Figure 4: Competitive Swim Training in Orange Pool (Bottom R) Figure 5: Youth Playing in Orange Pool
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C. PROJECT TEAM
SEPTEMBER 12, 2016
Orange Pool’s one-story building has a floor area of approximately 11,500 square feet and contains
a 25-yard, 6-lane swimming pool. Since the completion of its construction around 1970, the City
has no record of the facility having undergone any major rehabilitation. Nearly a half century later,
in 2016 the building’s dilapidated condition is obvious upon even casual observation. Aspects such
as: crumbling and worn finish materials, dry-rotted wood, rusting steel structural and non-structural
elements, deteriorated light fixtures, excessively cracked, uneven and sometimes slippery floors,
corroded aluminium window sash, and large expanses of non-safety glass are in plain sight. The
facility’s conditions assessment done for this feasibility study confirms that the building’s design
and construction are typical of the late 1960’s to early 1970’s. By today’s standards, Orange Pool’s
architectural, structural and other building systems are significantly below current building code
requirements and building owners’ expectations for seismic resistance, energy efficiency, water
efficiency, indoor air quality and comfort, architectural lighting, room acoustics quality, ADA
accessibility, day-light control, sustainability, and a range of family / user accommodations.
During the November 2015 elections, City of South San Francisco voters passed a sales tax measure
for which Parks and Recreation projects and programs had been identified as a high priority. With
more than 50,000 residents enjoying South San Francisco public parks in the first half of 2015
alone, Parks and Recreation Director Sharon Ranals noted that, “as a community, we must look
carefully at improving and increasing our investment in programs” and that maintaining after-
school and summer services for youth and teens keeps them safe and engaged. Consequently
in late 2015, the Parks and Recreation Department was directed by the City Manager to explore
program and facility improvements that could benefit from the new half-cent sales tax revenue
(Measure W). The resulting analysis, lead by the Department’s Recreation & Community Services
Manager Greg Mediati, Aquatics Supervisor Lindsay Pinell and Director Sharon Ranals, concluded
that the development of strategies to improve, augment or replace Orange Pool are crucially
needed. After Measure W went into effect April 2016, MWDL was informed by the Parks and
Recreation Department that most of the funds from the increase will most likely go towards the
new community recreation center (El Camino and Chestnut) and for upgrades to police stations
and fire stations.
Figure 6: Orange Pool Building Entry Facade and Landscaping
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ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
B. DEFINITIONS
For the purpose of this study, the following terms are defined:
Code:
Applicable jurisdictional building codes current at the time of design, permit issuance and
construction. This study, refers to the following applicable codes:
• California Building Code (CBC)
• California Electrical Code (CEC)
• California Mechanical Code (CMC)
• California Plumbing Code (CPC)
• California Fire Code (CFC)
• State of California Code of Regulations (CCR)
• Title 24 State Building Standards
• Standards & Guidelines
• NFPA 101 Life Safety Code
• ANSI A117.1 Providing Accessibility and Usability for Physically Handicapped People
• Americans with Disabilities Act (ADA)
• Virginia Graeme Baker Pool and Spa Safety Act (VGBA)
• National Federation of State High School Associations (NFHS)
• USA Swimming
• Article 680 NEC (National Electrical Code) - Swimming Pools and similar installations
Bathhouse:
The portion of a building which houses offices, locker rooms, meeting rooms, storage rooms, pool
pump, heating and filtration equipment, etc.
Natatorium:
The portion of a building which provides weatherproof enclosure for the pool and pool deck.
Deck:
The flat, generally paved area surrounding the swimming pool.
Aquatic Center:
The entire swim facility including buildings containing bathhouse, natatorium, pools, as well as site
features related to the project.
ROM:
Rough order of magnitude suggestions of cost are opinions based on reasonable professional
judgment, historic economic data, and anticipated future economic behavior. These opinions are
projections rather than a guarantee of outcome.
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C. PROJECT TEAM
SEPTEMBER 12, 2016
NAME ROLE / TITLE AFFILIATION
CITY OF SOUTH SAN FRANCISCO
Sharon Ranals Director of Parks & Recreation Parks & Recreation Department
Greg Mediati Recreation & Community
Services Manager
Parks & Recreation Department
Sam Bautista Principal Engineer Engineering Division
Robert Hahn Senior Civil Engineer Engineering Division
Lindsay Pinell Aquatics Supervisor Parks & Recreation Department
Erin O'Brien Recreation Coordinator Parks & Recreation Department
Brian Crume Facility Manager Parks & Recreation Department
ARCHITECT AND CONSULTANT TEAM
Architecture Marcy Wong
Principal Architect
Marcy Wong Donn Logan Architects
800 Bancroft Way Suite 200
Berkeley, CA 94710Shweta Mhatre
Architectural Project Manager
Baolin Xu, Designer
Stephen Scribner, Architect
Casey Crawmer, Designer
Aquatic Design &
Swimming Pool
Engineering
Matthew Reynolds
Swimming Pool Engineer
Terracon
5075 Commercial Circle
Suite E, Concord, CA 94520Bernie Rogers
Pool Mechanical Engineer
Building
Engineering
Lorraine Htoo
Project Managing Civil Engineer GHD Inc
505 Montgomery Street, Suite 2300
San Francisco, CA 94111James Pan
Structural Design Engineer
Chris Richards
Electrical Engineer
GHD Inc
2235 Mercury Way, Suite 150
Santa Rosa, CA 95407Mike Southworth
Mechanical Engineer
Brian Crowell
Civil Engineer
GHD Inc
718 Third St, Eureka, CA 95501
Cost Estimator
Mike Parkyn
Cost Estimating Engineer
Leland Saylor Associates
99 Almaden Blvd., Suite 600
San Jose, CA 95113
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ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
D. STUDY SCOPE
This study includes:
• Assessment of the existing conditions of Orange Pool, on which to base action scenarios to
address the current & anticipated immediate and long term future growth in attendance.
• Identification of the Recreation and Park Department’s, community and other
stakeholders’ “wish lists” and priorities for the Orange Pool.
• Determination of the pros and cons of no less than three approach scenarios with regard
to the existing facility’s improvements, expansion and / or replacement with a new facility.
• Analysis and preliminary estimates of construction costs for alternative approaches to
the rehabilitation or replacement of the existing facility.
• Development of rough-order-of-magnitude (ROM) probable cost estimates for each of
three approach scenarios (renovation, expansion of existing, new ground-up). A fourth
scenario could be a combination of approaches.
• Development of concept plans reflecting operations and maintenance staff input, user
group survey and Parks and Recreation Department’s goals for the community.
• Recommendation of approach based upon community feedback, patron benefit,
projection of population growth, project cost, and Orange Park Masterplan.
Items beyond the purview of this study include:
• Survey of hazardous materials and estimate of costs associated with abatement
• Investigation of sub-surface conditions, aquifers and geologic hazards
• Comprehensive assessment of the existing aquatic center’s roofing
• Financial analysis of operations, administration and maintenance
• Revenue projections
• Identification of funding sources and fundraising strategies
• Staffing requirements for each Pool expansion, replacement or renovation scenario
• Geotechnical investigation
• Sub-surface investigation and assessment of the existing building’s foundation and
infrastructure that is not visible without destructive demolition.
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E. APPROACH SCENARIOS
SEPTEMBER 12, 2016
The approach scenarios developed for the expansion and / or improvement of Orange Pool are
greatly informed by interviews with and survey feedback from the facility’s staff, coaches, and
patrons. The responses uniformly reflect a consensus that the pool itself and the locker rooms are
too small. Moreover, the building and facilities are outdated both technically and programmatically,
as they have been in continuous operation without substantive rehabilitation for decades. Patrons
of the facility emphasize the need for a separate “teaching” pool, with warmer water than what
is ideal for lap pools. Lap swimmers find that the existing pool’s lanes are both too few and too
narrow in width. They also prefer a cooler water temperature. Competitive swimming events are
not possible because the lap pool length is below USA swimming regulation dimensions for 25-yard
pools.
Prior to this study, the City‘s Recreation Department had anticipated that one of the potential
approaches would be to expand the existing facility with an addition for a second pool. The design
team’s structural engineers subsequently determined that an addition structurally attached to
Orange Pool would be impractical relative to building a new, structurally independent facility that
houses a warm, teaching pool. Thus, the three approach scenarios presented in this report are:
Scenario A - Renovate the Existing Orange Pool Facility
Scenario B - Construct a Separate New Warm Pool Facility
Scenario C - Construct a New Two-Pool Facility
According to the Director of the Parks and Recreation Department, based upon the currently
programmed uses at Orange Memorial Park, the expanded footprints required of Scenarios B and
C are feasible. Reduction of Orange Park’s multiuse sports fields would not be a problem, as it still
leaves enough open space (225 ft x 350 ft) to comfortably fit a full size soccer field for recreational
purposes. The City is also planning additional sports fields on other sites. Orange Memorial Park’s
land and adjacent parking lots serving the Park are owned by the City. The Department anticipates
that expansion of or relocation of the swim center’s footprint within Orange Memorial Park would
not entail zoning obstacles at the municipal or other governmental entitlements levels.
Figure 7: View of Orange Pool Building from Memorial Park
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. DOCUMENTATION OF EXISTING CONSTRUCTION
Since no complete topographic, architectural or engineering as-designed or as-built documents of the
original pool facility construction could be found in the City’s archives, the design team relied upon
field observations, photographs taken during site visits, other sources including the Internet and items
provided by the city. Appendix C contains the following City provided documents:
1. Foundation layout (1 sheets) by The Shepard Company, dated 12.8.1969.
2. Floor Plan, Plumbing as-built drawings (3 sheets) by Fulcher Plumbing & Heating, Inc.
3. Locker Layout (1 sheets) by American Locker Co. Inc, dated 1970.
4. Grading Plan & Utility Plan for Recreational Building at Memorial Park (2 sheets) by
Winzler & Kelly Consulting Engineers (now GHD), dated 7.7.2006.
5. Tentative Parcel Map for Orange Memorial Park (Sheets 1,3,4,5) by Brian Kangas Foulk
Consulting Engineers, dated 1992.
6. Existing conditions drawings of the Orange Pool locker rooms (6 sheets) prepared by As
Built Construction, dated November 2015.
The year “1970” is on the exterior plaque at the building’s front entrance. Thus the facility design
may have been based on the 1967 edition of the Uniform Building Code.
Figure 8: Building Information Plaque at Front Entrance
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
B. RESEARCH METHODOLOGY
SEPTEMBER 12, 2016
The major sources of information for this study were the architecture and engineering team’s site
visit, the architect’s interviewing of City staff and Orange Pool users, a survey distributed in paper
form and online, solicitation of stakeholders’ experience with the facility. The survey questionnaire
was designed by Marcy Wong Donn Logan Architects for this study. On November 16, 2015 the
design team of architects, pool engineers and building engineers met with facility staff and pool users,
toured the facility to observe, document and assess existing conditions of the facility.
Survey Monkey (www.surveymonkey.com), an online survey software service and the survey questionnaire
were used by the architects to collect feedback from patrons, facility staff and stakeholders regarding the
positive and negative aspects of the current facility and aquatic programs. In addition to gathering survey
participants impressions about the existing facility, they were invited to describe their aspirations for
a better community pool. The survey was conducted and responses were accepted by the architects
from November 17, 2015 through January 22, 2016. Responses contained in completed surveys are in
APPENDIX A and are summarized in Section III. C.
(L) Figure 9: Pool Staff Person on Pool Deck (R) Figure 10: Engineering Team on Site Visit
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
A total of 274 completed surveys were gathered via paper forms and Survey Monkey responses.
APPENDIX A collates responses to each question by a variety of stakeholder aspects such as:
affiliation with the facility, patron and family members’ ages, modes of transportation, and
amenities used. The survey responses provided valuable feedback about the current facility and
included astute recommendations.
Senior Swimmers
Seniors are a significant year-round user group of recreational swimming, fitness/lap swimming
and therapeutic swimming. This group is in agreement that current aquatic facilities lap pool does
not have dedicated areas for swim lessons, therapeutic activities, unstructured recreation and
teaching purposes. The importance of separating lap swimming from other pool activities is not
only due to the physical conflicts but also the different water temperatures that are ideal for lap
and vs other uses of the pool. Below is a facility “wishlist” of items frequently cited by seniors,
some of which the pool is already equipped with:
Natatorium -
• Lap pool water is too cold. A separate warm water pool is desired
• Abundant natural light and views to the park
• Increased number of lap pool lanes and wider lanes
• Non-skid deck floors (current floors get slippery when wet)
• Replacement of bleachers with more comfortable ones
• Salt water pool
• Non-chlorine water treatment (ultraviolet or other means of water treatment)
• Better room ventilation air flow (currently HVAC fan drafts make the natatorium
uncomfortable)
• Improved pool filtration system
• Easy wheelchair access and other accessibility improvements, such as a gradual ramp
into the pool not requiring staff assistance while maintaining the dignity of users
Bathhouse -
• Larger and cleaner locker rooms
• Sturdier benches in locker room with increased bench space
• Better air flow and ventilation in the locker rooms
• An even and easy to navigate path to the facility from parking lot, as many seniors use
walkers, canes and wheelchairs.
• Provide shower rooms without mold and water puddles
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C. ONLINE/PAPER SURVEY FINDINGS
SEPTEMBER 12, 2016
Figure 11-16: Children, Families, Seniors, Lap Swimmers, and Classes in the Orange Pool
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
Households with Children
Households with children are active users of year-round, recreational swimming, swim lessons
and fitness/lap swimming. Some respondents suggested that more children’s lessons be offered in
the evenings, so that families with children could participate in pool programs after the workday.
Parents cited many specific and general suggestions for aquatic center improvements:
Natatorium -
• Dedicated lap swimming pool with wider lap lanes
• Separate warm water recreation and teaching pool for seniors and toddlers
• Wading pool of 3.5 feet or less to enhance ability to hold classes for young children
while still allowing for adult recreational swim at the same time
• Baby pool
• Sunday morning children’s swim lessons to reduce long wait lists for classes
• Bins/boxes/shelves for kids’ shoes, towels and bags in view from the pool, during parent-
child swimming
• Smaller class sizes for more individual attention
• Better and more spectator seating areas on wider pool decks
• Rinse-off showers on the pool deck (in addition to locker room showers) to reduce
overcrowding especially after swim lessons
• Have staff trained to work with children with special needs
• Revamp some aquatic class teaching techniques. Utilize more props (e.g. mats,tables,
fins for little ones) to assist beginner swimmers
• Pool water is cold and HVAC fan drafts further make the natatorium uncomfortable
Bathhouse -
• Larger locker rooms
• More benches in locker rooms
• Baby changing stations in locker rooms
• Good working hair dryers in locker rooms
• Individual showers with fold down child seat for toddlers
• A meeting space for the swim team (which currently meets in the boiler room)
• Rentable party spaces (adjacent to the natatorium)
• Provide shower rooms without mold and water puddles
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
SEPTEMBER 12, 2016
Figures 17-20: Families Enjoying the Pool
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
Adult Swimmers
Adults are dedicated year-round users of the pool for recreational, fitness and lap swimming.
Facility “wish list” items frequently cited by adult swimmers are:
Natatorium -
• More classes available in the evenings
• Longer hours for the general public
• Bigger swimming pool
• Cleaner pool
• Wider and more swim lanes
• Pool water is too warm for swimming
• Chlorine smell is too strong and burns eyes
Bathhouse -
• Better showers
• Longer hours for the general public
• Provide shower rooms without mold and water puddles
Figure 21: Adult Lap Swimming in Existing Pool
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
SEPTEMBER 12, 2016
Comparisons to Other Pools
Some Survey Monkey respondents described positive attributes of other municipal pools:
• Jean E. Bink Pool in Pacifica is cited for the number of lap lanes. The pool has ten lanes
as compared to six lanes at Orange Pool. Responses also expressed appreciation for the
indoor pool facilities earlier opening and longer operating hours
• Westmoor Giammona Pool, Daly City is an indoor aquatic center mentioned for its separate
rentable area that accommodates pool parties with toys, eating and music. Respondents
mention it to be more spacious and comfortable than Orange Pool. They suggest that
Orange Pool provide a 12 person Jacuzzi like the one at Westmoor Giammona Pool
• Mike Shellito Indoor Pool in Roseville, CA near Sacramento is mentioned in several
responses for its two separate pools and for its retractable roof. Patrons think that such
a roof will be a solution to removing chemical (chlorine) odors. Along with a lap pool, the
Roseville pool has a 1,500 square foot, 5 foot deep warm water pool
• Brisbane and San Bruno municipal pools are cited for good lockers in the locker rooms
• Burlingame Pool is appreciated for its larger pool size and good depth for water polo
• Water slides at Rinconada Pool in Palo Alto are liked
Figure 22: Adult in Existing Pool
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18 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
User Feedback on Orange Pool Facilities
Locker Rooms
The online and paper survey respondents unanimously want much cleaner and better designed
locker rooms. The need for larger locker rooms and showers, with abundant natural light and
ventilation are cited in numerous responses. Locker room furniture such as sturdy ADA benches,
swimsuit spin cycle machines, functioning hair dryers and baby changing stations are repeatedly
requested.
Regarding plumbing fixtures, survey takers request more toilets, more shelf space around sinks,
more shower stalls with durable fixtures. Numerous requests for separate family change rooms
and private showers reflect the dilemma existing for modern-day fathers with young daughters
and mothers with young sons when the only changing rooms are gender specific. Soft recessed
lighting, and attractive user-friendly finishes and fixtures are desired.
Pool and Natatorium
Almost all respondents express a need for cooler water temperatures for lap swimming and warmer
water for child swim lessons and therapeutic exercises. Around half of the responses suggest two
separate pools - a lap pool for swimmers and recreation plus a warm teaching pool for toddler/
children lessons, aerobics and therapeutic exercises. The existing pool lanes are noted as being too
narrow for lap swimming. Patrons also wish for an increased number of lap lanes. A high diving
board and a deeper deep end are also on many wish lists. Making the pool more accessible by
having a sloped walkway into the pool rather than stairs and/or chair lift is desired by both patrons
and pool staff. For those patrons not needing a full shower, a pool deck shower rinse off area with
convenient shelves to hold personal items is requested, especially by families with young children.
Parents suggest bins, shelves for personal items like shoes, towels, bags, on the deck visible from
the pool. Wish list items also include a large pool slide, a splash zone, an additional outdoor pool,
an outdoor splash pool and a hot therapeutic tub/whirlpool. The Aquatics Supervisor, observes that
the sauna in the existing natatorium is used by a small group of seniors and not very frequently.
This information is consistent with the survey responses.
Lobby/Foyer/Lounge
The survey results show many requests for increased seating, particularly for seniors. Parents
Figure 23, 24: Families Enjoying the Pool
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
C. ONLINE/PAPER SURVEY FINDINGS
SEPTEMBER 12, 2016
suggest tables for siblings to do homework while waiting for family members to complete activities.
Seating space in the lounge with a view window into the natatorium is an amenity that would
enable caregivers, friends, parents and other family members to observe activities without having
to wait in the natatorium environment. Water bottle filling stations and healthy snacks instead
of junk food in the vending machines are strongly requested by parents. Per Aquatic Supervisor,
Lindsay Pinell, the vending machines currently provide snack options like - Chips, Crackers, Graham
Crackers, Mints, Candy and Granola Bars. Drink options include - Coke, Diet Coke, Sprite, Diet Iced
Tea, Sprite and Water. Lindsay also noted “We used to have Gatorade in there as well as Apple
and Orange juice but we were losing money as people were not buying them and the drinks were
expiring. We recently switched over to this current selection and it is selling better”. Currently the
registration window serves multiple functions and can only serve one person at a time. As a result
the area around the registration window is congested with a long service wait. For this reason some
patrons suggest that there be a separate desk in the lobby specifically for program registration.
Party Room (Multi-Purpose Room)
Respondents wish for rentable party rooms adjacent to the pool. Pool staff also would like rentable
multi-purpose rooms noting that they often have to turn down requests due to lack of space to
rent. An attached servery with a refrigerator is also suggested by staff. Since such rooms are popular
rental facilities, they may be net revenue generating. Such “party-rooms” would in fact serve as
multi-purpose facilities that could be used by city personnel.
Exercise Room
About 20% of respondants wished for a fitness center with full gym equipment. The Pool staff
and Parks and Recreation staff agree that such an exercise room is a desirable amenity.
Second Floor Level
Pool staff described several advantages of a second level for the bathhouse. The upper level would
ideally house staff offices, meeting rooms, staff lockers and CPR certification classes. Another
benefit of a second level are that many spaces could have views to the pool below, and these more
private areas have vertical separation from the most intensive public activities. The second floor
level concept is easily accomplished in a new ground-up facility.
Parking
Many patrons feel that parking is currently sufficient. A small minority of respondents desire more
parking spots than now exists. A few respondants wished for bike parking (Orange Pool currently
has no bike parking). Senior patrons want better lot lighting and a drop-off at the facility entrance.
Ambience
Patrons desire a modern, user-friendly, spa-like environment. They like abundant daylight, skylights
and views to the park. Long time and regular users’ ideas to improve the indoor air quality of the
natatorium include operable skylights or a retractable roof for air flow and daylight.
SUMMARY
The design team’s on-site interviews with user groups and pool staff, plus online responses and
off-line surveys make it evident that the pool is a cherished resource across all demographics.
Patrons are enthusiastic about the possibilities of renovation or a new aquatic facility and provided
valuable feedback for incorporating into the architectural and engineering needs assessment.
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20 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
D. SITE AND PHYSICAL CONTEXT
Orange Pool is located in Orange Memorial Park which is bordered by Orange Avenue, Memorial
Drive and Tennis Drive. The pool facility and adjacent parking lot are sited along Tennis Drive to
the north end of Orange Memorial Park.
Directly south of Orange Pool and the parking lot is an expanse of sports field that is used by the
community for a variety of activities. Given the nature of this study, the City directed the team
to rely on the existing available documents (see Section III.A), including the partial topographic
information shown on Winzler& Kelly’s Orange Memorial Park Recreation Center Site Plan dated
2006 (Appendix C). For the portions of the Park surrounding the pool without topographic data, the
City advised the design team to consider the site to be essentially flat topography and to base the
study on information from aerial views, readily available on the Internet in lieu of commissioning a
topographic and boundary survey.
Figure 25: Aerial view of the site (Google Maps)
Tennis
D
r
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Orange Ave.Col
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C
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Orange Park
Recreation Center
Orange
Memorial Pool
0’50’100’200’
Figure 26: View from Interior of Orange Pool Natatorium towards Fernekes Recreation Center
Figure 27: Youth Soccer Practice in Orange Memorial Park
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21MARCY WONG DONN LOGAN A R C H I T E C T S
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
D. SITE AND PHYSICAL CONTEXT
SEPTEMBER 12, 2016
Figure 29: View of Pool Building and Fernekes Recreation Center Beyond
Figure 28: View across Orange Memorial Park of Orange Pool from Fernekes Recreation Center
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
D. SITE AND PHYSICAL CONTEXT
With approximately 22 centrally located acres, Orange Memorial Park is the City of South San
Francisco’s largest developed park. The Parks and Recreation Department hosts a Saturday farmers
market at the Park from May through October, as well as the annual “Concert in the Park” event in
September. In addition to Orange Pool, it contains facilities for a wide range of activities including
baseball/softball field, basketball courts, soccer fields, playground, tennis courts, picnic grounds,
bocce ball court, skate park, sculpture garden, and a recreation facility originally known as Orange
Park Recreation Center, and subsequently renamed after the late city councilman, Joseph A.
Fernekes.
The 6,400 sq ft recreation center, was constructed in 2008 and received design awards from
the American Institute of Architects, and other organizations for design excellence, architecture
and sustainability. Wood and stone are the primary exterior materials, in the tradition of park
structures. The recreation building has extensive glazing for natural daylight and park views. A new
Orange Park Swim Center with a similar materials palette could be an architectural complement to
the recreation center.
Figure 30: Joseph A. Fernekes Recreation Center
Figure 31: View of Orange Pool Building from Memorial Park
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23MARCY WONG DONN LOGAN A R C H I T E C T S
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
D. SITE AND PHYSICAL CONTEXT
SEPTEMBER 12, 2016
Several parking lots with a total of 220 parking spaces (Figure 32) currently serve the Park, the
Recreation Center, Orange Pool,and other park facilities. According to Survey Monkey user
responses, the parking lot capacity is usually adequate.
Figure 32: Parking around Orange Memorial Park
(Top) Figure 33,34: Parking Near Orange Pool Entry
(Bottom) Figure 35: Google Street View - Orange Park from Corner of Tennis Drive and Orange Ave
Col
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kParking - 140 spaces Tennis
D
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Orange Ave.Orange Park
Recreation Center
Orange
Memorial Pool
0’50’100’200’20 sp.60 spa
c
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24 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
E. CIVIL ENGINEERING ISSUES
General Description
The civil engineering related observations herein focus on the state of and locations of the existing
utility services plus the overall ADA accessibility outside the facility. The building finished floor level
is approximately two to three feet above the sidewalk grade at the entrance. The main entrance of
the facility is within close proximity to the parking lot and has an easily accessed ramp beginning
at the north-east of the building off Tennis Drive.
Generally, points of utility connection to the building are along Tennis Drive. Expansion on the site
is possible as the facility can shift closer to the parking area off Orange Drive or into the expansive
playing field. The trees that would need to be renewed are not attractive or valuable specimens.
Project Scope & Assumptions
The existing utility services appear to be sufficient, even for an expanded and larger replacement
facility. Thus is appears that the pool renovation or expansion will probably not trigger requirements
for up-sizing of the existing public infrastructure to the project area.
Figure 36: Entry to Orange Pool Building
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1. Site Conditions:
The landscaping is well maintained at a gentle slope up to Orange Pool. The irrigation
controller is located on the south side of the building. There are a number of established
trees that would be removed if the building footprint expands or is reconfigured. There
is also a playground to the southwest of the building. There is no pedestrian access
between the building and the play yard without walking around the block on Tennis Drive
to the service road between the park and the parking lot for the tennis courts to the east.
This also indicates a lack of pedestrian connection between the pool and the recreation
center to the south.
2. Water:
Orange Pool’s water meter and backflow preventer (see Figure 40) are located off
the southwest intersection of Orange Avenue and Tennis Drive. The meter itself is at
the sidewalk while the back flow preventer is behind the corner wall surrounded by
landscaping. The back flow preventer is accessible but obscured by vegetation which
needs trimming to expose it. Water enters the Boiler Room via 3-inch diameter piping.
A surge pit (see Figure 40) is visible from Tennis Drive in the landscaping. The pit is
inaccessible as the access ladder appears unsafe for use.
3. Fire Water System:
There does not appear to be a separate fire water system. Orange Pool does not have a
fire sprinkler system.
4. Storm Drain:
Roof leaders are located along the face of the Orange Pool building and appear to feed
into a collector pipe which leads out to the main on Tennis Drive. Catch basins run along
the south side of Tennis Drive which indicate the presence of a main.
Civil Engineering Field Observations & Document Review
Figure 37: South Facade of Orange Park Pool Building
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• Incorporate ADA accessible landings and pathways along the perimeter of the building,
to enable the rear doors to be utilized as exits
• Trim overgrown vegetation around the back flow preventer to expose it and regain its
visibility
• Consider creation of a formal pathway to the other facilities in the Park to provide
pedestrian connection with the playground and recreation center
• Provide bike racks for patrons and staff
Figure 38, 39: Surrounding Landscape and Hardscape at Orange Pool
Recommendations & Remedies
5. Sanitary Sewer:
Clean-outs (see Figure 40) are located along Tennis Drive.
6. Telecommunications:
Two vaults, marked “Telephone” and “RCN” (see Figure 40), are located off the northeast
corner of the building along Tennis Drive. Conduits come to the building face across from
these vault locations.
7. Electric:
PG&E transformers and vaults (see Figure 40) are visible among the shrubbery and
landscaping building side, off the back of sidewalk along Tennis Drive. There is also an
electric pull box in the sidewalk area closest to the curb.
8. Site Accessibility:
The facility’s main entrance and maintenance doors along the north side of the building
are ADA accessible. The pathways appear to be in good condition. The parking area also
has a number of ADA parking stalls. (See Parking Lot Plan in Section III D of this report).
Mapping shows that the closest ADA parking stall spot is more than 100’ away from the
main entrance. There are no bike racks. Two doors at the west of the building appear to
be more than seven inches from the landing. The landing is bare dirt which may at one
time been a concrete landing as there are remnants of concrete outside the doors.
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Figure 40: Existing Utility Locations Diagram
IRRIGATION CONTROLLER
WATER METER IN SIDEWALK
BACKFLOW PREVENTER
SURGE PIT
GAS METER & SERVICE
PG & E VAULT
PG & E PAD MOUNTED TRANSFORMER
TELECOM VAULT
RCN VAULT
SD AIR VENTS
SANITARY SEWER
CLEAN OUT (SSCO)
ELECTRICAL MPOE
TELECOM MPOE
WATER POE
(E) UTILITIES
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General Building Description
Orange Memorial Park Pool is a one-story building with an overall gross floor area of approximately
11,500 square feet. Originally constructed circa 1970, its structural system is comprised of cast-in-
place “Sonotube” formed concrete columns and glulam roof joists supporting a shallow gambrel
roof. CMU wall construction and curtain walls infill the bays between columns.
The existing facility is not compliant with California Title 24 and federal ADA requirements for
accessibility and energy efficiency. In fact, the building design (which may have been based on
the 1967 edition of the Uniform Building Code) is well over a dozen code editions behind current
applicable building code standards.
Building Envelope and Energy Efficiency:
Typical of 1970’s construction, the building is not energy efficient. The exterior curtain wall and
storefronts have the original single glazed windows in aluminium frames. The majority of the
building is comprised of uninsulated CMU walls and concrete slab floors. The exact R-value of the
roof is not known, but like the rest of the building shell is likely to be of very low R-value. R-value
is a measure of thermal resistance used in the building and construction industry. The higher the
R-value, the better the building’s insulation. R-value depends on the type of material, thickness,
and density. The buildings lighting and electrical systems, mechanical units and plumbing systems
do not meet current water and energy conservation standards.
Figure 41: Orange Pool Entryway
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Despite the City’s attentive custodianship of the building, overall, the building’s age and heavy use have
resulted in the shell’s and interior’s worn conditions. With few exceptions, virtually every observable
component and system is part of the original construction and well beyond the point of meriting
replacement. These aspects are addressed under Scenario A of the feasibility report.
• Ceiling
• Doors, door frames, and hardware
• Windows, window walls, skylights, glazing and hardware
• Wall finishes (exterior and interior) and finish substrates
• Floor slab, floor finishes and finish substrates.
• Interior and exterior lighting fixtures
• Pool and Water Treatment Systems (See Section III.G of this report)
• Plumbing systems and fixtures (See Section III.H of this report)
• Mechanical systems and equipment (See Section III.H of this report)
• Electrical system (See Section III. I of this report)
• Structural system parts of which have visible dry rot or corrosion (See Section III.J of
this report)
As described in Section III A of this report, neither complete construction documents from the
original construction nor comprehensive as-built drawings are currently available. The City
provided a hand-sketch of the facility’s floor plan (Figure 44) and undated as-built plumbing
drawings (Appendix C). In July 2015, when the City contemplated upgrading the existing locker
rooms with improvements designed by Marcy Wong Donn Logan Architects, the architects hired
an as-built services provider to measure existing men and women locker rooms at Orange Pool. In
early 2016, using the combination of the aforementioned sources and Google Earth, the architects
created the following floor plan drawing (Figure 45) for this feasibility study.
General Building Description:
Documentation of Existing Facility Conditions
Figure 42,43: East and North Facades of Orange Pool Building
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Figure 44: Orange Pool Existing Floor Plan (Source: City of South San Francisco, Parks and Recreation)
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Figure 45: Existing Floor Plan of Orange Pool (Source: MWDL Architects)
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Field Observations and Condition Assessment
A visual review of the Orange Pool’s overall architectural building condition was conducted by Marcy
Wong Donn Logan Architects on Nov 16th, 2015. Under a separate assignment by the Parks and
Recreation Department, the architects had previously conducted a site visit of the locker rooms on
July 16th, 2015. The building was occupied at the time of each of the site visits. The building space
areas and functions were determined through a combination of site visit and document review.
Table 1 - Orange Pool Existing Building Program Areas
NO FUNCTION / ROOM NAME NET USABLE AREA COMMENTS
1 Natatorium - Pool Deck 3730 sq ft Sauna (approx 60 sq ft) is within this space
2 Natatorium - Pool 3500 sq ft Six lane, 25 yard pool
3 Lobby 475 sq ft Includes registration and reception areas
4 Lobby Restrooms 175 sq ft Includes men's and women's restrooms
5 Pool Staff Office 240 sq ft Toilet/shower rooms are within and part of the office
6 Janitor’s Closet 65 sq ft
7 Women's Locker Room 695 sq ft 4 showers, 3 toilets*, 2 lavatories
8 Men's Locker Room 665 sq ft 4 showers, 3 toilets, 3 urinals , 2 lavatories
9 Boiler Room 320 sq ft
10 First Aid Room 60 sq ft Now used as Pool Supervisor's Room.
11 Exercise Room 330 sq ft Now used as Storage + First Aid Room.
12 Chlorine Storage 35 sq ft
13 Filter Room 410 sq ft
14 Acid room 95 sq ft
15 Circulation/Hallways 225 sq ft
TOTAL NET USABLE AREA = 11,020 sq ft
TOTAL GROSS AREA = 11,777 sq ft
* * Per Footnote 14 (CPC 2013 Table 422.1), the total number of water closets for females shall be at least equal
to the total number of water closets and urinals required for males. So the existing women’s locker room is
not compliant per current code.
In compiling facility renovation recommendations, one approach is to attempt to bring the building
towards compliance with current day code. However, for reasons described in Section III.F through
Section III.J, that approach appears to entail virtually piece-meal dismantling and rebuilding the
entire facility. Such a strategy has the most disadvantages and the least advantages. It would
be expensive relative to new a building, and would have significant potential for unforeseen
conditions that add costs during construction phase. Another disadvantage of renovation is that
it precludes superior building siting options and limits the degree of improving the layout and
amenities of the facility. As described in the engineering sections of this report, every system –
electrical, mechanical, plumbing, and structural, needs replacement. Section III documents existing
conditions of the facility. Section IV describes three scenarios for facility renovation, addition and/
or replacement strategies.
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Front Entrance and Building Shell
The front entry to Orange Pool is at the east end of the building, and leads into the lobby. The
aluminium curtain wall/storefront system at the front entrance appears less deteriorated than
the curtain walls in the natatorium. This difference may be due to the harsher, humid indoor
environment typical of a natatorium and exacerbated by lack of a good mechanical ventilation
system. Glazing throughout the building is single pane and likely neither tempered nor laminated
safety glass. The entrance has an automated, full-powered glass sliding door. (Note: This door
should be tested in the field to verify compliance with applicable building code and industry
standards). The entry way steps and ramp have neither ADA compliant handrails nor ADA signage.
The deep roof overhang over the entrance minimizes daylight and heat gain into the lobby.
(Top L) Figure 46: Main Entrance Doors and Storefront
(Bottom) Figure 48: View of Pool Building from Multi-purpose Field
(Top R) Figure 47: View of Main Entry from Parking
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(Top) Figure 49: East Facade of Pool Building
(Middle) Figure 50: Roof Overhangs at South Facade
(Bottom L) Figure 51: Broken Exterior Light Fixture and Damaged Site Wall (Bottom R) Figure 52: Roof Overhang Detail
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Lobby
The lobby serves several functions. It contains the reception desk, registration window, general
gathering space with vending machines, and is a central circulation space leading to the natatorium,
locker rooms, pool office, janitor’s closet and public restrooms. Entrances to the men’s and women’s
locker rooms are on the south side of the lobby. The hallway from the lobby to the natatorium does
have a door, but it is left open during operational hours. The lack of physical separation between
the spaces hinders pressure, temperature, humidity and sound control in each space.
The lobby’s multiple functions result in frequent overcrowding. The space lacks registration form
filling counters, seating areas for waiting parents or caretakers and sufficient patron circulation
area. The poured-in-place rubber flooring was replaced in 2012 but is visibly deteriorated and
overdue for replacement. The reception desk and registration window are not ADA compliant.
The level of daylight from the east facing curtain wall is low, due to both building orientation and
a deep roof overhang on the east facade. The existing pendant lights provide insufficient ambient
and task lighting. A dark toned wood ceiling and dark colored carpet further reduce the lobby’s
lighting levels.
(Top L) Figure 53: Lobby Reception Area
(Bottom L) Figure 55: Hallway to Natatorium
(Top R) Figure 54: Access from Lobby to Women’s Locker Room
(Bottom R) Figure 56: Original Light Fixture in Lobby
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(L ) Figure 57: Entrance from the Lobby to Men’s Locker Room
Public restrooms adjacent to the lobby draw air from the pool, making the restrooms stuffy and
humid. The restrooms are not ADA compliant nor building code compliant, with regards to many
aspects including fixture count, accessibility, water usage and faucet flows.
(Top L) Figure 59: Women’s Restroom Near Lobby
(Bottom) Figure 61: The store room doubles as janitor’s closet.
(Top R) Figure 60: Men’s Restroom Near Lobby
(R) Figure 58: Vending Area in Lobby
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Locker Rooms
The men’s and women’s locker rooms are located on the south side of the building and have
entrances from the lobby as well as direct access to the pool. Each gender-specific locker room has
three sections: 1. Changing area with lockers, 2. Showers, and 3. Toilets and lavatories
Changing areas, toilets and lavatories in both locker rooms are in decrepit condition. Several improvements
were made to the shower area in 2015. Improvements included a new unitary wall surface, shower
fixtures, installation of a high CFM exhaust fan, and new epoxy flooring. Outside the shower cubicle
virtually every other observable component in the locker room is part of the original construction and
is well beyond the point of warranting repair. Together the locker rooms have a 1,400 sq ft footprint
and constitute 12% of the gross area of the facility but lack gender neutral or family changing
facilities. Layouts of the men’s and women’s locker rooms are inefficient with excessive amount of
circulation space. Shower renovation did not address the poor air quality, ventilation, illumination
and daylight of the locker rooms as a whole; it only addressed ADA compliance and hygiene within
the showers.
Despite the locker rooms’ mechanical exhaust system, air in the rooms is warm, humid and
malodorous because the natatorium’s mechanical exhaust system is no longer functioning. (See
Section III.H) Consequently the warm, humid air of the natatorium (which has positive pressure
relative to the locker rooms) pushes into the locker rooms. Since the locker rooms’ mechanical
system is not sufficient to exhaust both areas, all these spaces show severe signs of moisture
damage and corrosion. Timber structural members, wood sheathing and decking at locker room
ceilings show significant degradation likely aggravated by the chronic high room humidity. Peeling
paint and rusting metal exacerbate the difficulty of locker room maintenance. According to the pool
aquatics director and a City engineer, an investigation of locker room conditions was conducted in
2014 and described the presence of dry rot and termites in the ceiling/roof deck.
The locker rooms have poor illumination due to light fixtures with substandard photometrics, using
fluorescent tubes that have unpleasant light quality containing environmentally toxic materials
(e.g. Mercury). Fluorescent lamps (bulbs), particularly the T12 tubes, dating back to nearly a half
century ago are being phased out of production and increasingly difficult to replace. The only
source of daylight in the locker rooms is a skylight in the changing areas. The wired glass in the
skylights is not safety glass and further adds to the heat gain and humidity within the spaces.
Quantity, layout, design, and specifications of the plumbing fixtures (toilets, showers, lavatories) fall far
below requirements of the 2013 California Plumbing Code which reflect current day standards. The
lavatories and urinals are original fixtures and do not meet water use baselines per Cal Green
Standards. It appears that the original toilets were replaced at some point in recent years. Although
the toilets are not as old as the other fixtures, it is uncertain as to whether their specifications
are in complete compliance with the current code. Today’s plumbing code also requires equal
numbers of toilet (sum of water closet + urinal) fixtures for each gender. The existing layout has six
such fixtures for men but only three for women.
The locker rooms’ concrete floor slabs have areas of upheaval resulting in random and hazardous
floor slopes that do not drain well. Even more seriously, tripping hazards resulting from slab
upheavals are exacerbated by slippery areas of pooled water. Furniture (benches, lockers) in the locker
room is old, functionally insufficient and predates current code and accessibility standards. According to
the aquatics supervisor, the current coin operated locker system is undesirable for a number of reasons.
These include the administration and labor by city staff is considerable in comparison to the money
collected. The staff preference is for patrons to bring their own locks.
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(Top and Middle) Figures 62 - 65: Peeling Paint on Decking and CMU, and Severe Corrosion on Beam Hardware
(Bottom) Figures 66, 67: Random and Hazardous floor slopes in locker room and Corridor, Lack of ADA Benches
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(Top) Figure 68: Inoperable Skylight in the locker rooms brings in daylight but also causes heat gain and increased
humidity due to lack of proper ventilation
(Bottom) Figure 69: Skylight glazing is neither thermally insulated nor safety glass
Skylights bring welcome daylight into the locker rooms, however the placements of the skylights
could be improved for lighting distribution. The original wired glass, is not code compliant under
today’s safety glass regulations (Chapter 24, CBC).
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Figure 70: Random and hazardous floor slopes in Men’s lockers rooms. Jammed coin operated lockers.
Locker Room Improvement Needs
• Good mechanical ventilation
• Better lighting quality and quantity with energy efficient LED fixtures
• Well controlled natural daylight through skylights and/or windows
• Efficient circulation, ADA compliance
• Finishes that are easy to maintain
• Good personal privacy of users particularly in changing and shower areas
• Family and non-gender specific changing, shower and toilet facility rooms
• ADA compliant fixed benches with back support
• Modern energy-efficient hair dryers, swim suit spinner, and hand dryers.
• Non-coin operated lockers
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(Top L) Figure 71: Non-ADA Compliant Locker room benches
(Middle L & R) Figure 73, 74: Non-ADA compliant clearances in bathrooms
(Bottom L & R) Figure 75, 76: Non-ADA compliant clearances in bathrooms
(Top R) Figure 72: Puddling on Locker room floor
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(Top L) Figure 77: Locker room entry from pool deck
(Top R) Figure 78: Renovated locker room showers, one of only few areas of replacement in Orange Pool
(Bottom L & R) Figure 79, 80: Random floor slopes in locker room hallways.
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(Top) Figure 81: High humidity in locker rooms due to dysfunctional HVAC system. Impaired PA system.
(Bottom) Figure 82: Non-ADA compliant benches, jammed lockers and wasted circulation space in locker room
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Staff Offices, First Aid Room and Hallway to Natatorium
Entry to the natatorium from the lobby is through a hallway which is flanked by the staff office
and the supervisor’s room. The original plans show the supervisor’s room as the first-aid room.
Apparently at some point the first-aid room was moved into the storage space off the pool deck.
The unobstructed connection between the natatorium and lobby allows free air movement between
the two spaces, transporting noise from the busy lobby into the natatorium and humid pool air into
the lobby. The staff office doors, while convenient for patrons, create a privacy challenge for staff.
The shared staff office is significantly too small for the number of people who work there. It lacks
enough work area and storage. There is no room for staff lockers. The main electrical panel on the
south wall is both inappropriate for this location and further reduces the functionality of the space.
The staff toilet and shower room, also located in the office space create even more congestion
in the work area. Furthermore these dilapidated areas lack sufficient ventilation and light. The
plumbing fixtures are noncompliant with ADA; the fixtures and finishes need repair or replacement.
(Top) Figure 83: Hallway to Natatorium
(Bottom L) Figure 84: Door to Staff Changing Room (Bottom R) Figure 85: Staff Changing Room
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Figure 87: Staff offices are located in the bathhouse, overlooking the natatorium.
Figure 86: Supervisors office, adjoining the hallway to the Natatorium.
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(Top) Figure 88: Staff office - Registration window overlooking the lobby. Sliding window doubles up as a notice board.
(Bottom) Figure 89: Staff Toilet Room
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(Top) Figure 90: Staff Office - View towards Natatorium corridor
(Bottom) Figure 91: Staff Office - View towards Natatorium
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Natatorium Overview
The natatorium houses a lap pool that is almost 25 yards long. The concrete decks on the east,
west and north sides are approximately 15 feet wide and the deck on the south side of the pool
is approximately eight feet wide. The pool has six lanes - four 7’-2”wide lanes and two 8’-2” wide
lanes. A one-meter spring board is located at the west end of the pool. A pool chair lift is located
on the south deck and portable steps are at the south-east corner. The pool has six starting blocks
on the west deck and four recessed steps at each corner of the pool. The north side deck has three
bleacher sections with an approximately 90 person capacity.
Section III G - Aquatic Design and Pool Engineering provides a detailed technical description of the
pool and needs assessment.
Figure 92: Natatorium view from hallway connecting to Lobby - Note pool surface reflections from skylights.
The bottom of the natatorium’s wood roof decking is approximately 25 feet above the pool deck.
Windows on the north, south and west side of the natatorium and skylights provide natural light.
South facing storefront windows overlook the park’s multi-purpose field. West facing windows
look towards the children’s playground. The north wall of the natatorium has clerestory windows
bringing in ambient light through the day, while blocking views in and from the street. Bleachers
are along the north wall.
Roof skylights allow abundant light into the Natatorium, but also create a strong reflection in the
water, making it difficult for lifeguards to see the pool floor. This skylight reflection on the water
is more severe then those from the windows. For this reason there is a need to find a solution to
reduce or eliminate severe skylight reflections on the pool water surface.
Architectural Condition Summary
The natatorium and bathhouse are in decrepit condition. With few exceptions, observable components
are part of the original construction and are well beyond the point of warranting replacement. With no
functioning mechanical exhaust equipment, the natatorium has poor indoor air quality, moisture damage
and corrosion through out. The deck surface, exterior fenestration, roof and building systems would need
considerable work. The following pages discuss existing architectural conditions.
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(Top) Figure 93: ADA chair lift (in front of window wall) and portable stairs
(Bottom) Figure 94: Portable stairs are a recent addition to the pool
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Some areas of the pool deck are narrower than ideal. While a five foot minimum width of
unobstructed pool deck is recommended, a minimum eight foot width is preferable for public
pools.
The north side deck is approximately 15 feet wide, however two permanent 4-tier bleachers leave
only four feet of unobstructed walking width along the pool. The lack of a separate dedicated storage
room for pool equipment further exacerbates congestion on the north deck where a storage shed,
bins, miscellaneous aquatic gear, exercise and maintenance equipment are permanently stowed.
The other place with insufficient deck space is at the southwest corner which is occupied by a
sauna unit that leaves less than five feet of circulation area.
With the exception of the sauna in the corner, the south side deck’s eight-foot width is clear of
bleachers, storage and other items. This side of the pool has sufficient deck area.
The approximately 15 foot wide east deck, is the most cluttered and busy side with three doors
between the bathhouse and natatorium. Despite being used for swim prop storage bins, a desk
and a chair for the life guard, there is more than five feet of clear walking width along the pool.
Figure 95: Natatorium view from west deck. View shows entry hallway from lobby, and doors to Men’s and Women’s
locker rooms. Note the skylight reflection on the water, which obscures visibility of the pool bottom.
(L) Figure 96: Exercise equipment on northwest corner of pool deck (The
former “Exercise Room” is now used as a Storage and First Aid Room).
(R) Figure 97: East Pool Deck, showing
water puddles on the uneven floor.
Natatorium - Deck
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In addition to insufficient clear deck areas, the condition of its concrete slab is extremely poor
and unattractive. Areas of uneven slope lead to pooling water. Significant cracking – particularly
diagonal shear cracking at corners, discoloration from rust and other stains and efflorescence make
the deck surface unsightly and difficult to clean.
Natatorium - Deck
Figure 102: Poor condition of the concrete deck, and extreme rusting of metal escutcheons which meet the often-
wet deck.
(Top L) Figure 98: North Deck, showing bleachers and narrow deck
(Bottom L & R) Figure 100, 101: Cracking on pool deck
(Top R) Figure 99: Cracking on pool deck
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(Top) Figure 103: Areas of glare on pool surface from windows obscure lifeguards’ views of swimmers.
(Bottom L) Figure 104: The diving board support shows signs of age and wear, including rust at metal bolts.
(Bottom R) Figure 105: Large grout joint and patched concrete at metal sleeves indicate maintenance efforts.
Natatorium
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Natatorium
Figure 106: Bleachers for approximately 90 spectators are located along the north side of the natatorium. The manually
operated pool cover (next to the bleachers) covers the pool during seasonal breaks.
(L) Figure 107: Three fan coil units provide heating and ventilation for the natatorium space.
(R) Figure 108: Entrance to the Locker Rooms from the Natatorium
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Natatorium - Window Wall and Skylight Systems
The existing skylight and window walls appear to be original to the building. In each case these
elements are not compliant with current code in several aspects. This outdated construction falls
far below present day energy efficiency and architectural standards, but more importantly presents
safety hazards, particularly in the event of impact or earthquake.
The aluminum extrusion window frame’s unsightly white “scale” is evidence of metal corrosion
developed over the decades. The 1,100 sq. ft. of window glazing is not safety glass. Like the skylight,
the windows appear to have single glazed plate glass that is neither tempered nor laminated (safety
glass) as required by current code. The current requirement for new construction is to have safety
glass within 60” of the pool edge and floor, and within 24” of an operable window or door.
The current applicable building code (CBC-2013) requires building envelope glazing to have safety
glass at hazardous locations and also compliance with energy efficiency standards. California’s Title
24 (state code) calls for prescriptive requirements for alterations to take effect whenever more
than 150 sq. ft. of window is altered in an existing building. Repair or replacement of fenestration
triggers prescriptive U-value code requirements. (Note: For site-built window wall alterations
over 1,000 sq. ft., the performance method must be used). While the replacement of window
glass with high VT (visible transmittance) glazing is not required by code, it may be beneficial for
architectural to use a “spectrally selective glazing” that has solar/optical properties. Such glazing
has high transmission of visible light but low transmission of solar heat gain.
(L) Figure 109: Aluminum Storefront showing deterioration
(Top R) Figure 110: Base of Sonotube column showing history of spalling and attempted repair
(Bottom Middle) Figure 111: Aluminum Storefront showing deterioration
(Bottom R) Figure 112: Tile base and storefront showing deterioration
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(Top L, R) Figure 113, 114: Interior and Exterior of Sauna. The sauna can accommodate approximately four people at a
time.
(Bottom) Figure 115: Sauna unit (8’-6” x 10’’-2”) located in southwest corner of pool deck
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Natatorium Ancillary Rooms
The space labeled “First Aid Room” in the floor plan sketch provided by the City of South San
Francisco (Figure 86) is now used as the pool supervisor’s office. The first aid area is currently in
the original “Exercise Room” (Figure 119). Over the years, with growing numbers of patrons the
challenge of accommodating all functions at the swimming pool facility including storage have lead
to ad hoc uses of these ancillary rooms to the north of the pool deck.
(Top) Figure 116: First Aid and storage are clubbed together in the original exercise room
(Bottom) Figure 117: Filter room located on west side of the Natatorium. The chlorine storage tank and acid room
are located nearby.
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Figure 118: Located at the north east corner of the Natatorium, the former “Exercise Room”is now used as a Storage
and First Aid room.
Figure 119: Staff break area in First Aid room
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Interior Architectural Lighting Overview
Throughout the bathhouse and natatorium, much of the building’s lighting is deteriorated,
unsightly, functionally insufficient, non-compliant with current code requirements for energy
efficiency and in some areas not compliant with current required light levels. The metal conduits
for the light fixtures show rust, due to the chronically humid air.
Retrofits like daylight sensors and occupancy sensors can enhance some level of energy efficiency.
See Section III.I - Electrical Systems.
(L) Figure 120: Lobby lights are original pendant globes and show signs of rusting on its metal rods
(R) Figure 121: Enclosed T8 fluorescent fixtures in Boiler Room
(L ) Figure 122: Enclosed T8 fluorescent fixtures in Natatorium
(R) Figure 123: Enclosed T8 fluorescent fixtures in Bathroom
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Interior Finish Materials Overview
Figure 124: Natatorium wall with acoustic treatment on the upper portion of the CMU walls to reduce room
reverberation. The acoustical panels are unattractive and visibly deteriorated, and have been painted which
eliminates the acoustical absorption capability of the material.
(L) Figure 125: Perforated metal panels, possibly also lined on the inside with acoustic panel, show corrosion. They
are located on the east wall of the Natatorium.
(R) Figure 126: Non-functional PA system in the Natatorium space, showing corrosion
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(Top L) Figure 127: Perforated metal panels, possibly also lined on the inside with acoustic panel, are corroded. Wall-
mounted devices appear to be no longer functional.
(Top R) Figure 128: Cracked baseboard tile
(Bottom) Figure 129: Corroded pipes in the Natatorium space
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G. AQUATIC DESIGN & POOL ENGINEERING
SEPTEMBER 12, 2016
General Description
The existing lap pool is 45 feet (six lanes) wide and just short of 75 feet (25 yards) long which is
sub-standard for competitions. The pool has a perimeter of 240 foot with an area of roughly 3,375
square feet ranging in depth from 3 feet to 10 feet. The Owner reported the volume of the pool
was 128,000 gallons. However, an approximate volume of 140,000 gallons was calculated using the
depth markers located alongside the pool gutter. The discrepancy in volume will not significantly
change the code required flow rates or estimated daily chemical usage. Estimated regular chemical
usage is largely affected by bather load, which is calculated by pool surface area per bather. The
concrete pool shell has a white plaster finish with tile trim, a partially recessed scum gutter system
and concrete coping.
The required flow rate for a pool of this volume (140,000 gallons) is 389 GPM for a 6 hour turnover
rate. The chemical storage rooms contain bulk sodium hypochlorite (sanitizer) and bulk muriatic
acid (pH buffer) storage, each with automatic feed systems. The filter room houses a two tank high
rate sand filter system and a UV sanitation system. A commercial swimming pool heater is installed
in the boiler room.
Project Scope & Assumptions
The pool and pool equipment were evaluated based on current regulatory agency requirements (e.g.
CBC, VGB, ADA, NFHS and USA Swimming) along with industry standards. Although many older facilities
are allowed to be grandfathered in for certain code sections, it is important to understand the current
requirements and how they affect repairs and renovations. Typically, large renovations to the pool shell
or pool equipment require that the entire pool and pool systems be brought up to current standards.
Field Observations & Document Review
• At the time of observation, the swimming pool’s existing partially recessed scum gutter
system was significantly flooded and not providing continuous skimming action of the
pool water. The dimensions of the scum gutter do meet industry standards. Industry
standards require the gutter system to have a volume of 125% of the recirculation rate.
• The pool only has ten return inlets, which does not meet the minimum number of
return inlets required by the California Building Code (CBC). The CBC requires pools to
be provided with two inlets for the first 10,000 gallons, and one additional inlet for each
addition 10,000 gallons. A pool with a volume of 150,000 gallons requires 15 return
inlets.
• At the time of the observation, an underwater light was loose from its niche. The CBC
requires all fixtures to be properly anchored.
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(Top) Figure 130: Flooded recessed scum gutter
(Bottom) Figure 131: Unsecured underwater light niche
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SEPTEMBER 12, 2016
(Top L) Figure 132: Crack in the pool deck
(Bottom L) Figure 134: Abandoned anchors and water ponding
(Top R) Figure 133: Coping not level with deck
(Bottom R) Figure 135: Uncapped stanchion anchor
Field Observations and Document Review
• The pool deck has cracking and is not even with the coping in some locations. Uneven and
sharp deck surfaces are present. The CBC requires the deck to be a continuous concrete
or concrete-like surface. Surfaces elevations shall vary max by ¼”.
• There are areas of standing water throughout the pool deck. The CBC requires the deck
to slope away from the pool towards a deck drainage system and finished to prevent
standing water.
• There are uncapped abandoned stanchion anchors where backstroke flag stanchion poles
used to be located and in other locations around the pool deck. There are abandoned
capped starting platform anchors at the shallow end of the pool. The CBC requires the
deck to be continuous, minimum 4-feet wide, cleanable, and nonabrasive.
• The grab rail anchors at the recessed steps and starting block anchors show corrosion.
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Field Observations and Document Review
• The diving board is located in only 10 feet of water. The CBC requires 1-meter diving
boards to be located in a minimum of 11’-6” of water depth.
• The starting blocks are not parallel to the finished pool wall. USA Swimming regulations
require the block to be flush with the face of the pool wall.
• The diving board anchors are corroding and eroding, causing improper anchoring.
Anchors have been removed from a previous diving board, causing erosion of the deck.
Industry standards require all anchors to be grounded and bonded per National Electric
Code (NEC).
• There is corrosion at the lifeguard tower anchor, the tower appears to be past its useful
life. Industry standards require all anchors to be grounded and bonded per NEC.
• The existing VFD is reported to be in and out of service and is not designed for the
aquatic industry.
(Top L) Figure 136: Grab Rail Anchor
(Bottom L) Figure 138: Diving stand anchors
(Top R) Figure 137: Starting blocks not parallel to pool wall
(Bottom R) Figure 139: Corrosion at lifeguard stand anchor
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SEPTEMBER 12, 2016
(R) Figure 141: Recirculation pump and pump anchorage(L) Figure 140: Surge tank access hatch
• Industry standards require proper color coded directional flow arrows on all piping, all
valves to be tagged, and a posted piping and valve chart schematic. These standards
were not met. No piping schematic was observed to be posted in the filter room. No
directional flow arrows were present; and only some valves were tagged.
• The existing recirculation pump is not anchored on a 4” minimum housekeeping pad.
Industry Standards require equipment to be installed on a housekeeping pad at least 4”
in height for cleaning purposes.
• The existing surge tank is inaccessible due to unsafe means of access and surrounded by
unmaintained landscape.
• Industry Standards require a knife switch disconnects to be in the line of sight of the
recirculation pump. The existing recirculation pump does not have a knife switch
disconnect in line of sight of the pump.
• Industry Standards require equipment to be installed on a housekeeping pad at least
4” in height for cleaning purposes. The existing filter system does not have proper
maintenance access and is not anchored on a housekeeping pad. The anchors show signs
of corrosion.
• The lines between the heater and mechanical room run directly over electrical equipment.
Industry Standards require secondary containment to prevent damage to the electrical
equipment.
• The doors to the chemical rooms have metallic louvers and frames that show significant
signs of corrosion. The chemical rooms have basic mechanical ventilation and lighting.
Industry standards require chemical rooms to have PVC or stainless steel features and
proper ventilation and lighting.
• The CBC requires chemical feeders to be maintained and installed per manufacturer’s
specifications. The chlorine feed pump is improperly anchored with a bungee cord. The
acid feed pump is improperly anchored with zip ties.
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(Top L) Figure 142: Rusting pipes above electrical equipment
(Bottom) Figure 144: Chemical feed pump anchoring
(Top R) Figure 143: Corrosion in chemical room
• The air gap between the backwash pipe and backwash pit is less than 4”. The air gap
between the heater drain and the stand pipe is less than 4”. The air gap between the
fresh water supply and the fill manifold was less than 4”. The Industry Standards require
a 4” minimum air gap maintained with all connections to sewer or to a fresh water supply
line.
• Existing thermal covers are not used. Although the pool is indoors, evaporation still
occurs at a significant rate. Thermal covers should be used when pool is not in use.
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SEPTEMBER 12, 2016
• At the time of observation (Nov 2015), the pool water level was raised higher than the
overflow channel lip. Lower the pool water level to proper operating water level. Pool
water should be level with the overflow channel lip. It was reported by Lindsay Pinell
(Aquatic Supervisor) and Greg Mediati (Recreation and Community Services Manager)
that the pool water level was lowered to proper operating water level in January 2016.
Terracon has not been back on site to confirm.
• At the time of observation, one underwater light was not properly secured. Properly
secure all underwater lights. It was reported by Lindsay Pinell (Aquatic Supervisor) and
Greg Mediati (Recreation and Community Services Manager) that all underwater lights
were secured in January, 2016. Terracon has not been back on site to confirm.
• It was reported that the Owner properly secured all underwater lights in January, 2016.
Terracon has not been back on site to confirm.
• Repair and fill in any uneven surfaces on the deck or between the coping and pool deck
to create a continuous, smooth, nonslip surface.
• Properly cap all abandoned and uncapped anchors.
• Remove and replace the surge tank ladder. Remove landscaping around the surge tank
and provide a clear path for access for regular inspection and maintenance.
• Provide color coded directional arrows on all piping in the mechanical room. Install valve
tags on all valves and provide a posted piping and valve schematic in the filter room.
• Install a small drain pan above the electrical panel in the mechanical room to reduce any
water coming into contact with the electrical panel. Overhead piping is routed directly
over the electrical panel.
• Provide new louvered doors for the chemical rooms with stainless steel or PVC fittings.
• Properly anchor the chemical feed pumps with replacement hardware provided by the
manufacturer. Clean or replace all chemical feed lines on a regular basis. It was reported
by Lindsay Pinell (Aquatic Supervisor) and Greg Mediati (Recreation and Community
Services Manager) that chemical feed lines were properly replaced. Terracon has not
been back on site to confirm.
• Remove portions of the backwash pipe, heater drain pipe, and fresh water supply pipe to
maintain a minimum 4” air gap between the connections.
• When the pool is not in use, cover the pool with pool thermal blankets to reduce water
loss to evaporation and improve facility air quality.
• Per the 2013 CBC and current depth contours, a minimum water depth of 11’-6”
is required at the plummet of the 1-Meter diving board. Remove diving board to be
compliant.
Immediate Remedies
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Long Term Remedies
Two long term remedy options are:
• Replace the existing lap pool with a newly constructed aquatic facility or
• Renovate the pool
Below is a list of long term remedies for renovation of the lap pool
• Replace the fully recessed perimeter overflow system with a new fully recessed or deck
level perimeter overflow system. The new gutter system should have a minimum capacity
of 125% of the recirculation flow rate.
• Confirm the front gutter lip is level.
• Provide new PVC (polyvinyl chloride) grating for gutter dropouts.
• Replace all gutter dropout piping with new Schedule 80 PVC piping.
• Perform a water tightness test on the gutter system to ensure there are no water leaks
present.
• It was reported that a new plaster finish has been applied every 10 years and been
inspected every year. The last new plaster finish was applied in 2013. At the time of
the next plaster replacement, completely drain the pool and remove the existing plaster
finish down to bare concrete. Although cracks may not be present in the existing plaster,
cracks may still be present in the pool shell. Repair any cracks and imperfections in the
concrete pool shell uncovered after removal of the plaster finish.
• Provide a total of 15 floor return inlets. This will require partial saw cutting of the pool
floor to add subgrade piping and return inlets. The following items should also be
addressed at this time:
• When the swimming pool is drained, evaluate the depth of the existing main drain
sumps. The size of the main drain sumps may need to be increased to be completely
VGB compliant. If so, construct two new 18”x18” VGB compliant main drain sumps with
3’-0” minimum spacing between. It will require partial saw cutting of the pool floor to
reconstruct new main drain sumps.
• Inspect the routing of the swimming pool main drain suction piping and determine if it
is plumbed with a “T” fitting in the center that is hydraulically balanced. If no “T” fitting
exists, or if it is not hydraulically balanced, add a hydraulically balanced “T” fitting to the
suction piping. Any alterations to the main drain suction piping will require partial saw
cutting of the pool floor.
• Hydrostatic relief valves should be provided in each of the swimming pool main
drain sumps for pool draining purposes. They can be provided when the suction line
modifications take place. It will require partial saw cutting of the pool floor to add the
perforated pipe laterals for the hydrostatic relief system.
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SEPTEMBER 12, 2016
• Provide two new 18”x18” VGB compliant main drain grates.
• Provide new 1”x1” mosaic tile pool floor lane markings and wall targets for the
swimming pool. All lane markings and wall targets should meet the requirements of
NFHS (National Federation of State High School Associations), and USA Swimming.
• Provide a 4” wide contrasting unglazed slip resistant 1”x1” tile band at the 4’-6” depth
transition in the swimming pool. The band shall go along the pool floor and up the pool
walls to the waterline tile. Add two cup anchors and a safety line at the 4’-6” depth
transition.
• Provide 6”x 6” water line tiles along the perimeter of the pool.
• Replace the pool deck and provide a finish that is slip resistant under dry and wet
conditions with no trip hazards or obstructions. Correct pool deck slope to properly drain
water away from the pool edge to the deck drainage system.
• Replace the pool deck drainage system to ensure that there is no standing water, low
spots, or ponding occurring on the pool deck.
• Provide new vertical depth markings at no more than 25’-0” intervals around the
perimeter of the swimming pool on the vertical face of the cantilevered deck or at the
water line tile.
• Provide new slip-resistant horizontal depth markings at no more than 25’-0” intervals
around the perimeter of the swimming pool on the horizontal face of the deck.
• Provide “No Diving” warning markers with new slip-resistant markings at all depth
markings less than 6’0”. Add the international “No Diving” symbol to all “No Diving”
markers to be in accordance with industry standards. All tiles located on the pool deck
must be slip-resistant.
• Provide new starting blocks and starting block anchors. Ensure all anchors are at the
same elevation and properly bonded per NEC 680. Provide track start platforms with side
step for easier access.
• Provide new cone shaped plastic safety covers for all starting blocks when they are not
in use.
• Provide a new anchor for the existing battery operated ADA lift. The new anchor is to be
properly bonded per NEC 680 (National Electric Code).
• Provide new grab rails for recessed steps and stanchion poles for the backstroke flags.
Install new anchors at all locations. Ensure that all new anchors are bonded per NEC 680
and have protect escutcheon plates.
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• Remove and replace the existing surge tank with a new concrete reinforced surge tank
with the lid above the operating level of the pool. The surge tank should be located
between the pool and filter room beneath the new deck. Continue the suction piping
into the filter room to the suction side of the pump. Route multiple gravity lines from the
new gutter system to the new surge tank. Provide a modulating float valve on the main
drain suction lines in the new surge tank.
• Remove the existing backwash catch basin and replace with a new concrete reinforced
catch basin properly sized for the sewer discharge rate and filter backwash rate. Route
drain lines for the new recirculation pumps to the backwash catch basin.
• Provide a new filter room floor drainage system routed to the sanitary sewer.
• Replace all related exposed pool piping (pressure, suction, gravity, and chemical feed)
with Schedule 80 PVC piping in the filter room. Replace all valves with Schedule 80 PVC
true union style ball valves and butterfly valves when the filter room piping is replaced.
Provide isolation valves for each piece of equipment (e.g. Pump, filter system, heater,
etc.).
• Provide color coded directional arrows on all piping in filter room. Install valve tags on all
valves and provide a posted piping and valve schematic in the filter room.
• Remove and replace the recirculation pump with a pump that is capable of providing
425 GPM with a design system head of +/- 70 ft TDH similar to a PACO 30957LC, close
coupled, end-suction pump with a 10 HP, 1750 RPM, 3 phase motor.
• Provide vacuum gauges on the intake suction side and pressure gauges on the discharge
side of the recirculation pump.
• Provide a new hair and lint strainer and a spare hair and lint strainer baskets for the new
recirculation pump.
• Provide a knife switch disconnect mounted within line of sight of the new recirculation
pump.
• Replace the existing VFD with a new VFD specifically designed for the aquatics industrythat
matches the new recirculation pump’s electrical demand and can receive a 4/20 mA
output signal from the flow meter. The VFD should be a product manufactured for the
commercial aquatic industry, similar to H2O Technologies Smart Pump Control System
(SPCS), and be capable of interfacing with the new chemical controller and flow meter to
increase the efficiency of the recirculation system.
• Replace the flow meter with a digital magmeter style flow meter with a digital readout on
the pool return line after the filters and connect to the VFD and pool chemical controllers
• Provide a new high rate sand filtration system capable of handling a flow rate of 425
GPM. Filter system should have the following characteristics: NSF, total system filter area
of 28.3 SF, filtration rate of 15.0 GPM/SF of Filter Area.
• Provide new chlorine and acid feed pumps similar to Stenner 45M pumps.
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• Provide a new chemical controller that can control automatic filter backwashing and
interface with the new recirculation pumps’ VFD for optimum energy efficiency similar
to a Chemtrol PC7000 or Becs Sys 7 controller with an ethernet connection for remote
access.
• Provide an automatic water level control system complete with a monitor located in the
filter room, surge tank mounted sensors for low and high water levels, and automatic
solenoid valves on the fill water manifold for both bodies of water. System to be similar
to an ELC-810 by AquatiControl Technology.
• Provide a water totalizer meter for the domestic fill water system for the facility with a
digital readout for each body of water.
• Provide housekeeping pads and proper anchorage for all pool equipment (e.g. Pump,
filters, etc.).
• Recommend purchasing a Pooltest9 by Palintest that is photometric and utilizes tablet
reagents for stability that will allow accurate measurement of free and total chlorine (0-
10 ppm), bromine, pH, alkalinity, calcium hardness, and cyanuric acid.
• The existing robotic fully automated vacuum should be used for regular maintenance.
However, a portable vacuum should be used for spot cleaning. Provide a new portable
filtered vacuum with a booster pump and built in canister filter that returns clean water
to the pool similar to a Maxi-Sweep III or EKO3 Vacuum System.
• Replace the existing thermal pool cover storage reels with new thermal pool cover storage
reels. Thermal pool cover storage reels should be fabricated from type 316 stainless steel
similar to the T33-16 triple reel by T-Star Enterprises.
• Consider replacing the swimming pool’s heater system with a high efficiency (97%)
indirect pool water heating system similar to LochinvarAquas XPN-702.
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Existing Pool Mechanical Equipment
• 6” PVC SCH 80 piping w/ some direction flow arrows
• Pentair EQ1000, 10 HP pump w/ strainer, 2” prime line
• Variable Frequency Drive
• Two (2) Stark S2-24-72 high rate sand filters w/ 4” backwash line
• Backwash pit 24” diameter x 2’-6” high w/ 4” sewer connection
• Lochinvar XLP-600 Heater, 600,000 BTUH, 2” CPVC piping
• 300 gallon sodium hypochlorite (sanitizer) bulk storage container
• 100 gallon 33” diameter x 42” high muriatic acid (pH buffer) bulk storage container
• Two (2) Stenner chemical feed pumps
• AcuTrol AK110 chemical controller
• ETS 215-6VPTHY UV System
• 4” stand pipe heater drain w/ air gap
• 2” cast iron piping fill w/ air gap
• Asahi butterfly valves
• Blue-White Industries F-1000 flow meter on heater side stream piping
• Emergency eye wash and shower station located in the filter room
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Pool Equipment Cost Estimates (Excluding Building Shell)
Scenario A - Renovate the Existing Orange Pool Facility
i. Existing Lap pool, Six Lanes x approx 25 Yards, 45 FT x 75 FT = 3,375 SF
• Renovate Existing Swimming Pool: 3,375 SF x $225/SF = $760,000
• Pool Mechanical Equipment and Piping: LS = $250,000
Note - The existing lap pool is less than 25 yards. The renovation does not
“fix” that and the renovated pool can’t be used for USA swimming regulation
competitions.
Scenario B - Construct a Separate New Warm Pool Facility
i. Existing Lap pool, Six Lanes x 25 Yards, 45 FT x 75 FT = 3,375 SF
• Renovate Existing Swimming Pool: 3,375 SF x $225/SF = $760,000
• Pool Mechanical Equipment and Piping: LS = $250,000
Note - The existing lap pool is less than 25 yards. The renovation does not “fix”
that and the renovated pool can’t be used for USA swimming regulation
competitions.
ii. New teaching Pool, 40 FT x 60 FT = 2,400 SF
• New Teaching Pool: 2,400 SF x $300/SF = $720,000
• Pool Mechanical Equipment and Piping: LS = $235,000
Scenario C - Construct a New Two-Pool Facility
i. New Lap Pool, Eight Lanes x 25 Yards, 67 FT x 75 FT = 5,025 SF
• New Lap Pool: 5,025 SF x $225/SF = $1,130,625
• Pool Mechanical Equipment and Piping: LS = $335,000
Note - The new lap pool will be competition length 25 yards.
ii. New teaching Pool, 40 FT x 60 FT = 2,400 SF
• New Teaching Pool: 2,400 SF x $300/SF = $720,000
• Pool Mechanical Equipment and Piping: LS = $235,000
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
G. AQUATIC DESIGN & POOL ENGINEERING
Comparable Indoor Swimming Facility Construction Costs
Coffman Pool Reconstruction Pool Hamilton Recreation Center C.V. Starr Community Center
Visitacon Valley, San Francisco, CA San Francisco, CA
Department of Parks & Recreation, Department of Parks & Recreation, Recreation & Park District,
City of San Francisco City of San Francisco Mendocino Coast
Indoor pool, 6 lane, 100' x 40'
Project Type Renovation Renovation New
Facility Area 10,000 sq ft 12,176 sq ft 40,000 sq ft
2008 2010 2009
$11,144,393.00 $18,100,000.00 $18,100,000.00
Year
Completed
Construction
Cost
Sigrid & Harry Spath Aquatic
Facility, Mendocino, CA
8 lane, 25-yard competition
pool and
Indoor pool, 6 lane, 25 yards
Reconstruction of the original facility
built in 1957. New gutter, finishes,
filtration, and UV water treatment
systems. The rebuild consists of a
double height natatorium, entrance
lobby, reception area and a lower
section that houses the locker rooms,
bathrooms, shower facilities,family
changing rooms and storage for the
pool. The existing pool shell and pool
mechanical room were assessed to be
in sound condition and therefore,
Facility name,
Location
Improvement project rebuilt the
Recreation Center, swimming pool,
playground and athletic courts. The
extensive renovation of the swimming
pool included waterproofing and
refurbishing of the existing 40′ x 100′
pool tank, new circulation piping,
filtration, and water treatment
systems, the addition of two new
waterslides and a shallow area
bulkhead. The project included
seismic improvements and
Aquatic center includes a
natatorium with 8-lane, 25-yard
competition pool;
recreational/leisure pool; water
slide and splash-down pool;
men's and women's locker
rooms; family changing rooms;
aerobics studio; weight
training/exercise room; lounge;
multi-purpose rooms; and
administrative offices. The
Aquatic Center natatorium
features include a zero-depth
Client
Pool Type
Facility
Description
Table 2: Comparable Indoor Swimming Facility Construction Costs
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G. AQUATIC DESIGN & POOL ENGINEERING
SEPTEMBER 12, 2016
1. It is crucial to control natural and artificial light levels within a natatorium space and
to reduce the potential for glare for swimmers, spectators, and lifeguards. Different
types of programming require different light levels at the water’s surface. The
following programming lighting guidelines are:
a. Competition – 100 Foot Candles
b. Instruction – 50 Foot Candles
c. Recreation – 30 Foot Candles
2. Facilities with multiple bodies of water or different types of programs may have the
ability to adjust the light levels within the natatorium to suit the specific program in
use instead of only having the ability for the worst case lighting level.
3. Typical artificial lighting within a natatorium is a combination of indirect and direct
lighting around the pool perimeter. Special consideration needs to be taken to
reduce glare on the water surface and eliminate the potential for shadows along the
pool walls.
4. Natural light is always welcome in a natatorium as long as it can be controlled. Skylights
over the pool water’s surface should be avoided. For existing skylights, transparent
glazing can be replaced with translucent glass, that can diffuse light coming in.
5. Underwater cameras and pool alarm systems such as Poseidon improve the safety
measures for the facility and provide a good tool for the lifeguard staff. It should be
noted that these are tools and not meant as a replacement for lifeguards. Pool alarm
systems can also be used to provide security for the pool areas after operational
hours.
Mitigating Glare in a Natatorium Space
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H. MECHANICAL & PLUMBING SYSTEM
General Description
The observations here focus on heating, ventilation, air conditioning (HVAC) and plumbing systems.
The natatorium HVAC consists of three hot water fan-coils with short air distribution plenums (see
Figure 145), and ten manual relief dampers in the opposite wall (see Figure 146), all mounted
about 20 feet above the pool deck. The bathhouse HVAC consists of a hot water fan-coil with
ducted distribution (see Figure 147), and an exhaust fan in the mechanical room, ducted to grilles.
According to pool staff, the three heating fan-coils serving the natatorium were installed in 1995,
and in 2014 some upgrades were made to them, including new control valves and thermostats
(see Figure 148).
(Top) Figure 145: Fan coil units in Natatorium
(Bottom) Figure 146: Relief Dampers in Natatorium
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SEPTEMBER 12, 2016
(Top) Figure 147: Fan coil unit in office
(Bottom) Figure 148: Thermostat in Natatorium
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Project Scope & Assumptions
Orange Memorial Pool is over 45 years old and much of the building’s heating, ventilation, air
conditioning (HVAC) and plumbing systems appear to be the original equipment and beyond their
useful life.
The existing HVAC, plumbing and fire suppressions systems in this facility were surveyed and the
findings and recommendations are presented below.
1. The natatorium has a positive pressure relative to the adjacent offices, lockers,
restrooms, etc. There is no mechanical exhaust in the natatorium, eight of the ten high
wall relief dampers are closed, and the locker rooms are exhausted constantly. There is
an unobstructed connection between the natatorium and bathhouse (lobby, staff office
and locker rooms). Door leading to the men’s and women’s locker rooms are also always
open (see Figure 149). This causes poor indoor air quality from the natatorium to be
pushed into adjacent spaces, promoting moisture damage and corrosion throughout the
building. Supplemental ceiling exhaust fans were added in the showers in recent years,
further reducing pressure there and accelerating damage.
2. The building envelope is thermally conductive, (single pane windows and skylight;
aluminum mullions; uninsulated CMU walls, and probably very little roof insulation);
and it is leaky. These contribute to uncontrolled heat transfer, infiltration, cold drafts,
condensation, high humidity and poor indoor air quality.
3. The existing HVAC systems are inefficient and run continuously. 100% outside air for
the natatorium is filtered, heated and exhausted/relieved continuously. The office/locker
HVAC unit recirculates some air. The heating gas-fired boiler is about 30 years old and has
a relatively low thermal efficiency of approximately 75%. This boiler typically has a useful
life of approximately 20 years.
4. The pool evaporation rate is high. The pool water is warm (85F), air movement from the
HVAC is continuous and the pool is not covered when unoccupied. The evaporation rate
contributes to high humidity, condensation, odors and poor indoor air quality.
Field Observations & Document Review
(L) Figure 149: Three open doorways from Natatorium (R) Figure 150: Rusty, corroded air diffuser
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SEPTEMBER 12, 2016
5. Pool water chemistry and no exhaust at the water surface allow odors to permeate the
natatorium and contribute to poor indoor air quality throughout the building.
6. Occupants are uncomfortable in the natatorium. Air in the natatorium is warm, humid
and odorous, but there are complaints of cool drafts on the swimmer’s wet skin at the
water level. Warm air from the HVAC units is delivered high where it stratifies, leaks out,
and is cooled as it falls down the glass to the deck level. Very little warm air makes it to
the water surface and there is no exhaust drawn there. With the fixed ventilation rate
and no dehumidification, indoor temperature and humidity levels fluctuate seasonally
along with ambient conditions.
7. High humidity and corrosive vapors have damaged the building. Steel air diffusers and
grilles throughout the building are rusted (see Figure 150), and anodized aluminum
windows and doors display oxidation (see Figure 151). All the metal components of the
building, visible and invisible, are likely to have been damaged by corrosion over the past
45 years.
8. The HVAC fan-coils in the natatorium are beyond their useful life, (approximately 15
years according to ASHRAE), and are difficult to access for maintenance. They are over
20 years old, mounted about 20 feet over the bleachers where even ladder access is
difficult, and they have seen continuous duty in a corrosive environment. It appears from
a visual inspection that they did not receive proper maintenance and servicing over their
lifetime, such as filter changes, lubrication, cleaning and coating.
9. The energy costs to operate this facility is likely high and a major burden for the owner,
but there are significant opportunities for energy conservation measures.
10. The domestic hot water system consists of a gas-fired hot water supply boiler (gravity
vent), with a separate storage tank and pump, hot water distribution piping, hot water
recirculation piping and recirculation pump, and hi-lo mixing valve assembly to protect
against scalding. The hot water recirculation pump operates continuously and the small
mixing valve is shut off (see Figure 153).
11. Hazardous Materials. The insulation on the domestic hot water storage tank (see Figure
152)., was found to contain asbestos in 1995, (see Figure 155). A hazardous materials
investigation is recommended, but structures built prior to 1978 frequently employed
materials containing asbestos and/or lead.
12. Plumbing fixtures include water closets, lavatories, showers and sinks. The original water
closets have been replaced with floor mounted, flush valve toilets using 1.6 gpf. The
original stall urinals remain in the men’s room, with what appear to be the original flush
valves. The lavatories are original wall mounted china with single handle mixing faucets.
13. Several active water pipes are routed directly over the main electrical panel in the
mechanical/electrical room.
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(Top L) Figure 151: Oxidized Aluminum at doors and windows
(Bottom) Figure 153: Hot Water Recirculation pump and J-Wall Mixing Valve
(Top R) Figure 152: Hot Water Storage Tank
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SEPTEMBER 12, 2016
1. Install a sheet metal gutter above the electrical panel in the mechanical/electrical room.
Several water pipes pass directly over the panel and could cause severe damage if they
leak (see Figure 154). This will reduce liability.
2. Cover the pool every night from 10 pm to 5 am using the existing pool cover. This will
reduce evaporation and heat loss from the pool, saving water, natural gas and chemicals
and improve indoor air quality.
3. Open the shut off valves to enable the small domestic hot water mixing valve in the
hi-lo mixing valve assembly. This will provide scald protection to users when hot water
demand is very low in the system. This will reduce liability.
4. Investigate shutting off the domestic hot water recirculation pump every night from 9 pm
to 5 am. Recirculation heat loss from the hot water piping is a significant portion of water
heating energy. If the recirculation pump is not already wired to an existing time clock,
this may require wiring to the existing time clock not being used in the Honeywell control
panel in the mechanical room. This is minor electrical work but perhaps not a quick fix.
This will reduce heat loss at night and save natural gas and electricity, without sacrificing
water or comfort at the point of use.
(L) Figure 154: Water pipes above electrical panel (R) Figure 155: Asbestos Warning on hot water storage tank
Immediate Remedies
The majority of code noncompliance, energy efficiency and indoor air quality issues at Orange Pool
are difficult if not infeasible to fix and in many cases would entail a significant amount of work and
expense. Thus the following list is of non-complicated measures.
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Recommendations & Program Upgrades
As the use of Orange Pool has evolved over the decades, a HVAC system that meets the current
needs for recreation, health and competition purposes is the need of the hour.
A mechanical system upgrade will require an integrated and sustainable design approach, working
closely with the architecture and pool systems that control water temperature and water quality.
This will utilize the latest technologies and strategies through resources such as the 2014 Model
Aquatic Health Code (MAHC), current editions of ASHRAE standards and design guides, and
SMACNA standards.
Separate HVAC systems will dehumidify, heat, ventilate and cool the natatorium space, apart from
HVAC systems for the adjacent locker rooms, staff offices and lobby areas. Approximately six air
changes per hour of supply air will be delivered through a high level “U” shaped supply duct design
around three sides of the pool, with return air through medium high and high return air ductwork
on the fourth side of the pool. Airborne contaminants will be exhausted low at the source at the
water level, also on the fourth side of the pool, through deck level grilles, ductwork and a 4,000
cfm rooftop exhaust fan. See attached sketches of Duct Design and Pool Unit Equipment Schedule.
Building pressurization will be controlled to keep the pool negative relative to all adjacent spaces,
keep the lockers positive to the pool but negative to lobby/office areas, and keep the lobby/office
areas positive to the pool and locker rooms. Two options for heat recovery to the pool will be
investigated - a water condenser on the refrigeration cycle, and a low exhaust energy recovery
system. (See attached sketch of Refrigeration Schematic).
See sections IV.A, IV B and IV. C for detailed descriptions of HVAC and plumbing for Scenarios A, B
and C respectively.
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SEPTEMBER 12, 2016
Concept Plans and Details
(Top) Figure 156: Duct Design Plan
(Bottom) Figure 157: Duct Design Section
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Table 3: Pool Unit Equipment Schedule
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SEPTEMBER 12, 2016
(Top) Figure 158: Refigeration Schematic
(Bottom) Figure 159: HVAC Equipment Recommendations
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
I. ELECTRICAL SYSTEM
General Description
1. The existing building is served by a 400-amp, 208-volt, 3-phase, 4-wire incoming utility
service, a main distribution panel, and 3 lighting and branch circuit panels. All the major
electrical equipment is original to the building. At approximately 45 years old, the major
electrical equipment should be considered to be at the end of its useful life.
2. Some lighting in the Natatorium and in select other locations was replaced in 2008.
3. The telecom systems in the building have been maintained on an as-needed basis
and appear to meet current needs. A fiber optic connection was established with the
recreation building on site at some point in the relatively recent past.
4. The building is equipped with a PA system with speaker positions throughout, which is
currently non-operational.
Project Scope & Assumptions
The scope of the site visit was to observe and document the general condition of the electrical
equipment in the existing building, and to provide observations and recommendations for
suggested immediate and long term repairs, upgrades, and/or replacements.
Field Observations & Document Review
1. The electrical equipment is aged but functional. With an effective lifetime of 30-50 years,
this electrical equipment should be considered at the end of its useful life and should
be replaced as a part of the next significant upgrade project. The service utility meter
number is 1009992008. The major equipment shows some exterior corrosion, but the
level of corrosion does not appear to be excessive or likely to cause imminent failure. In
particular, distribution panel DP shows slight exterior corrosion.
2. Some of the lighting system was updated in 2008, and most of the fixtures are in working
condition. The lobby lights are original pendant globes and should be replaced during
the next significant upgrade project.
3. The natatorium lighting consists of 4-lamp T8 fluorescent enclosed and gasketed fixtures.
The lenses and fixture frames appear to be in working condition, however there is rust
evident on the lens clips. There is a cable lowering mechanism to lower the eight fixtures
installed over the pool for servicing. As described in the architectural section of this
report, T8 fluorescent is being replaced by more environmentally benign and energy
efficient LED technology.
4. The natatorium lighting is connected to an emergency lighting inverter that appears to
be part of the original design. There was no date on the equipment, but it’s general
appearance suggests it was the vintage of the original construction. There was no
indication as to whether the batteries had been serviced or replaced or whether the unit
had been tested in any way.
5. The existing PA system is nonfunctional and the control equipment has been removed.
This system should be replaced if PA functionality is required by the Owner.
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SEPTEMBER 12, 2016
Figure 160: Electrical Switchboard, with water pipes above.
6. The telecom equipment appears to be in good repair and functioning as needed.
7. There are multiple water pipes installed directly over the distribution panel, which is a
violation of the current CEC (California Energy Commission) requirements for clear space
above equipment. As this is the only practical space for electrical panels, a sheet metal
shield would have to be installed over the panels to deflect any leaks should they occur.
8. Though the existing electrical service is sufficient for the current loads, it will be insufficient
to supply any significant additional HVAC loads. To add electrical capacity to the building,
a new larger utility service will need to be established as described below.
9. Some receptacles in the natatorium area have been removed, leaving exposed wiring. It
is unclear why this was done.
10. There is visible corrosion in much of the conduit serving the natatorium area.
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D. Immediate Remedies
1. Remove the rust from the lighting fixture lens clips in the natatorium and retreat the
metal clips with zinc anti-corrosion coating. Alternately replace the clips. This will extend
the life of the existing lighting.
2. Provide blank cover plates over exposed electrical junction boxes where receptacles had
been previously removed. This will reduce liability.
3. Inspect the exposed natatorium conduits closely for failure. If they are still sound, they
should be cleaned of rust and re-sealed with a zinc anti-corrosion coating. If they are
significantly corroded, they should be replaced. This will extend the life of the electrical
installation in the area.
4. Clean surface corrosion on existing panel DP.
(Top L) Figure 161: Exposed wiring at pool deck
(Bottom L) Figure 163: Exterior switchboard location
(Top R) Figure 162: (e) Natatorium lighting, with corrosion at conduit
(Bottom R) Figure 164: (e) Light fixture, with internal corrosion
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SEPTEMBER 12, 2016
Recommendations & Program Upgrades
1. Provide a new 800-amp 208-volt 3-phase 4-wire PG&E service: Provide a new NEMA
(National Electrical Manufactures Association) 3R outdoor 800-amp service entrance
switchboard (Square D Speed-D or equivalent) with an 800-amp main circuit breaker,
one 200-amp feeder circuit breaker, one 400-amp feeder circuit breaker, and one 500-
amp feeder circuit breaker.
a. Install this switchboard outside the existing mechanical/electrical room between
the utility transformer and the building.
b. Coordinate the installation of a new PG&E service transformer, transformer pad,
and associated secondary conduits to the new switchboard.
c. Provide a new 400-amp feeder consisting of four 500-kcmil with a #2 AWG ground
in 4” conduit from the new switchboard to the existing panelboard.
d. Provide a new 500-amp feeder consisting of two sets of four 250-kcmil with a #2 AWG
ground in two 3” conduits from the new switchboard to the new dehumidification
unit.
e. Demolish the existing meter and CT (current transformer) cabinets within the
mechanical/electrical room to clear space on that wall for a new panel.
f. Provide a new 200-amp 208/120-volt 3-phase 4-wire panelboard in the space
adjacent to the existing panel. This panel will serve new small equipment, receptacle,
and miscellaneous loads.
g. Provide a new 200-amp feeder consisting of four #4/0 AWG with a #6 AWG ground
in 2-1/2” conduit from the new switchboard to the new panelboard.
2. Consider replacing the existing distribution panel and branch panels in the building as
part of any major building rehabilitation project. There is no code requirement to do so,
but they are aged, and are a failure risk. Without a replacement, the new equipment
will serve all new loads and reduce the risk of a total failure, but the existing equipment
is at or past its useful life expectancy of 40-50 years. The incremental cost of replacing
the panels would be lower if performed in conjunction with a renovation as opposed to
replacing them on an as-needed basis after failure.
3. The lighting in the natatorium is in working condition. Replace the existing fluorescent
lighting with comparable LED lighting fixtures and add automatic controls to meet CA
Title 24 energy code requirements. Due to the large amount of natural lighting, high
efficiency fixtures with daylight harvesting controls would result in a significant energy
savings.
4. Provide a 1 for 1 replacement of existing lighting fixtures with new LED fixtures, matching
the original type to the extent practical throughout the bathhouse. Provide additional
controls to meet current CA Title 24 energy code requirements. Implementation of
wireless controls such as Lutron PowPak can reduce retrofit costs.
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J. STRUCTURAL SYSTEM
General Description & Summary
The Orange Memorial Pool facility was built in 1970. The main structure consists of concrete
masonry unit (CMU) shear walls, with round concrete columns supporting glulam roof beams. The
roof system consists of tongue and groove 2x6 wood planking with large skylights. Infill wall bays
consist of CMU walls in combination with aluminum frame glass windows.
The 1967 Uniform Building Code, used at the time of design and construction was not as stringent
as today’s code. Although the original structural plans for the building were not able to be located
for review, due to the building’s vintage, some information about the structure can be inferred.
The lateral force resisting system, which is the portion of the structure designed to withstand
lateral loading from wind and earthquake forces, consists of CMU shear walls. Designed in the
late 1960’s, these walls likely do not contain the level of reinforcing required by today’s code. The
existing walls are classified as “Ordinary reinforced masonry shear walls.” These types of walls are
no longer permitted for use in new construction in seismic design categories D, E or F. The Orange
Pool building is classified as seismic design category “D”. This along with the pool being a public
facility reflects the increased risk and heighted severity in an event of a seismic activity. Since the
1960’s, advancements in engineering design for seismically prone regions have resulted in changes
to shear wall reinforcing detailing as a means of increasing structure performance during an
earthquake, with the primary goal of increasing life safety. The existing ordinary reinforced shear
walls will behave in a less ductile manner compared with new specially reinforced shear walls,
meaning the ordinary shear walls have a reduced capacity to flex, crack and otherwise dissipate
energy during an earthquake before a more catastrophic failure of the walls occurs. Therefore the
existing ordinary reinforced walls represent a significant reduction in life-safety performance.
Figure 165: Overall interior view. Concrete columns, glulam beams, roof diaphragm, & skylight are visible.
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Figure 166: Overhead equipment hangers do not have lateral seismic bracing.
This issue with seismic design and life-safety performance is extrapolated throughout the structural
system including at the non-structural elements of the building. The capacity and load path
through the existing roof diaphragm will be impaired as well in a seismic event. The connection of
the large glulam beams to the CMU walls and concrete columns are under sized compared with a
modern connection details that are designed to accommodate lateral and vertical forces induced
at the connection during a seismic event. Older, weaker connection types are more prone to
failure during an earthquake, which could result in excessive deflection or disconnection of non-
structural components such as the glass windows or attached mechanical equipment, and in a
worst case scenario, collapse of the roof. The existing concrete columns likely contain a reduced
amount of reinforcing compared with modern detailing requirements. This again results in reduced
ductility, and therefore a reduced ability to maintain structural integrity during a seismic event.
Non-structural components such as suspended mechanical equipment, ducting and piping were
observed as being inadequately braced. Bracing of these components is essential to maintain
modern levels of seismic life-safety.
Overall, the building structure is in a decrepit condition expected given its age and usage. Humid
chlorine air from the pool has caused some increased deterioration of components.
Based on these observations, a structural renovation would include a full retrofit of the lateral
force resisting system of the building, upgrades to connections between structural elements,
and potentially an upgrade to the vertical load carrying elements such as the concrete columns.
Specific areas of degradation at structural and non-structural components were observed and will
require repair/retrofit as discussed in the Field Observations and Sections portions of this report.
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Project Scope & Assumptions
GHD has conducted a limited, visual survey of the accessible portions of the building to gain a basic
understanding of existing conditions and types of structural and non-structural components. No
testing was performed.
Based on the lack of existing as-built structural plans, any retrofit to the building will require
substantial effort in structural investigation throughout the building to determine the existing
structural and non-structural elements and connections requiring repair and/or retrofit.
Geotechnical evaluation is beyond the scope of this project. Understanding the existing foundation
size, composition and soil bearing capacity would be necessary to provide a retrofit to the lateral
and gravity load carrying elements. Modifications to the existing foundation is anticipated.
The amount of effort required for the investigation, design and construction aspects on retrofitting
a building of this type and vintage, while not completely unheard of, is typically utilized on buildings
that are preserved for historical/cultural importance, or structures that must maintain a level of
ongoing operation during construction such as certain medical or military facilities etc. The costs
associated with the structural retrofit in conjunction with architectural, accessibility, mechanical
and energy aspects are significant. This is also not necessarily the best long term approach to
the pool facility. Structural, architectural, and non-structural components that remain as part
of the existing structure will continue to degrade over time and require maintenance. Ongoing
maintenance costs need to be anticipated and budgeted to maintain building integrity.
Figure 167: Exterior view of the glulam beams at roof overhang
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SEPTEMBER 12, 2016
Field Observations
GHD’s field survey noted the following observations:
1. A continuous skylight interrupts the roof diaphragm at the interior bays. Further
understanding of the diaphragm forces at the roof would be required to adequately
address performance of the roof and any required improvements in a retrofit scenario.
2. The structure has glulam roof beams. Connections of these beams to supporting elements
at CMU walls and concrete columns appear less robust than more modern connections.
In some locations the existing connections are experiencing corrosion, likely as a result
of the humid indoor environment.
3. The total amount of shear walls and their location around the building (primarily in the
pool area) presents a minimal amount of redundancy.
4. There are no concrete columns at the corners. CMU shear walls support the glulam
beams at the corners.
5. The concrete at the cast-in-place columns appear to be in relatively good condition at
the upper portion of the columns, but in the pool area there are areas where spalling
appears to have been patched at the base of some columns. This spalling could be a
result of degradation of the concrete due to water/chemical exposure and/or equipment
impacting the column.
6. Non-structural acoustical tiles are present at the west wall, but it is unknown how the
tiles are affixed to the wall.
7. The CMU infill located along the north wall exhibit no signs of large cracks or rust stains.
8. There is no lateral seismic bracing for the existing pipes or equipment hanging from the
ceiling.
9. Minor vertical cracks were observed at the northwest shear wall. The adjacent door leads
to maintenance room which has a lower ceiling than the pool room.
10. Numerous diagonal cracks at reentrant corners and drains are visible along the pool
which may be indicative of the lack of reinforcement in these areas of the deck slab.
11. At the boiler room, the roof joists are supported by steel seats embedded into the CIP
concrete columns. Note only two bolts appear to be used to connect the joist to the
column. This column shows slightly larger vertical cracks between the CMU infill and
concrete column.
12. Inside the shower room, the skylight shows tongue-and-groove board slats for the roof.
This may be similar to the construction of the pool room high roof.
13. At the changing rooms, the joists are attached to the CMU walls with embedded steel
brackets. Note this connection is heavily corroded and does not include a seat.
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III. EXISTING FACILITY CONDITIONS AND NEEDS ASSESSMENT
J. STRUCTURAL SYSTEM
(L) Figure 168: Diagonal floor cracks at
pool deck corners
(R) Figure 169: Exterior column to glulam beam
connection at the main entrance
14. At the main entrance (east side), the column connection (supporting the ridgeline) is a
pair of small t-shaped brackets with 4 bolts. It’s not clear, but appears the vertical leg is
turned 90 degrees with two anchor bolts into the concrete. This connection appears less
robust than current code required connections.
15. At the louver at the north wall of the maintenance room, the CMU wall is one block i.e 8”
thick and is a stacked bond (instead of a structurally robust running bond). The outside
face is ribbed while the inside face is smooth. A running bond offsets the blocks by half a
block per course, and permits load to spread out over face of the wall. A stacked bond is
much less resilient to lateral or shear forces.
16. At the outside of the west wall, the outermost beam rests directly on the CMU shear
wall. There are four U-shaped brackets with 2 bolts in the joist and unknown number
of anchor bolts per bracket. It is possible that this is a similar connection detail for the
interior beams to the concrete columns.
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IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Overview
Scenario A analyses the approach of renovating and rehabilitating Orange Pool to conform to the
extent possible with current-day code, including a seismic upgrade of the facility, replacement of
mechanical, electrical, and plumbing systems, and reconfiguration of the bathhouse, especially
locker rooms.
The main aspects of the building are summarized as follows:
Gross Floor Area 11,777 sq ft (Existing footprint)
Number of Stories One
Allowable Height 40’-0” Max
Occupancy A3 (Indoor swimming pool without spectator seating, Per CBC Sec. 303.4)
Sprinkler System None - Exempt from automatic sprinkler system upgrade
Construction Type V-B
Allowable Area 24,000 Sq ft (Per CBC table 503 & Section 506.3)
Year of Construction 1970 or earlier
Building Code Likely 1967 edition of the Uniform Building Code
Architectural Design and Issues
In compiling the list of user requests and current code standards applicable to aquatic facilities, due
number of and degrees of facility deficiencies, it appears that this approach would entail virtually
piecemeal demolishing, then rebuilding the entire facility. Such a strategy is the least desired
scenario - enormously expensive with significant potential for unforeseen conditions and added
costs, while limiting the number of patrons served, and constraining possibilities for improved
layouts and amenities. As described in the architectural and engineering sections of this report
(Section III.E - III.J), every building system – electrical, mechanical, plumbing, and structural exists
beyond its planned useful life, and is functionally sub-standard in performance and appearance.
Many of the architectural deficiencies present not only aesthetic, code and functional issues, but
are intertwined with technical performance aspects:
• Single pane window wall and skylight glazing in the natatorium and bathhouse: The
aluminum window wall system shows evident corrosion. The glazing of the building’s
window and skylights is neither tempered or laminated (safety glass). Moreover, the
windows are not insulated (two panes of glass with an air space) for energy efficiency (R
value) and the glass is not specified to limit heat gain.
• Thermal insulation in the building envelope is virtually non-existent. (i.e. The roof,
skylights, windows, and concrete masonry unit walls)
• The state of the concrete floor slabs is deficient beyond extensive cracks and efflorescence
The locker room floor slab is uneven - in some places considerably to the extent of
creating tripping hazards and slip areas where water pools. The natatorium concrete
deck is similarly afflicted with cracks and efflorescence.
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IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
• Furniture, fixtures, and equipment is mostly original, deteriorated and far from compliant
with today’s standards for accessibility, energy efficiency, water efficiency, etc.
• The American with Disabilities Act (ADA) became law several decades after Orange Pool
was designed. The facility has numerous areas of nonconformance with ADA regulations,
for example at the entrances, natatorium and locker rooms.
To the extent that it is even feasible to remedy the architectural and engineering deficiencies
described in this report, the corresponding improvements would likely cumulatively result in a
total cost that at least equal and probably exceed the cost for an equivalently sized ground-up
construction project.
Although the City excluded the investigation of hazardous construction materials from design
team’s work scope for this feasibility report, the requirement for hazardous materials remediation
(eg. asbestos, lead paint) associated with a renovation can be broadly anticipated. An additional
unknown in the rehabilitation or demolition of portions or all of the building, is the degree to which
any hazardous material remediation requirement would be triggered by even a small project.
The design team assembled information about the existing building and pool conditions, along
with the Survey Monkey and other feedback from stakeholders. Based on the survey, the technical
and the architectural information gathered by the team, the cost to benefit analysis resulted in the
conclusion that there no significant long term benefits of Scenario A. The short term advantage
is that “band-aid” improvements to the facility could be phased, thus more affordably executed.
The key architectural and functional disadvantages of Scenario A are:
• Upgrading the pool and building to meet if not approach current codes, and to significantly
improve the layout for functional efficiency and circulation is enormously expensive.
• A renovated lap pool would continue to be slightly short of 25 yards and hence the facility
cannot be used for regulation competitive swim meets.
• The number of and width of lap lanes cannot be increased.
• Renovating the existing lap pool without adding a second pool does not solve the problems
of: a. the need for different water temperatures for lap swimming and warm pool use /
teaching. b. Overcrowding will be exacerbated as the number of users increase.
• Keeping the existing building precludes superior master planning options relative to the
context of Orange Park, Orange Avenue and Tennis Avenue.
Interior Lighting
1. Natatorium lighting: Provide new high bay LED lighting with integral daylight sensing
control and wireless (radio frequency) connection to user controls.
2. Bathhouse building general lighting: Provide a 1 for 1 replacement of existing lighting
fixtures with new LED fixtures, matching the original type to the extent practical.
3. Controls: Provide additional controls to meet current CA Title 24 energy code
requirements. Suggest the implementation of wireless controls such as Cree SmartCast
or Lutron PowPak to reduce retrofit costs.
4. All new lighting should have excellent photometrics, color temperature and CRI.
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IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Exterior lighting
1. Building Mounted: Provide LED surface mount wallpacks meting Dark Sky requirements
of 0% uplight and CalGreen BUG (Backlight, Uplight, and Glare) requirements.
2. Controls: Provide fixture integral, occupancy sensor control for each fixture mounted
below 24’ AFG. Provide a lighting control panel in the nearest building electrical room
with astronomical timeclock and photo control for all exterior lighting.
3. All new lighting should have excellent photometrics, color temperature and CRI.
ADA Compliance
Under the Americans with Disabilities Act (ADA) existing municipal facilities like Orange Pool are not
required to be brought up to being “fully compliant ” with the current accessibility standard. Instead,
the law requires what can be best described as a “good faith” effort to remove barriers and achieve
reasonable access. The specific language of the statute is as follows: (Appendix R Excerpts from 28
CFR Part 36 (Title III) Non discrimination on the Basis of Disability by Public Accommodations and
Commercial Facilities; Final Rule Subpart C – Specific Requirements, Paragraph 36.304 Removal of
Barriers (a) General):
“A public accommodation shall remove architectural barriers in existing facilities,
including communication barriers that are structural in nature, where such
removal is readily achievable, i.e., easily accomplishable and able to be carried
out without much difficulty or expense”. In the instance of Orange Pool’s facilities,
while there have been a modicum of improvements and accommodations (such
as addition of ADA showers in the locker rooms) made to enhance accessibility,
there are further improvements that would be considered of value. A due-diligence
assessment of each area of the facility in terms of ADA and California Title 24
accessibility compliance should be performed to identify optimal improvements.
Recommendations
a. Repair or replace concrete floor slabs and finishes in bathhouse and pool deck
b. Replace exterior paving in areas
c. Replace existing window wall and skylights in the natatorium and bathhouse with
spectrally selective safety glass
d. Selectively provide new, high quality lighting and controls
e. Repair areas of dry rot in wood, corrosion in metals, and cracking in concrete
f. Upgrade existing areas as required to comply with current accessibility requirements
g. Consult with maintenance staff and conduct further visual inspection to determine
existing and potential future problems areas
h. Provide treatment to the skylight in the natatorium, to reduce interior glare on the
pool water, which prohibits life guards’ clear visibility into the pool water
i. Renovate bathrooms to improve layout and drainage; upgrade finishes to enable
easy maintenance of hygienic conditions, improve ventilation, and upgrade furniture
and fixtures to current code
j. Add fully accessible, gender-neutral family restrooms
192
LOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"15' - 0"14' - 2"14' - 1"14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTLOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTLOBBY
OFFICE
BATHROOM
JAN WOMENMEN
BOILER ROOM
STORAGE/
FIRST AID
CHLORINE
STORAGE
FILTER ROOMSTORE/
ADMIN
WC
WC
(EXISTING) SWIMMING
POOL BUILDING
SWIMMING POOL
MEN LOC WOMEN LOC
SAUNA
SUP OFFICE
SWIMMERS
LOUNGE
A B C D E F G H I J K
1
2
3
4
6
7
15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"
5
147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONG DONN LOGAN A R C H I T E C T S
800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.com
ORANGE MEMORIAL POOL
781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 94080
1ST FLOOR PLAN
SCENARIO A - RENOVATED ORANGE
POOL FACILITY
0 16' 32'8'
AREA OF REMODELED LAYOUT
98
IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
Concept Floor Plan - Renovated Orange Pool Facility
Figure 170: Scenario A Floor Plan
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IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Figure 171: Scenario A Site Plan
Concept Site Plan
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100
IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
Plumbing Fixture Count
Locker room plumbing fixture calculations are based on the surface area of the pool water, per Section
3116B of the 2013 California Building Code.Table 4: Scenario A - Existing Facility Plumbing Fixture CalculationsSCENARIO AORANGE POOL TOILET ROOM CALCULATIONS PER 2013 CALIFORNIA BUILDING CODE (CBC) & 2013 PLUMBING CODE (CPC)CBC SECTION 3116B BATHHOUSE, DRESSING, SHOWER AND TOILET FACILITIES & CPC 2013 TABLE 422.1TYPE OF SPACEAREAPOOL WATEROCC.LOADTOTAL OCC.MALE/FEMALEMEN’SWOMEN’SOTHERGROSS SQ. FT.SURFACE AREASQ. FT.OCC.WC’sURINALSSHOWERSLAV’sWC’sSHOWERSLAV’sDRINKING FOUNTAINMOP SINKBasic Fixtures Required Calculation2013 CBC Section 3116BBathhouse, Dressing, Shower & Toilet Facilities-3,5001 per15233117223223211Basic Fixtures Required Calculation2013 CPC Table 422.1Staff offices and administrative uses, B occupancy1,105-1 per2006311-11-11-SUBTOTAL333333321FIXTURES PROVIDED42346*3421* Per Footnote 14 (CPC 2013 Table 422.1), the total number of water closets for females shall be at least equal to the total number of water closets and urinals required for males** Per CPC Footnote 5, can add urinals in exchange for WC’s in Men’s, not less than 2/3rd’s required WC’s shall be provided*** Per CPC Footnote 13, drinking fountains shall be installed on each floor, however water stations (kitchens or other) can usually be provided195
101
IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Table 5: Scenario A - Upgraded Building Program and Areas
NO FUNCTION / ROOM NAME
NET USABLE AREA
COMMENTS
EXISTING
SQ. FT.
PROPOSED
SQ. FT.
1 Natatorium - Pool deck 3,730 3,730
Sauna (approximately 60 sq. ft.) is in
this space
2 Natatorium - Pool 3,500 3,500 Six lane x 25 yards
3 Lobby/Reception area 475 250
4 Lobby restrooms 175 175
Includes men's and women's
restrooms
5 Pool office + Staff restrooms 240 240
Revised layout to accommodate ADA
compliant restroom and shower
6 Janitor 65 65
7 Women's locker room 695 485 3 showers, 3 toilets, 3 lavatories
8 Men's locker room 695 485
3 showers, 2 toilets, 3 urinals, 3
lavatories
9 Lounge and viewing -365 Parents’ viewing seats/benches
10 Family restrooms -225
2 nos. unisex restrooms with ADA
shower and baby changing station
11 Boiler room 320 320
12 First Aid room 60 60 Now used as Pool Supervisor's room
13 Exercise room 330 330 Now used as Storage + First Aid room
14 Chlorine storage 35 35
15 Filter room 410 410
16 Acid room 95 95
17 Circulation/Hallways 50 150
TOTAL AREA (Net Usable Area) = 11,020 sq. ft. (No change from existing)
TOTAL AREA (Gross Area) = 11,777 sq. ft. (No change from existing)
Area allocation for programmed space
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IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
Occupant Load Calculation and Egress
Table 6: Existing Facility Occupant Load Calculations
NO FIRST FLOOR
AREA SQ. FT.
/ OCC.OCC. LOAD SUBTOTAL OCC. LOAD
EXIT
ACCESSSQ. FT.
1 Natatorium - Pool deck 3,730 15 248.7 249.0 2
2 Natatorium - Pool 3,500 50 70.0 70.0 -
3 Lobby/Reception area 475 100 4.8 5.0
4 Lobby restrooms 175 -0.0 0.0
5 Pool office 160 100 1.6 2.0
6 Staff restrooms 80 -0.0 0.0
7 Janitor 65 100 0.7 1.0
8 Women's locker room 695 -0.0 0.0
9 Men's locker room 665 -0.0 0.0
10 Boiler room 320 300 1.1 2.0
11 First Aid room 60 100 0.6 1.0
12 Exercise room 330 50 6.6 7.0
13 Chlorine storage 35 300 0.1 1.0
14 Filter room 410 300 1.4 2.0
15 Acid room 95 300 0.3 1.0
16 Circulation/Hallways 225 -0.0 0.0
TOTAL FIRST FLOOR 11,020 341.0 2
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IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Aquatic Design and Pool Engineering
Scenario A includes the renovation of the existing swimming pool, deck, pool equipment, and pool
mechanical room to meet current code requirements and industry standards. For this scenario the
existing swimming pool and pool mechanical room footprints would remain the same. The existing
pool and natatorium have the following characteristics:
1. Lap Pool Dimensions: Existing; 6 Lanes x approx 25 Yards, 45 FT x 75 FT, 3,375 SF.
2. Pool Water Depth Range: 3 FT to 10 FT if Diving not Desired, increase water depth to 12
FT for 1M Diving Board.
3. Pool Water Temperature: Approximately 78 – 82 Degrees F.
4. Natatorium Air Temperature: +/- 2 Degrees F of Water Temperature.
5. Relative Humidity: 55%
6. Pool Equipment:
a. Recirculation Pump: Flooded Suction in Pump Pit, Premium Efficiency Motor, w/VFD.
b. Filtration System: High Rate Sand or Regenerative Media Filtration.
c. Chemical Controller: Monitor pH, Temperature, ORP, Chlorine PPM (Total and
Combined), Control Backwash Cycle, Fireman Cycle for UV and Heater, Remote
Access.
d. Chemical Delivery: Separate ventilated rooms with exterior access. Sodium
Hypochlorite (Liquid Chlorine) for sanitizer and Muriatic Acid for pH Buffer. Consider
pH combination system of acid and CO2 to better control pH, alkalinity, and total
dissolved solids (TDS).
e. Tertiary Chemical Treatment: UV System sized for full recirculation flow rate to aid in
dechloramination and improve water and air quality within the natatorium.
f. Pool Water Heating: Direct Fired Gas Pool Heater with High Efficiency (97%) and
external titanium heat exchanger. Consider supplemental heat exchanger tied into
building HVAC or exhaust recovery systems.
Civil Engineering
Scenario A maintains the footprint and building shell of the existing Orange Pool Facility with
interior renovations and a seismic upgrade. This scenario does not entail a significant civil scope.
Broad recommendations under Scenario A include:
1. Incorporate ADA accessible landings and pathways along the perimeter of the building,
to enable the rear doors to be utilized as exits
2. Trim overgrown vegetation around the back flow preventer to expose it and regain its
visibility
3. Create of a formal pathway to the other facilities in the Park to provide pedestrian
connection with the playground and recreation center
4. Study fire flow demand to determine if service line upsize is necessary.
See “Section III.E Civil Engineering Issues” for a description of existing facility conditions and
assessment
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IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
Mechanical Engineering
In Scenario A, the entire existing HVAC systems for the natatorium and bathhouse would be
removed and replaced, with all unused openings sealed. The natatorium space would be heated,
ventilated and dehumidified with a nominal 48-ton packaged rooftop air conditioning unit with
cooling, supply air heat recovery, hot water heating, a new low level exhaust system, and new
controls.
1. The new natatorium HVAC systems would:
a. Supply conditioned air and ventilation air to the natatorium, returning some air
when occupied
b. Continuously exhaust contaminated air low in the space, near the pool surface
c. Utilize refrigeration-cycle cooling year-round to control humidity in the natatorium
d. Use the heat rejected from the dehumidification process to reheat the supply air,
all year round
e. Control the pressure in the natatorium, (negative relative to all adjacent spaces),
by supplying and exhausting air through the same double-blower unit and source
capture exhaust
f. Require a structural upgrade to support the rooftop equipment.
g. Require an electrical upgrade to power the rooftop equipment.
h. Require architectural coordination for air inlets, air outlets and ductwork.
2. The bathhouse would be heated and ventilated, (no cooling), with a new fan coil unit.
Incoming outside air would be tempered hot water heating and new corrosion resistant
supply , return ducts and grilles installed. Heat recovery from exhaust to supply air would
be evaluated for this system. This would require minor structure and power upgrades.
3. A new higher efficiency gas-fired hot water space heating boiler, with pumps,
appurtenances and controls, would be located in the boiler room. The existing domestic
hot water heater and storage tank would be replaced with a higher efficiency gas-fired
storage water heater with new circulation pump, controlled on a time switch & aquastat.
4. The bathhouse would be exhausted by a new 1,200 cfm rooftop exhaust fan, with
ductwork and grilles of corrosion-resistant materials as necessary. Alternately, heat
recovery from exhaust to supply air would be evaluated for this system.
5. The pool equipment room and chemical storage areas would be exhausted with three
new exhaust fans, ductwork, and/or controls of corrosion resistant materials as required.
6. Existing shower valves and shower heads would be replaced with scald protection
(pressure balanced) and low water use fixtures (1.5 gpm). Existing toilets would be
replaced with low water use fixtures (1.28 gpf), new urinals with low water use type flush
valves (0. 5 gpf), lavatory faucets would be replaced with low water use type (0.5 gpm).
New ADA compliant lavatories would be installed.
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IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Electrical System
Main power service:
1. A new electrical power service would be required, due to increase in mechanical loads.
2. A new 600-amp 480-volt 3-phase 4-wire PG&E service would be provided as follows:
a. NEMA 3R outdoor 800-amp service entrance switchboard (Square D Speed-D or
equivalent) with a 600-amp main circuit breaker, (4)200-amp feeder circuit breakers,
(2)150-amp feeder circuit breaker,& (4)100-amp feeder circuit breakers.
b. This switchboard would be installed in the available space outside the existing
mechanical/electrical room between the utility transformer and the building.
c. Installation of a new PG&E service transformer pad, and associated secondary
conduits to the new switchboard would be coordinated.
Existing building power system:
1. The power system would consist of the following actions:
a. Re-feed the existing building from the new switchboard.
b. Demolish the existing main 400-amp panelboard within the mechanical/electrical
room to clear space on that wall for a new panel.
c. Provide a new 75-kVA NEMA 3R transformer and associated transformer
housekeeping pad outside the existing building electrical/mechanical room.
d. Provide a new 100-amp feeder consisting of (4) #2 AWG with a #8 AWG ground in 2”
conduit from the new service switchboard to the new transformer.
e. Provide a new 250-amp 208Y/120-volt 3-phase 4-wire panelboard in the space
cleared by the removal of the existing panel. This panel will serve the existing branch
circuit, lighting, and other miscellaneous loads in the existing building. Coordinate
the branch circuit breaker provisions to account for all existing and new loads.
Reconnect existing loads to the new panel.
f. Provide a new 250-amp feeder consisting of (4) 250-kcmil with a #4 AWG ground in
4” conduit from the new transformer to the new 208-V panelboard.
g. Demolish the existing meter and CT cabinets within the mechanical/electrical room
to clear space on that wall for a new panel.
h. Provide a new 200-amp 480Y/277-volt 3-phase 4-wire panelboard in the space
adjacent to the new 208-volt panel. This panel will serve new HVAC and large
equipment loads.
i. Provide a new 200-amp feeder consisting of (4) #4/0 AWG with a #6 AWG ground in
4” conduit from the new service switchboard to the new 480-volt panelboard.
j. Provide mechanical equipment feeders as required to support the new equipment.
2. Replace the existing panelboards in place with new equipment. Match existing panelboard
ratings and circuit breaker configurations, reconnect existing loads to new panelboards.
200
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IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
Telecommunications, Data Systems and Fire Alarm System
There are no anticipated changes to the telecomm system or the fire alarm in option A.
Public Address System:
1. Provide a new PA system head end (controller) including amplifier, microphone, and
accessories in place of the existing controller. Recommend using a Bogen Multicom IP
based PA system head end to allow for the system to be networked between buildings.
2. Replace the existing PA system speakers and wiring in place, reusing existing conduit to
the extent possible.
Structural
Based upon the concept of renovation, rehabilitation and upgrade, a significant structural retrofit
is necessary as part of Scenario A to bring the structure in-line with a modern code based level of
seismic resistance and expected life-safety. Lack of existing as-built drawings impedes this process,
but could be overcome with effort spent on structural and geotechnical investigation, including
both non-destructive and destructive testing.
1. Thorough structural and geotechnical investigation is required to determine and
document existing elements.
2. Retrofit of or augmentation to the existing lateral force resisting system (CMU shear
walls) is needed. While retrofitting the existing walls themselves may be technically
feasible, it is more likely that a new lateral system will be required. New reinforced
concrete or masonry shear walls could be added to, or entirely replace, the existing walls.
Alternatively the existing walls could remain with the addition of new steel brace frames
to provide a new lateral force resisting system. With the addition of a new system, retrofit
of the existing foundation is anticipated. Existing floor space would likely be reduced due
to the installation of these new structural elements.
3. Investigation of the existing concrete columns is needed to determine reinforcing ratio,
confinement steel etc. If necessary, retrofit columns with steel or fiber wraps.
4. Investigation of all connections and retrofit steel brackets connecting glulam beams and
ceiling joists at wall and columns is needed.
5. Lateral seismic bracing for all mechanical equipment, piping etc. chased along the ceiling
is needed. Existing hang rods will need retrofit and more robust hanging connections.
6. Investigation of non-structural wall elements including glass windows and interior
partitions is warranted. Retrofit of the connections as necessary and collaboration
between the engineer with the architect is required to provide new glazing and mullion
systems compatible with anticipated seismic deflection of the building during a design
seismic event. In the process of structural upgrade work, the project would also include
the repair or replacement of corroded metallic louvers
201
EXISTING CONCRETE COLUMNS WILL REQUIRE
INVESTIGATIVE TESTING AND STRUCTURAL REVIEW
TO DETERMINE CURRENT CODE LEVEL
ACCEPTABILITY - RETROFIT MAY BE REQUIRED.
AT SKYLIGHT ABOVE
TYPICAL AROUND BUILDING
ROOF DIAPHRAGM
PERIMETER AND INTERIOR
SKYLIGHTS, DIAPHRAGM
WILL REQUIRE RETROFIT TO
ADEQUATELY SUPPORT
DRAG AND CHORD FORCES
HATCHED AREAS REPRESENT LOCATIONS
WHERE RETROFIT OF BUILDING LATERAL
SYSTEM WILL LIKELY BE REQUIRED - RETROFIT
WILL POTENTIALLY IMPACT EXISTING WALLS,
FOUNDATIONS, AND INTERIOR FLOOR SPACE
EXISTING CONCRETE COLUMNS WILL REQUIRE
INVESTIGATIVE TESTING AND STRUCTURAL REVIEW
TO DETERMINE CURRENT CODE LEVEL
ACCEPTABILITY - RETROFIT MAY BE REQUIRED.
AT SKYLIGHT ABOVE
TYPICAL AROUND BUILDING
ROOF DIAPHRAGM
PERIMETER AND INTERIOR
SKYLIGHTS, DIAPHRAGM
WILL REQUIRE RETROFIT TO
ADEQUATELY SUPPORT
DRAG AND CHORD FORCES
HATCHED AREAS REPRESENT LOCATIONS
WHERE RETROFIT OF BUILDING LATERAL
SYSTEM WILL LIKELY BE REQUIRED - RETROFIT
WILL POTENTIALLY IMPACT EXISTING WALLS,
FOUNDATIONS, AND INTERIOR FLOOR SPACE
107
IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Conceptual Structural Retrofit Plan
Figure 172: Scenario A Concept Structural Retrofit Plan
7. Repair of cracking in the non-pool floor areas and walls could be accomplished with
epoxy. In the pool area, as identified in section III.G, Aquatic Design and Pool Engineering
Issues, the pool deck has visible areas of water ponding throughout. The building code
requires the deck to slope away from the pool to adequately drain and prevent standing
water. A short term fix may be feasible by removing the upper portion of the deck and
adding a new topping to provide adequate drainage, remove uneven surfaces, and to
create a continuous non-slip surface. Topping slabs are prone to adhesion and cracking
issues over time. Therefore as a more long term solution it is recommended that the
existing concrete deck be removed completely and replaced with a new deck insuring
proper drainage and slip resistance, while being adequately reinforced to prevent the
type of cracking currently exhibited.
8. While the pool is drained for replacement of the plaster finish, repair any cracks or
imperfections found in the concrete pool shell. Replace or repair floor mounted pool
equipment and their associated anchorages as identified in Section III.G.
202
108
IV. FUTURE FACILITY SCENARIOS
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
A. SCENARIO A
ORANGE MEMORIAL POOL ‐ SCENARIO A
Renovate, Seismically Upgrade the Existing Orange Lap Pool Facility
No. Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
Basic Scope ‐ Renovation of existing facility
2 Selective interior demolition of all systems ready for
renovations 11,777 sq ft $12.00 per sq ft $141,385.00 Saylor
3 Curtain wall demolition + code compliant system 3,600 sq ft $120.00 per sq ft $432,000.00 Saylor
4 Lap pool (6 lane, 25 yards, 45' x 75')3,375 sq ft $225.00 per sq ft $760,000.00 Terracon
5 Lap Pool (Mechanical + Water Treatment Equipment)1 Lump Sum $250,000.00 Terracon
7 Deck around lap pool 3730 sq ft $30.00 per sq ft $112,000.00 Terracon
8 Pool deck drainage system 240 linear ft $60.00 per lin ft $14,400.00 Terracon
9 Sitework 1 Lump Sum $250,000.00 MWDL
A Construction Hard Cost $6,317,275.00
13 Hard Cost Contingency $1,300,000.00 Saylor
14 Escalation (allow 18 months to Q4 2017)$475,000.00 Saylor
B Total Hard Cost $8,092,275.00
15 Basic Scope ‐ Soft Costs (varies by client) ‐ can include
Permits
Terracon
20% of construction hard cost
7.5% of construction hard cost
1 Natatorium + Bathhouse (Renovation, seismic upgrade +
upgraded building systems)11,777 sq ft $370.00 per sq ft $4,357,490.00
Inspection Fees and Utility Fees
Architecture and Engineering design fees
Title 24 Energy Calculations
Structural Investigation and forensic services
Haz‐Mat Tests and remediation reports
As‐built drawings
Construction Management
Administrative Costs
C Total Soft Cost $2,430,000.00 MWDL
D Total Project Cost for Scenario A $10,522,275.00
Optional Scope
Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
1 Splash Park 2000 sq ft 250 per sq ft $500,000.00 Terracon
$285,000.00
to $638,000.00
E Total Hard Cost for Optional Scope
F Total Soft Cost for Optional Scope
G Total Cost for Optional Scope
H Specific Exclusions
Unforeseen discovery and remediation of hazardous materials.
2 Sustainability features (LEED Gold to Platinum level)4.5% ‐ 8.5% of construction
hard cost
Note: Cost Estimate is an assumption of escalation factor of 0.5% per month.
Hard Cost + Soft Cost
30% of construction hard cost
30% of construction hard cost
for optional scope
$785,000.000 to $1,150,000.00
$24,000.00 to $35,000.00
$810,000.00 to $1,185,000.00
MWDL
Table 7: Scenario A - Rough Order of Magnitude Cost Estimate
Cost Estimate
203
109
IV. FUTURE FACILITY SCENARIOS
MARCY WONG DONN LOGAN A R C H I T E C T S
A. SCENARIO A
SEPTEMBER 12, 2016
Conclusion
Given the severely outdated design and deteriorated condition of all aspects of the Orange Pool
facility, Scenario A’s upgrade and renovation approach, is the least beneficial long term option.
204
Overview
Scenario B augments the upgraded/renovated existing Orange Pool facility (Scenario A) with a
new building structurally separated from the existing building. The new building in Scenario B is
designed to accommodate a warm water teaching pool, new locker rooms, family changing rooms
and a viewing lounge for parents and caretakers to watch kids’ classes and supervise patrons with
disabilities. The new facility has its own separate entrance with staff offices, a rentable multipurpose
room, mechanical room and a fitness room.
In Scenario B, the renovated existing pool would be used primarily for adult lap swimming while
the training pool would support programs for young kids, water aerobics and therapeutic exercises.
Having separate pools maintained at different temperatures, will address patrons’ complaints
about the existing lap pool’s water temperatures which is too warm for lap swimmers and too cold
for teaching purposes.
The key aspects/programming benefits of Scenario B are :
• New code-compliant, warm water teaching pool
• Flexibility and funding of overall projects in phase
• Fitness room
• Rentable party room/multipurpose room
The building spaces can be designed to be airy and light-filled, with visual and pedestrian
connections to the park outside. One of the features of the existing building that patrons like is
the expansive view of the park; a new facility could also have window walls will that maximize park
views and daylight into the space, while also providing safety glass and good thermal insulation.
The key disadvantages of Scenario B are :
• The scenario continues use of the lap pool in the existing pool. This pool is slightly short
of 25 yards and hence the lap pool facility even after renovation could not be used for
competitive swim meets
• Site planning of new facility is constrained by existing conditions
• Separate warm and lap pool buildings require more complicated security measures
• The cumulative cost of existing building improvements and construction of a new
teaching pool facility equal/exceed the budget for an equivalent ground up construction
project, while limiting the degree of improving layout, amenities and site planning
110 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
205
NATATORIUMWCPOOLMECHANICALOFFICESWIMMERSLOUNGEMULTIPURPOSEROOMFITNESSROOMMECHANICALJANITORWCWCFIRSTAIDSTAFFOFFICESLOBBY&RECEPTIONWCELECWCMENLOCWOMENLOCDECK SHOWERS(E) POOL BUILDING(E) POOL BUILDINGLANDSCAPED COURTABCEFD84' - 0"48' - 0"18' - 0"40' - 0"24' - 0"1214' - 0"23456710' - 0"18' - 0"12' - 0"24' - 0"6' - 0"10' - 0"80' - 0"MARCY WONG DONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO B - TEACHING POOL ANNEX016' 32'8'111MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
LOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTLOBBY
OFFICE
BATHROOM
JAN WOMENMEN
BOILER ROOM
STORAGE/
FIRST AID
CHLORINE
STORAGE
FILTER ROOMSTORE/
ADMIN
WC
WC
(EXISTING) SWIMMING
POOL BUILDING
SWIMMING POOL
MEN LOC WOMEN LOC
SAUNA
SUP OFFICE
SWIMMERS
LOUNGE
A B C D E F G H I J K
1
2
3
4
6
7
15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"
5
147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONG DONN LOGAN A R C H I T E C T S
800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.com
ORANGE MEMORIAL POOL
781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 94080
1ST FLOOR PLAN
SCENARIO A - RENOVATED ORANGE
POOL FACILITY
0 16' 32'8'
AREA OF REMODELED LAYOUT
Concept Floor Plan - Construct A Separate New Warm Pool Facility
Figure 173: Scenario B Concept Floor Plan
206
112 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Concept Site Plan
Figure 174: Scenario B Concept Site Plan
207
113MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Construction and Site Planning Aspects
Site Planning:
The annex would be located adjacent to the existing pool on the south side; a 20’-0” wide
landscaped court would separate the two buildings. The annex would have a separate entrance on
the north side, and could be accessed from the pool deck of the existing Orange Pool building via
an exterior covered walkway. The new facility would continue to use the existing parking lot on the
west side of Tennis Dr. and Orange Ave.
The annex is sited on the open field with a 130’-0” setback from Orange Ave. The building footprint
leaves ample space for a 63 yard x 113 yard soccer field as planned by the City. The location does
not disturb the layout of the existing children’s playground on the west side of the site.
The construction for the new facility can be phased in two ways :
• First renovate the existing pool building per Scenario A, and then add the new facility
when funds are available. The disadvantage of this option is that during the first phase
the existing pool would be closed for public use.
• Build the new facility before renovating the existing pool. Building the warm pool building
first would allow the city to have a continuously operating pool, and would cater to the
community (especially seniors and young kids, who constitute 40%-50% of pool users).
Programs at the pool would be able to run continuously, maintaining revenue streams
and keeping pool staff employed.
It would likely be most cost effective to build the new facility first, as the likelihood of
staying within budget is higher for ground-up construction than for renovations. Given
the age of the existing pool, seismic upgrade and haz-mat abatement costs may be
significant. Also, construction time and opening schedules are more predictable for new
construction.
Construction Type of the Scenario B Teaching/Warm Pool Annex:
Gross Floor Area - 14,020 sq ft
Number of Stories - One
Allowable height - 40’-0” Max
Occupancy - A3 (Indoor swimming pool without spectator seating, Per CBC Sec. 303.4)
Construction - Type V-B
Allowable Area - 24,000 Sq ft (Per CBC table 503 & Section 506.3)
(Per CBC section 506.3 - Where a building is equipped throughout with an approved automatic
sprinkler system the building area limitation in Table 503 is permitted to be increased by an
additional 300% for buildings with no more than one story above grade.)
Sprinkler System - Automatic sprinkler system
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114 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Civil Engineering
Scenario B involves remodeling and repairing the existing building as described in Scenario A, as
well as constructing a new pool building. As indicated in the architectural discussion, the second
building will be considered structurally separate. Therefore a second set of utilities would be needed
to provide potable and fire-suppression water, sanitary sewer, storm drain, telecommunication,
and electrical needs. The new building addition would require a new joint trench from the existing
services along Tennis Drive. Part of the existing driveway may also be affected in order to provide
new water service to the new building; the utility is located at the corner of Tennis Drive and
Orange Avenue.
With respect to site conditions, several established trees will need to be removed to accommodate
the new building. However these trees are not valuable specimens and can be replaced with better
species and locations. Anticipating that the finished floor elevation of the new building would be
the same as the old building, a ramp for ADA access from the field to the new building would be
required (the new building would be approximately two feet higher than the adjacent field).
209
115MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Program For New Teaching Pool Building
Natatorium with Teaching Pool:
The new 85’-0” x 62’-0” natatorium space would be approximately 25’-0” high, with glazing on
the north, west and south sides. The south side has views to the multi-purpose field, similar to the
existing pool. The west side would provide views to the children’s play area. The north side would
have a 20’-0” wide landscaped courtyard, and overlook the existing pool building. The courtyard
would be landscaped with low-water, low maintenance California native plants and shrubs.
The size of the new teaching pool would be 40’ x 60’ with a 3’-6” depth for two thirds of its length
and 6’-6” depth for one third of its length. The teaching pool water would be maintained at 86°F
to 90°F. The pool would be provided with an accessible ramp into the water. The pool deck on the
north, west and south sides would be 10’-0” wide, while on the east side it would be 12’-6” wide.
The main access to the natatorium space would be from the east deck. Deck showers would be
provided in the northeast corner of the natatorium space, to allow for a quick rinse-off before
and after swimming. The east wall next to the deck showers would have hooks for towels, and
low cubbies in the southeast corner would provide additional storage. The locker rooms could be
accessed from the lounge via double doors, or from through a door in the northeast corner.
Pool Office:
The pool office would have a window overlooking the pool and access from the lounge area for
administrative purposes. It would have a supervisor at all times, and have storage for emergency
supplies, PA system etc.
Lounge:
The east wall of the pool would have a large viewing lounge (20’ x 48’) for waiting parents and care
givers. The lounge would have storage cubbies along the east wall. Lounge furniture would include
comfortable seating for waiting as well as desks for parents to work at or for siblings to do home
work. The lounge would have sufficient electrical outlets for laptops, phones, etc. The south wall
of the lounge would be all glass, or have a large window overlooking the playing fields. On days
when the pool is closed to the general public, the lounge and multipurpose room could be rented
for parties, adding to the pool’s potential revenue. The wall between the lounge and multipurpose
room could be glass, or could simply be a folding partition.
Women’s and Men’s Locker Rooms:
ADA accessible men’s and women’s locker rooms would be adjacent to the lounge area. They
would be spacious and efficiently laid out, organized in four general zones: showers, lockers and
changing rooms, toilets, and lavatories. They would not have entry doors; the partition layout
would provide all necessary privacy. They would have built-in seats for patrons with disabilities,
as well as baby changing stations, baby seats in the ADA stall, and roll-in ADA showers. Other
equipment in the locker rooms would include hair dryers, swim suit dryers, and full height mirrors.
Lockers would not have built-in locks; patrons would supply their own. Water efficient plumbing
fixtures would be specified throughout the building. The plumbing design and specifications would
meet or exceed the requirements of the 2013 California Green Building Standards Code (CGBSC)
Mandatory Measure - CALGREEN or the most current code at the time of building permit.
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116 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Family Rooms:
Two gender-neutral, fully accessible family restrooms with showers would also be provided on
the northeast side of the pool. These bathrooms would also include baby changing stations, baby
seats, and hair dryers.
Multipurpose/ Party Rooms:
A 40’-0” x 27’-0” multipurpose room would be adjacent to the waiting lounge and have views out
to the multi-purpose fields. The space would have two pairs of double doors, which would allow
the space to be partitioned into two smaller rooms to accommodate smaller parties, community
meetings, or other events. The south all-glass wall would have doors directly out to an outdoor
deck which could be used for summer picnics, grilling, and other indoor-outdoor uses.
The multipurpose room could also be combined with the lounge to accommodate large events,
which would increase the rental value of the amenity. The east wall of the multipurpose space
would have a servery, with an undercounter refrigerator and sink. A gender neutral bathroom
would be located near the multipurpose room.
Fitness room:
A 15’-6” x 27’-0” fitness room would provide space for floor and mat exercises. This room would
also have views towards the multi-purpose fields.
Lobby and Administration:
The lobby would be located in the northeast corner of the building; patrons would walk past the
existing building to enter the new facility. Access from the lobby to the rest of the building would be
controlled by card-reader gates. The lobby would be provided with furniture for waiting patrons,
and a standing desk for filling out registration forms and other tasks. The administration office
could be accessed directly from the lobby via a large window, so staff could monitor activity in the
lobby and patrons could access staff for information. The administration office would also house
the staff restrooms.
Utilities:
The pool mechanical room would be located close to the natatorium to facilitate easy access for
chemicals and equipment. This room houses the pool equipment, filtration plants, and chlorine
treatment rooms. A rolling door or double doors to the exterior would provide direct access for
service trucks. The room would be approximately 680 SF, including two 75 SF chemical storage
rooms.
The main building Mechanical Room would be approximately 500 SF, and would be located on the
east side of the building along Orange Ave. The Electrical Room would be approximately 100 SF,
and located off the entrance lobby.
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117MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Plumbing Fixture Count
Locker room plumbing fixture calculations are based on the surface area of the pool water, per
Section 3116B of the 2013 California Building Code.Table 8: Scenario B - Plumbing Fixture CalculationsSCENARIO BORANGE POOL TOILET ROOM CALCULATIONS PER 2013 CALIFORNIA BUILDING CODE (CBC) & 2013 PLUMBING CODE (CPC)CBC SECTION 3116B BATHHOUSE, DRESSING, SHOWER AND TOILET FACILITIES & CPC 2013 TABLE 422.1TYPE OF SPACEAREAPOOL WATEROCC.LOADTOTAL OCC.MALE/FEMALEMEN’SWOMEN’SOTHERGROSS SQ. FT.SURFACE AREASQ. FT.OCC.WC’sURINALSSHOWERSLAV’sWC’sSHOWERSLAV’sDRINKING FOUNTAINMOP SINKBasic Fixtures Required Calculation2013 CBC Section 3116BBathhouse, Dressing, Shower & Toilet Facilities6,2002,4001 per151608022212211-Basic Fixtures Required Calculation2013 CPC Table 422.1Staff offices and administrative uses, B occupancy4,400-1 per200221111-11-11-SUBTOTAL33233232-FIXTURES PROVIDED33546*5521* Per Footnote 14 (CPC 2013 Table 422.1), the total number of water closets for females shall be at least equal to the total number of water closets and urinals required for males** Per CPC Footnote 5, can add urinals in exchange for WC’s in Men’s, not less than 2/3rd’s required WC’s shall be provided*** Per CPC Footnote 13, drinking fountains shall be installed on each floor, however water stations (kitchens or other) can usually be provided212
118 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
NO PROGRAM / FUNCTION NET USABLE AREA COMMENTSQ. FT.
1 Teaching pool (40’X60’)2,400 Accommodates ADA ramp
2 Deck around pool 2,740 Deck to have rinse-off showers
and storage cubbies
3 Men’s locker room 430 2 toilets, 1 urinal, 3 showers
4 Women’s locker room 430 3 toilets, 3 showers, 3 lavatories
5 Family restrooms 275 ADA single use stalls
6 Swimmers lounge with visitors
observation area
950 Storage cubbies, desks for parents/
siblings to work on
7 Entrance lobby and reception 880 Multi-purpose; vending machines;
furniture; security
8 Staff offices & ADA toilet room 605 Windows to entrance lobby
9 Rentable Multi-use/Party room or
rooms
1,095 Can be partitioned in the middle for
two smaller spaces
10 Fitness room 420
11 Storage room and janitor’s closet 80
12 Electrical room 100
13 Mechanical room 500 Building HVAC
14 Pool mechanical room 670 Includes (2) 75 sq. ft. chemical
storage rooms; doors to exterior
15 Office 185 Office overlooking pool
16 First Aid room 75
17 Circulation/Hallways 1,565
NET USABLE AREA 13,400
TOTAL AREA (Net Usable Area) = 13,400 sq. ft.
TOTAL AREA (Gross Area) = 14,020 sq. ft.
Gross Area: Includes exterior wall thickness
Area Allocations For Programmed Spaces Of The New Facility
Table 9: Scenario B - Area Allocation and Program
213
119MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Occupant Load Calculations and Egress
Table 10: Scenario B - Occupant Load Calculations and Egress
NO FIRST FLOOR
AREA SQ. FT.
/ OCC.OCC. LOAD SUBTOTAL OCC. LOAD
EXIT
ACCESSSQ. FT.
1 Teaching pool (40’X60’)2,400 50 48.0 48.0 -
2 Deck around pool 2,740 15 182.7 183.0 2
3 Men’s locker room 430 -0.0 0.0
4 Women’s locker room 430 -0.0 0.0
5 Family restrooms 275 -0.0 0.0
6
Swimmers lounge with
visitors observation
area 950 100 9.5 10.0
7
Entrance lobby and
reception 880 100 8.8 9.0
8 Staff offices 485 100 4.9 5.0
9 Staff toilet rooms 115 -0.0 0.0
10
Rentable Multi-use/
Party room or rooms 1,095 100 11.0 11.0
11 Fitness room 420 50 8.4 9.0
12
Storage room and
janitor’s closet 80 -0.0 0.0
13 Electrical room 100 300 0.3 1.0
14 Mechanical room 430 300 1.4 2.0
15 Pool mechanical room 670 300 2.2 3.0
16 Pool office 185 100 1.9 2.0
17 First Aid room 75 100 0.8 1.0
18 Circulation/Hallways 1,565 -0.0 0.0
TOTAL FIRST FLOOR 13,325 284.0 2
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120 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Aquatic Design And Pool Engineering
Scenario B involves the renovation of the existing swimming pool deck, pool equipment, and pool
mechanical room, to meet current code requirements and industry standards. For this scenario the
existing swimming pool and pool mechanical room footprints would remain the same. Additionally,
a new building housing a new Teaching Pool and support spaces would be built adjacent to the
existing facility. Each body of water would have a separate pool mechanical room with dedicated
chemical storage rooms and exterior access for chemical deliveries. Please refer to the following
characteristics:
Lap Pool Natatorium (Scenario A)
1. Lap Pool dimensions (existing): 6 Lanes x approx. 25 Yards, 45 ft x 75 ft; 3,375 sf
2. Pool water depth range: 3 ft to 10 ft if diving is not allowed; increase water depth to 12
ft if a 1M diving board is provided
3. Pool water temperature: approximately 78 – 82 degrees F
4. Natatorium air temperature: within +/- 2 degrees F of water temperature
5. Relative Humidity: 55%
Teaching Pool Natatorium
1. Teaching Pool dimensions: 40 ft x 60 ft; 2,400 sf
2. Pool water depth range: 3’-6” to 5’-0”
3. Pool water temperature: approximately 86 – 90 degrees F
4. Natatorium Air Temperature: within +/- 2 degrees F of water temperature, but not to
exceed 86 degrees F
5. Relative Humidity: 55%
Pool Equipment:
1. Recirculation Pump: Flooded Suction in pump pit, premium efficiency motor, with VFD
2. Filtration System: High Rate Sand or Regenerative Media Filtration
3. Chemical Controller: Monitor pH, Temperature, ORP, Chlorine PPM (Total and Combined),
Control Backwash Cycle, Fireman Cycle for UV and Heater, Remote Access
4. Chemical Delivery: Separate ventilated rooms with exterior access. Sodium Hypochlorite
(Liquid Chlorine) for sanitizer and Muriatic Acid for pH Buffer. Consider pH combination
system of acid and CO2 to better control pH, alkalinity, and TDS.
5. Tertiary Chemical Treatment: UV System sized for full recirculation flow rate to aid in
dechloramination and improve water and air quality within the natatorium.
6. Pool Water Heating: Direct Fired Gas Pool Heater with High Efficiency (97%) and external
titanium heat exchanger. Consider supplemental heat exchanger tied into building HVAC
or exhaust recovery systems.
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121MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Concept Sketches:
Plan of Teaching Pool with stair entry and ADA ramp.
Length Section of Teaching Pool with stair entry and ADA ramp.
Width Section of Teaching Pool with stair entry and ADA ramp.
Figure 175: Teaching Pool Concept Plan and Sections
216
122 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Mechanical Engineering
For overall general recommendations and program upgrades to Mechanical system please refer to
Section III.H - Recommendations and Program Upgrades.
New Teaching Pool Mechanical System:
Scenario B involves the renovation and upgrade of the existing facility, and the construction of
an adjacent larger teaching facility, which would include a second natatorium, additional locker
rooms, a lounge, a multipurpose room, a fitness room, office spaces, a mechanical room, and
chemical storage rooms.
For Scenario B, all the HVAC and plumbing upgrades described for Scenario A would be implemented
on the existing building. In addition, the Teaching Facility would be constructed with new HVAC &
plumbing as follows:
1. A smaller nominal 28-ton packaged rooftop air conditioning unit with heat recovery. The
new natatorium HVAC systems will:
a. Supply conditioned air and ventilation air to the natatorium, returning some air
when occupied
b. Continuously exhaust contaminated air low in the space, near the pool surface
c. Utilize refrigeration-cycle cooling year-round to control humidity in the natatorium
d. Use the heat rejected from the dehumidification process to reheat the supply air,
all year round
e. Control the pressure in the natatorium, (negative relative to all adjacent spaces),
by supplying and exhausting air through the same double-blower unit and source
capture exhaust
2. The bathhouse of the new facility would need cooling (unlike Scenario A). These spaces
would be heated, ventilated and air conditioned with a new nominal 16-ton multi-zone
split heat pump system, utilizing variable refrigerant flow, seven ductless fan-coil units, a
common outdoor condensing section, and central controls. Ventilation air to these areas
would be provided by multiple small dedicated booster fans.
3. The bathhouse would be exhausted by a new 750 cfm rooftop exhaust fan, ductwork and
grilles with corrosion resistant products as necessary, similar to Scenario A.
4. The pool equipment room and chemical storage areas would be exhausted by three new
exhaust fans, ductwork and controls, using corrosion resistant materials
5. New shower valves and shower heads would have scald protection (pressure balanced),
and be low water use fixtures (1.5 gpm). New toilets would be low water use fixtures,
(1.28 gpf). New urinals would have low water use flush valves. New lavatory faucets would
be low water use fixtures, (0.5 gpm)
6. Domestic hot water would be provided by a new gas-fired storage water heater with
circulation pump, controlled on a time switch and aquastat. For Scenario B, one larger
water heater would be sized to serve both the existing facility and the new facility
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123MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Existing Building Power System
Re-feed the existing building from the new switchboard:
a. Demolish the existing main 400-amp panelboard within the mechanical/electrical
room to clear space on that wall for a new panel.
b. Provide a new 75-kVA NEMA 3R transformer and associated transformer
housekeeping pad outside the existing building electrical/mechanical room.
c. Provide a new 100-amp feeder consisting of (4) #2 AWG with a #8 AWG ground in 2”
conduit from the new service switchboard to the new transformer.
d. Provide a new 250-amp 208Y/120-volt 3-phase 4-wire panelboard in the space
cleared by the removal of the existing panel. This panel would serve the existing
branch circuit, lighting, and other miscellaneous loads in the existing building.
Coordinate the branch circuit breaker provisions to account for all existing and new
loads.
e. Reconnect existing loads to the new panel.
f. Provide a new 250-amp feeder consisting of (4) 250-kcmil with a #4 AWG ground in
4” conduit from the new transformer to the new 208-V panelboard.
g. Demolish the existing meter and CT cabinets within the mechanical/electrical room
to clear space on that wall for a new panel.
h. Provide a new 200-amp 480Y/277-volt 3-phase 4-wire panelboard in the space
adjacent to the new 208-volt panel. This panel will serve new HVAC and large
equipment loads.
i. Provide a new 200-amp feeder consisting of (4) #4/0 AWG with a #6 AWG ground in
4” conduit from the new service switchboard to the new 480-volt panelboard.
j. Provide mechanical equipment feeders as required to support the new equipment.
Replace the existing panelboards in place with new equipment. Match existing panelboard ratings
and circuit breaker configurations, reconnect existing loads to new panelboards.
Electrical System
Main Power Service
A new electrical power service would be required, due to increased mechanical loads. Recommend
a new 600-amp 480-volt 3-phase 4-wire PG&E service, including:
a. New NEMA 3R outdoor 800-amp service entrance switchboard (Square D Speed-D
or equivalent) with an 600-amp main circuit breaker, (4) 200-amp feeder circuit
breakers, (2) 150-amp feeder circuit breaker, and (4) 100-amp feeder circuit breakers.
b. Install this switchboard in the available space outside the existing mechanical/
electrical room between the Utility transformer and the building.
c. Coordinate the installation of a new PG&E service transformer pad, and associated
secondary conduits to the new switchboard.
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124 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
New Warm Pool Facility Power System
Provide new power distribution for the new building:
a. In order to maintain a small electrical room in the new building, provide a new 75-
kVA NEMA 3R transformer and associated transformer housekeeping pad outside
the new building electrical room. Alternately, a larger room could be coordinated to
house a NEMA 1 transformer.
b. Provide a new 100-amp feeder consisting of (4) #2 AWG with a #8 AWG ground in 2”
conduit from the new service switchboard to the new transformer.
c. Provide a new 250-amp 208/120-volt 3-phase 4-wire panelboard in the new electrical
room. This panel would serve the branch circuit, lighting, and other miscellaneous
loads in the new building.
d. Provide lighting and branch circuit feeders as required.
e. Provide a new 250-amp feeder consisting of (4) 250-kcmil with a #4 AWG ground in
4” conduit from the new transformer to the new 208-volt panelboard.
f. Provide a new 200-amp 480/277-volt 3-phase 4-wire panelboard in the new
electrical room. This panel would serve new HVAC and large equipment loads.
g. Provide a new 200-amp feeder consisting of (4) #4/0 AWG with a #6 AWG ground in
4” conduit from the new service switchboard to the new 480-volt panelboard.
h. Provide mechanical equipment feeders as required to support the new equipment.
Lighting System
Interior Lighting:
1. Existing and new building natatorium lighting: Provide new high bay LED lighting with
integral daylight sensing control and wireless (radio frequency) connection to user
controls.
2. Existing building general lighting: Provide a 1 for 1 replacement of existing lighting fixtures
with new LED fixtures, matching the original type to the extent practical.
3. New building general lighting: Provide LED downlights in common spaces and corridors,
2x2 recessed troffers in spaces with grid ceilings, and damp-rated LED wraparound
fixtures in locker and shower areas.
4. Controls: Provide additional controls to meet current CA Title 24 energy code
requirements. Implementation of wireless controls such as Cree SmartCast or Lutron
PowPak could reduce retrofit costs.
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125MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Exterior lighting:
1. Building Mounted: Provide LED surface-mount wallpacks meeting Dark Sky requirements
of 0% uplight and CalGreen BUG (Backlight, Uplight, and Glare) requirements.
2. Controls: Provide fixture integral, occupancy sensor control for each fixture mounted
below 24’ AFG. Provide a lighting control panel in the nearest building electrical room
with astronomical timeclock and photo control for all exterior lighting.
Telecommunications and Data System
Note: there are no anticipated changes to the telecomm system in Scenario A.
1. Provide a wall-mount data rack, minimum 42U, for tel/data cable punchdown and the
Owner’s active network and server equipment in the new building electrical room.
2. Provide a new 4” conduit with (2) 1-1/4” innerducts between the existing building
electrical room and the new building electrical room for a new telecomm backbone
3. Provide a new telecommunications pull box to intercept the existing backbone routed
between the existing recreation building and the existing pool building. Provide (2) new
4” conduits, (1) 4” conduit with (2) 1-1/4” innerducts with pull strings, (1) 4” conduit
empty with a pull string, between the new pullbox and the new building electrical room.
4. Provide a new telecommunications backbone between the recreation building and
the new electrical room consisting of (1) 25-pair #22 AWG copper backbone cable, (1)
12-strand OM3 multimode optical fiber cable, and (1) 12-strand SM2 single mode fiber
optic cable. Route the copper and fiber in separate innerducts.
Public Address System
1. Existing Building:
a. Provide a new PA system head end (controller) including amplifier, microphone, and
accessories in place of the existing controller. Recommend using a Bogen Multicom
IP based PA system head end to allow for the system to be networked between
buildings.
b. Replace the existing PA system speakers and wiring in place, reusing existing conduit
to the extent possible.
2. For the new buildings:
a. Provide a new new PA system head end (controller) including amplifier, microphone,
and accessories with the head end controller located in the electrical room and the
mic located at the reception desk. Recommend using a Bogen Multicom IP based PA
system head end to allow for the system to be networked between buildings.
b. Provide a network connection between the controllers in each building to allow for
paging between the 2 spaces.
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126 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
Fire Alarm
Note: there are no anticipated changes to the fire alarm system in the existing building. Only the
new building would receive a new fire alarm system.
For the new building: Provide a complete automatic fire alarm system with EVAC (Emergency
Voice Alarm Communication) functionality including automatic detection, and voice notification
throughout the new building.
Structural System
Scenario B is a combination of upgrading/retrofitting the existing pool facility in conjunction with
construction of a new training pool facility adjacent to and structurally separate from the existing
building. There would be an additional separate entrance for the new building. Retrofitting the
existing facility would bring the structure up to a current code level of life-safety, in line with the
level of safety provided in the new annex building. This scenario includes the following structural
features:
1. All repairs and retrofits to the existing pool building as outlined in Scenario A.
2. New construction of a one-story teaching facility, locker rooms, offices, multipurpose
and fitness room building with a training pool.
3. The new teaching facility building is required by code to be seismically separated from
the existing pool building. The seismic separation is critical in the design to allow the
adjacent buildings to respond to earthquake ground motion independently without
significantly impacting (pounding, etc.) each other.
4. A combination of steel columns and exposed glulam wood trusses would allow for open,
airy, light-filled pool and activity spaces. Special truss moment frames would provide the
lateral force resisting system of the structure and augment the architectural expression
to the building. These moment frames would be part of a robust vertical and lateral
system capable of resisting all anticipated loads on the building, meeting modern seismic
and life-safety standards.
5. Glulam trusses would cantilever beyond the enclosed footprint to create deep overhangs,
which would also shelter outdoor patio areas that could integrate seamlessly into the
adjacent park.
6. Glass walls on the exterior and interior would maximize views to the park and daylight
into the spaces, while providing necessary acoustic and humidity barriers. Solid partitions
could be framed out of wood or cold-formed steel, and support all desired wall finishes.
7. These structural components would be compatible with an overall goal of using only low-
emitting materials. All materials would contain no added formaldehyde and would have
little or no other indoor air contaminants. Materials with high recycled content or rapidly
renewable ingredients would be used when possible.
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127MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
B. SCENARIO B
SEPTEMBER 12, 2016
Cost EstimateORANGE MEMORIAL POOL ‐ SCENARIO B
Renovate existing Orange Lap pool facility and construct a new building with a warm Teaching pool
No. Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
New Building : Basic Scope ‐ Hard Cost Construction
1 Natatorium + Bathhouse (Building shell + systems)14020 sq ft $370.00 per sq ft $5,187,400.00 Terracon
2 Training/Warm water pool (40' x60')2,400 sq ft $300.00 per sq ft $720,000.00 Terracon
3 Training Pool (Mechanical + Water Treatment Equipment)1 Lump Sum $235,000.00 Terracon
4 Deck around lap and training pool 2740 sq ft $30.00 per sq ft $82,200.00 Terracon
5 Pool deck drainage system 200 linear ft $60.00 per lin ft $12,000.00 Terracon
6 Site Work for new building 1 Lump Sum $250,000.00 Saylor
7 Landscaping ‐Lump Sum $300,000.00 MWDL
A New Building : Construction Hard Cost $6,786,600.00
8 Hard Cost Contingency $1,357,320.00 Saylor
9 Escalation (allow 24 months to Q2 2018)$678,660.00 Saylor
B New building : Total Hard Cost $8,822,580.00
10 Basic Scope ‐ Soft Costs (varies by client) ‐ can include
Permits
Inspection Fees, Utility Fees and Connections
Architecture and Engineering design fees
Title 24 Energy Calculations
20% of construction hard cost
10% of construction hard cost
gy
Survey and Geotechnical Investigation Fees
Construction Management
Administrative Costs
C New Building : Total Soft Cost $2,035,980.00 MWDL
D New Building Project Cost $10,858,560.00
E Total Project Cost to renovate existing building $10,522,275.00
F Total Project Cost for Scenario B $21,380,835.00
Optional Scope
Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
1 Splash Park 2000 sq ft $250.00 per sq ft $500,000.00 Terracon
3 Sustainability features for new warm Teaching Pool building.
(LEED Gold to Platinum level)
$310,000.00 to
$580,000.00
MWDL
G Total Hard Cost for Optional Scope
I Total Cost for Optional Scope
J Specific Exclusions
Unforeseen discovery and remediation of hazardous materials.
Note: Cost Estimate is an assumption of escalation factor of 0.5% per month.
New Building cost + Scenario A
Scenario A
Hard Cost + Soft Cost
30% of construction hard cost
$1,130,000.00 to $1,770,000.00
H
$1,095,000.00 to 1,718,000.00
$33,000.00 to $51,500.00
from Scenario ASustainability features for existing Lap Pool building
(LEED Gold to Platinum level)2 MWDL$285,000.00 to
$638,000.00
4.5% ‐ 8.5% of construction hard
cost
30% of construction hard cost for
optional scope Total Soft Cost for Optional Scope
Table 11: Scenario B - Rough Order of Magnitude Coast Estimate
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128 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Overview
Scenario C involves replacing the existing outdated building with a state-of-the-art, sustainably
designed facility containing two pools - one for lap swimming and one for teaching/recreation.
This scenario proposes demolishing the existing facility and taking advantage of the opportunity to
masterplan the complex building and its parking lot. The new code-compliant facility in Scenario C
would be energy efficient, use beautiful yet durable materials, provide a user-friendly and accessible
layout, and be easy to maintain. The concept design proposed in this section incorporates the
design team’s acknowledgement of feedback solicited from current facility staff and patrons. The
findings and ideas are informed by user and City staff suggestions as well as modern best practices
and current technologies.
The proposed design includes an option to add a second floor that can be phased if economically
necessary. Along with the two-pool natatorium and locker rooms, the first floor would house a
swimmer and viewer lounge, multipurpose rooms, mechanical and electrical rooms, a staff office,
family changing rooms and an increased number of bathroom fixtures. The layout of the bathhouse
allows the addition of a stair and elevator. (The Scenario C drawings in Figure 176 - Figure 180 show
the final two-story concept). Additional office space overlooking into the natatorium, a viewing
deck for spectators, fitness and exercise rooms, and meeting rooms could be located on the second
floor as staff suggested. A double-height lobby atrium would create a gracious entrance as well as
a visual connection between the first and second floors.
The occupied spaces of the new facility would be airy and light-filled, with visual and physical
connections to the park. Wood structural members and expansive glass walls would maximize
views to the surrounding park and bring abundant daylight into the space; deep overhangs and
sunshades would be calibrated to avoid unwanted solar heat gain.
Key Aspects/ Programming Benefits of Scenario C:
1. Provision of two pools: A regulation size (competition compliant) lap pool, and an
appropriate depth and temperature teaching pool are the heart of the project. This
would enable competitive swimming camps and meets, and provide a safer, more
desirable environment for children, teaching, and senior activities.
2. New facility: Modern, safe, comfortable, spacious, efficient, accessible, and code-
compliant. Smart building systems with a low operational costs and low maintenance.
3. Improved layout with ample space on pool deck and ancillary areas, including large and
flexible multipurpose rooms and lounges which could be rented out to bring in revenue
streams.
4. Shaded outdoor spaces and seamless indoor-outdoor access.
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129MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016 LOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTLOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTConcept 1st Floor Plan
Figure 176: Scenario C Concept First Floor PlanUPUP1 F234678910EDCAELECT. ROOMPOOLSTORAGEPOOLMECHANICALBUILDINGMECHANICALWOMENLOCKERWC WCMEN LOCKERWOMENMENSTAFFOFFICEMULTIPURPOSEROOMLOCKERSLAP POOLTEACHING POOLLOUNGELOBBYCORRIDORELEV.VENDINGJAN. BELOWFAMILYCORRIDORSTAFF WCSTAFFWCSWIMMER'SLOUNGE25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"1135' - 0"30' - 0"35' - 0"30' - 0"15' - 0"250' - 0"145' - 0"5BLEACHERSBLEACHERSCLOPEN TOABOVEBNATATORIUMMARCY WONG DONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO C - NEW FACILITY016' 32'8'224
130 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
DNDN1F234678910EDCAFITNESSWCWCEXERCISEMEETINGROOMMEETINGROOMWOMENMENSTAFF OFFICESPOOLOBSERVATIONLOUNGESTAIRELEV1135' - 0"30' - 0"35' - 0"30' - 0"15' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"25' - 0"5OPEN TOPOOL BELOWOPEN TOBELOWBMARCY WONG DONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940802ND FLOOR PLANSCENARIO C - NEW FACILITY016' 32'8'LOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTLOBBYOFFICEBATHROOMJANWOMENMENBOILER ROOMSTORAGE/FIRST AIDCHLORINESTORAGEFILTER ROOMSTORE/ADMINWCWC(EXISTING) SWIMMINGPOOL BUILDINGSWIMMING POOLMEN LOC WOMEN LOCSAUNASUP OFFICESWIMMERSLOUNGEABCDEFGHIJK12346715' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 15' - 0" 14' - 2" 14' - 1" 14' - 1"5147' - 4"15' - 4"14' - 10"20' - 4"16' - 2"19' - 2"5' - 4"91' - 2"MARCY WONGDONNLOGANA R C H I T E C T S800 bancroft way #200 | berkeley, ca 94710 | tel: 510. 843. 0916 | office@wonglogan.comORANGE MEMORIAL POOL781 TENNIS DRIVE, SOUTH SAN FRANCISCO, CA 940801ST FLOOR PLANSCENARIO A - RENOVATED ORANGEPOOL FACILITY016' 32'8'AREA OF REMODELED LAYOUTConcept 1st Floor Plan
Figure 177: Scenario C Concept Second Floor Plan
225
131MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Figure 178: Scenario C Concept Site Plan
Concept Site Plan
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132 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Figure 179: Scenario C Concept Exterior Rendering - View From Existing Community Center
Figure 180: Concept Interior Render of Scenario C in Natatorium Space
Concept Renders
227
133MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Construction And Site Planning Aspects
Site Planning:
The new facility would be located approximately 30’-0” south of the north edge of the existing
building; the new facility would be larger and would extend slightly farther towards Orange Avenue
and the multi- purpose fields. The new building can continue using a part of the existing parking
lot near Orange Avenue and the existing parking across Tennis Drive. A new lot will be added to
the north side of the building. The new lot would be one-directional, with an entrance from Tennis
Drive to the west and an exit to the east. The main building entrance would be from the east (the
same orientation as the existing facility).
The new facility would overlap the footprint of the existing pool; there would be an 80’ setback
from Orange Avenue and a 40’ setback from Tennis Drive. The building footprint would not
encroach significantly on the multi-purpose field. The new building construction would not impact
the existing children’s playground on the west side of the site.
The new facility would be one story high, with potential designed in for a second floor over the
bathhouse. The bathhouse volume would be tall enough to accommodate the second story when
funds permit. The exterior massing would be unaffected with this approach. The first floor layout
includes space allocated for the addition of an elevator and stairs.
Scenario C Building Summary:
Gross Floor Area - 44,800 sq ft
Number of Stories - one, with possible future addition of 2nd floor
Height - 45’-0”, Allowable height - 50’-0” max
Occupancy - A4 (Indoor swimming pool with spectator seating, Per CBC Sec. 303.4)
Sprinkler System - Automatic sprinkler system
Construction - Type V-A
Allowable Area - 46,000 Sq ft (Per CBC table 503 & Section 506.3)
Architectural Expression:
The new building would be airy, light-filled, with visual and physical connections to the park outside.
In the tradition of park structures, like the adjacent Joseph A. Fernekes Recreation Building, wood
and stone can be the exterior materials palette. Large glass walls would maximize views and bring
abundant daylight into the space; deep overhangs and sunshades would be calibrated to avoid
unwanted solar heat gain.
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134 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Civil Engineering
Scenario C proposes demolishing the existing building and constructing a new facility housing two
new pools and an exercise room, locker rooms, and restrooms. All utility services would need
to be new, with MPOEs and POCs sited in appropriate locations. Parking stalls would be located
along Tennis Drive, as well as at the corner of Tennis Drive and Orange Avenue. The finished floor
elevation of the new facility could be lower than the existing building, which would eliminate the
need for ADA access ramps.
Program For New Teaching Pool Building
Natatorium with Teaching Pool:
The proposed Natatorium space is 175’ long by 75’ wide, and approximately 40’ high, with glass
walls on the west and south sides. The south wall would overlook the multi-purpose field and
park (similar to the existing natatorium), and the west facade would provide views towards the
children’s play area. The north wall of the building would be opaque, in order to block views in
from Tennis drive and the north parking area, but would feature high clerestory windows to bring
in consistent north light. The natatorium would house two pools: a 25 yard, 8 lane lap pool with 8’
wide lanes, and a 40’ x 60’ teaching pool. The teaching pool would be 3’-6” depth for two thirds of
its length and 6’-6” deep for the remaining length, and have an accessible ramp from the deck into
the water. Water temperatures in the teaching pool would be 86°F-90°F.
The pool deck would be 16’ wide on the north, east, and south sides, and 26’ wide on the west;
the deck between the two pools is 25’ wide. The north, south and west decks of the lap pool
would have bleachers for spectators. The main access to the natatorium space would be from the
adjoining lounge to the east, but there would also be direct access from the locker rooms to the
north of the pools. Lockers for patrons would line the hallway from the entry lobby to the locker
area, just north of the natatorium.
Staff Office:
The pool office would have windows overlooking the pool to the west and the entrance lobby to
the east; the latter would allow staff to supervise visitor sign-in. The pool office would have storage
for emergency supplies and house the PA system controls as well as other office functions; it would
be staffed by a supervisor at all times. Staff bathrooms would be located across the hallway.
Entrance Lobby:
The entrance lobby would be located at the east end of the building, and would be a gracious, light-
filled double height space. It would be furnished with seating for waiting patrons, and a standing
desk for filling out registration forms and other tasks. The administration office could be accessed
directly from the lobby via a large window, so staff could monitor activity in the lobby and patrons
could access staff for information. The lobby would open directly into the viewing lounge to the
south; patrons could also access the locker rooms via a corridor to the west.
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135MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Viewing Lounge:
In response to user surveys, the Scenario C concept includes a large viewing lounge (1655 sq
ft) would provide waiting space for parents, friends and caregivers. This space could also act as
a gathering point during swim meets and camps. Lounge furniture would provide comfortable
waiting space as well as desk space for parents to work at or for siblings to do homework. The
lounge would have ample electrical outlets for laptops, phones, etc. It could be rented along with
the multipurpose hall for private parties, even on days when the pool is closed to the general
public; this could add to the facility’s revenue.
Swimmers Lounge:
The swimmers lounge would be located to the north of the natatorium, and would be the point of
access to all locker rooms. This lounge would feature cubbies for patron belongings along the west
wall, drinking fountains, and lounge furniture for waiting family members.
Women and Men Locker Rooms:
ADA accessible men’s and women’s locker rooms would be adjacent to the lounge area. They would
be spacious and efficiently laid out, organized in four general zones: showers, lockers and changing
rooms, toilets, and lavatories. They would not have entry doors; the partition layout would provide
all necessary privacy. They would have built-in seats for patrons with disabilities, as well as baby
changing stations, baby seats in the ADA stall, and roll-in ADA showers. Other equipment in the
locker rooms would include hair dryers, swim suit dryers, and full height mirrors. Lockers would
not have built-in locks; patrons would supply their own.
Water efficient plumbing fixtures would be specified throughout the building. The plumbing design
and specifications would meet or exceed the requirements of the 2013 California Green Building
Standards Code (CGBSC) Mandatory Measure - CALGREEN or the most current code at the time of
building permit.
Family Rooms:
Two gender-neutral, fully accessible family restrooms with showers would also be provided on
the northeast side of the pool. These bathrooms would also include baby changing stations, baby
seats, and hair dryers.
Multipurpose/ Party Rooms:
A 51’-0” x 45’-0” multipurpose room would be adjacent to the waiting lounge and have views out
to the playing fields. The space would have two pairs of double doors, which would allow the space
to be partitioned into two smaller rooms to accommodate smaller parties, community meetings,
or other events. The west wall would be all glass and partially overlook the pool and partially
face outdoors toward the west; it would have doors directly onto a deck which could be used for
summer picnics, grilling, and other indoor-outdoor uses. The multipurpose room could also be
combined with the lounge to accommodate large events, which would increase the rental value of
the amenity. The east wall of the multipurpose space would have a servery, with an undercounter
refrigerator and sink. A gender neutral bathroom would be located near the multipurpose room.
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136 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Fitness and Exercise Rooms:
A 19’ x 27’ fitness room would provide space for floor and mat exercises. This room would have
access to daylight via skylights above, and would overlook the entry lobby.
A 24’ x 47’ exercise room would also be located on the second floor, and provide an area for
workout equipment. It could also house spin classes or other aerobic instruction. This room
would have a large window overlooking the playing fields, as well as a glass window wall partially
overlooking the natatorium and partially looking towards the field and play area to the west.
Both of these rooms are currently proposed to be located on the second floor, so they could be
part of the second phase of construction.
Utilities:
The pool mechanical room would be located adjacent to the natatorium to allow easy access to and
from the pools. This room would house pool equipment, filtration plants, and chlorine treatment
rooms. A rolling door or double doors to the north parking area would provide direct access for
service trucks. The room would be 1200 sf total, inclusive of two 75 sf chemical storage rooms.
The building mechanical room would be approximately 750 sf, and would be located on the north
side of the building along Tennis drive. It would also have direct access via double doors to the
north parking area, and would be adjacent to the pool mechanical room and electrical room.
The electrical room would be approximately 350 sq ft and located on the north side of the building;
it would also have direct access out to the north parking area.
Vertical Connectors:
The first floor layout of the Scenario C plan allows space to accommodate a future stair and elevator
to the second floor. This space could initially be used for storage.
Second Floor:
The structure would be designed and engineered to accommodate a future second floor addition.
The second floor would have additional staff offices, with glass walls overlooking the pool below.
Multiple meeting rooms could also be located on the second floor, as well as a viewing deck
giving visitors an excellent vantage point of both pools. The remaining area could be configured as
additional multipurpose rooms or as gymnasium space.
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137MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Plumbing Fixture Count
Table 12: Scenario C - Plumbing Fixture CalculationsSCENARIO CORANGE POOL TOILET ROOM CALCULATIONS PER 2013 CALIFORNIA BUILDING CODE (CBC) & 2013 PLUMBING CODE (CPC)CBC SECTION 3116B BATHHOUSE, DRESSING, SHOWER AND TOILET FACILITIES & CPC 2013 TABLE 422.1TYPE OF SPACEAREAPOOL WATEROCC.LOADTOTAL OCC.MALE/FEMALEMEN’SWOMEN’SOTHERGROSS SQ. FT.SURFACE AREASQ. FT.OCC.WC’sURINALSSHOWERSLAV’sWC’sSHOWERSLAV’sDRINKING FOUNTAINMOP SINKBasic Fixtures Required Calculation2013 CBC Section 3116BBathhouse, Dressing, Shower & Toilet Facilities-7,4251 per15495.024844535532-Basic Fixtures Required Calculation2013 CPC Table 422.1Staff offices and administrative uses, B occupancy (1st floor)8,325-1 per20041.62111-12-111Basic Fixtures Required Calculation2013 CPC Table 422.1Staff offices and administrative uses, B occupancy (2nd floor)9,760-1 per20048.82511-12-111SUBTOTAL66559554-FIXTURES PROVIDED867914*7942* Per Footnote 14 (CPC 2013 Table 422.1), the total number of water closets for females shall be at least equal to the total number of water closets and urinals required for males** Per CPC Footnote 5, can add urinals in exchange for WC’s in Men’s, not less than 2/3rd’s required WC’s shall be provided*** Per CPC Footnote 13, drinking fountains shall be installed on each floor, however water stations (kitchens or other) can usually be provided232
138 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Area Allocations For Programmed Spaces Of The New Pool Building
NO PROPOSED NEW TWO-POOL SWIM CENTER
PROGRAM / FUNCTION
USABLE
AREA COMMENTS
SQ. FT.
FIRST FLOOR
1 8-Lanes (8 ft. wide) 25 yd. lap pool
(5,025 sq. ft.) & teaching pool (2,400 sq. sf.)
7,425 Provide lap lanes wider than those of
existing pool
2 Deck around two pools 10,400 With bleachers; storage cubbies visible from
the pool
3 Men’s locker room 620 3 toilets, 3 urinals, 3 lavs, 6 showers
4 Women’s locker room 755 6 toilets, 3 lavs, 6 showers
5 Family restrooms and showers 300 With baby changing station & lockers
6 Lobby restrooms 240
7 Swimmers lounge 800 Storage cubbies, lounge furniture
8 Entrance lobby and reception 800
9 Staff + Pool Director offices 740 With windows to pool and lobby
10 Staff restrooms 210 With keypad access
10 Rentable Multi-use/Party room 2,100 Two rooms or one room with a movable
partition
11 Lounge 1,655 Lounge seating and desks for parents and
siblings to work on
12 Pool mechanical room 1,200
13 Building mechanical room 785
14 Electrical room 470 Will have an exterior 6’-0” wide door
15 Circulation hallways 1,370
16 Pool storage 325
TOTAL FIRST FLOOR NET USABLE AREA 30,195
SECOND FLOOR
1 Staff offices 5,000
2 Staff restrooms 450
3 Meeting room 1 800
4 Meeting room 2 775
5 Fitness room 530
6 Exercise room 1,215
7 Lounge restrooms 100
8 Pool observation lounge 2,300
TOTAL SECOND FLOOR NET USABLE AREA 11,170
TOTAL AREA (Net Usable Area) = 41,365 sq. ft.
TOTAL AREA (Gross Area) = 44,800 sq. ft.
Gross Area: Includes exterior wall thickness
Table 13: Scenario C - Area Allocation and Program
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139MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Occupant Load Calculations and Egress For New Pool Building
Table 14: Scenario C - Occupant Load Calculations and Egress
NO PROGRAM / FUNCTION
AREA SQ. FT.
/ OCC.OCC. LOAD
SUBTOTAL
OCC. LOAD
EXIT
ACCESSSQ. FT.
FIRST FLOOR
1 Lap pool and teaching pool 7,425 50 148.5 149.0 -
2 Deck around two pools 10,400 15 693.3 694.0 3
3 Men’s locker room 620 -0.0 0.0
4 Women’s locker room 755 -0.0 0.0
5 Family restrooms and showers 300 -0.0 0.0
6 Lobby restrooms 240 -0.0 0.0
7
Swimmers lounge with visitors
observation area 800 100 8.0 8.0
8 Entrance lobby and reception 800 100 8.0 8.0
9 Staff + Pool Director offices 740 100 7.4 8.0
10 Staff restrooms 210 -0.0 0.0
11
Rentable Multi-use/Party room or
rooms 2,100 15 140.0 141.0 2
12 Lounge 1,655 100 16.6 17.0
13 Pool storage 325 300 1.1 2.0
14 Mechanical room 785 300 2.6 2.0
15 Electrical room 470 300 1.6 2.0
16 Pool mechanical room 1,200 300 4.0 4.0
17 Circulation hallways 1,370 -0.0 1.0
18
Store (accomodate elevator and stair
on storey addition)375 -0.0 0.0
TOTAL FIRST FLOOR 30,570 1,035.0 4
SECOND FLOOR
(CAN BE ADDED LATER)
1 Staff offices 5,000 100 50.0 50.0 2
2 Staff restrooms 450 -0.0 0.0
3 Meeting room 1 800 100 8.0 8.0
4 Meeting room 2 775 100 7.8 8.0
5 Fitness room 530 50 10.6 11.0
6 Exercise room 1,215 50 24.3 25.0
7 Lounge restrooms 100 -0.0 0.0
8 Pool observation lounge 2,300 100 23.0 23.0
TOTAL SECOND FLOOR 11,170 125.0 2
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140 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Aquatic Design And Pool Engineering
Scenario C entails the demolition of the existing facility and construction of one new larger facility
in the same place. The building would include one large natatorium with two pools, men’s,
women’s, and family locker rooms, a lounge, lobby, multipurpose room, fitness room, office spaces,
mechanical and chemical storage rooms. One large pool mechanical room would incorporate
dedicated chemical storage rooms and exterior access for chemical deliveries. The pools and
equipment would have the following characteristics:
Natatorium:
1. Lap Pool:
a. Lap Pool Dimensions (similar to existing): 8 Lanes x 25 Yards - 60 ft x 75 ft; 4,500 sf
b. Pool Water Depth: 4 ft to 12 ft, accommodates 1M diving board. Approximately
1/3 of Pool at 4 ft depth, 1/3 sloping to 11 ft, 1/3 at 11 ft to 12 ft
c. Pool Water Temperature: Approximately 78 – 82 Degrees F
d. Natatorium Air Temperature: 86 Degrees F
e. Relative Humidity: 55%
2. Teaching Pool:
a. Teaching Pool Dimensions: 40 ft x 60 ft; 2,400 sf
b. Pool Water Depth Range: 3’-6” to 5’-0”
c. Pool Water Temperature: Approximately 86 – 90 Degrees F
d. Natatorium Air Temperature: 86 Degrees F
e. Relative Humidity: 55%
Pool Equipment:
1. Recirculation Pump: Flooded Suction in Pump Pit, Premium Efficiency Motor, with VFD.
2. Filtration System: High Rate Sand or Regenerative Media Filtration.
3. Chemical Controller: Monitor pH, Temperature, ORP, Chlorine PPM (Total and Combined),
Control Backwash Cycle, Fireman Cycle for UV and Heater, Remote Access.
4. Chemical Delivery: Separate ventilated rooms with exterior access. Sodium Hypochlorite
(Liquid Chlorine) for sanitizer and Muriatic Acid for pH Buffer. Consider pH combination
system of acid and CO2 to better control pH, alkalinity, and TDS.
5. Tertiary Chemical Treatment: UV System sized for full recirculation flow rate to aid in
dechloramination and improve water and air quality within the natatorium.
6. Pool Water Heating: Direct Fired Gas Pool Heater with High Efficiency (97%) and external
titanium heat exchanger. Consider supplemental heat exchanger tied into building HVAC
or exhaust recovery systems.
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141MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Plan of an eight (8) lane x 25 yard Lap Pool with a shallow end and 1 Meter Diving.
Length Section of an eight (8) lane x 25 yard Lap Pool with a shallow end and 1 Meter Diving.
Plan of an eight (8) lane x 25 yard Lap Pool with a shallow end and 1 Meter Diving.
Length Section of an eight (8) lane x 25 yard Lap Pool with a shallow end and 1 Meter Diving.
Concept Sketches:
Figure 181: Lap Pool Concept Plan and Section
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142 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Mechanical Engineering
For overall general recommendations and program upgrades to the Mechanical system please
refer to Section III.H - Recommendations and Program Upgrades.
Recommendations for New Teaching Pool Mechanical System:
Scenario C entails the demolition of the existing facility and construction of one new larger facility
in the same place. The building would include one large natatorium with two pools, men’s,
women’s, and family locker rooms, a lounge, lobby, multipurpose room, fitness room, office spaces,
mechanical and chemical storage rooms. The new HVAC and plumbing systems would be similar in
concept to those for Scenario B, but have a larger capacity. The new building HVAC and plumbing
systems would be as follows:
1. A nominal 55-ton packaged rooftop air conditioning unit with heat recovery. Controls,
ductwork. The new natatorium HVAC systems will:
a. Supply conditioned air and ventilation air to the natatorium, returning some air
when occupied
b. Continuously exhaust contaminated air low in the space, near the pool surface
c. Utilize refrigeration-cycle cooling year-round to control humidity in the natatorium
d. Use the heat rejected from the dehumidification process to reheat the supply air,
all year round
e. Control the pressure in the natatorium, (negative relative to all adjacent spaces),
by supplying and exhausting air through the same double-blower unit and source
capture exhaust
2. The bathhouse would be heated, ventilated and air conditioned with a new nominal 30-
ton multi-zone split heat pump system, utilizing variable refrigerant flow, (10) ductless
fan-coils, a common outdoor condensing section and central controls. Ventilation air to
these areas would be provided by multiple small dedicated booster fans.
3. The locker/office/lobby area would be exhausted by two new 800 cfm rooftop exhaust
fans, ductwork and grilles with corrosion resistant products as necessary
4. The pool equipment room and chemical storage areas would be exhausted by
approximately three new exhaust fans, ductwork and controls, using corrosion resistant
materials as required
5. New shower valves and shower heads would have scald protection (pressure balanced),
and be low water use fixtures (1.5 gpm), new toilets would be low water use fixtures,
(1.28 gpf), new urinals would have low water use flush valves, (0.125 gpf), new lavatory
faucets would be low water use fixtures, (0.5 gpm),
6. Domestic hot water would be provided by a new gas-fired storage water heater with
circulation pump, controlled on a time switch and aquastat
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143MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
New building power system:
1. In this scenario, the electrical room could be established with sufficient space to house
the service entrance switchboard. In that case, the switchboard would be rated NEMA
1 in lieu of NEMA 3R.
2. Provide new power distribution for the new building
a. Provide (2) new 200-amp 480/277-volt 3-phase 4-wire panelboards in the new
electrical room. These panels will serve new HVAC and large equipment loads.
b. Provide 2 new 200-amp feeders consisting of (4) #4/0 AWG with a #6 AWG ground
in 4” conduits from the new service switchboard to the new 480-volt panelboards.
c. Provide mechanical equipment feeders as required to support the new equipment.
d. Provide a new 112.5-kVA NEMA 1 transformer and associated transformer
housekeeping pad inside the new building electrical room.
e. Provide a new 150-amp feeder consisting of (4) #1/0 AWG with a #8 AWG ground in
2” conduit from the new service switchboard to the new transformer.
f. Provide (2) new 400-amp 208Y/120-volt 3-phase 4-wire panelboards in the new
electrical room. These panels will serve the branch circuit, lighting, and other
miscellaneous loads in the new building.
g. Provide a new 400-amp feeder consisting of (4) 500-kcmil with a #1/0 AWG ground
in 4” conduit from the new transformer to the first new 208-volt panelboard.
h. Provide a new 400-amp subfed feeder consisting of (4) 500-kcmil with a #1/0 AWG
ground in 4” conduit between the (2) 208-volt panelboards.
i. Provide lighting and branch circuit feeders as required. Ground in 4” conduit between
the (2) 208-volt panelboards. Provide lighting and branch circuit feeders as required.
Electrical System
Main Power Service:
1. A new electrical power service will be required.
2. Provide a new 600-amp 480-volt 3-phase 4-wire PG&E service:
a. Provide new NEMA 3R outdoor 800-amp service entrance switchboard (Square D
Speed-D or equivalent) with an 600-amp main circuit breaker, (4) 200-amp feeder
circuit breakers, (2) 150-amp feeder circuit breaker, & (4) 100-amp feeder circuit
breakers.
b. Install this switchboard in the available space outside the existing mechanical/
electrical room between the Utility transformer and the building. This location will
serve any of the 3 options.
c. Coordinate the installation of a new PG&E service transformer pad, and associated
secondary conduits to the new switchboard.
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144 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Lighting System
Interior lighting:
1. New building natatorium lighting: Provide new high-bay LED lighting with integral daylight
sensing control and wireless (radio frequency) connection to user controls.
2. New building general lighting: Provide LED downlights in common spaces and corridors,
2x2 recessed troffers in spaces with grid ceilings, and damp-rated LED wraparound
fixtures in locker and shower areas.
3. Controls: Provide additional controls to meet current CA Title 24 energy code
requirements. Suggest the implementation of wireless controls such as Cree SmartCast
or Lutron PowPak to reduce retrofit costs.
Exterior lighting:
1. Building Mounted: Provide LED surface mount wallpacks meting Dark Sky requirements
of 0% uplight and CalGreen BUG (Backlight, Uplight, and Glare) requirements.
2. Parking: Provide pole mount LED lighting to complement the building mounted lighting,
meeting the same Dark Sky and CalGreen requirements.
3. Controls: Provide fixture integral, occupancy sensor control for each fixture mounted
below 24’ AFG. Provide a lighting control panel in the nearest building electrical room
with astronomical timeclock and photo control for all exterior lighting.
Telecommunications & Data Systems
Provide a wall-mount data rack, minimum 42U, for tel/data cable punchdown and the owner’s
active network and server equipment in the new building electrical room.
Provide a new telecommunications pull box to intercept the existing backbone routed between
the Recreation Building and the existing pool building. Provide (2) new 4” conduits, (1) 4” conduit
with (2) 1-1/4” innerducts with pull strings, (1) 4” conduit empty with a pull string, between the
new pullbox and the new building electrical room. Provide a new telecommunications backbone
between the recreation building and the new electrical room consisting of (1) 25-pair #22 AWG
copper backbone cable, (1) 12-strand OM3 multimode optical fiber cable, and (1) 12-strand SM2
single mode fiber optic cable. Route the copper and fiber in separate innerducts.
Fire Alarm:
Provide a complete automatic fire alarm system with EVAC (Emergency Voice Alarm Communication)
functionality including automatic detection, and voice notification throughout the new building.
Public Address System:
Provide a PA system head end (controller) including amplifier, microphone, and accessories with
the head end controller located in the electrical room and the mic located at the reception desk.
Recommend using a Bogen Multicom IP based PA system head end to allow for the system to be
networked between buildings.
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145MARCY WONG DONN LOGAN A R C H I T E C T S
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
SEPTEMBER 12, 2016
Structural System
Scenario C outlines an option for demolishing the existing facility and replacing it with a new
sustainably designed, highly functional facility; is proposed due to fundamental longevity and cost
issues involved with the Scenario A/B retrofit of the existing pool building. The new design will
be energy efficient, with engineering emphasis on providing ease of maintenance. The structural
design will work to provide added utility to the structure by designing a first floor multipurpose
space with a roof assembly capable of supporting a future second floor addition.
This scenario includes the following structural features:
1. A combination of steel columns and exposed glulam wood trusses would allow for open,
airy, light-filled pool and activity spaces. Special truss moment frames would provide the
lateral force resisting system of the structure and augment the architectural expression
to the building. These moment frames would be part of a robust vertical and lateral
system capable of resisting all anticipated loads on the building, meeting modern seismic
and life-safety standards.
2. The glulam trusses would cantilever beyond the enclosed building footprint to create
deep overhangs, sheltering covered outdoor patio areas which interface with the adjacent
park. These overhangs could incorporate sunshades to help minimize heat gain.
3. The programmatic layout of the new facility lends itself well to the proposed phasing -
the large natatorium area to the south and west would have a high vaulted ceiling with
curved glulam beams or trusses; this space would be taller than the adjacent support
areas in order to bring in light through high clerestory windows. The lower single story
(or future two story) north and east bars of the building would also utilize glulam wood
beams to maintain a consistent articulation of the structure. These beams would be
shallower than the trusses at the pool.
4. Columns and beams over the multipurpose room, lounge, office space, and back-of-
house areas would be designed with roof level concealed attachment points ready to
receive second floor column and wall attachments. When the second floor is added, the
roof membrane and insulation would simply be removed, and the former roof would be
ready to receive floor finishes.
5. Glass walls on the exterior and interior would maximize views to the park and daylight
into the spaces, while providing necessary acoustic and humidity barriers. Solid partitions
could be framed out of wood or cold-formed steel, and support all desired wall finishes.
6. The floor slab and foundation in the area of the future stairs and elevator would be
designed to accommodate installation of these features.
7. All structural components would be compatible with an overall goal of using only low-
emitting materials. All materials would contain no added formaldehyde and would have
little or no other indoor air contaminants. Materials with high recycled content or rapidly
renewable ingredients would be used when possible. Where appropriate, polished
concrete floors would be utilized to create a highly durable, easy to maintain finish,
without added material floor covering.
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146 ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
IV. FUTURE FACILITY SCENARIOS
C. SCENARIO C
Cost EstimateORANGE MEMORIAL POOL ‐ SCENARIO C
All new facility with 2 pools ‐ Lap pool and Training pool
No. Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
Basic Scope ‐ Hard Cost Construction
1 Natatorium + Bathhouse (Building shell + systems)28500 sq ft $370.00 per sq ft $10,000,000.00 Terracon
2 Lap Pool (8 lane, 25 yards, 67' x 75')5025 sq ft $225.00 per sq ft $1,200,000.00 Terracon
3 Lap Pool (Mechanical + Water Treatment Equipment)1 Lump Sum $335,000.00 Terracon
4 Training/Warm water pool (40' x60')2,400 sq ft $300.00 per sq ft $720,000.00 Terracon
5 Training Pool (Mechanical + Equipment)1 Lump Sum $235,000.00 Terracon
6 Deck around lap and training pool 7755 sq ft $30.00 per sq ft $250,000.00 Terracon
7 Pool deck drainage system 484 linear ft $60.00 per lin ft $30,000.00 Terracon
8 Site Work for new building (Parking lot & sidewalks)1 Lump Sum $500,000.00 Saylor
9 Demo existing building & Site clearance 11782 sq ft $12.00 per sq ft $150,000.00 Saylor
10 Landscaping ‐Lump Sum $300,000.00 MWDL
A Construction Hard Cost $13,720,000.00
11 Hard Cost Contingency $2,744,000.00 Saylor
12 Escalation (allow 30 months to Q4 2018)$1,783,600.00 Saylor
B Total Hard Cost $18,247,600.00
13 Basic Scope ‐ Soft Costs (varies by client) ‐ can include
Permits
Inspection Fees, Utility Fees and Connections
Architecture and Engineering Design Fees
Title 24 Energy Calculations
Survey and Geotechnical Investigation Fees
Construction Management
Administrative Costs
C Total Soft Cost $4,116,000.00 MWDL
D Total Project Cost for Scenario C $22,363,600.00
Optional Scope
Description Quantity Unit Hard Cost ($) Total Hard Cost ($) Source
1 Splash Park 2000 sq ft $250.00 per sq ft $500,000.00 Terracon
2 Second Floor Additional Area 11200 sq ft $200.00 per sq ft $2,240,000.00 MWDL
3 Conveying Systems ( Stairs & Elevator)‐Lump Sum $150,000.00 MWDL
$617,500.00
to $1,166,000.00
E Total Hard Cost for Optional Scope
G Total Cost for Optional Scope
H Specific Exclusions
Unforeseen discovery and removal/disposal of hazardous materials.
Hard Cost + Soft Cost
20% of construction hard cost
13% of construction hard cost
30% of construction hard cost
Note: Cost Estimate is an assumption of escalation factor of 0.5% per month.
$4,600,000.00 to $5,300,000.00
MWDL
$3,507,500.00 to $4,056,000.00
F Total Soft Cost for Optional Scope 30% of construction hard cost
for optional scope $1,052,250.00 to $1,216,800.00
Sustainability features (LEED Gold to Platinum level)4.5% ‐ 8.5% of construction
hard cost4
Table 15: Scenario C - Rough Order of Magnitude Estimate
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V. SUSTAINABLE TECHNOLOGIES
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
There are myriad reasons - both economic and ethical - that whatever development strategy is
implemented for Orange Pool, the result should be “sustainably designed”. This means that the
facility would be designed to a high degree of environmental sensitivity, minimizing natural resource
use and maximizing energy efficiency, and to enhance the well-being of the project’s occupants.
The Aquatic Center design scenarios developed for this feasibility study, incorporate sustainable
design principles with features and aspects that optimize advantages of function, aesthetics,
energy efficiency, ambiance, safety, and security. Objectives in the scenarios include:
• Views from the natatorium of Orange Park
• Natural daylight introduced with minimal glare
• Energy efficient building to save energy costs and reduce fossil fuel use
• Incorporation of renewable energy: solar and / or ground source heat pump systems
• Excellent temperature, humidity and ventilation control, in the natatorium and bathhouse
• Swimmer comfort - air and water temperature
• Reduce water use with low water plumbing fixtures, and possible rain water capture
system
• Replacement of all or most toxic chemical in the pool water filtration system
Energy Efficiency:
Incorporating cost effective and appropriate sustainable building practices including the use of
natural day lighting throughout the facility; energy efficient pool heaters, LED light fixtures, space
conditioning equipment utilizing heat recovery systems and direct digital controls; thermal pool
covers; a UV pool water filter system; and low-water plumbing fixtures will help reduce energy
and water consumption. The building also should incorporate a photovoltaic system on the south-
facing roof of the natatorium as well as a geothermal heat system; these technologies would allow
the facility to produce its own renewable energy on site and greatly reduce the building’s carbon
footprint.
Heat Exchange Using Geothermal Heat Pump System:
The pools can be heated using geothermal energy, which harnesses heat from the Earth to warm the
water. Geothermal systems can maintain water at specified temperatures year round, while using
80-90% less energy than comparable gas-fired heaters. Heat energy is extracted from below the
Earth’s surface where the soil maintains relatively constant temperatures year round; a heat pump
then concentrates this energy and transfers it to the pool. The open fields of Orange Memorial
Park adjacent to the building are ideal for this installation, as they provide ample surface area to
run the Ground-Source heat piping. In addition to heating pool water, the geothermal system could
be used for the HVAC system and for pre-heating water for showers.
Geothermal systems are typically more effective than solar thermal systems in climates similar to
that of South San Francisco, where temperatures range between 40-50 degrees F at night; this is
because of the constant ground temperatures and limited air temperature variation.
A geothermal pool heating system may involve a higher up-front cost. However, this investment
would pay itself off in reduced energy costs, and is offset by the fact that geothermal heat pump
systems are long-lasting and often carry warranties of up to 10 years.
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V. SUSTAINABLE TECHNOLOGIES
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
Figure 182: Geothermal installation at Eastern Sierra Inter-Agency Visitor Center, Lone Pine, CA
Figure 183: View of the completed Eastern Sierra Inter-Agency Visitor Center, Lone Pine, CA
243
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V. SUSTAINABLE TECHNOLOGIES
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
Solar System:
“Free” energy from the sun can be harnessed in more than one way. A solar-thermal energy system
could be used to pre-heat water supplying the pools. The new building would be designed with a
large south-facing roof slope, which is the optimal condition for harnessing solar energy. The solar-
thermal system would also be utilized to pre-heat hot water for showers and other domestic hot
water needs.
A separate rooftop photovoltaic (PV) system could also be installed on the building, to provide
renewable electricity for its mechanical, lighting, and other loads. This system would be tied to the
regional power grid, and would dramatically reduce building electricity costs.
The solar-thermal pool heating and photovoltaic arrays would require a total size approximately
equivalent to the pool surface area.
Figure 184: Sustainable Technologies used at Ford Assembly Building, Richmond, CA
Figure 185: Thin Film Solar Photovoltaics at Mohave River Ranger Station, Acton, CA
244
150
V. SUSTAINABLE TECHNOLOGIES
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
Sustainability Strategies
Outdoor “Rooms”
Shaded outdoor patios
provide spaces for open air
gatherings and activities.
Siting & Context
The project is built on a
previously disturbed site with
existing infrastructure rather
than on “virgin” ground. It
creates a vibrant hub of
activity at the center of a
popular community amenity.
Materials
Recycled glass countertops
and composite wood
products are used.
Indoor Air Quality
Indoor air contaminants are
reduced by using low VOC
and low emissions materials
for paints, coatings,
adhesives, sealants,
plywood and fiberboard.
Energy Performance
The project’s energy
performance is 16% better
than the required CA Title 24
standards.
Lighting
Natural daylighting is used
as much as possible, along
with highly efficient lighting
fixtures.
Passive Solar
The building’s cool roof
provides protection from sun
while maximizing views to
outside, while the building’s
north/south solar orientation
allows controlled daylighting.
1
1.
3
4
85
Views
Protected fenestration
maximizes outdoor views
while minimizing solar gain.
6 72
Water Run-off
Bioswales surround the
project on three sides to
manage storm water run-off.
2.
3.
4.
5.
6.
7.
8.
9.
Water Efficiency:
Stormwater could be retained and treated onsite, by creating an outdoor system of bioswales
and raingardens. The large amount of pervious landscape around the building provides ample
opportunity to slow down, disperse, retain, and infiltrate rainwater. These natural interventions
would be sized to handle the water flow from the building roof as well as parking areas; permeable
paving could also be utilized to mitigate runoff from impervious surfaces. These techniques are
important in order to reduce the peak load on strained municipal stormwater and sewer systems;
they can also be an opportunity for beautiful native-plant landscaping.
Potable water use would also be addressed, by using low-flow showers with metered controls,
low-flow faucets and waterless urinals throughout. Significant water savings can be achieved with
these simple techniques, which is of critical importance in California’s climate.
Material Efficiency and Sustainability:
The new building can be designed to express the building’s structural system and materials finishes.
This practice can result in considerable reduction of material usage - perhaps by 25% as compared
to a typical building. In order to complement the recently constructed Fernekes Recreation Center
in Orange Park, the new pool building could feature an exposed wood structure. As a structural
material, wood has the lowest carbon footprint (trees sequester carbon from the atmosphere as
they grow, and processing trees into beams and columns takes much less energy than processing
steel or other structural materials). This sustainable approach to the structure would result in a
warm, beautiful, and inviting interior environment. The wood used would be sustainably harvested
certified wood to ensure sensitive ecosystems are not harmed in the harvesting of the trees.
Figure 186: Sustainable Technologies at Joseph A. Fernekes Recreation Building
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V. SUSTAINABLE TECHNOLOGIES
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
Daylighting and Energy Efficiency:
The new building can be designed with large amounts of strategically located glass window walls,
to maximize natural daylight in the building. This approach dramatically reduces electrical lighting
loads (up to 60%), while creating inspiring, inviting spaces. The large glass areas also would allow
views to the nearby park and create a strong connection to the outdoors. High north-facing
clerestory windows could bring in consistent, even illumination from the sky without creating
glare or reflections. Large roof overhangs to the west and south could shade the window walls
from direct sunshine; existing trees to the west would provide additional defense against glare
and reflection while creating a lovely natural ambiance in the natatorium. This strategic shading
approach can also prevent unwanted solar heat gain and keep cooling loads low in hot months.
Additionally, using all double-pane glass prevents heat loss, and thermally-broken frames prevent
heat conduction from interior to exterior. Low-E glass can be employed to optimize visible light
transmission and minimize unwanted solar heat gain. Light level monitors tied to the electrical
lighting system automatically dim or turn off light fixtures when natural daylight is sufficient to
illuminate the spaces, which leads to significant energy savings.
Envelope Efficiency:
A new pool building could be constructed using modern best practices for sustainable construction
techniques. The walls, roof, and windows (collectively known as the envelope) could be built to
minimize heat transfer from inside to out and dramatically improve energy performance. First,
the walls would be well insulated; all areas of framing can be filled with insulation, and a layer of
continuous insulation can wrap the entire building (except at windows). Older construction like
Orange Pool has little or no insulation, and where walls are insulated, the insulation stopped at
each framing member, providing a path for heat to travel from inside to out (known as “thermal
bridging”). Since heat rises, roofs are especially susceptible to heat loss, so it is worthwhile to
provide a thick layer of insulation on the roof. Second, the entire envelope can be constructed
with careful attention to preventing air leaks; all joints and gaps can be sealed with tape or sealant.
Typical older buildings allow a very large amount of air to infiltrate the envelope, bringing cold
(or hot) outside temperatures with it (often along with mold or other contaminants in the wall
cavities). Air tightness greatly reduces the energy required to heat and cool buildings, and also
improves the feeling of comfort inside. However, the building can still have operable windows
and a hybrid natural and mechanical ventilation system - good ventilation with heat recovery is
essential to efficient and comfortable buildings. Third, high-quality window systems can be used,
to provide a much higher degree of thermal resistance and prevent unwanted solar heat gain.
Sustainability Education And The Community:
It is important to the design team and the city that the general public be informed of the building’s
environmental approach towards rethinking how pool facilities perform. Exhibits on walls or kiosks
could be part of the lobby design where the community can learn about the sustainability features
in general, and specifics such as how much energy the center is producing and consuming and
water harvested and recycled. This would be a fun and engaging way to keep the community
informed and motivated about the building’s energy efficiency measures. Using the techniques
described above, a new building could achieve LEED certification, but it is more important for the
building to achieve a high level of sustainable performance and communicate this to its users, than
to receive recognition from LEED.
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V. SUSTAINABLE TECHNOLOGIES
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
Building Automation:
Various control systems can optimize building energy use and equipment performance by
automating and synchronizing mechanical scheduling. For example, due to patrons’ desire for
expansive views of the park from the natatorium, the sun control system could be automated
shades that are programmed to be lowered at times of excessive solar gain. Mechanical equipment
cycles can be timed to best respond to varying pool usage, weather, and other factors. Automation
also makes it easier to take advantage of off-peak, seasonal utility rates, and daylighting strategies.
Pool Sustainability, Energy Conserving, and Cost Reducing Measures:
Variable Frequency Drive Pool Pump (VFD):
The swimming pool recirculation pump is sized based on the worst case headloss in the pool
system when the filter system is dirtiest just prior to backwashing. The majority of the time, the
headloss in the system will be less. Pairing a VFD with the recirculation pump that is designed
for the aquatics industry (similar to a SPCS or Acu-Drive) and can receive a signal from the flow
meter, allows the pump to ramp down its motor speed while maintaining the design recirculation
flow rate. It is critical that the VFD is designed for the aquatics industry, pre-programmed for the
swimming pool related operations (e.g. fireman cycle for heaters and UV, backwash set point, etc.),
and can communicate with the flow meter to maximize the energy savings.
Regenerative Media Filtration (RMF):
Pressure RMF with perlite media is the present-day best practice filter system (pressure RMF with
diatomaceous earth media was the past system). This type of filtration system has a much larger
filter area, a lower filtration rate (GPM / SF of Filter Area), and filters down to a smaller micron
level than traditional high rate sand (HRS) filtration. The RMF-type systems have the potential to
use less water than a HRS filter system due to the backwash procedure. With RMF filtration, the
backwash volume equates to approximately two (2) filter tank volumes. With HRS filtration, the
backwash volume equates to the filter area (SF) x backwash rate (15 GPM/SF) x 3-5 minutes per
filter tank. This could mean the difference of hundreds of gallons to thousands of gallons of water
depending on the size of the filter system. It is recommended to perform a payback analysis of
the different filter options to determine whether an RMF system is financially feasible (there is an
increased initial capital expense for RMF).
Pool Covers:
It is a common misconception that pool covers are not needed for indoor swimming pools.
Although evaporation is most likely less than on outdoor pools, indoor pools experience significant
evaporation and heat loss. The typical set points for water and air temperatures in a natatorium
are with +/- 2 Degrees F of each other. Heat loss in water is much greater than in air; every
drop of water that evaporates from the pool needs to be replenished with fresh water, chemically
treated, and heated to pool water temperature. If thermal pool covers are deployed on the water
surface when the pools are not in operation, they can greatly reduce evaporation of the water and
resulting heat loss into the air.
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V. SUSTAINABLE TECHNOLOGIES
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
Manual vs Electric Pool Covers:
Manual covers are lower initial cost than electric or automatic covers. However, automatic covers
are a smarter long-term investment. The term “manual (or pin-down) cover” typically describes a
cover that is attached to the deck via anchors spaced 2-3 feet apart. Manual covers typically take
two people 20 to 30 minutes to deploy or remove, so their use tends to be limited to occasional or
seasonal applications. Some manual cover systems include a hand-crank reel system, which makes
it possible for one person to extend or retract the cover. But even these are too inconvenient to
be used on a daily basis. Automatic covers pay for themselves in energy savings, prevention of
evaporation, and reduced maintenance, thus making them the smarter choice.
High Efficiency Pool Heaters & Supplemental Pool Water Heating
There are currently high-efficiency gas-fired pool heaters available with an efficiency of 97%
(e.g. Lochinvar Aquas). Traditional gas-fired pool heaters typically have efficiencies of 85-89%
(e.g. Lochinvar Copperfin or Raypak Hi-Delta). The newer heaters have external titanium heat
exchangers that are easier to maintain and more corrosion-resistant than the traditional internal
cupronickel heat exchangers. The higher efficiency heaters have a higher side stream flow rate
and smaller temperature delta than the traditional heaters. The heaters gain their efficiency by
treating more water at a time and thereby raising the temperature less per unit. Additionally, it
is recommended to explore supplemental heating options to reduce the amount of time the pool
heaters are needed. These supplemental heating options include heat exchangers tied into the
natatorium’s HVAC or exhaust systems, or pool solar thermal heating systems with roof mounted
panels. A comprehensive payback analysis should be performed, considering all of the possible
pool heating components including the primary (e.g. traditional or high efficiency heater) and the
secondary (e.g. heat exchangers with HVAC and/or pool solar thermal heating).
Chemical Usage Reduction
Chemicals used in typical pools are often environmental toxins and present challenges in their
disposal and in potential spills and leaks into groundwater. It is therefore important to reduce the
amount and intensity of chemicals used in the Orange Pool. Industry standards dictate that tertiary
chemical treatment (Ultraviolet Light Dechloramination, or UV) be provided for each indoor body
of water in order to improve water and air quality. UV systems aid the sanitizer (e.g. liquid or
tablet chlorine) with destroying chloramines and helping eradicate E Coli and cryptosporidium. UV
Systems reduce the amount of chlorine needed to maintain proper water chemistry. Additionally, a
combination pH delivery system for muriatic acid and carbon dioxide could also reduce the amount
of chemicals needed. Both muriatic acid and carbon dioxide act as effective pH buffers, and lower
pH. Muriatic acid lowers total alkalinity, while carbon dioxide raises it. By having the ability to
feed either chemical, an operator can greatly reduce the need for other hand fed chemicals (e.g.
sodium bicarbonate). Additionally, carbon dioxide tends to be cheaper than muriatic acid and can
be delivered in bulk quantities.
Conclusion
In summary, the sustainability measures in building design range from the broadest site plan
decisions, to the specific technical details of pool design and furnishings decisions. Ultimately
a well-designed building is implicitly sustainably designed architecture which transcends the
vetruvian ideal of function, commodity and delight for not only patrons but for the good of the
planet.
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154
VI. CONCLUSION
ORANGE MEMORIAL POOL FEASIBILITY STUDY | CITY OF SOUTH SAN FRANCISCO, CA
The Orange Memorial Pool has been a popular and well used facility for nearly half century.
Short of minor renovations and repairs to keep this valuable community asset operational, it has
not undergone significant improvements or change since opening its doors. Municipal pools of
this age are costly to maintain and the Orange Pool facility has far exceeded its life expectancy.
The resulting deteriorated physical condition of the natatorium and bathhouse, in concert with
an outdated architectural design and substandard structural, electrical, mechanical and other
technical systems, render the option of renovation to be economically impractical. Moreover, the
programmatic need for two pools serving divergent community needs presents another important
factor in determining the most logical and productive strategy in developing the facility.
The options presented in this study include scenarios ranging from total renovation to total
replacement in a variety of physical plans which have varying advantages for supporting concurrent
programming of team, teaching and recreational use. These approaches were formulated with
the expertise of architects, engineers, swimming pool design specialists, and the input of City of
South San Francisco staff, swimming pool patrons, and other stakeholders.
Having assessed the existing facility, the needs of the community and input of staff, several
conclusions are unanimously agreed upon as ideal:
• A new facility to replace the existing Orange Municipal Pool building is preferable to
renovating the old building.
• Providing two separate pools with respectively appropriate temperature, access and
depths.
• A regulation length 25 yard pool which enables the hosting of competitive events is
important.
• Continuing to have an indoor pool complex to allow for year-round community access to
aquatic health and wellness programs, training, education and recreational use.
• Providing ancillary facilities such as multi-purpose rooms for community rental.
• Abundant natural light and views to the Park is highly desirable.
• A sustainably designed facility for user comfort that meets environmental “green”
objectives is a goal of the city.
The combination of the community's need for a modern swim center, and the derelict condition
of the existing facility result in a situation in which a replacement for Orange Municipal Pool is
arguably a high priority for the City of South San Francisco.
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VII. APPENDIX
MARCY WONG DONN LOGAN A R C H I T E C T SSEPTEMBER 12, 2016
Appendix - A
Survey Response
Appendix - B
As Built Drawings Of Orange Pool Locker Rooms
Appendix - C
Documents Provided By City Of South San Francisco
Appendix - D
Agenda For Kick Off Meeting/Site Visit On November 16th, 2016
Appendix - E
Index of Figures and Tables
250
ORANGE MEMORIAL PARK POOL
FEASIBILITY STUDY
PROJECT MANAGEMENT TEAM MEETING 3
City of South San Francisco | Aug 11, 2021
251
TABLE OF CONTENTS
2
1.Project Background
▪W&L Feasibility Study Summary
▪2021 Council's directive to staff
2.Orange Pool Feasibility Study
▪Site Analysis + Site Options
▪Program
▪Bubble Diagram
▪Existing Site Analysis -Utilities
▪Evaluation Criteria
▪Preferred Alternative Site
3.Analysis of Preferred Option
▪Corner of Orange Ave./Tennis Dr.
4.Next Steps
▪Program, Design,Construction Documents, Bid, Construction
252
3Orange Memorial Park Pool Feasibility Study 08/11/2021GROUP 4 ARCHITECTURE RESEARCH + PLANNING
253
4Orange Memorial Park Pool Feasibility Study 08/11/20212016 WONG AND LOGAN FEASIBILITY STUDY
Scenario C proposed a new base project 28,500 SF with 2 pools in the same location as current
pool.
254
5Orange Memorial Park Pool Feasibility Study 08/11/2021PROJECT DIRECTION
“Prepare a focused Feasibility Study to explore alternative
locations for the Orange Memorial Park Swimming Pool
Facility”
255
6Orange Memorial Park Pool Feasibility Study 08/11/2021PROJECT SCHEDULE
JUL 10 -AUG 11
256
7Orange Memorial Park Pool Feasibility Study 08/11/2021SITE PLAN
Site Boundary
Parking Lots
Playground
Existing Orange Pool
Recreation Building
Tennis Courts
Skate Park
Basketball Courts
257
8Orange Memorial Park Pool Feasibility Study 08/11/20215
3
1
4
6
2
SITE OPTIONS
Existing Playground
Tennis / Orange
Artists’ Studios
South End of
Parking Lot
1
2
4
5
North End of
Parking Lot
3
Mazzanti Property6
Current locationE
E
258
9Orange Memorial Park Pool Feasibility Study 08/11/2021PROGRAM
DRAFT PROGRAM QTY SF/ SPACE PROPOSED SF
1 ENTRY 800 SF
1a Lobby 1 550 SF 600 SF
1b Reception 1 250 SF 200 SF
2 MULTIPURPOSE ROOM 2,100 SF
2a Rentable Multi-use/Party room 1 2,100 SF 2,100 SF
3 AQUATICS 15,980 SF
5a 8-Lanes 25 yd. lap pool 1 5,025 SF 5,025 SF
5b Teaching pool 1 2,400 SF 2,400 SF
5c Deck 1 7,755 SF 7,755 SF
5d Swimmer's Lounge 1 800 SF 800 SF
4 STAFF 740 SF
6a Staff + Pool Director Offices 1 740 SF 740 SF
5 SUPPORT SPACES 4,905 SF
Men’s and Women’s locker rooms, Family restroom, showers, Lobby restroom, Staff restrooms,
Pool storage, Pool mechanical room, Building mechanical room, Electrical room
8 NON-ASSIGNABLE 3,475 SF
TOTAL 28,500 SF
PARKING 11 Spaces
Additional spaces needed 16,718 SF 56
Excess Parking on Site (45)259
10Orange Memorial Park Pool Feasibility Study 08/11/2021POOL + NATATORIUM
MULTIPRURPOSE
ROOMS
LOBBY
STAFF
LOUNGE + SUPPORT
BUBBLE DIAGRAM
260
11Orange Memorial Park Pool Feasibility Study 08/11/20215
2
3
1
4
2
E
SITE UTILITIES
Existing Playground
Tennis / Orange
Artists’ Studios
South End of
Parking Lot
1
2
4
5
North End of
Parking Lot
3
Mazzanti Property6
Storm Catch Basins/ Lines
Sewer Manholes / Lines
Water Meters
Fire Hydrants
Current locationE
Utility connections for existing building can be tapped into at
Location 1 also 261
13Orange Memorial Park Pool Feasibility Study 08/11/2021EVALUATION CRITERIA
CURRENT LOCATION TENNIS / ORANGE
EXISTING
PLAYGROUND
NORTH PARKING
LOT
SOUTH PARKING
LOT
EXIST ARTIST
STUDIO
MAZZANTI
PROPERTY
FACILITYOPERATIONS –o +–o +–o +–o +–o +–o +–o +
SYNERGY –o +–o +–o +–o +–o +–o +–o +
FLEXIBILITY –o +–o +–o +–o +–o +–o +–o +SITEVISIBILITY –o +–o ++–o +–o +–o +–o +–o +
PLACEMAKING –o +–o +–o +–o +–o +–o +–o +
ACCESS –o +–o +–o +–o +–o +–o +–o +
PARKING –o +–o +–o +–o +–o +–o +–o +
COMMUNITY IMPACT –o +–o +–o +–o +–o +–o +–o +
SITE SOLAR ORIENTATION –o +–o +–o +–o +–o +–o +–o +
FIT/ UTILIZATION –o +–o +–o +–o +–o +–o +–o +OTHERCOMMENTS
Factor in expense
of replacing
playground in a
new location
Takes away
parking and
needs to be
placed at
another location
Takes away parking
and needs to
be placed at
another location
E
262
14Orange Memorial Park Pool Feasibility Study 08/11/2021EVALUATION CRITERIA
CURRENT
LOCATION TENNIS / ORANGE
EXISTING
PLAYGROUND
NORTH PARKING
LOT
SOUTH PARKING
LOT
EXIST ARTIST
STUDIO
MAZZANTI
PROPERTY
CAPITAL COSTSCOST
DIFFERENTIATORS
▪Replace
existing
parking (22
spaces)
▪Relocate
sculpture and
memorial
▪Replace
existing
playground
▪Potentially
relocate sewer
line
▪Replace
existing
parking
(Approx. 50
spaces)
▪Replace
existing
parking
(Approx. 50
spaces)
▪Additional
parking
required,
because of
distance to
existing lots
▪Additional
parking
required,
because of
distance to
existing lots
$$$$$$$$$$$$$$$$$$$$$$$$$$ $
CONSTRUCTION –o +–o +–o +–o +–o +–o +–o +
PHASING –o +–o +–o +–o +–o +–o +–o +OPERATIONALCOSTCOST –o +–o +–o +–o +–o +–o +–o +
INTERRUPTION OF
SERVICE
–o +–o +–o +–o +–o +–o +–o +
COMMENTS
E
263
15Orange Memorial Park Pool Feasibility Study 08/11/2021PREFERED OPTION: ADDITIONAL CONSIDERATIONS
Additional Considerations
•Create landmark, strengthen civic presence
•Synergy between park buildings and elements
•Relocation of sculpture and Memorial
•Minimal disruption to operations anticipated, phased construction will allow existing pool
to remain operational during construction of new facility with minimal closure due to
move, commissioning and training.
264
16Orange Memorial Park Pool Feasibility Study 08/11/20212016 STUDY SITE FIT
265
17Orange Memorial Park Pool Feasibility Study 08/11/2021PREFERRED SITE OPTION: FINAL PHASE -ROOF
P
Memorial
266
18Orange Memorial Park Pool Feasibility Study 08/11/20212021 UPDATED SITE OPTION
267
19Orange Memorial Park Pool Feasibility Study 08/11/2021PRECEDENT IMAGES
268
20Orange Memorial Park Pool Feasibility Study 08/11/2021PRECEDENT IMAGES
269
21Orange Memorial Park Pool Feasibility Study 08/11/2021PRECEDENT IMAGES
270
22Orange Memorial Park Pool Feasibility Study 08/11/2021FEASIBILITY STUDY BUDGET
(PROJECT BUDGET Q3 2023)
$18,316,980
(Includes demolition, Furniture, Fixtures and Equipment, Signage, Technology)
$2,683,020
$1,526,250
(Includes site preparation, hardscape and landscape development, and parking for 33 spaces)
$273,750
$7,500,000
$30,300,000
TOTAL PROJECT BUDGET (Escalating to Q3 2023 at 4% per year)$33,756,000 *
Soft Costs
New 28,500 SF Building at Tennis/Orange
Orange Pool Building (28,500 SF) Hard Costs
Hard Costs Contingency
Site Costs
Site Costs Contingency
Project Budget 08/2021
PROJECT BUDGETS
* Similar construction budget for new building at existing site or corner of Tennis/Orange Ave 271
Q&A
How to overcome possible
obstacles?
I’m glad that…
I was surprised
that…
Potential concerns
and responses
I’m looking forward
to
I was struck
by…
23272
THANK YOU!
273
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:21-775 Agenda Date:10/26/2021
Version:1 Item #:4.
Report providing an update on the City’s Pension obligations as it relates to its current unfunded actuarial
liabilities (“UAL”)and facilitating a discussion in terms of various strategies to improve the funded status of
the City’s retirement plans.(Janet Salisbury, Director of Finance, Jason Wong, Deputy Finance Director,
Wing-See Fox,Managing Director from Urban Futures,Inc.and Julio Morales,Managing Director from
Urban Futures, Inc.)
RECOMMENDATION
It is recommended that the City Council consider and provide direction regarding developing a Pension
Obligation Funding Policy and whether to return to Council with materials to authorize the issuance of Pension
Obligation Bonds and to file a judicial validation action in court.Authorization to issue Pension Obligation
Bonds and file a judicial validation action is not a final commitment to the issuance of the bonds,which will
require further action by Council.Authorizing the bonds and the judicial validation action will make issuing
Pension Obligation Bonds an option for the City.
BACKGROUND/DISCUSSION
The City of South San Francisco offers two pension plans for safety (police and fire)members and
miscellaneous members.Based on California Public Employees’Retirement System (“CalPERs”)most recent
actuarial reports as of June 30,2020,the City has a combined accrued liability of $627 million with a market
value of assets of $407 million resulting in an unfunded accrued liability (“UAL”)of $220 million or 65%
funded ratio.The City’s annual UAL payments are projected to increase from $16.2 million in FY 2021-22 to
$24.7 million in FY 2030-31 representing an increase of 52.5% over the next nine years.
The purpose of the study session is to present and evaluate options,including Pension Obligation Bonds
(“POBs”),so that the City Council can make informed decisions about the merits and risks of UAL financing
options to help address the City’s $220 million UAL.
The Study Session agenda will include presentations from staff from the Finance Department as well as the
City’s municipal advisor for pension obligation funding strategies.It will also include a question and answer
session for Council discussion and a public comment session.City staff anticipates an introductory discussion
on the merits and risks of POBs, answering questions from Council, and direction on developing a work plan.
Study Session Agenda Topics will include:
·Background -City staff will provide an overview of the credit concerns related to the City’s pension
liability,past efforts by the City to address pension,and staff recommendation to develop a formal
written policy to address pension.
·Understanding City’s Pension Liability -Staff and the City’s municipal advisor will review the
composition of the City’s pension fund,the City’s UAL as of its June 30,2020 Actuarial Report,its
funded ratio for the Miscellaneous and Safety Plans compared to peers,UAL amortization bases and
payment schedule, and anticipated CalPERS adjustments for June 30, 2021.
·Pension Obligation Funding Strategies -The City’s municipal advisor will review various pension
obligation funding strategies,implementation of these strategies based on cost of capital,applying the
City of South San Francisco Printed on 10/22/2021Page 1 of 2
powered by Legistar™274
File #:21-775 Agenda Date:10/26/2021
Version:1 Item #:4.
obligation funding strategies,implementation of these strategies based on cost of capital,applying the
City’s $5.5 million pension reserve towards paying down a portion of the City’s UAL,and Section 115
Trusts.
·Pension Obligation Bonds -The City’s municipal advisor will review the economics of POBs,recent
POB issuance trends,POBs 1.0 versus POBs 2.0,a hypothetical POB scenario for the City,and a
selected case study demonstrating how various factors influence the outcome of POBs.
·Conclusion and Q&A -While no action by Council is intended at the Study Session,City staff will
provide concluding remarks and provide potential next steps for Council to consider.
While no recommendation is being presented for Council deliberation at the Study Session and Council will
have multiple future decision opportunities,staff offers the following next steps for consideration following the
Study Session:
·Return to Council for formal direction:
Ø Follow-up from the Study Session
Ø Authorize preparation of a Pension Obligation Funding Policy for Council review and approval
Ø Authorize issuance of POBs and filing a judicial validation action,which makes POBs available
as a tool in the toolbox but does not commit Council to issuing POBs.Additional actions by
Council would be required for the issuance of POBs.
FISCAL IMPACT
Staff estimates it would cost approximately $75,000 to hire a municipal advisor and bond counsel to prepare the
Pension Obligation Funding Policy and start the judicial validation process.
RELATIONSHIP TO STRATEGIC PLAN
The authorization to prepare a Pension Obligation Funding Policy and to start the judicial validation process
will be the first steps to addressing the City’s pension obligations.The approval will meet the City’s Strategic
Plan Priority Area 3 - Financial Stability.
CONCLUSION
Staff is looking for City Council to provide direction regarding developing a Pension Obligation Funding
Policy and authorizing staff to return to Council with materials that would authorize the issuance of POBs and
filling a judicial validation action in court. Those steps would make POBs available as a tool in the toolbox (but
does not commit Council to issuing Pension Obligation Bonds). Additional actions by the City Council would
be required for the issuance of POBs.
Attachments:
1)Understanding Pension Liabilities Presentation
City of South San Francisco Printed on 10/22/2021Page 2 of 2
powered by Legistar™275
Understanding Pension Liabilities
Presentation to City Council
Janet Salisbury, Finance Director
Jason Wong, Deputy Finance Director
Wing-See Fox, UFI
Julio Morales, UFI
26 OCTOBER 2021
276
AGENDA
1 BACKGROUND
2 UNDERSTANDING CITY’S PENSION LIABILITY
3 PENSION OBLIGATION FUNDING STRATEGIES
4 PENSION OBLIGATION BONDS
2
5 CONCLUSION AND Q&A
277
SSF is AAA but Pension Liability is a Concern
Credit rating agencies provide independent appraisal of the credit quality and likelihood of timely repayment of a bond issue
Positive Credit Considerations
–Strong Reserves
–Diversified Revenue Streams
–Economic Growth and Development Momentum
–Solid Executive Management
–History of Fiscal Responsibility / Prudent Financial Policies
Credit Concerns
–Pension/OPEB liability (weak debt and contingent liability profile)
–Large pension/OPEB liability that could negatively affect financial performance
–Accelerating costs in medium term—actions to date unlikely to substantially lower pension and OPEB carrying charges
–No funding progress and lack of a plan to sufficiently address obligation
County of San Mateo Grand Jury Report Regarding Pension
‒Public pension costs are already eating into city budgets and represent a serious threat to public services in San
Mateo County’s cities
‒Grand Jury recommendations include
‒Make addressing pension costs a higher priority
‒Develop a financial plan to address rising pension costs 3
AAA AA+AA AA-A+A A-BBB+BBB BBB-
1Background
278
Actions Taken by City to Address Pension
1Background
Tiered Plans (Classic Tier 1, Classic Tier 2, PEPRA)
Miscellaneous:
Classic Tier 1: 2.7% @ 55 (113 Active Employees)
Classic Tier 2: 2.0% @ 60 (39 Active Employees)
PEPRA: 2.0% @ 62 (138 Active Employees)
Safety:
Classic Tier 1: 3.0% @ 50 (101 Active Employees)
Classic Tier 2: 3.0% @ 55 (19 Active Employees)
PEPRA: 2.7% @ 57 (43 Active Employees)
Bargaining Unit Concessions
Service Delivery Methods & Levels of Service
CalPERS Stabilization Reserve ($5.5 million)
Active Conversations on Pension Management
4279
Recommendation for Further Action to Address Pension
1Background
5
City Council should adopt formal written policies:
Background
Full description of plans & liabilities
Financial metrics/target funding level
Use of Budget Surplus and 1-Time
monies
How to address New Bases
Use of Reserves / 115 Trust
Accelerated Repayment Schedule
Rating agencies consider whether pension funding policies,
including a plan to address new bases, have been adopted
Potential Funding Solutions
Tax -Exempt exchange
Leveraged Refunding
POBs
Recycled Savings
Base Selection Strategies
ADPs: Long vs. Short
POB Structuring Guidelines
Minimum Savings Threshold
Discount Rate / POB Spread
Final Maturity
280
AGENDA
1 BACKGROUND
2 UNDERSTANDING CITY’S PENSION LIABILITY
3 PENSION OBLIGATION FUNDING STRATEGIES
4 PENSION OBLIGATION BONDS
6
5 CONCLUSION AND Q&A
281
Composition of Pension Fund (CalPERS)
EMPLOYER CONTRIBUTION
City contributions to CalPERS
based on negotiated agreements
and actuarial valuations
Typically calculated as %age of Payroll
UNFUNDED ACTUARIAL
LIABILITY (“UAL”)
Difference between current value of
City’s assets at CalPERS and
estimated obligations to retirees
Funding target of 90-100%
EMPLOYEE CONTRIBUTION
Employee contributions to CalPERS
based on negotiated agreements
and actuarial valuations
Typically calculated as %age of Payroll
INVESTMENT EARNINGS
Earnings generated by CalPERS
Current expected rate of return 7%
7
2Understanding City’s Pension Liability
282
SSF Unfunded Accrued Liability
2Understanding City’s Pension Liability
8
$627
Million
$407
Million $220,470,423
65% Funded Market Value of AssetsAccrued Liability CalPERS Actuarial Report June 30, 2020
+ Net OPEB Liability =
$64.4 Million (27% funded)
Miscellaneous
64%
Safety
65%
UAL
UAL
$93 Million*
$127 Million
*Sewer UAL = $22 million (23.7% of Misc)
283
Funded Ratio in Comparison to Others
2Understanding City’s Pension Liability
National Conference on Public Employee Retirement
Systems (NCPERS) –74.5%
California Public Employees’ Retirement System
(CalPERS) –~70%
San Francisco Employees’ Retirement System (SFERS) –
90.6%
San Jose Federated Plan –52%
San Jose Police & Fire Plan –74%
San Mateo County Cities that have issued Pension
Obligation Bonds
Brisbane (2006)
Burlingame (2006)
Pacifica (2010 and refunded in 2019)
Millbrae (2004)
San Bruno (2013)
9
Balance
%
Funded Balance
%
Funded
Atherton 5,385,460 72%13,693,892 70%
Belmont 21,601,964 71%19,502,673 68%
Brisbane 12,265,310 71%12,462,742 73%
Burlingame 44,357,109 72%31,710,687 68%
Colma 2,234,589 81%8,591,565 73%
Daly City 77,084,287 77%111,126,207 69%
East Palo Alto 4,814,236 77%7,513,404 71%
Foster City 39,415,615 69%43,595,431 69%
Half Moon Bay 5,665,032 72%6,502,600 69%
Hillsborough 14,184,696 73%16,352,728 72%
Menlo Park 37,878,821 74%29,867,097 70%
Milbrae 26,357,706 68%27,495,406 68%
Pacifica 21,918,229 80%37,643,928 71%
Portola Valley 1,068,159 87%- -
Redwood City 115,409,686 68%158,893,257 63%
San Bruno 49,414,137 67%52,954,546 70%
San Carlos 19,552,614 73%20,778,705 64%
San Mateo 84,933,545 71%163,513,273 62%
South San Francisco 87,388,526 65%118,870,288 66%
Woodside 4,128,746 73%- -
Miscellaneous Plan Safety Plan
San Mateo County
Cities
Note: Based on most recent available reports 284
UAL Amortization Bases
2Understanding City’s Pension Liability
10
Year Reason Term Miscellanous Safety
1 2004 Fresh Start 14 21,046,088$ 35,009,456
2 2009 Assumption Change 9 6,009,611 3,542,789
3 2009 Special (Gain)/Loss 19 2,054,302 2,537,602
4 2010 Special (Gain)/Loss 20 (629,734) 902,015
5 2011 Assumption Change 11 3,390,554 4,468,537
6 2011 Special (Gain)/Loss 21 (121,296) 86,715
7 2012 Payment (Gain)/Loss 22 651,388 292,297
8 2012 (Gain)/Loss 22 2,844,591 1,418,658
9 2013 (Gain)/Loss 23 22,407,191 31,720,689
10 2014 Assumption Change 14 12,216,184 15,394,751
11 2014 (Gain)/Loss 24 (17,089,423) (27,629,323)
12 2015 (Gain)/Loss 25 8,524,525 11,660,146
13 2016 Assumption Change 16 4,085,889 5,974,835
14 2016 (Gain)/Loss 26 12,901,527 21,920,616
15 2017 Assumption Change 17 3,615,164 7,305,112
16 2017 (Gain)/Loss 27 (5,274,932) (7,979,770)
17 2018 Method Change 18 1,590,148 2,257,535
18 2018 Assumption Change 18 7,604,060 11,352,511
19 2018 (Gain)/Loss 28 (579,905) (1,877,728)
20 2019 Non-Investment (Gain)/Loss 19 1,921,105 368,940
21 2019 Investment (Gain)/Loss 19 868,319 1,288,066
22 2020 Non-Investment (Gain)/Loss 20 1,081,027 1,600,566
23 2020 Investment (Gain)/Loss 20 3,995,001 5,744,024
93,111,384$ 127,359,039$
TOTAL UAL 220,470,423$
Outstanding UAL June 30, 2020
$0
$5
$10
$15
$20
$25
$30
MillionsShort Bases vs. Long Bases
UAL Payments (Long Bases)
UAL Payments (Short Bases)
285
UAL Payment Schedule
2Understanding City’s Pension Liability
11
Fiscal
Year Misc.Safety UAL Payments
1 2023 7,792,749 10,492,826 18,285,575
2 2024 8,288,051 11,220,981 19,509,032
3 2025 8,803,091 11,941,748 20,744,839
4 2026 9,146,744 12,423,298 21,570,043
5 2027 9,476,225 12,883,175 22,359,400
6 2028 9,712,013 13,207,959 22,919,973
7 2029 9,954,286 13,541,675 23,495,961
8 2030 10,203,221 13,884,568 24,087,789
9 2031 10,459,002 14,236,891 24,695,893
10 2032 9,796,705 14,053,530 23,850,235
11 2033 9,719,586 14,005,069 23,724,655
12 2034 9,147,536 13,306,293 22,453,829
13 2035 8,926,218 13,056,149 21,982,367
14 2036 8,587,475 12,582,915 21,170,390
15 2037 5,162,304 7,029,976 12,192,280
16 2038 4,785,453 6,408,148 11,193,601
17 2039 4,384,653 5,747,614 10,132,267
18 2040 4,083,031 5,228,274 9,311,305
19 2041 3,875,586 4,905,983 8,781,569
20 2042 2,870,443 3,742,313 6,612,756
21 2043 2,257,555 2,702,636 4,960,192
22 2044 1,981,389 2,360,207 4,341,595
23 2045 905,604 1,240,778 2,146,382
24 2046 362,343 489,672 852,015
25 2047 255,259 276,185 531,444
160,936,522$ 220,968,863$ 381,905,385$
UAL 92,722,041$ 127,319,464$ 220,041,505$
UAL AMORTIZATION PAYMENTS
286
Increasing UAL Payments Crowd Out Future Budgets
2Understanding City’s Pension Liability
12287
Projected UAL + Normal Costs
13
2Understanding City’s Pension Liability
CITY OF SOUTH SAN FRANCISCO - CALPERS RETIREMENT COSTS
CALPERS RETIREMENT COSTS FORECAST FISCAL YEARS
1 2 3 4 5 6 7 8 9 10
CalPERS Plan FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 FY 2029 FY 2030 FY 2031
MISCELLANEOUS PLAN 9.99%9.53%9.30%9.20%9.00%8.90%8.70%8.70%8.70%8.70%
PERSable Compensation 27,206,682 27,954,866$ 28,723,625$ 29,513,524$ 30,325,146$ 31,159,088$ 32,015,963$ 32,896,402$ 33,801,053$ 34,730,582$
Employer Normal Cost 2,717,948 2,664,099 2,671,297 2,715,244 2,729,263 2,773,159 2,785,389 2,861,987 2,940,692 3,021,561
UAL Payment 6,949,202 7,792,749 8,288,051 8,803,091 9,146,744 9,476,225 9,712,013 9,954,286 10,203,221 10,459,002
TOTAL MISC. COSTS 9,667,150$ 10,456,848$ 10,959,348$ 11,518,336$ 11,876,008$ 12,249,384$ 12,497,402$ 12,816,273$ 13,143,913$ 13,480,562$
SAFETY PLAN 20.59%20.45%19.80%19.30%18.70%18.20%17.70%17.70%17.70%17.70%
PERSable Compensation 24,986,595 25,673,726$ 26,379,754$ 27,105,197$ 27,850,590$ 28,616,481$ 29,403,434$ 30,212,029$ 31,042,860$ 31,896,538$
Employer Normal Cost 5,144,740 5,250,277 5,223,191 5,231,303 5,208,060 5,208,200 5,204,408 5,347,529 5,494,586 5,645,687
UAL Payment 9,213,036 10,492,826 11,220,981 11,941,748 12,423,298 12,883,175 13,207,959 13,541,675 13,884,568 14,236,891
TOTAL SAFETY COSTS 14,357,776$ 15,743,103$ 16,444,172$ 17,173,051$ 17,631,359$ 18,091,375$ 18,412,367$ 18,889,204$ 19,379,154$ 19,882,578$
CALPERS ANNUAL COSTS - SUMMARY
Employer Normal Cost 7,862,687$ 7,914,376$ 7,894,488$ 7,946,547$ 7,937,323$ 7,981,358$ 7,989,797$ 8,209,516$ 8,435,278$ 8,667,248$
CalPERS - UAL Payment 16,162,238 18,285,575 19,509,032 20,744,839 21,570,043 22,359,400 22,919,973 23,495,961 24,087,789 24,695,893
TOTAL CALPERS COSTS 24,024,925$ 26,199,951$ 27,403,520$ 28,691,387$ 29,507,366$ 30,340,758$ 30,909,769$ 31,705,477$ 32,523,067$ 33,363,140$
Annual Increase 2,175,025 3,378,595 4,666,461 5,482,441 6,315,833 6,884,844 7,680,552 8,498,142 9,338,215
Cumulative Increase 2,175,025 5,553,620 10,220,081 15,702,522 22,018,355 28,903,199 36,583,750 45,081,892 54,420,107 288
Anticipated CalPERS Adjustments for June 30, 2021
2Understanding City’s Pension Liability
14
CalPERS’ Funding Risk Mitigation Policy seeks to reduce funding risk over time
Integrated view of pension assets and liabilities
Actively manage funding risk through an Asset Liability Management framework
When CalPERS significantly outperforms its target, adjustments are triggered
Discount Rate
Expected Investment Rate
Strategic Asset Allocation
FY21 Investment Return of 21.30%
An investment return that exceeds the current Discount Rate (7.00%) by more than 13.00%
automatically triggers a minimum reduction in Discount Rate and Expected Investment Rate by
0.20% (i.e., to 6.80%)
Final adjustments will be determined by the Asset Liability Management Committee that meets in
November 2021
CFO, Investment, Finance, Actuarial, Legal, and Stakeholder Relations
FY21 investment returns, change in discount rate, and other adjustments will be reflected in
June 30, 2021 Actuarial Report and reflected in contribution levels beginning FY24 289
Net Impact FY21 –6.80% Discount Rate Scenario
2Understanding City’s Pension Liability
15
6.80%
Discount
$16.7
Million
FY21
Return
21.15%
($57.7)
Million
Net Impact
($41.0)
Million
7.00%6.80%Increase
Misc.16.62%17.51%0.89%
Safety 30.00%31.66%1.66%
Payroll NORMAL COST IMPACT
Misc.$28,114,131 249,091$
Safety $25,791,146 427,617
Total Normal Costs *676,708$
UAL Credit (3,916,236)
Net Cash Flow Impact (3,239,528)$
*Portion of Normal Cost increase will be paid by employees
290
Net Impact FY21 –Scenario Comparison
2Understanding City’s Pension Liability
16
6.80%
Discount
FY21 UAL
$179 Million
FY20 UAL
$220 Million
-
5
10
15
20
25
MillionsProjected UAL Payments After FY21 New Bases
Current UAL Payments Net UAL Payments - 6.80%
291
AGENDA
1 BACKGROUND
2 UNDERSTANDING CITY’S PENSION LIABILITY
3 PENSION OBLIGATION FUNDING STRATEGIES
4 PENSION OBLIGATION BONDS
17
5 CONCLUSION AND Q&A
292
Pension Obligation Funding Strategies
3Pension Obligation Funding Strategies
18
Allocation Among Funds (allocation to Sewer Fund)
Use of Reserves & 1-Time Monies
Pension Stabilization Fund / Section 115 Trust
Leveraged Refunding (no current opportunities)
Tax -Exempt Exchange (no current opportunities)
Pension Obligation Bonds (POBs)
Recycling Savings
Budgeting
Approaches
Financing
Approaches
1
2
4
3
6
5
7
293
Implementation by Cost of Capital
3Pension Obligation Funding Strategies
19
$0
$50,000,000
$100,000,000
$150,000,000
$200,000,000
$250,000,000
$300,000,000
$350,000,000
$400,000,000
2022202320242025202620272028202920302031203220332034203520362037203820392040204120422043204420452046FINANCING STRATEGIES IMPLEMENTATION
Pension Obligation Bonds
Tax-Exempt Exchange & Leveraged Refundings
Reserves,Surplus & 1-Time Monies
294
ADP $5.5 Million Pension Reserve
3Pension Obligation Funding Strategies
20
Misc. Base #12
- 25 years
Misc. Base #2 -
9 years
1 373,103 739,340
2 383,364 759,672
3 393,906 780,563
4 404,739 802,028
5 415,869 824,084
6 427,305 846,746
7 439,056 870,032
8 451,130 893,958
9 463,536 918,542
10 476,284 -
11 489,381 -
12 502,839 -
13 516,667 -
14 530,876 -
15 545,475 -
16 560,475 -
17 575,888 -
18 591,725 -
19 607,998 -
20 624,718
21 641,898
22 527,640
23 406,612
24 278,529
25 143,095
26 -
11,772,109$ 7,434,966$
214%135%
-
5
10
15
20
25
30
MillionsADP -Base #12 & Base #2 $5.5 Million
Original UAL
After ADP Base #12
After ADP Base #2
295
115 Trust
3Pension Obligation Funding Strategies
21
City may consider transferring $5.5 million pension reserve to a 115 Trust
115 Trust is a funding vehicle to segregate (set aside) funds to meet future
obligations
‒115 Trust does not identify a funding source nor provide a funding solution
Funds placed in a 115 Trust are irrevocably committed under a trust
agreement (i.e., legally restricted -cannot be used for another purpose)
‒Can be used to pay normal costs/offset future contributions
‒Counts as asset on City’s financial statements but does not impact UAL unless funds are
transferred from the 115 Trust to CalPERS
Tool to manage pension liabilities
‒Alternative investment vehicle to CalPERS
‒Manage market timing risk
‒Pension Cost Stabilization Fund
‒Make additional annual payments (ADPs)
Monies in 115 Trust can be invested outside of the California Investment Code
in order to meet pension/OPEB funding objectives 296
AGENDA
1 BACKGROUND
2 UNDERSTANDING CITY’S PENSION LIABILITY
3 PENSION OBLIGATION FUNDING STRATEGIES
4 PENSION OBLIGATION BONDS
22
5 CONCLUSION AND Q&A
297
The Economics of POBs
4Pension Obligation Bonds
23
•The Unfunded Accrued Liability for the City’s retirement plans are
determined based on the discount rate
•Discount Rate:
•Expected rate of return of 7.0%
•Also used to value the cost of future pension obligations in today’s
dollars and to amortize UAL payments
•City’s retirement plans are comprised of 46 amortization bases,
with individual payment schedules calculated using 7.0%
discount rate (effectively loan payments at 7.0%)
•Bond market offers the ability to serialize bonds and pay rates
based on the term of each maturity of bonds
•Recent long-term bonds issued for POBs have interest rates
ranging from 2.58% to 3.50%
298
5-Year POB Issuance Trend
4Pension Obligation Bonds
24
TOTAL
177 POBs Issued
$15.5 Billion
299
POBS 1.0 vs. POBs 2.0
4Pension Obligation Bonds
25
1. Complex instruments: swaps, CABs, derivatives, GICs
2. Increase debt burden / reduce flexibility: “soft to hard liability”
3. Not refundable “make-whole” call
4. Extend repayment or finance Normal Costs
5. Stand alone POBs not viewed as credit positive
6. Reinvestment of POB Proceeds: Market & Timing Risk
1. Plain Vanilla Fixed Rate Bonds
2. GASB 68 Liability -Balance Sheet
3. 10-year Call
4. Finance UAL Only (same term)
5. Credit Neutral / Plan & Study +
6. Dollar Cost Averaging / Multiple Strategies / Hedge
POBs
2.0
•In-depth Study
•Pension Reform
•Market Evolved
300
POBS 1.0 vs. POBs 2.0
4Pension Obligation Bonds
26301
POB Scenario: Pay off 50% of UAL
4Pension Obligation Bonds
27Note: Savings as described are realized assuming an investment return of 7%
$0
$5
$10
$15
$20
$25
MillionsPOB 50% Overall Savings
Remaining UAL Payments
POB Debt Service
Avoided UAL Costs
UAL Payments
110,710,000$ Par Value
161,677,852 Total Debt Service
25 Term
18,787,634 Avg. Annual Payments
48,349,297 Avoided UAL Costs
47,847,319 Total Savings
47,847,319 NPV Saving
43.2%% Savings of UAL
3.55%TIC%
50% POB Overall Savings
302
Evaluating Outcome of POBs
4Pension Obligation Bonds
28
•Market Timing Risk
•Impact of Returns is
Magnified:
•Increased benefit + return
•Increased liability –return
•Returns During Initial
Years Most Critical
•Market Timing Risk
Applies to All Investments
1. UAL Savings 2. CalPERS Return
•Standard Refinancing:
7.00% vs 3.50%
•Fixed Dollar UAL Payments
•Existing Liability on Balance
Sheet
•Actual Budgetary Savings
•Bond Proceeds go to
CalPERS at time of
Issuance
303
City of Pittsburg Case Study
4Pension Obligation Bonds
29
$0.0
$0.5
$1.0
$1.5
$2.0
$2.5
$3.0
$3.5
$4.0
$4.5
$5.0
Millions$40,725,000 CITY OF PITTSBURG 2006 POBs
Current Interest CABs
•TIC (combined): 5.87%
•Discount Rate: 7.75%
•UAL Savings: $18.8 million
304
City of Pittsburg Case Study
4Pension Obligation Bonds
30
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
8.00%
9.00%
$-
$50
$100
$150
$200
$250
$300
$350
$400
$450
FY 06-07FY 07-08FY 08-09FY 09-10FY 10-11FY 11-12FY 12-13FY 13-14FY 14-15FY 15-16FY 16-17FY 17-18FY 18-19FY 19-20FY 20-21FY 21-22FY 22-23FY 23-24FY 24-25FY 25-26FY 26-27FY 27-28FY 28-29FY 29-30FY 30-31FY 31-32FY 32-33FY 33-34FY 34-35POB Expected Outcome
Ending Balance POBs
Ending Balance UAL
CalPERS Return
305
City of Pittsburg Case Study
4Pension Obligation Bonds
31
14.6%
2.0%
16.3%15.3%
20.1%19.5%
12.5%
10.5%
-7.2%
-6.1%
3.7%
16.6%
12.3%11.8%
19.1%
-5.1%
-24.0%
13.3%
21.7%
0.1%
13.2%
18.4%
2.4%
0.6%
11.2%
8.6%6.70%
4.70%
21.30%
-25.0%
-20.0%
-15.0%
-10.0%
-5.0%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
CalPERS Annual Investment Performance
29-Year Avg. Return = 8.23%
306
City of Pittsburg Case Study
4Pension Obligation Bonds
32
19.1%
-5.1%
-24.0%
13.3%
21.7%
0.1%
13.2%
18.4%
2.4%0.6%
11.2%
8.6%
6.7%4.7%
20.0%
7.0%
7.0%
-30.0%
-20.0%
-10.0%
0.0%
10.0%
20.0%
30.0%
$-
$50
$100
$150
$200
$250
$300Millions Pittsburg 2006 POB Analysis
POB Portfolio Balance UAL Portfolio Balance CalPERS Return
$575,000Differentialin Ending
Portfolio Balance
7.0%Thereafter
307
City of Pittsburg Case Study
4Pension Obligation Bonds
33
-5.1%
-24.0%
13.3%
21.7%
0.1%
13.2%
18.4%
2.4%0.6%
11.2%8.6%6.7%4.7%
20.0%
-30.0%
-20.0%
-10.0%
0.0%
10.0%
20.0%
30.0%
$-
$50
$100
$150
$200
$250
$300
$350
$400
$450
MillionsPittsburg POB Analysis
(POBs issued in 2007 @ 2006 Rates 5.87%)
POB Ending Balance UAL Portfolio Balance CalPERS Return
($28.3)Million
Differential in Ending Portfolio Balance
7.0%Thereafter
308
City of Pittsburg Case Study
4Pension Obligation Bonds
34309
City of Pittsburg Case Study
4Pension Obligation Bonds
35
-5.1%
-24.0%
13.3%
21.7%
0.1%
13.2%
18.4%
2.4%0.6%
11.2%8.6%6.7%4.7%
20.0%
-30.0%
-20.0%
-10.0%
0.0%
10.0%
20.0%
30.0%
$-
$50
$100
$150
$200
$250
$300
$350
$400
$450
MillionsPittsburg POB Analysis
(POBs issued in 2007 -Current Market @ 3.50%)
POB Ending Balance UAL Ending Balance CalPERS Return
$82.7 Million
Differential in Ending Portfolio Balance
7.0%Thereafter
310
AGENDA
1 BACKGROUND
2 UNDERSTANDING CITY’S PENSION LIABILITY
3 PENSION OBLIGATION FUNDING STRATEGIES
4 PENSION OBLIGATION BONDS
36
5 CONCLUSION AND Q&A
311
Conclusion
37
5Conclusion and Q&A
Option #1:Make and ADP with $5.5 million Pension Reserve
Low impact, low risk
Option #2:Transfer $5.5 million to 115 Trust
No impact on UAL, some risk
Doesn’t actively address pension obligation and crowds out projects
and services
Option #3: Issue Pension Obligation Bonds to fund 50% of UAL
High impact, measured risk
Proactive approach to issuance of POBs by paying off long bases
(maximizing savings rather than plugging budget gaps)
Develop and Adopt Pension Obligation Funding Policy
312
Putting the Tool in the Toolbox—Judicial Validation
5Conclusion and Q&A
38120 –180 Days
1 Bond Counsel Drafts: Resolution, Indenture & Bond Purchase Agreement 2 weeks
2 City Council passes a resolution authorizing the sale of POBs & File
Validation Proceedings
Agenda
Timeline
3 File Validation Action with County Superior Court 1-2 weeks
4 Receive Order for Publication of Summons from the Court 3-6 weeks
5 Publish notice in local publication of general circulation 21 days
6 Waiting period to file petition - minimum 10 days 2-3 weeks
7 Clerk enters and schedules hearing for default judgement 15-30 days
8 Hearing for Default Judgement
9 30-day Appeal Period 4 weeks
10 Return to City Council for Approval of POBs & Sale of POBs Agenda
Timeline
313
Questions
39
5Conclusion and Q&A
314