jackson county highway department facilities study

8/7/2019 Jackson County Highway Department Facilities Study

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Facility Study & Proposal

Jackson County Highway Department

SEH No.

December 22, 2009

Bob Sworski

Principal / Sr. Project Manager

Short Elliott Hendrickson, Inc.


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Table of Contents

Sect. Topic Page

# #

Excerpts from Jackson Countys Mission Statement .. 1-1

Section 1: Executive Summary

1.1 Purpose of this report . 1-41.2 Purpose of JCHD and its facilities ......... 1-41.3 Summary of current conditions .......................... 1-41.4 Recommended solution: Build new facilities . 1-51.5 Feasible to build and operate at current sites .......... 1-61.6 Continue to operate from two locations . 1-61.7 Advantages and disadvantages of a phased building program ... 1-71.8 Potential re-use of existing facilities .. 1-71.9 Ready to move forward .. 1-7

Section 2: Current Conditions

2.1 Main JCHD facility in Jackson ......................................................................................... 2-22.1.1 General description ..................................................................................................... 2-22.1.2 Topography, soil, and drainage ................................................................................... 2-32.1.3 Construction history .................................................................................................... 2-3

2.2 Facility-wide conditions in Jackson .................................................................................. 2-42.2.1 Gross area ................................................................................................................... 2-42.2.2 Water service .............................................................................................................. 2-42.2.3 Oil usage ..................................................................................................................... 2-42.2.4 Gas heat....................................................................................................................... 2-42.2.5 Chemical storage ......................................................................................................... 2-42.2.6 Salt storage .................................................................................................................. 2-42.2.7 Office building ............................................................................................................ 2-52.2.8 Out-buildings .............................................................................................................. 2-62.2.9 Building interiors ........................................................................................................ 2-82.2.10 General non-compliance with ADA ........................................................................... 2-92.2.11 Dangerously low headroom in tunnel ......................................................................... 2-92.2.12 Office building utilities ............................................................................................. 2-102.2.13 Shop / maintenance buildings ................................................................................... 2-102.2.14 Passage between main shop and sign shop ............................................................... 2-142.2.15 Sign shop and wood shop ......................................................................................... 2-142.2.16 Vehicle storage 2 buildings .................................................................................. 2-152.2.17 Storage tunnels .......................................................................................................... 2-15

2.3 Cramped facilities reduce service to citizens ................................................................ 2-162.3.1 Trucks are stacked due to lack of space ................................................................ 2-162.3.1 Fire in Wisconsin county garage led to major loss ................................................... 2-17

2.3.2 Limited space directly reduces service to citizens .................................................... 2-172.4 Lakefield facility ............................................................................................................... 2-17

2.4.1 General description ................................................................................................... 2-172.4.2 Gross area ................................................................................................................. 2-182.4.3 Small Lakefield building ........................................................................................... 2-182.4.4 Large Lakefield building........................................................................................... 2-182.4.5 Inadequate salt/sand storage at Lakefield site ........................................................... 2-20

Section 3: Cost of Renovating Existing Facilities

3.1 Overall low quality of facilities ............................................................................................ 3-23.2 Jackson site and infrastructure issues related to code, ADA, and other regulations ....... 3-33.3 Jackson site and infrastructure functional / efficiency issues .......................................... 3-3


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3.4 Jackson office building issues related to code, ADA, and other regulations .................. 3-43.5 Jackson office building functional / efficiency issues ..................................................... 3-43.6 Jackson outbuildings functional / efficiency issues ......................................................... 3-53.7 Jackson outbuildings issues related to code, ADA, and other regulations ...................... 3-63.8 Jackson main shops functional / efficiency issues .......................................................... 3-83.9 Jackson salt / sand storage to comply with DNR regulation ......................................... 3-103.10 Lakefield code issues.......................................................................................................... 3-113.11 Lakefield functional / efficiency issues .............................................................................. 3-113.12 Lakefield small building issues .......................................................................................... 3-113.13 Lakefield large building issues ........................................................................................... 3-123.14 Lakefield HVAC, plumbing and electrical issues .............................................................. 3-123.15 Recommended solution: Build new facilities ..................................................................... 3-13

Section 4: Plow Routing and Facility Siting Study

4.1 Executive summary of the plow routing and facility siting study .................................. 4-24.1.1 Existing operations .............................................................................................................. 4-24.1.2 Analysis of existing operations ........................................................................................... 4-24.1.3 Review of 8 scenarios ......................................................................................................... 4-34.1.4 Recommendations ............................................................................................................... 4-3

4.2 Introduction ........................................................................................................................ 4-4

4.2.1 Purpose ................................................................................................................................ 4-44.3 Study strategy ..................................................................................................................... 4-4

4.3.1 Evaluated 8 scenarios .......................................................................................................... 4-44.3.2 Formula for analyzing plow route efficiency ...................................................................... 4-54.3.3 Vehicle speed ...................................................................................................................... 4-54.3.4 Hourly cost of labor and equipment .................................................................................... 4-64.3.5 Data collection .................................................................................................................... 4-64.3.6 Improvements in efficiency ................................................................................................. 4-7

4.4 Existing conditions ............................................................................................................. 4-74.4.1 Topography ......................................................................................................................... 4-74.4.2 Limited shop space reduces plowing efficiency .................................................................. 4-74.4.3 Mileage summary ................................................................................................................ 4-7

4.5 Efficiency calculations ........................................................................................................ 4-8

4.6 Recommendations regarding the 8 scenarios................................................................... 4-84.6.1 Do nothing (i.e., leave conditions as they are) .................................................................... 4-84.6.2 Combine into a single shop in Jackson ............................................................................... 4-84.6.3 Combine into a single centrally located shop ...................................................................... 4-84.6.4 Main shop in Lakefield; satellite shop in Jackson ............................................................... 4-94.6.5 Combine Jackson shop with City Public Works at the industrial park site ........................ 4-94.6.6 Retain current two-shop configuration, with more vehicles in Lakefield ........................ 4-104.6.7 Add a facility at Heron Lake ............................................................................................. 4-114.6.8 Shared-use opportunities ................................................................................................... 4-11

4.7 Summary of recommendations ....................................................................................... 4-12

Section 5: Conclusions and Recommendations

5.1 Conclusions and recommendations .................................................................................. 5-25.1.1 Feasible to build new facility & simultaneously operate at current sites ................... 5-25.1.2 Build new facilities .................................................................................................... 5-25.1.3 Advantages and disadvantages of a phased building program ................................... 5-25.1.4 Re-use of existing facilities ........................................................................................ 5-25.1.5 Ready to move forward .............................................................................................. 5-3

Appendix A: Drawings of Existing and Proposed FacilitiesAppendix B: Article from Chippewa Herald: Fire Destroys County Highway BuildingAppendix C: Comparable Experience of Hutchinson Area Transportation Services FacilityAppendix D: Plow Route Study: Detailed DataAppendix E: Which Building Type is Right for JCHD?


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JCHD Facilities Section 1: Executive Summary

1-1

ExcerptsfromJacksonCountysMissionStatementService

Jackson County believes that superior service that responds to the needs of the citizens should be the standard forcounty government in all departments.

Economic growth & stability

Jackson County has a strong desire to have continued economic growth and stability of new and existing businessand will assist in this by:

Assisting economic development as requested.

Providing an infrastructure that enhances development of physical and human resources.

Infrastructure

Jackson County has a strong commitment to provide a safe and effective roadway, water, waste and

telecommunication systems for the citizens of the County. To accomplish this, the County will operate, maintainand preserve existing infrastructure to the highest possible level, make improvements that enhance the system, andimplement additional systems as the need arises.

Safety

Jackson County will promote the highest possible level of safety and security for all residents by:

Providing adequately staffed, well-trained, and well-equipped facilities for emergency responses.

Providing needed emergency and ongoing support services.

Promoting citizen participation with law enforcement.


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1-3

JCHDFacilitiesSection1

ExecutiveSummaryContentsofthissection1.1 Purpose of this report .. 1-41.2 Purpose of JCHD and its facilities .. 1-41.3 Summary of current conditions ... 1-41.4 Recommended solution: Build new facilities .. 1-51.5 Feasible to build and operate at current sites .. 1-61.6 Continue to operate from two locations .. 1-6

1.7 Advantages and disadvantages of a phased building program 1-71.8 Potential re-use of existing facilities 1-71.9 Ready to move forward 1-7


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1-4

PurposeofthisreportSEHwashiredtoreviewandcommenton: Previousstudies

ExistingJCHDsites

Allbuildingsand

facilities

Storagespaces

Plowroutesandfacility

siting.

JCHDspurposeMaintainandincrease

publicsafetyvia:

Maintaincountyroads

Engineering&CSAHs,

CRs,andbridges.

Removingsnowand

ice.

Reconstructingand

maintainingroadsand

ditches.

Maintaininghighway

departmentand

sheriffsdept.vehicles.

SummaryofcurrentconditionsJCHDfacilitiesare:

Unsound.

Obsolete.

Wornout.

Unsafe.

Energyinefficient.

Noncompliantwith

applicablelawsand

codesinmanyways.

1.1 Purpose of this report

In the summer of 2005, Jackson County requested proposals for an in-depth study ofits highway department facilities. Short Elliot Hendrickson (SEH) was selected forthe work and was asked to review:

Previous studies.

Existing highway department sites.

All buildings and other facilities.

All spaces allocated for storage and maintenance of equipment.

Plow routes and their relationship to the location of Jackson County HighwayDepartment facilities.

This report is the culmination of that review.

1.2 Purpose of JCHD and its facilities

Jackson County Highway Department (JCHD)s main purpose is to maintain andincrease public safety by:

Maintaining existing county roads and right-of-way with county-ownedequipment.

Providing engineering and inspection for the reconstruction of county state aidhighways (CSAH), county roads (CR), and bridges.

Removing snow and ice from CSAHs and CRs.

Providing engineering and administration in the reconstruction and maintenanceof the county-owned ditch system.

Maintaining and repairing highway department equipment and sheriffsdepartment patrol vehicles.

1.3 Summary of current conditions

The current Jackson County Highway Department (JCHD) facilities in Jackson andLakefield are in many ways:

Structurally unsound.

Functionally obsolete.

Worn out.

Unsafe for workers and visitors.

Wasteful of energy.

Non-compliant with the Uniform Building Code.

Non-compliant with the Americans With Disabilities Act.


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Asadirectresult,JCHDispreventedfromservingcitizensneedsinawaythatdeliversaminimallyreasonablereturnontheirtaxinvestment.

Non-compliant with OSHA.

Non-compliant with applicable pollution control requirements.

As a direct result, JCHD is prevented from serving the needs of Jackson County inways that deliver a reasonable return on citizens tax investment. Though JCHD isserved by a dedicated and knowledgeable staff, it must also be acknowledged that

these conditions increase the difficulty of attracting qualified workers and reduceworker morale.

This report presents a plan for solving these problems.

Recommendedsolution:Buildnewfacilities with

possiblereuseofsome

componentsofexisting

facilities.

Totalestimatedcostto

upgradeexistingfacilities:

$6,189,998

1.4 Recommended solution: Build new facilities

SEH recommends that Jackson County and JCHD construct new facilities. Wemake this recommendation because little of the existing buildings and associatedfacilities are worth salvaging for JCHD use (however, see below for possible re-use

for other purposes). The table below summarizes the probable costs to remodel theexisting sites and facilities to comply with applicable codes and regulations and toprovide adequate service (as detailed in Section 3):

Jackson facility

To meet code requirements $2,090,934

To improve functionality/efficiency $3,305,437

Lakefield facility

To meet code requirements $143,926

To improve functionality/efficiency $86,974

Subtotal: $5,627,271

Plus 10% contingency $562,727

Estimated total cost to renovate $6,420,898.00

If completed, these renovations would increase the size of all JCHD facilities fromthe current 35,696 sq. ft. to about 60,390 sq. ft. Thus, the total cost per square foot offinished space would be:

$6,189,998 60,390 sq. ft. = $102.50 per square foot

In comparison, if new facilities sized and designed to serve the Countys needs for atleast 20 years but likely to last at least 40 years were constructed in Jacksonand Lakefield, those facilities would comprise about 65,125 sq. ft. We calculate thecost of these new facilities (in 2009 dollars) to be:

$6,968,375 65,125 sq. ft = $107 per square foot.


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1-6

Likedealingwithyourcar

afteraseriousaccident:Ata

certainpoint,itiswasteful

torepairandbetterto

replacethecar.

Newfacilitieswouldcostaboutthesameasrenovatedfacilities,butnewfacilitieswouldhaveadvantages:

Reducedcostovertime

Reducedmaintenance

Saveonenergy

Efficientworkplace

Easierbuildingmaintenance

Saveoninventorycontrol

Moreefficientplowingoperation

The question of whether to upgrade existing facilities is like dealing with a car thathas been in a serious accident. At a certain point, the vehicle is not worth repairing.Building new facilities has several overwhelming benefits to the citizen of JacksonCounty:

Tremendous savings over time because new buildings will last about twice aslong and require less overall maintenance than a renovated building.

Cost saving on energy (see Appendix E for details on this issue).

Greater efficiency in work performed by JCHD staff.

More accurate inventory control of fluids, parts, and materials.

Because the new facilities will allow all plows to be left attached to trucks andstored indoors, Jackson County roads will be cleared of snow and ice morequickly.

Therefore, we strongly recommend building new JCHD facilities.

Duetopurchaseof30acres

nexttoJacksonsite and

availabilityoflandnear

Lakefield itisfeasibleto

simultaneouslybuildandcontinueJCHDoperationsat

bothcurrentsites.

Continuetooperatefrom

twofacilitieswithmain

facilityinJacksonand

satellitefacilityinLakefield.

1.5 Feasible to build and operate at current sites

JCHD has acquired 30 acres of land adjacent to the existing Jackson site. In additionthe city of Lakefield owns 120 acres of land east of Lakefield (1 mile east ofHighway 86). Ten acres of this land can be made available for construction of ahighway maintenance facility that would serve both the county and the city.Therefore, new facilities can be built in both cities while JCHD continues to operatefrom its existing facilities.

1.6 Continue to operate from two locations

An additional issue is whether to continue with two locations or to combine JCHDfacilities into a single site. With the acquisition of the additional 30 acres in Jacksonand the already implemented increases in plow route efficiency discussed in Section4 of this report, we conclude that no additional efficiency or cost savings will beachieved by combining into a single facility. Therefore, we recommend continuing

to operate from the two existing locations.


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1-7

Phasedbuildingprogramhasadvantagesanddisadvantages.

1.7 Advantages and disadvantages of a phased

building program

A phased building program can be employed in constructing JCHD facilities; such a

program can be defined during the design phase. This would have the advantage ofspreading out the financial impact on the County. However, a phased buildingprogram also has two major disadvantages: 1) Does not allow the County to takeadvantage of purchasing building materials in the highest possible volume. 2)Material, transportation, and labor costs will be higher due to inflation.

Somecomponentsofthe

existingJCHDfacilitiesmay

be

re

used

or

sold.

SEHisreadytohelpdesign

newfacilities.

1.8 Potential re-use of existing facilities

After new JCHD facilities are built, some components of the existing facilities maybe re-used by the County or re-used by other County departments. Plow routes andfacility re-siting will be important factors in determining what is worth keeping and

what should be demolished. Some existing facilities

notably, the office building might be re-used as facilities for other County or private activities.

1.9 Ready to move forward

With the completion of these facility and plow route studies, SEH stands ready tohelp the County to refine plans for improving JCHD facilities in whicheverconfiguration and sequence the County chooses.


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JCHD Facilities Section 2: Description of Current Condition


DescriptionofCurrentConditionsContentsofthissection2.1 Main JCHD facility in Jackson ....................................................................................................... 2-2

2.1.1 General description ................................................................................................................. 2-22.1.2 Topography, soil, and drainage ............................................................................................... 2-32.1.3 Construction history ................................................................................................................ 2-3

2.2 Facility-wide conditions in Jackson ................................................................................................ 2-4

2.2.1 Gross area................................................................................................................................ 2-42.2.2 Water service .......................................................................................................................... 2-42.2.3 Oil usage ................................................................................................................................. 2-42.2.4 Gas heat ................................................................................................................................... 2-42.2.5 Chemical storage ..................................................................................................................... 2-42.2.6 Salt storage .............................................................................................................................. 2-42.2.7 Office building ........................................................................................................................ 2-52.2.8 Out-buildings .......................................................................................................................... 2-62.2.9 Building interiors .................................................................................................................... 2-82.2.10 General non-compliance with ADA ....................................................................................... 2-92.2.11 Dangerously low headroom in tunnel ..................................................................................... 2-92.2.12 Office building utilities ......................................................................................................... 2-10

2.2.13 Shop / maintenance buildings ............................................................................................... 2-102.2.14 Passage between main shop and sign shop ........................................................................... 2-142.2.15 Sign shop and wood shop...................................................................................................... 2-142.2.16 Vehicle storage 2 buildings .............................................................................................. 2-152.2.17 Storage tunnels ...................................................................................................................... 2-15

2.3 Cramped facilities reduce service to citizens ............................................................................... 2-162.3.1 Trucks are stacked due to lack of space ............................................................................ 2-162.3.2 Fire in Wisconsin county garage led to major loss ............................................................... 2-172.3.3 Limited space directly reduces service to citizens ................................................................ 2-17

2.4 Lakefield facility ........................................................................................................................... 2-172.4.1 General description ............................................................................................................... 2-172.4.2 Gross area .............................................................................................................................. 2-18

2.4.3 Small Lakefield building ....................................................................................................... 2-182.4.4 Large Lakefield building ....................................................................................................... 2-182.4.5 Inadequate salt/sand storage at Lakefield site ....................................................................... 2-20

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MainJCHDfacilityin

Jackson

About10acres. Accessfromnorthand

west.

Duetoextremelylimitedstoragespace,

someequipment,

includingplows,must

bestoredoutdoors,

causingaccelerated

deteriorationof

equipment.

2.1 Main JCHD facility in Jackson

2.1.1 General description

The current main JCHD facility in Jackson is composed of several buildingson approximately 10 acres (Figure 1, next page). Access to the site is fromCSAH 34 to the north and a township road to the west.

Note: In 2008, JCHD purchased an additional 30 acres adjacent to theoriginal 10-acre site. These 30 acres are not included in thisdescription of current conditions.

Because of extremely limited space in the buildings at JCHDs Jackson site,much of the equipment and materials required to maintain the countysinfrastructure must be stored either outdoors at the Jackson site or in a coldstorage building at the fairgrounds. At the Jackson site, plows must be

detached from plow trucks and stored outside in all kinds of weather. At thefairgrounds, in order to get self-propelled snow-blowers, a self-propelledbroom, and other equipment out of the building, it is necessary to bringplows and hand shovels to the fairgrounds to clear the driveway.Furthermore, motor graders, which are also used for plowing, are kept incold storage at the Jackson site.

This situation causes two problems. First, temperature fluctuation andprecipitation greatly accelerate equipment deterioration; hydraulic lines areespecially susceptible to damage. Second, outside storage greatly decreasesoperational efficiency because, every time plowing is required, accumulatedsnow and ice must be removed from plows and the plows must be attached to

trucks. Then, at the end of every shift, the plows must be removed from thetrucks so the trucks can be parked in heated storage. All of this greatlyreduces the payback Jackson County residents receive for their tax dollars.

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Topography,soil,drainage

Filledswampland. Groundwater

permeatessoil,

requiringextensive

pumping.

PumpedwaterdrainstoDesMoinesRiver,

whichviolatesbuilding

codeandPCA

regulations.

Fewtrees. Windy,levelsite.

Constructionhistory

Sevenbuildings. Earliestwerebuiltto

processhemprope

duringWWII.

Figure 1: Site plan of main JCHD facilities in Jackson see Appendix Afor large-scale version that includes the recently purchased adjacent 30 acres.

2.1.2 Topography, soil, and drainage

The Jackson site is virtually flat and appears to have been a former wetland,which was filled for construction over a number of years. As a result, thereis a high water table, and groundwater permeates the soil. After heavy rains,hundreds of gallons of water must be discharged through a sump pump fromthe vehicle hoist pit in the vehicle maintenance building. With the current

drainage system, that water eventually drains into the Des Moines River.This violates several building code and Minnesota Pollution Control Agencyregulations. The surface drains east/southeast. Impervious surfaces includea partially paved lot, building roofs, sidewalk, and overhead door aprons.

There are few trees on the site. This, along with the northwest-to-southeastorientation of the original buildings, was intended to promote the drying ofhemp and to remove equipment exhaust. The site contains no steep terrain.As a result, rain and snow accumulation are about equal in all parts of thesite and there is little problem with pooling of spring snow melt or summerrain.

2.1.3 Construction historyThe seven buildings on the site were constructed at various times from the1940s to the early 1960s. The earliest buildings were used as a plant forhemp processing to make rope used during World War II. Later buildingsand additions were developed as part of JCHD and the state highwaydepartment when they began operation at the site. The site plan in AppendixA identifies the individual uses of these structures.

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Facilitywideconditionsin

Jackson

Combinedfootprintsofallbuildingsareabout

31,000grosssq.ft.

8inchwatermain.

Notenoughengineoilisusedtowarrantusing

wasteoilforheat.

Facilitiesareheatedwithgas.

2.2 Facility-wide conditions in Jackson

2.2.1 Gross area

The combined gross area of the footprints of all occupied buildings at the

Jackson facility is about 31,000 square feet.

2.2.2 Water service

The water main serving the Jackson site is an 8-inch pipe. Water supplied tothe office building is softened.

2.2.3 Oil usage

About twelve 55-gallon barrels of oil are used per year as truck enginelubricant. This is not enough to allow us to consider burning waste oil as asupplemental heat system for the facility.

2.2.4 Gas heat

The site is supplied with natural gas; all heat is provided by natural gas unitheaters or furnaces.

Chemicalstorage

Dangerous,noncode

compliantchemicalstorage.

Saltstorage

Shedsareimproperly

constructed,whichhas

reducedtheirusefullife.

2.2.5 Chemical storage

Chemicals, mostly pesticides and weed/grass killer, are stored in multiplelocations throughout the facility. Some of these chemicals are stored in theunventilated tunnels during winter a violation of the building code.Others are stored in the semi-heated upper level of the shop building in

storage rooms that do not comply with the building code.

2.2.6 Salt storage

The salt sheds are composed of green treated lumber, which is heavilyweathered and worn; rotting has occurred around the lower halves of thebuildings. Because the buildings sit too low in relationship to thesurrounding elevation, their useful life has been greatly reduced.

Furthermore, as shown in Figure 2, because the salt shed cannot hold enoughsalt/sand mix for the countys needs, salt/sand mix is also stored outdoors inan unrestricted pile. As a result, salt in this pile is leached out and

contaminates the adjacent field. This situation is out of compliance withMinnesota Pollution Control Agency regulations.

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Figure 2: Uncontained salt/sand storage in Jackson allows salt to contaminateadjacent field.

Jacksonofficebuilding

Mostly

slab

on

grade

withpartialbasement.

Typicalmid20thcenturyarchitecture.

Brickmasonryexterior. Woodtrim. Asphalt/rockroof.

2.2.7 Office building

Most of the main office building in Jackson (Figure 3) is slab-on-grade

construction. However, part of the building has a basement, which housesutilities. An access tunnel runs from the basement toward the south end ofthe building. The exterior of the building is brick masonry, characteristic ofdesign and construction in the early 1960s. Portions of the building,including fascias and soffits, are painted/stained wood. The roof is coveredwith asphalt and rock.

Figure 3: JCHD main office building in Jackson.

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Jacksonoutbuildings

Constructedofnonstandardsizeconcrete

blocks.

Majorstructuraldistressthroughout.

Varyingroofstructures somewithrubber

membraneoverrotten

structureandstillleaky.

Paintedexterior. Someblockpartlydisintegrated.

Noinsulation. Abouthalfofmortarismissing.

Somemortarwasreplacedwithcaulkasa

stopgapmeasure.

2.2.8 Out-buildings

The out-buildings at the Jackson site are constructed of non-standard-sizeconcrete block with varying roof structures (Figure 4):

Figure 4: JCHD Jackson facility buildings.

The exterior of the concrete block is painted. Because the exteriors of manyof the concrete blocks are almost completely disintegrated, it is apparent thatthe concrete walls contain no insulation. All of these single-block-thickbuildings show signs of structural distress and wear, including differentialsettling, cracking, and disintegration of blocks. Furthermore, about half ofall mortar in the buildings is in bad condition. As stop-gap measures, someblocks have been tuck-pointed with caulk instead of mortar, and bucklingblock walls have been reinforced with strap steel (Figures 5, 6, and 7).

Figure 5: Disintegrated blocks on exterior of vehicle storage building at Jacksonfacility reveal that there is no insulation in the walls.

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Figure 6: Structural cracking and spalling in the Jackson storage building.

Figure 7: As stop-gap measures, deteriorated buildings are reinforced with steelstrapping and tuck-pointed with caulk.

The roofs of the concrete buildings are covered with sheet steel or rubbermembrane. The rubber membrane roofs have been installed as a replacementfor leaky asphalt roofs. A roofing contractor has informed JCHD that itwould be impossible to repair the rubber membrane in many areas becausethe underlying roof boards are rotten.

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Buildinginteriors

Officebuildinginfaircondition.

Outbuildingsingenerallypoor

condition.

Breakroomandrestroomsdonotmeet

eitherADAorUBC.

2.2.9 Building interiors

Overall, the Jackson office building interior is in fair condition. Carpets andpaint show wear. The ceiling systems are composed mostly of acoustical tile

in a 12x12-inch spline system. Recently, water leaking through the roof hasdamaged ceiling tile in one room.

The interiors of the out-buildings are mostly painted white and generally inpoor condition. The maintenance foreman/mechanics office (Figure 8) andemployee break room have a wood panel finish.

The existing break room and restroom facilities do not meet the requirementsof either the Americans With Disabilities Act (ADA) or the UniformBuilding Code (UBC). Furthermore, ADA requires spaces such as these onall floor levels if not initially offered on the main floor.

Figure 8: Maintenance foreman/mechanics office.

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Ingeneral,thebuildingsdo

notcomplywithADA.

2.2.10 General non-compliance with ADA

For physically challenged people and especially those who usewheelchairs access to the Jackson buildings is generally limited. Thus,

these buildings do not comply with the Americans with Disabilities Act(ADA). For example, neither the office building entrance nor its restroomfacilities is compliant.

Likewise, virtually all aspects of the maintenance buildings are non-compliant with ADA requirements, including:

Wash area Parts room Tempered storage area Break room Door widths Door hardware Thresholds Vertical access RestroomsThese conditions make it virtually impossible to hire physically challengedpeople. In addition, these conditions prevent physically challenged residents,vendors, and sales people from doing business with JCHD.

Dangerouslylowceiling

heightintunnelstorage

areaisaviolationofUBC.

2.2.11 Dangerously low headroom in tunnel

The long tunnel storage area (originally used to dry hemp) does not meet thebuilding code because of its dangerous 6-foot interior height (Figure 9).

Several employees have suffered head injuries in this area.

Figure 9: Six-foot-high tunnel storage area in Jackson.

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Officebuildingutilities

Heat

Oldheatingsystemhasnomakeupair(code

violation)andshouldbe

replaced.

Plumbing

Pipesembeddedinconcretefloor,making

theminaccessible.

Noinsulation. Sumppump

arrangementnon

compliantwithcode.

Electrical

Currentlightingfixturesincompatiblewith

computerwork.

Nosurgeprotection. Nofirealarm. Undersizedservice.

Shop/maintenance

buildings

Heating

Gasfiredunitheatersarewornout;shouldbe

replacedbyradiant

heaters.

Singleexhaustfan. Nomakeupair. Nonfunctionalroof

exhaustfan.

2.2.12 Office building utilities

2.2.12.1 Heating and water heating

The office building is heated by a furnace located in the partial basement.The furnace has no make-up air system, which is a code violation. Heatedair is distributed by the original under-floor duct system, much of which hasrusted. A water heater is also located in the basement; its age is unknown.Exhaust flues for the furnace and water heater extend into the brick chimney,which is lined. All of this equipment is at the end of its useful life andshould be replaced.

2.2.12.2 Plumbing

Plumbing pipes for the office building are embedded in the concrete floorand are therefore inaccessible. None of the water piping is insulated. Theoffice building has two restrooms equipped with flush tank toilets and sink

units. The sump pump in the basement receives flow from both the drain tileand the floor drain, an arrangement that does not comply with the buildingcode.

2.2.12.3 Electrical

In the office building, the original light fixtures were replaced with T-8lamps and electronic ballasts around 1999. Though this improved energyefficiency, these fixtures contribute to eye fatigue with computer work.Other deficiencies include:

No surge protectors for lighting system. No fire alarm system. Under-sized electric service.

2.2.12.4 Fire protection

There is no fire protection in the office building.

2.2.13 Shop / maintenance buildings

2.2.13.1 Heating

Gas-fired unit heaters, controlled by a wall-mounted thermostat, are theprimary heat source in the shop. These unit heaters appear to be at the end oftheir life cycle. There is a single exhaust fan controlled by a switch (no

automatic operation); the exhaust outlet is positioned high on the wall.There is no provision for bringing in make-up air. It appears that an exhaustfan on the roof does not work. Radiant heat in the maintenance shop and inthe vehicle storage area would be a better choice because it provides moreeven and efficient warmth that heats up objects and keeps heat near the floorwhere the employees are.

2-10


23/88


Shop/maintenance

buildings(continued)

Efficiencyisgreatlyreduced

duetoseverelylimited

vehicle/equipment

maintenancespace.

Overheadhoistsnon

compliantwithOSHA

Nosystemforefficient

engineremoval.

Compressedairsystemis

adequate.

Lackofvehiclewashbay

producesuncontrolledhumidityandoverspray,

whichdegradesworkareas

anddamagesequipment

andtools.

Inconvenientandwasteful

lubesystem.

Nodedicatedpartsstorage

facilityyieldswasteandlost

time.

2.2.13.2 Vehicle / equipment maintenance space

Vehicle/equipment maintenance space is severely undersized and inefficient.At times, up to 3 vehicles must be moved multiple times to best position a

piece of equipment for maintenance. Pull points on the floor would makerepairs quicker, but there is no room for a chain-with-pull-points system inthe current space. Also, because the area is so small, when trucks must turntightly to be positioned, axles and tires are subjected to extra wear.Furthermore, according to Minnesota state regulations, each driver mustconduct a walk-around inspection of any commercial vehicle beforeoperating it even if a different driver has just finished using that vehicle.The cramped quarters make these inspections difficult. All of these factorsreduce efficiency and increase the cost of annual equipment maintenance.

2.2.13.3 Overhead hoists

The overhead hoists do not comply with OSHA standards. If an engine is

removed from a grader, the grader must then be rolled away from the engineby six employees, each pushing on one of the six tires. This situationexposes the County to potential workmans compensation claims.

2.2.13.4 Compressed air

Compressed air for the shop is produced by a 10-horsepower compressorlocated in the passage between the main shop and the sign shop. Thecompressor is adequate for current usage. It could be moved to a differentlocation. Additional air drops should be added.

2.2.13.5 Lack of wash bay

Because there is no separate vehicle wash bay, vehicles are washed either inthe maintenance area or outdoors. When vehicles are washed in themaintenance area, massive amounts of uncontrolled humidity and overspraycontribute to degradation of tools, equipment, and electrical hardware. Thereare times in the winter when the mechanics cannot see through the humidityin the building. When vehicles are washed outside in the winter, aconsiderable amount of time must then be spent to remove ice from thevehicles.

2.2.13.6 Vehicle lubrication

The current vehicle lubrication system is extremely time-consuming andinefficient. Furthermore, there is a considerable chance that waste oil will bedumped on the floor, into trench drains, etc.

2.2.13.7 Parts storage

Parts are stored wherever space can be found; there is no dedicated partsroom. This reduces the efficiency of maintenance due to under-stocking ofparts and lost time looking for parts in multiple locations.

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Shop/maintenancebuilding

(continued)

Welding

Severelyundersizedandillequipped.

Weldinghoodhasnomakeupairandistoo

smallformostrequired

work.

Noplacetostorestock.

2.2.13.8 Welding

The welding facility is severely undersized for the types of welding needed,which greatly hampers efficiency and productivity. There is a welding hoodthat exhausts through the roof (Figure 10), which, like the heating system,has no dedicated make-up air inlet.

Figure 10: Welding hood in the shop area.

Furthermore, the hood is much too small for many of the required weldingtasks. There is no place to store metal stock, which means there is a safetyhazard when metals must be loaded and unloaded. Each time it is necessaryto move, fabricate, and/or cut steel, machines must be moved. Up to 6people (in lieu of a forklift) are used to do this

a very inefficient use of

peoples time. A dedicated welding area and a welding boom that can bemoved to capture exhaust at the source would be preferred.

2-12


25/88



(continued)

Plumbing

Watercollectsinhoistpitandispumped

directlytoDesMoines

River,violatingcode

andPCAregulations.

OverheadwaterlinesviolateUBC.

Nowashbay,sowashwateranddetergent

splattereverywhere.

Nodryervent. Emergencyeyewash

hasnohotwater.

2.2.13.9 Plumbing

Due to the high water table, after heavy rains, ground water collectsin the vehicle hoist pit. Duplex sump pumps there deliver water to a

trench drain in the floor. The trench drain runs outside into a ditchalong the east end of the property; eventually, the water drains intothe Des Moines River. This arrangement violates several buildingcode and PCA regulations.

Water supply lines to the building run overhead, which is a violationof the UBC.

There is no designated wash bay; instead there is a portable gas-firedpressure washer. This means that, when a vehicle is washed, eitherwater and detergent splatter around the shop or vehicles must bewashed outdoors in all types of weather.

Laundry facilities are composed of a washer, dryer, and wall-mounted laundry sink in the shop area. There is no dryer vent.

An emergency eye-wash stand near the laundry tub is not supplied withheated water.

Electrical

Placementofmany

electricalconnections

violatescode.

Undersizedservice.

Emergencygeneratoris

undersizedandunder

wired.

Nosurgeprotection. Outdatedlighting. Nofireprotection.Chemicalsstoredinaroom

thatdoesnotcomplywith

buildingcode.

2.2.13.10 Electrical

In a vehicle maintenance shop, the National Electric Code (NEC)requires any pit, depression or a level up to 18 inches above finishedfloor (AFF) level to be labeled as a hazardous area if constant airchanges are not performed. This also applies to areas adjacent to the

work area if air changes or positive pressure ventilation is notperformed. Since this building has none of these systems, manyelectrical devices within 18 inches of the floor are in code violation.NEC also requires that any conduits passing through this area mustbe continuous metal raceway from above 18 inches AFF to 24 inchesAFF. There are violations of these requirements in the maintenanceshop, wood shop, and vehicle storage area.

Electric service is under-sized. Load-handling capabilities and power-transfer wiring of the existing

emergency power generator do not meet current code requirements.Furthermore, the generator is at the end of its useful life.

The building is not safeguarded with a surge protection system. Some lighting is outdated and inefficient.

2-13


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(continued)

Nofireprotection. Chemicalstorage

violatesbuildingcode.

Passagebetweenmain

shopandsignshop

Nomakeupairforgeneratororair

compressor.

Nofloordrain. Nofireprotection. Nowalkwaydemarcationin

violationofOSHA.

Sign/woodshops

Signshopistoosmall. Bothshopshaveunit

heaterwithnomakeup

airorexhaustoutlet.

Nofloordrain.


There is no fire protection in the shop/maintenance areas.

2.2.13.12 Chemical storageMost chemicals are stored in a 4 foot-6-inch-high room accessed by a shortdoor, which violates the building code.

2.2.14 Passage between main shop and sign shop

2.2.14.1 Mechanical

The emergency generator and air compressor are located in the passage.While there is adequate exhaust for the generator, neither the generator northe air compressor is provided with make-up air. No floor drain is availablefor use in bleeding the compressed-air pipes.


There is no fire protection in the passage.

2.2.14.3 Walkway demarcation

In violation of OSHA requirements, the passage are has no floordemarcations to separate the walkway from storage areas.

2.2.15 Sign shop and wood shop

2.2.15.1 Inadequate sign shop

The sign shop suffers from a severe lack of space, which reduces efficiency.Signs are constructed in an undersized carpenter shop with insufficientlayout space. The sign truck and sign posts must be stored far from the shop.

2.2.15.2 Mechanical

The sign shop has a through-the-wall air conditioner. There is also a unitheater, which has neither an exhaust outlet nor a source of make-up air.Similarly, the wood shop has a gas-fired unit heater with no provision forexhaust or make-up air. Radiant heat would be the better choice.

There is no floor drain.

2-14


27/88


Sign/woodshops

(continued)

Notenoughairdrops. Nofireprotection.

Vehiclestoragebuildings

Noheatorventilation. Dirtfloorswithno

drainage.

Minimalhoseconnections

and

air

drops.

Inadequateelectricalserviceandlighting.

Nofireprotection.

Storagetunnels

Inadequatespace. Noventilationorheat. Tunnelsfillwithdiesel

exhaustandsmoke

whenvehiclesrunin

coldstoragearea.

Noplumbing. Inadequateelectric

serviceandlighting.

Nofireprotection.

2.2.15.3 Mechanical

There are not enough compressed air drops in the wood shop.

2.2.15.4 Fire protectionThere is no fire protection in this area.

2.2.16 Vehicle storage 2 buildings

2.2.16.1 Mechanical

There is no heat or ventilation in these two areas.

Existing dirt floors have no floor or trench drains. There are very few waterhose connections and compressed air drops.

2.2.16.2 Electrical

Electric service and lighting are inadequate.

2.2.16.3 Fire Protection

There is no fire protection in these areas.

2.2.17 Storage tunnels

2.2.17.1 General

Storage space is inadequate for the departments current and future needs.

2.2.17.2 Mechanical

No ventilation or heat is provided in these long storage tunnels. The tunnelsfill with diesel exhaust and smoke when vehicles are running in the coldstorage area.

There is no plumbing in these tunnels.

2.2.17.3 Electrical

Electric service and lighting are inadequate.

2.2.17.4 Fire Protection

There is no fire protection in these tunnels.

2-15


28/88


Crampedfacilitiesreduce

serviceandaredangerous

Trucksarestackedingarages,requiring

constanttime

consumingjockeying.

Ifthereiseverafireinagarage,trucksmaybe

lostifthereisnowayto

getthemout orthe

buildingwillbe

destroyedtryingtoget

themout orboth

maybelost.

2.3 Cramped facilities reduce service to

citizens

2.3.1 Trucks are stacked due to lack of spaceAs shown in the Lakefield photo in Figure 11, to fit JCHDs 14 trucks intothe available garage space in Jackson and Lakefield, the trucks must bestacked i.e., parked so close together that most trucks do not have directaccess to a garage door. As a result, constant time-consuming jockeying isneeded to get the trucks out of the garage. If one vehicle does not start, itholds up all trucks that are wedged in behind it.

Furthermore, sometimes a truck stacked in the back of a garage needs to goout first or is the only truck that needs to go out due to localizeddifferences in snowfall or drifting in a particular area. In such a case, several

trucks must be unstacked

and once the required truck is out, the driverthen needs to restack the other trucks. This wastes employee time andsignificantly reduces service to county residents.

Figure 11: Stacked trucks at the Lakefield facility.

Clearly, these facility limitations translate directly into reduced service. Inaddition, these circumstances represent a clear and present danger. If eitherfacility has a major fire, all vehicles might be lost simply due to the fact thatit is impossible to get the trucks out. Each truck is valued at approximately$200,000.00.

Note: Due to the above conditions, in case of fire, staff members are underorders to drive the trucks directly through the walls to get the trucksout of the buildings.

Note: The structural systems in the garage buildings in Jackson andLakefield preclude the addition of more doors.

2-16


29/88


InChippewaFalls,

Wisconsin,ahighway

departmentgarageandthe

trucksweredestroyed;the

countylostmillionsof

dollars.

2.3.2 Fire in Wisconsin county garage led to major loss

In Chippewa Falls, Wisconsin, the hypothetical situation described abovewas not hypothetical. On September 10, 2000, a fire in the Chippewa

County highway department garage destroyed several trucks and otherequipment worth hundreds of thousands of dollars. (Appendix B contains anarticle from the Chippewa Heraldwith details.)

Limitedspacereduces

service

Everytimeplowingisrequired,sinceplows

arestoredoutsideand

detachedfromtrucks,3

unithoursare

wastedattaching

plows.

Everytimeplowingisrequired,dropping

plowsandrestacking

truckswastes2unit

hours.

Eachtimeaplowneedsanewcuttingedge,

morethananhouris

wasted.

2.3.3 Limited space directly reduces service to citizens

Due to limited space, the plows themselves must be stored outdoors,disconnected from the trucks. This situation reduces service to JacksonCounty citizens in several ways:

Example 1:

Every time the county roads need plowing, a minimum of 15 minutes isrequired to attach each vehicle to its plow. Therefore:

15 units x 15 minutes = 3 hours3 hours x 25 mph plow speed = 93 miles of road not plowed

Example 2:

At the end of each work day, dropping the plows and re-stacking the trucksin the garages requires an additional 10 minutes per truck, minimum.Therefore:

15 units x 10 minutes = 2 hours2 hours x 25 mph plow speed = 62 miles of road not plowed

Example 3:

When a plow needs a new cutting edge, the operator must wait until there isenough space in the Jackson shop, drive the plow truck in, and then waitabout 1 hour for the truck and plow to thaw. Then the operator must lie onthe floor to install the new cutting edge.

Lakefieldfacility

Inaprotectedbuiltuparea.

Goodsitedrainage. Twobuildingsfor

vehiclestorageand

maintenance.

Existingsiteistoosmallforcurrentandfuture

operations. Asiteeast

ofLakefieldcanbe

availableforanew

JCHDLakefieldfacility.

2.4 Lakefield facility

2.4.1 General site description

Compared with the Jackson site, the 32,915 sq. ft. Lakefield site is in a moreprotected, built-up area, surrounded by homes and businesses. The site issurrounded by trees on three sides. The site slopes uniformly to the street.There are two buildings in the Lakefield facility. Their primary purposes arevehicle storage and maintenance.

However, like the existing Jackson site, the Lakefield site is not large enoughto efficiently handle existing and future operations. The city of Lakefieldowns 120 acres of land on the east side of Lakefield (1mile east of Highway86). 10 acres of this land can be made available for construction of a

2-17


30/88


SmallLakefieldbuilding

Studwallconstruction. VisibleStyrofoamon

interiorandunrated

ceilingsystemviolate

buildingcode.

Impossibletoinstallautomaticgaragedoor

openers.

Heatingsystematendofitslife.

highway maintenance facility that would serve both the county and the city.While such a facility is being built, JCHD can continue to operate from theexisting Lakefield facility.

2.4.2 Gross enclosed area

The combined gross area of the footprints of the buildings at the Lakefieldfacility is about 4,970 square feet.

2.4.3 Small Lakefield building

The small building, whose main purpose is vehicle storage, is of stud-wallframe construction. The building exterior (walls and roof) is covered withsteel panels. The building has a lean-to shed addition (Figure 12). There isno interior wall covering; i.e., the studs are visible. Expanded Styrofoam isexposed on the building interior, which is a building code violation. Thecode states that Styrofoam must be covered with a non-combustible material.The ceiling has an unrated ceiling panel system, which is another codeviolation.

The garage doors are hand-operated. Due to the buildings configuration,there is no room for overhead garage door openers.

The buildings heating system is old and near the end of its useful life.

LargeLakefieldbuilding

Usedforbothstorageandmaintenance.

Preengineeredsteelframe.

Exteriorcoveredwithsteelpaneling.

Interiorhasmetalwallsystemfromfloorto8

Figure 12: Small vehicle storage building in Lakefield.

2.4.4 Large Lakefield buildingThe large Lakefield building, used for vehicle maintenance and storage, hasa pre-engineered steel frame. Like the smaller building, its exterior iscovered with steel paneling (Figure 13).

2-18


31/88


footheight.

Sprayfoaminsulationabovewallsystem.

Roofnearendofitsusefullife.

Figure 13: Large building in Lakefield.

In the interior of the large building, there is an 8-foot-high pre-engineeredmetal interior wall system around the entire perimeter. Above that, the wallsand ceiling have sprayed-on insulation (Figure 14). The roof has beenrepaired twice before and is now near the end of its useful life.

LargeLakefieldbuilding

(continued)

Noventilationsystem. Onewaterhoseconnection. Waterserviceisunder

sized.

Plumbingnotcompliantwithbuildingcode.

Nobreakroom.Figure 14: Interior of large building in Lakefield: steel panel wall system with

sprayed insulation above.

2.4.4.1 Current status of large building

In the large Lakefield building:

There is no ventilation system. Gas-fired unit heaters are the main heat source.

2-19


32/88


2-20

There is a single water hose connection. A compressor is installed and equipped with several air drops. Water is provided by the Lakefield water service through a -inch

pipe that is typical for domestic water service but under-sized for

this industrial application.

A trench drain with a sand trap runs parallel with the overhead door. A walled-off area contains a bathroom, a water softener, and an

emergency eyewash station.

Bathroom sink and faucets do not comply with ADA or buildingcode.

There is no break room. The lighting is inadequate, as shown in Figure 14 (previous page).

Salt/sandstorageis

uncontained,aviolationof

PCArequirements. Leached

saltdamagesconcretecurb

andcatchbasinandthesalt

storagefacility.

2.4.5 Inadequate salt/sand storage at Lakefield site

Salt storage is not in accordance with applicable PCA functional andenvironmental requirements. The effects of leaching salt are evident in thedisintegration of the catch basin and concrete curb adjacent to the facility(Figure 15). The salt also has prematurely degraded the salt storage facility.

Figure 15: Disintegration of curb, driveway, and catch basin in Lakefield caused byuncontained salt storage.


33/88


34/88

JCHD Facilities Section 3: Estimated Cost to Renovate Existing Facilities

3-1


EstimatedCosttoRenovateExistingFacilitiesContents3.1 Overall low quality of facilities ...................................................................................................... 3-23.2 Jackson site and infrastructure issues related to code, ADA, and other regulations ................. 3-33.3 Jackson site and infrastructure functional / efficiency issues .................................................... 3-33.4 Jackson office building issues related to code, ADA, and other regulations ............................. 3-43.5 Jackson office building functional / efficiency issues ............................................................... 3-43.6 Jackson outbuildings functional / efficiency issues ................................................................... 3-5

3.7 Jackson outbuildings

issues related to code, ADA, and other regulations ................................ 3-63.8 Jackson main shops functional / efficiency issues ..................................................................... 3-83.9 Jackson salt / sand storage to comply with DNR regulation ................................................... 3-103.10 Lakefield code issues .................................................................................................................... 3-113.11 Lakefield functional / efficiency issues ........................................................................................ 3-113.12 Lakefield small building issues .................................................................................................... 3-113.13 Lakefield large building issues ..................................................................................................... 3-123.14 Lakefield HVAC, plumbing and electrical issues ........................................................................ 3-123.15 Recommended solution: Build new facilities ............................................................................... 3-13


35/88


3-2

Overalllowqualityofexistingfacilities. Overallqualityofall

workareasatbothsitesispoor.

Manyviolationsofbuildingcode,ADA,OSHA,andpollutioncontrolrequirements.

ResultoftheseproblemsisthatJCHDispreventedfromprovidingahighlevelofservicetocitizensofJacksonCounty.

Solvingtheproblemsbyrenovatingexistingfacilitiesisnotadvised. Westronglyadvisebuildingnewfacilities.

3.1 Overall low quality of facilitiesOverall, the quality of space in all JCHD work areas is poor at both theJackson and Lakefield sites. As described in detail in Section 2 of thisreport, work spaces are small and cramped. Workers are severely hampered

by mechanical and electrical systems that are inadequate and numerouslynon-compliant with applicable building codes, ADA, OSHA, and pollutioncontrol requirements. Furthermore, absent and undersized mechanical andelectrical systems pose direct hazards to worker life, safety, and welfare.Finally, we believe these issues have an ongoing negative impact onemployee morale.

It is important to point out that the overall result of this situation is a reducedlevel of service for the citizens of Jackson County.

Following is a detailed listing of what it would cost to reverse all of theseproblems by renovating the existing facilities. All costs are calculated forexisting conditions in Spring 2009 and assume use of materials with a

minimum 80-year life cycle.

Important: The information in this section on the cost of renovating

existing facilities is presented not with the intention of

recommending such work but to demonstrate that

building new facilities is a more reasonable response to the

existing situation.

As shown on the last page of this section, the cost per square footto renovate would be almost identical to the cost per square footto build new facilities. However, the proposed new facilities willboth improve service and reduce cost to Jackson County citizens

because new facilities will:

Provide greater efficiency and cost savings in terms of partsand material storage.

Provide greater efficiency in vehicle traffic. Last approximately twice as long as renovated facilities.Finally, we wish to point out that the many improvements shownin this section will cost a great deal more than the listed dollaramounts if renovation is done piecemeal.


36/88


3-3

EstimatedcosttoaddressJackson

site

infrastructure

codeissues:$201,990

3.2 Jackson site and infrastructure

issues related to code, ADA, and other regulations

Issue Estimated Cost

Construct a storm-water pond. $38,640

At fueling area, construct new concretepavement, aprons for catch basins, andoverhead canopy.

$132,480

Provide emergency shutoff for gas-pumpingstation.

$2,070

The site currently has 120/240 volt, single-phase electric service. In addition, there is amanufactured 120/240 volt, 3-phase system onsite. The closest connection to 3-phase poweris approximately 1-1/2 miles away from thesite. Due to existing and recommended 3-phaseequipment upgrades, a new 120/208-volt, 3-phase service would be needed.

$28,800

Estimated total cost $201,990

EstimatedcosttoaddressJacksonfunctional/efficiencyissues:$27,600

3.3 Jackson site and infrastructure

functional / efficiency issues


Provide additional site lighting to illuminategas-pumping area and general parking andmaneuvering areas.

$20,700

Provide Category 5 wiring between buildingsfor computer/communications networking.

$6,900



37/88


38/88


3-5

EstimatedcosttoaddressJacksonoutbuildingfunctional/efficiencyissues:$873,138




To save energy costs and prevent furtherwater/ice attacks on the exterior of themaintenance and materials storage buildings,add an exterior insulation finish system orinsulation/furring strip system covered withmetal panels (EIFS) (28,980 sq. ft. @ $24.50 /sq. ft.).

$710,010

Install new double-pane, thermally broken (i.e.,with insulation between interior and exteriorframing members), translucent window panels.

$44,160

As needed in each case, upgrade or install newweather stripping around all service doors andoverhead doors.

$6,624

Add approximately 4 of additional insulationin ceilings over heated spaces.

$22,080

Concrete block repair, including tuck-pointing. $20,700

Build code-required chemical storage room.(500 sq. ft. @ $90 / sq. ft.).

$45,000

Existing upper level spaces, served by stairs,

can only be used for mechanical systems or forstorage of tires, etc. If these spaces continue tobe used, provide three new sets of stairs.

$24,564

Estimated total cost $873,138.00


39/88


3-6

EstimatedcosttoaddressJacksonoutbuildingcodeissues:$1,549,902




Main shop requires high and low exhaust activated bycarbon monoxide/nitrogen dioxide detectors. Heatedoutside air to make up for this exhaust is also required.Typical for this area would be a gas fired 100% outsideair makeup unit. (Code required)

$62,100

Vehicle storage building would be similar to above withan option to use an outside air intake louver with unitheaters to heat up the outside air. This is a less expensiveoption than a makeup air unit. (Code required)

$32,100

Seasonal storage requires exhaust but would not requireheated make-up air. (Code required)

$11,730

Wood shop would require similar system to what isrecommended for vehicle storage building, except thatthe wood shop system should include a dust storagesystem.

$35,000

To bring break room and restroom facilities up toADA and building code, build a 2,000 sq. ft. additionwith more rest rooms as well as ADA-approvedfixtures and toilet partitions.

$325,680

The break room area would need a high efficiencyfurnace with outside air provided for the personnel loadand positive pressure for this area to the shop. (Coderequires outside air)

$13,730

Install lever-type door handles/locksets (ADA). $4,140

The former hemp drying tunnels, now used as coldstorage of equipment and materials, should be abandonedand replaced by code-compliant storage space.Replacement space is estimated to be 10,000 sq. ft.

$974,160

Connecting tunnel would require ventilation. The linkbetween the main shop and the sign shop would need afurnace. The heated air could be used to supply make-up

air to the compressor and could also supply heated make-up air to the main shop as part of the system to removeexhaust gas from the shop. The two long tunnels wouldrequire exhaust systems activated by CO detectors. Heatin these tunnels is optional.

$16,710

Continued on next page


40/88


3-7



(continued)


Outside air makeup is required for the welding hoodexhaust. (Code required)

$7,484

Trench drain and sump drain would need to be separated.

Hoist sump water must dump out to grade. Trench drainmust go to a flammable waste trap and then to sanitarydisposal. (Code required)

$62,100

Provide hot and cold water and a mixing valve fortempered water for the emergency eye wash. This wouldrequire a new water heater. (Code required)

$4,968

Estimated total cost (previous page + this page) $1,549,902


41/88


3-8

EstimatedcosttoaddressJacksonmainshopsfunctional/efficiencyissues:$2,338,338

3.8 Jackson main shops



Construct new roof on maintenance building. $515,638

To meet OSHA standard, install overhead bridgecrane.

$158,700

To increase maintenance efficiency and reducewear on vehicles and tires, remodel existingvehicle maintenance bays. Construct additionaloverhead doors to provide direct access fromoutside into repair bays. One door and bay shouldbe wide enough to allow at least one truck withsnowplow attached to be serviced in the garage.

$276,960

Install 26 x 60 dedicated moisture-controlledvehicle wash bay.

$315,800

Automated wash system in the wash bay. $140,000

Install an efficient, more accurately dispensed andmonitored lube system.

$78,200

Construct 500 sq. ft. parts room. $69,000

Modify existing welding equipment and constructat least 900 additional sq. ft. to provide a modernwelding operation.

$165,600

Construct additional 960 sq. ft. of covered, butopen, cold storage for sanding boxes, etc.

$66,240

Remodel maintenance foremans office area,including addition of a separate 300 sq. ft.library/computer area for mechanics.

$37,260

Revise ductwork as required to supply all rooms. $10,350

Install fire protection system. $34,500

Add either fire alarm system with smokemonitoring capability or sprinkler alarm with

annunciation.

$8,000

Continued on next page


42/88


3-9

3.8 Jackson main shops

functional / efficiency issues (continued)


Construct additional 1,150 sq. ft. for the signshop to increase storage space and efficiency.

$149,750

Install radiant heat in the main shop, vehiclestorage areas, and wood shop.

$120,060

Vent the power washer out through the wall. $2,070

Add water hose connections, compressed airdrops, reels, etc. to provide convenience andshort distance hose connections.

$13,800

Correct non-NEC-compliant placement ofelectrical connections and conduits.

$13,800

Replace the existing electric power generatorwith a new generator and associated transferswitches that can handle the entire site.

$85,000

Upgrade electrical service due to new 3-phaserequirements.

$27,600

Add Transient Voltage Surge SuppressionSystem (TVSS) to main service.

$6,210

Connect / reconnect new and replaced electro-mechanical equipment.

$34,500

Replace existing incandescent lighting fixtureswith modern system; update exit and emergencylighting.

$9,300

Estimated total cost

(previous page + this page)

$462,090.00


43/88


3-10

EstimatedtotalcosttoaddressJacksonsalt/sandstorageissues:$290,000

3.9 Jackson salt / sand storage

to comply with DNR regulation


To comply with requirements of the

Minnesota Pollution Control Agency,construct new salt / sand storage facilitywith openings facing south or east. Facilityshould be approximately 2 feet above gradewith a 3% to 5% slope around three sidesand a paved interior floor sloped from backto front at same slope.

$290,000



44/88


3-11

EstimatedcosttoaddressLakefieldcodeissues:$143,926

EstimatedcosttoaddressLakefieldfunctional/efficiencyissues:$41,124

EstimatedcosttoaddressLakefieldsmallbuildingissues:$4,312

Lakefield facility

3.10 Lakefield code issues


Cover interior walls, ceiling, and allexposed foam insulation with metal linerpanels.

$37,536

Construct a code compliant rest room andbreak room.

$46,920

Install ventilation with make-up air andexhaust activated by CO/NO2 detectors.

$23,460

Install new water heater and mixing valvefor emergency eyewash.

$6,004

Install waste trap for flammables in trenchdrain.

$12,006

Add fire protection system. $12,000

Add either fire alarm system with smokemonitoring capability or sprinkler alarmwith annunciation.

$6,000


3.11 Lakefield functional / efficiency issuesIssue Estimated Cost

Install additional outdoor site lighting $5,244

Re-pave site to improve drainage $35,880


3.12 Lakefield small building issues


Adjust all door weather stripping $828

Install modern interior lighting $3,484



45/88


3-12

EstimatedtotalcosttoaddressLakefieldlargebuildingissues:$36,018

EstimatedcosttoaddressLakefieldHVAC,plumbing,andelectricalissues:$5,520

3.13 Lakefield large building issues


Repair damaged door jambs and walls. $10,350

Install new roof panels. $25,668


3.14 Lakefield HVAC, plumbing and electrical issues


Connect / reconnect new and replacedelectro-mechanical equipment.

$5,520



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3-13

Estimatedgrandtotaltorenovateexistingfacilities:$6,189,998.

3.15 Recommended solution: Build new facilities

The table below combines all costs listed in this section to renovate theexisting facilities to comply with applicable codes and regulations andprovide adequate service:

Jackson facility

To meet code requirements $2,090,934

To improve functionality/efficiency $3,305,437

Lakefield facility

To meet code requirements $143,926

To improve functionality/efficiency $86,974

Subtotal: $5,627,271

Plus 10% contingency $562,727

Estimated total cost to renovate $6,189,998

If completed, these renovations would increase the size of all JCHD facilitiesfrom the current 35,696 sq. ft. to about 60,390 sq. ft. Thus, the total cost persquare foot of finished space (in 2009 dollars) would be:

$6,189,998 60,390 sq. ft. = $102.50 per square foot

In comparison, based on historical costs, if new facilities sized and designedto serve the Countys needs for at least 20 years but likely to last at least40 years were constructed in Jackson and Lakefield, those facilities wouldcomprise about 65,125 sq. ft. We calculate the cost of these new facilities(in 2009 dollars) to be:

$6,968,375 65,125 sq. ft = $107 per square foot.

We believe the Jackson County Board will agree that these figures lead toonly one reasonable conclusion: New JCHD facilities should be built. Inaddition, new facilities will be much more energy efficient, more efficient

for workers, and easier to maintain. And because the new facilities willallow all plows to be left attached to trucks and stored indoors, JacksonCounty roads will be cleared of snow and ice more quickly.

In view of the above information, we strongly

recommend building new JCHD facilities.


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PlowRoutingandFacilitySitingStudy

Contentsofthissection4.1 Executive summary of the plow routing and facility siting study................................................. 4-2

4.1.1 Existing operations ............................................................................................................. 4-24.1.2 Analysis of existing operations .......................................................................................... 4-24.1.3 Review of 8 scenarios ........................................................................................................ 4-34.1.4 Recommendations .............................................................................................................. 4-3

4.2 Introduction .................................................................................................................................... 4-4

4.2.1 Purpose ............................................................................................................................... 4-44.3 Study strategy ................................................................................................................................. 4-4

4.3.1 Evaluated 8 scenarios ......................................................................................................... 4-44.3.2 Formula for analyzing plow route efficiency ..................................................................... 4-54.3.3 Vehicle speed ..................................................................................................................... 4-54.3.4 Hourly cost of labor and equipment ................................................................................... 4-64.3.5 Data collection ................................................................................................................... 4-64.3.6 Improvements in efficiency ............................................................................................... 4-7

4.4 Existing conditions ......................................................................................................................... 4-74.4.1 Topography ........................................................................................................................ 4-74.4.2 Limited shop space reduces plowing efficiency ................................................................ 4-74.4.3 Mileage summary ............................................................................................................... 4-7

4.5 Efficiency calculations ................................................................................................................... 4-84.6 Recommendations regarding the 8 scenarios ................................................................................. 4-8

4.6.1 Do nothing (i.e., leave conditions as they are) ................................................................... 4-84.6.2 Combine into a single shop in Jackson .............................................................................. 4-84.6.3 Combine into a single centrally located shop .................................................................... 4-84.6.4 Main shop in Lakefield; satellite shop in Jackson ............................................................. 4-94.6.5 Combine Jackson shop with City of Jackson Public Works at the industrial park site ..... 4-94.6.6 Retain current two-shop configuration, with more vehicles in Lakefield ....................... 4-104.6.7 Add a facility at Heron Lake ............................................................................................ 4-114.6.8 Shared-use opportunities .................................................................................................. 4-11

4.7 Summary of recommendations .................................................................................................... 4-12

4-1


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Introduction

Thissectionreportson

SEHsanalysisofthe

efficiencyofJCHD

plowing/sandingroutes.

Existingoperations

Countyhas521milesof

road.

1,274lanemilesare

plowedand/orsanded.

9vehiclesatJackson;5

vehiclesatLakefield.

Currentplowroute

systemisveryefficient.

Analysisofexisting

operations

Inadequateshopspace

greatlyreducesthe

efficiencyandtimelinessof

plowing/sanding

operation andincreases

maintenancecosts.

4.1 Executive summary of the plow routing and facilitysiting study

JCHD asked SEH to carry out three tasks:

Evaluate current condition of JCHDs facilities (results in Section 2).

Evaluate how plowing/sanding routes are and would be impacted bylocating JCHD facilities in various places (presented in this section).

Create plans, designs, and specifications for new facilities (see drawingsin Appendix A).

4.1.1 Existing operations

JCHD maintains 521 miles of roadway.

In all, 1,274 lane miles are plowed.

Currently, 9 plow vehicles are kept at the Jackson shop and 5 at theLakefield shop. Each of these 14 vehicles is assigned to a specifi

jackson county highway department facilities study

Documents