Breakthroughs happen here.
TM
Facility Master Plan
June 10, 2013
Cabrillo College Facilities Master Plan
// Letter From The President
Letter From The President
In 2012, the college community recognized the need to plan for the next phase of renovation, remodeling and possible
construction for future state or bond-funded building projects. To be effective, these facilities plans must be guided by
a thoughtful, quantitative and qualitative Educational Master Plan that is also informed by a respect for the future and
an appreciation for the present needs of our community.
The planning began almost one year ago with a thorough review of our programs and departments, assessment of
external needs and trends that resulted in projections of the curriculum and program development required to achieve
the future we envision. This information was in turn used to project the facilities needed to house relevant educational
programs and services. The result is an Educational and Facilities Master Plan in which form follows function. It
provides a proactive plan that will enable Cabrillo College to continue meeting the community’s expectations and to
offer higher education in a positive institutional environment while preserving the natural beauty of the campus.
I wish to thank the many faculty, staff, and administrators who devoted hours of service to provide critical information and insights to produce this strategic
document. The Cabrillo College Educational and Facilities Master Plan will allow us to actualize our vision of the future, meet our mission and goals, and serve our
increasingly diverse community with quality, relevance, and commitment as we move into the next decade.
Respectfully,
John E. Hendrickson
Interim Super Intendant / President
Cabrillo College
// 2
Cabrillo College Facilities Master Plan
// Mission Statement
Vision
Mission Statement
Cabrillo College is passionate about developing critical thinking, honing oral and written communication and enhancing global awareness while cultivating personal and professional responsibility in our
Cabrillo College is a dynamic, and
students. Exploration, innovation, creativity and implementation of a variety of teaching methods,
responsive educational community
skill levels achieve their potential, and consider everyone in the college part of a community of learners
dedicated to helping all students
achieve their academic, career,
and personal development goals.
including technology literacy, are hallmarks of our approach to learning. We help students of varying
who are treated with dignity and respect. Cabrillo College supports a climate of diversity, self-empowerment and sustainability, with a strong sense of social justice.
As an integral part of Santa Cruz County, Cabrillo College is an accessible gateway to prosperity that
provides education for all, supporting the local economy, and improving economic vitality. We serve
students who have goals of transfer, career preparation, basic skills, personal fulfillment and retraining
through an inclusive and effective learning environment. Students will leave with greater knowledge
and a richer expectation of themselves.
// 3
Cabrillo College Facilities Master Plan
// Table of Contents
Table of Contents
Letter From The President
2
Vision Statement
3
Mission Statement
3
Introduction & Methodology
Introduction
Purpose
Objectives Of The Plan
Planning Criteria
Methodology
Planning Process
Nomenclature
5
5
5
5
5
6
6
6
Overview & Existing Conditions Summary
7
Overview
Master Plan Scope
Historical Perspective
Milestones
Core Educational Programs
Secondary Effects
Existing Conditions
Transportation
Parking
Accessibility
Security and Safety
Maintenance
Facility Conditions
Grounds & Approaches
Buildings Exterior
Buildings Interior
Roofs
Mechanical Systems
Electrical Systems
Plumbing Systems
Fire Protection
Communication
Signage and Way Finding
Information Technology
Facilities Scheduling
7
7
7
8
9
9
10
10
10
10
11
11
11
11
12
12
12
13
14
14
14
14
14
15
15
Physical Capacities
Facilities Utilization
Inactive Spaces
15
16
16
Master Plan Recommendations 17
Overview 17
Aptos Campus
17
Watsonville Center
17
Goals & Objectives
17
Design Criteria
17
Planning / Design / Construction Process18
Maintenance
18
Secondary Effects19
Funding 19
Health & Wellness Modernization
19
Miscellaneous Projects20
Opinion of Probable Costs
20
Phasing Plan 21
Systems & Controls Total Cost of Ownership
Definition
Purpose
Objectives
Format
Appendices
Plans
Aptos Campus Plan
Watsonville Center
Tables
Building Utilization Summaries
Building Conditions Matrices
Space Allocation Summaries
Space Allocation Forecast
Maintenance Schedules
Total Cost of Ownership Models
Terminology
Source Material
Acknowledgements
22
22
22
22
22
22
23
23
23
24
25
25
29
32
43
46
47
49
52
52
// 4
Cabrillo College Facilities Master Plan
// Introduction & Methodology
Introduction & Methodology
Introduction
Purpose
Planning Criteria
The purpose of the Facilities Master Plan (FMP) is to provide a guide for future
The fundamental requirement of this Facilities Master Plan is to validate and
campus development. The Plan describes a path for the District to improve
support the findings of the 2013 Educational Master Plan. The planning criteria
existing facilities to meet their educational goals and objectives.
was developed from a thorough data collection process that included reviewing
The Plan should be viewed as a flexible and dynamic document being reviewed
on a periodic basis as the economy changes, student needs evolve and new
educational trends emerge.
The Plan, above all, must reflect the courses of action described in the Educational
substantial amounts of qualitative and quantitative data. The goal of the analysis
was to determine present and future facility needs, wants and desires for the
college. This evaluation is not limited to space needs but encompasses the
quality of the environment and maintainability and sustainability of the physical
plant.
Master Plan. The success of the Plan will be measured by the commitment to
adherence and implementation from all stakeholders of the college.
Objectives of the Plan
The objectives of the Facilities Master Plan are as follows:
§§
Evaluate, on a macro level, existing facilities qualitatively for the purpose of
identifying the extent of renovation required to provide cost efficient and
serviceable space to meet educational needs.
§§
Evaluate existing facilities quantitatively for the purpose of evaluating the
efficient utilization of space to meet educational needs.
§§
Develop a plan that addresses facilities modifications and renovations that
supports the goals of the Cabrillo College’s 2013 Educational Master Plan.
// 5
Cabrillo College Facilities Master Plan
// Introduction & Methodology
Methodology
Planning Process
Once the Scope of the Plan was clearly defined, the process involved the
execution of a systematic series of tasks:
§§
Data was gathered through examination of archival records and documents,
interviews with key personnel and a field survey.
§§
Data in the form of existing documentation was gathered and reviewed
with the specific purpose of identifying previously established goals and
objectives. These documents include:
»»
»»
»»
»»
»»
§§
2009 Cabrillo College Space Plan Concept
2013 Cabrillo College Educational Master Plan
2013 Space Inventory
Five Year Construction Plan
Selected Archival Record Documents
The data was compiled in a format that facilitated the development of
analysis, assessments and conclusions.
§§
The site and existing facilities were physically surveyed at a macro level for
the purpose of establishing a baseline for future renovation or modernization.
Nomenclature
As a matter of convenience and for purposes of this discussion the Aptos
Campus will be characterized as the Aptos-Hillside (the facilities located North
of Soquel Avenue), and Aptos Campus–Oceanside (the facilities located to the
South of Soquel Avenue).
// 6
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
Overview & Existing Conditions
Overview
Master Plan Scope
The initial student body, in 1959, consisted of 800 freshman students at
Watsonville High School. In 1960 a sophomore class was added.
Cabrillo College provides courses of instruction at three locations, Aptos,
Construction of college facilities falls into 3 major segments, all related to 4 Bond
Watsonville and Scotts Valley. The facilities located in Aptos and Watsonville
Measures.
are owned and maintained by the College and are part of the Space Inventory
on file with the State Chancellor’s Office. The facilities located in Scotts Valley
are leased while the district determines a more permanent facility and therefore
are not maintained by the College. Consequently, Scotts Valley is not part of the
Space Inventory. As a result, the scope of this Facilities Master Plan focuses on
the Aptos Campus and Watsonville Center.
Historical Perspective
The first Bond Measure, in the amount of $6.5 million, passed in 1960 funded
the acquisition of the initial campus land and constructed the first 9 buildings.
With the exception of the Gymnasium, all of these buildings were sited on the
Hillside of Soquel Drive.
The second Bond Measure, in the amount of $1.1 million, passed in 1965, funded
3 additional buildings, all of which are sited on the Hillside of Soquel Drive.
The third Bond Measure, in the amount of $3 million, passed in 1972. These
Cabrillo College is one of the 112 community colleges in the California community
funds were coupled with matching funds from the State Community College
college system. The formation of a community college for Santa Cruz County
Construction Fund and were used to purchase 20 acres on the Oceanside of
was approved in 1958. The college’s Governing Board was elected in 1959 and
Soquel Drive and 5 buildings were constructed.
approved the name of the institution of Cabrillo College.
The fourth Bond Measure, in the amount of $85 million, passed in 1998. These
funds were used primarily for renovation and included such projects as the
construction of Watsonville (3 story bldg. now bldg. A), Horticulture, parking
structure A/B, swimming pool, road re-alignment, resurfacing existing roads and
parking lots, 21 KV phase I & II electrical upgrades, infrastructure and multiple
small project work .
The fifth Bond Measure, (Measure D) in the amount of $118.5 million, passed
in 2004. Funds from this Bond Measure were supplemented by an array of
matching funds from Federal, State and Private sources in the amount of $41.4
million. These funds were used to construct the Visual and Performing Arts
(VAPA) Complex, Health & Wellness Center, Student Activities Center as well as
complete a variety of infrastructure and building improvements and upgrades.
Also included were funding the growth of the Watsonville Center, and instituting
programs in Scotts Valley.
// 7
Cabrillo College Facilities Master Plan
Milestones
1960
Funding Source:
Land Acquisition:
1961 Construction (Phases 1, 2 & 3):
// Overview & Existing Conditions
Purpose:
§§ Watsonville Center Expansion
§§ Create Scotts Valley Presence
§§ Aptos Campus Expansion
§§ Classroom Improvements
§§ $6.5 million Bond
§§ Aptos site purchased (Hillside of Soquel Avenue)
§§ Building Nos. 100, 200, 300, 500, 600, 700, 900, 1000 & 1100
1965
Funding Source
§§ $1.1 million Bond
1966
Construction (Phase 4):
§§ Building Nos. 400,450 & 800
1972
Funding Sources:
§§ $3 million State Community College Construction Funds
§§ $3 million matching Bond
Land Acquisition:
§§ 20 acres at Aptos purchase (Oceanside of Soquel Avenue)
Construction:
§§ Building Nos. 1300, 1400, 1500/1550 & 1600
1987
Watsonville Center opened
1990’sConstruction
§§ Remodel of Building Nos.:
»» 350 (Photo Lab), 900 (Cafeteria Kitchen), 1000 (LRC Expansion),
1700 (Baskin Childcare), 1800 (Sesnon House Restoration)
1993
Watsonville Post Office remodeled
1998
Funding Source:
§§ $85 million Measure C Bond
Construction:
§§ Miscellaneous Campus repairs, renovations & expansion
§§ 2 story parking structure & road realignment (accommodation
for Student Activities Center and the Visual and Performing Arts
Complex)
2002
Environmental Horticulture Center & Botanic Garden opened
2004
Funding Sources:
§§ $118.5 Measure D Bond
§§ $41.4 Matching Funds
2005Acquisition:
§§ Watsonville Library
Construction:
§§ Health & Wellness Center
§§ Student Activities Center
2008Construction:
§§ VAPA Complex
§§ VAPA 2000 (2D Art)
§§ VAPA 3000 (3D Art)
2009Construction:
§§ VAPA Complex
§§ VAPA 4000 (Crocker Theater)
§§ VAPA 5000 (Spangler Hall)
2011Construction:
§§ Remodel of 300 Building
2012Construction:
§§ Solari Green Technology Center
§§ Arts Education Classrooms
§§ Campus-Wide Signage
§§ Campus-Wide Fire Alarm Improvements
§§ Campus-Wide Handicap Accessibility
§§ Campus-Wide Safety
§§ Parking Improvements
§§ Classroom & Laboratory Renovations
§§ Infrastructure
§§ Watsonville Classroom Expansion
§§ North County (Scotts Valley) Center
2013Construction:
§§ Remodel of Building Nos.:
»» 800 (Stern Center), 600 (Bio/Chem Lab)
// 8
Cabrillo College Facilities Master Plan
Core Educational Program
Cabrillo College provides educational opportunities in 5 major programs.
§§
§§
§§
§§
§§
Business, English & Language Arts (BELA)
Human Arts & Social Science (HASS)
Natural & Applied Science (NAS)
Health, Athletics, Wellness & Kinesiology (HAWK)
Visual & Performing Arts (VAPA)
From the perspective of the facilities master plan, the desired goal is to
consolidate component programs within core areas. The construction of
// Overview & Existing Conditions
As a result of the consolidation, a significant amount of space was made
available for other uses. This collection of vacant space is commonly identified
as Secondary Effects. The objective is to remodel and modernize these spaces
to provide additional Classroom, Laboratory and Office space.
A significant benefit to the newly available spaces is that it provides the
opportunity for the other divisions to consolidate their operations into logical
clusters. To date, some of these goals are in process while others have already
been achieved:
§§
modernization of the 800 Building for classrooms and laboratories for use
the Health & Wellness Center and the Visual and Performing Arts Complex
of NAS related programs. The 800 Building is scheduled to come on-line
represent a major step in that direction. With the completion of those projects, a
fall 2013 and has had generous donations from the Peggy and Jack Baskin
number of component elements were relocated to the new facilities. The spaces
vacated by the relocation provide the opportunity to consolidate and centralize
components of other core programs. Future facilities related projects will be
Foundation.
§§
The funds provided by Bond Measure D and related matching funds initiated a
number of major projects, specifically:
§§
§§
§§
on-line for spring 2014 classes.
§§
§§
The 300 Building was renovated as a portion of the Measure D Bond funding.
A portion of the 450 Building has been renovated as classrooms for use by
BELA programs.
The most significant challenge generated by Secondary Effects is the disposition
Health & Wellness Center
of the 200 Building. The building previously housed the Theater and Performing
Student Affairs Center
Arts programs. It is a 34,870 GSF building containing 18,353 ASF, which
Visual and Performing Arts Complex
translates to a utilization factor of 52.6% which is far below the 68.8% campus
The completion of the projects allowed for the consolidation of the constituent
programs for each center. For example:
§§
A portion of the 600 Building is being remodeled and modernized for
chemistry and biology laboratories. These spaces are scheduled to come
geared to accomplishing this objective.
Secondary Effects
STEM, a 2011 Federal Title III grant funded the realignment and
average. The existing HVAC System needs replacement. The Assignable Square
Footage for this building is currently designated as inactive space.
Arts related programs previously located in Building Nos. 200, 300, 350, &
450 have relocated to the VAPA Complex.
§§
Health related programs previously located in Building Nos. 600, 1100, 1500,
1550 & 1600 have relocated to the Health & Wellness Center.
§§
Student Services related programs previously located in Building Nos. 800,
900 & 1000 have relocated to the Student Activities Center.
§§
Relocation of academic programs from The 400 & 700 Buildings will
necessitate some realignment, as well as provide the opportunity to
modernize classrooms and laboratories.
// 9
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
Existing Conditions
Transportation
Most students drive to campus and the existing traffic patterns make it
challenging to access the Aptos Campus and the Watsonville Center.
Aptos Campus:
The Aptos Campus is served directly by public transportation with two bus
stops on each side of Soquel Avenue. Recent budget constraints have reduced
the number of daily stops.
Watsonville Center:
The transit stop nearest to the Watsonville Center is located on East Lake Street
approximately two blocks from the facility.
Parking
Aptos Campus:
A number of parking lots are scattered throughout the campus, including two
parking structures, one each at the East and West ends of the Hillside campus.
As a general statement, there is a parking deficiency as a number of cars
park roadside along the perimeter roads. Additionally, parking becomes more
challenging for classes scheduled later in the day.
Watsonville Center:
There is an east-to-west corridor which allows for ease of travel and is identified
on strategically placed kiosk and campus maps. There are sections of the upper
campus that have not yet been addressed beginning at the west end of the quad
through parking lot D and challenges exist when traversing north/south. Signage
identifying accessible paths of travel is minimal and consideration should be
given to expanding on that program so that they are clearly identified throughout
the campus (see signage program below).
As a general statement, restroom facilities that were constructed prior to 1990,
Watsonville Center, being an urban site, has very limited parking. On-site parking
are not fully compliant with current accessibility requirements. Over time, many of
is limited to staff parking. There are two public parking lots located on Union
these existing facilities have been refurbished in an attempt to meet the intent of
Street which are within walking distance of the Watsonville facilities.
the standards. Coupled with the aging condition of the plumbing infrastructure,
and “wear and tear” of the existing finishes and fixtures, these facilities need
Accessibility
Aptos Campus:
Given the hillside siting of the campus, accessible paths of travel present a
to be renovated and in some cases reconfigured to meet all regulatory and
accessibility requirements.
Watsonville Center:
challenge. There are numerous elevators throughout the campus to provide
The Watsonville Center consists of relatively new facilities, having been renovated
access to the various levels and grades. However, in some instances it is
or constructed within the last ten years. There are no apparent accessibility
necessary to take more than one elevator to arrive at a desired destination.
issues related to this facility.
// 10
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
Security and Safety
Facility Conditions
Burglar alarm systems are installed throughout the District. Video surveillance
The Building Conditions Matrix, found in the Appendices of this Plan, provides
systems are also in operation in some locations and additional systems have
a general rating of facilities located on campus. The discussion that follows
been identified on new construction.
provides a narrative overview of the general conditions observed.
Aptos Campus:
The Aptos Campus has on-site security personnel. The campus security system
Grounds & Approaches
has been recently upgraded. Future campus modernization includes expansion
Aptos Campus:
of the security camera system, which was part of the 300 and 800 Building
This campus is divided approximately in half by a major thoroughfare, Soquel
projects. Consideration is being given to expanding the card access system.
Avenue.
Watsonville Center:
The original campus is located on the Hillside to the North of Soquel Avenue. The
The Watsonville Center does not have on-site security personnel. The college
grade differentials make pedestrian and vehicular traffic challenging. A number
recently entered into an agreement with the Watsonville Police Department to
of elevators are placed around this area of the campus to accommodate vertical
provide security services at the Watsonville center. The campus is equipped
transportation, especially for the physically disabled.
with security cameras, but could use additional equipment.
Campus expansion, initiated in 1972, is located on the Oceanside to the South of
Maintenance
Soquel Avenue. The terrain on this side of the campus is much gentler and does
not require elevators for the disabled to traverse the campus grounds.
Maintenance & Operations maintains a Schedule of Critical Needs Maintenance,
The campus landscaping is abundant and given the coastal environs is
projected out 5 years, that prioritizes and quantifies a list of identified maintenance
considered vibrant. There are a substantial number of mature trees, including
issues. With the recent expansion of the Aptos Campus, routine maintenance is
pine, redwood, eucalyptus and oak. The entire campus presents a pleasant and
a significant challenge given the added square footage and budget constraints
inviting environment.
for Maintenance and Operations services.
Watsonville Center:
The Watsonville Center is in an urban setting being located across the street
from the Watsonville Plaza, which, in turn is the approximate center of the
commercial district.
// 11
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
to predate the campus and a variety of modular structures that have been
assembled at intermittent points in time.
Watsonville Center:
The Watsonville Center consists of three buildings. Two of these buildings, the
Post Office and the Library, were remodeled to suit educational purposes. The
third building is the new Solari Green Technology Center. All of these buildings
have recently been refurbished or constructed and are constructed of durable
materials which should require minimal maintenance for the foreseeable future.
Buildings Interior
Aptos Campus:
Buildings Exterior
Aptos Campus:
The architectural vernacular for buildings constructed prior to 1972 consisted
The buildings constructed prior to 1972 are in various states of condition. As
classrooms and laboratories have been renovated or remodeled, they have
been upgraded to accommodate the current technology. As funding allows, the
remaining classrooms will be updated and modernized.
of buildings that had pitched roofs and covered walkways, which for the most
Watsonville Center:
part encompass the entire building. Access to classrooms, laboratories, offices
The Watsonville Center, being of relatively new construction or renovation,
and other spaces was generally from the buildings exterior, thereby minimizing
provides currently accepted technologies and serviceable interiors.
the need for interior hallways. Finishes for these buildings were selected from
durable materials requiring minimal maintenance and upkeep. In general, all
building exteriors are in good, serviceable condition.
The architectural vernacular for buildings constructed after 2005 is best
described as early 21st century modern, which can be characterized as a
random arrangement of simple geometric shapes. The siding of these buildings
is metal cladding which is consistent with this style of building. It is important
to note that the lower sections of the VAPA siding are cement panels that are
Roofs
Aptos Campus:
The roofing systems of all of the buildings that predate 2000 have been replaced
and are considered to be in good condition with an expected remaining life of at
least 20 years. The buildings that post date 2000 are considered to be in good
condition and are not expected to require any significant repair or replacement
subject to vandalism and will require constant repair and/or replacement. There
for the foreseeable future.
are no covered walkways associated with the newer buildings. The exterior
Watsonville Center:
materials used for these buildings are durable and given their new construction
should require minimal maintenance for the foreseeable future.
The remaining structures on campus consist of two structures that appear
Watsonville Center, being of relatively new construction or renovation have
roofing systems that are in good condition and should require minimal routine
maintenance for the foreseeable future.
// 12
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
Mechanical Systems
Aptos Campus:
All buildings, campus-wide, are served by “stand-alone” Heating Ventilating and
The Oceanside Buildings, with the exception of the 1100 Building and the VAPA
Air Conditioning (HVAC) Systems; that is to say that the equipment is dedicated
Complex, consist of “permanent” (non-modular) buildings that are, for the most
to the building it serves. There is no allowance for redundancy or backup in the
part, over forty years old and have had no major alteration from the original
event of equipment failure. The Buildings that predate 2000 fall into two general
system. It can be expected that, in the near term, these buildings will require
categories, the Hillside Buildings (100-1100) and the Oceanside Buildings (1200–
substantial upgrades, including equipment and controls replacement.
2600).
The HVAC systems that serve Health & Wellness, Student Activities Center,
The Hillside Buildings, not including the Health & Wellness Center, Student
Horticulture and the VAPA Complex are all relatively new and have been
Affairs Center and Horticulture, are for the most part over fifty years old. With
designed for operating efficiency and can be expected to be serviceable for the
the exception of the 200 & 1000 Buildings, all of these systems have had
foreseeable future.
relatively recent attention. These upgrades include repair, replacement and/or
Watsonville Center:
reconditioning including upgrades to system controls and are not expected to
pose any significant capital expense for the foreseeable future. The 100 Building
is set to receive a new, and greatly needed, heating system. Additionally the 900
Building is in need of a new system. The 200 Building requires replacement of the
existing system and the 1000 Building has an aging chiller that is approaching
the end of its useful life that will need attention in the near term.
The HVAC system serving Building B (Post Office) consists of old units and
needs replacing. The equipment serving Building A (Expansion) had major
service two years ago and is in relatively good condition. The units serving
Buildings C & D (Solari Green Technology Center) are new and can be expected
to be serviceable for the foreseeable future.
// 13
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
Electrical Systems
Aptos Campus:
There are no immediate concerns with the electrical systems as they are
functional and serviceable. Transformers require routine inspection and servicing
and need periodic replacement. The switchgear for the older buildings (pre
1972) is approaching an age where replacement parts will become problematic.
For facilities that undergo a major upgrade, this equipment should be replaced
as part of those projects.
Watsonville Center:
Watsonville Center:
Other than routine maintenance, there are no major issues related to the
The buildings are protected with an automatic fire sprinkler system as well as a
electrical systems.
monitored fire alarm system.
Plumbing Systems
Communication
Aptos Campus:
Aptos Campus:
The plumbing infrastructure that serves buildings that predate 1972 is aging
The communications system runs throughout the campus and is adequate. The
and, in some instances, requires replacement, particularly wastewater piping.
current system has the capacity to handle campus needs for the foreseeable
Many of the valves controlling supply piping are no longer operable and require
future.
replacement.
Watsonville Center:
Signage and Way Finding
Other than replacement of fixtures, there are no major issues related to plumbing
Signage, campus-wide, requires updating to reflect new facilities as well as to
at the Watsonville Center.
comply with accessibility requirements. A comprehensive signage program
should be developed that addresses:
Fire Protection
§§
location of emergency telephones, elevators, etc. Directories should also
Aptos Campus:
identify paths of travel that comply with the accessibility requirements of the
Where required by code, buildings are protected with an automatic fire sprinkler
American with Disabilities Act and Title 24 of the California Administrative
system.
The Measure D Bond funded in part, a campus-wide upgrade to the fire alarm
Campus directories that identify not only building locations, but also the
Code.
§§
Building Signage that is uniform throughout the campus and clearly identifies
system. This system, as it is now configured, is compartmentalized and not
each building. A campus-wide building numbering system should be
centrally monitored.
developed as an element of the signage program.
// 14
Cabrillo College Facilities Master Plan
Information Technology
The Information Technology Department manages the college’s network, data
// Overview & Existing Conditions
using proprietary Ad Astra v.6 software. The current operating system has
been characterized as “running on outdated hardware with outdated software”.
centers and Voice Over Internet Protocol (VOIP) including the infrastructures for
An upgrade to v.7 on a new virtual server has been recommended to
Aptos, Watsonville Center and Scotts Valley. This department is also responsible
incorporate new functions and features that will enable the application to be
for all associated hardware for all staff, faculty, classrooms and laboratories as
the single definitive source for space utilization.
well as the management of all Colleague and Softdocs.
The primary beneficiaries of the upgrade are Instruction and CEED. Secondary
The college recently completed the “Technology Plan & Program Review”, in
beneficiaries include all other departments concerned with space utilization.
Spring 2012, that was designed to align with the college’s planning process,
The projected costs for the upgrade are:
address accreditation standards and integrate with the college’s Facilities Plan.
From an infrastructure perspective, the IT department has been heavily involved
in many of the construction projects on campus. These projects include:
§§
§§
§§
$15,000 (One time purchase)
$14,000 (Annual Maintenance)
$2,000 (After Hours IT staff to deploy)
§§
Upgrades to the 300, 1200 and 1300 Buildings
§§
Data Center consolidation
§§
Watsonville GTC addition
§§
800 Building STEM redesign
§§
600 Building classroom upgrade
This campus presently has the capacity to meet the 2025 space allocation for
§§
100 Building data center upgrade
academic purposes. Future qualifications focus on additional space for AV/TV
§§
Safety and Security Video Surveillance System
and Merchandising space. The 2025 forecast identifies a number of functions
Each of these projects significantly impacts the College Network and delivers
substantial value to the college. In some instances hardware and equipment
upgrades have also been included. Allowances for continuing to upgrade the
Physical Capacities
Aptos Campus:
that exceed Title 5 Allowances, and could potentially be realigned to fulfill future
requirements. Additionally, The 200 Building presently accounts for 18,353 ASF
of Inactive Space, providing an opportunity to accommodate future needs.
Information Technology for the college should be included in the funding of all
Watsonville Center:
future capital improvement projects.
The campus presently has the capacity to meet the 2025 space allocation for
academic purposes. The Space Allocation Forecast identifies qualifications for
Facilities Scheduling
space in the following categories:
The college is currently operating at near academic capacity. It is important to
classroom and laboratory usage.
§§
§§
§§
§§
§§
Utilization of instructional and non-instructional space is currently scheduled
Although the college may qualify for space in a particular category based on
clarify that the college does report a surplus of overall space for the campus.
However, the specific categories of classroom and laboratory are reporting
a very minimal amount of surplus space thus requiring diligent scheduling of
Office/Conference
Library
Physical Education (Indoor)
AV/TV
Assembly/Exhibition
// 15
Cabrillo College Facilities Master Plan
// Overview & Existing Conditions
the California Code of Regulations, Title 5, it is up to the college to determine
The 2013 Space Inventory identifies a total of 27,885 ASF of Inactive Space,
if there is in fact a need for space in that particular category. The same space
which is itemized as follows:
allocation formulas are utilized across the California Community College system
and because each campus is unique, it is essential that each college evaluate
the actual need for space by taking into consideration both the quantitative
and qualitative information available. There may be space categories where the
college shows a qualification for space but there may not be a need to build
space in that specific category.
200 Building
18,533 ASF
350 Building
1,675 ASF
Alteration/Conversion
600 Building
3,757 ASF
Alteration/Conversion
S.A.C.
3,320 ASF
Inactive
1600 Building
798 ASF
Inactive
Alteration/Conversion
27,885 ASF
Facilities Utilization
Facilities Utilization is a measure of the Assignable Square Footage (ASF) as
a percentage of Gross Square Footage (GSF). The fundamental purpose is to
provide an oversight measure to ensure that the space being utilized for the
direct benefit of the educational process falls within accepted norms. The
campus-wide average for Aptos is 68.8%. The average for Watsonville Center
is 69.5%
Refer to the Building Utilization Matrices, Tables BUS-1 through BUS-5
(Appendices pgs. 25-28), for a detailed breakdown relative to facilities utilization.
Inactive Spaces
Inactive Spaces fall into 2 categories:
§§
Inactive Space is space for which there is no presently planned use or
purpose.
§§
Alteration/Conversion Space is space for which there is a planned use or
purpose and designated for renovation/modernization. Generally, these
spaces await funding sources.
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Cabrillo College Facilities Master Plan
// Master Plan Recommendations
Master Plan Recommendations
Overview
Goals & Objectives
Future capital projects for the campus should focus on servicing and maintaining
The Facilities Master Plan for Cabrillo College presents an overall vision of the
the infrastructure, modernizing classroom and laboratory spaces and expanding
future developed campus through the year 2025. The final design for each project
on technological improvements. The primary objective is to strengthen Aptos,
will occur as projects are funded and detailed programming and design occurs.
Watsonville & Scotts Valley with the underlying concern for the renovation and
The Recommended Master Plan addresses the primary goals identified during the
maintenance of existing structures.
planning process.
Aptos Campus
In accordance with the findings of the 2013 Educational Master Plan, the Aptos
Campus is well positioned to meet the facility needs for academic spaces (classrooms
and laboratories) for the foreseeable future.
The Space Allocation Forecast (Tbl. SAF-1, Appendices pg. 43) indicates the only
significant qualification for space is in the category of AV/TV. This function can easily
be absorbed by the reassignment and reconfiguration of surplus spaces.
§§
Renovate or modernize aging facilities to address current educational needs and
technological advances
§§
§§
Address and resolve deferred maintenance issues
Provide additional instructional and support spaces identified in the 2013
Educational Master Plan
§§
§§
§§
Provide safe and accessible vehicular and pedestrian paths of travel
Develop a preventative maintenance program
Consider the 2013 Facility Master Plan to be a “living document” by annually
updating relevant data and reflecting facility and maintenance modifications on
The Forecast also indicates surplus space in a number of areas, the most notable
campus
of which is the 27,885 ASF of Inactive Space. The majority (18,353 ASF) of this
space is generated by the relocation of the 200 Building functions. 6,212 ASF of
this space has been designated as Alteration/Conversion and identified for future
Design Criteria
modernization.
The design of all new structures and renovation of existing structures should:
Watsonville Center
§§
§§
additional space to the Watsonville Center as it currently has the space it needs to
offer the projected program of instruction through the year 2025.
Respond to criteria for Leadership in Energy and Environmental Design (LEED)
with respect to building design, energy conservation and renewable materials of
As with the Aptos Campus, the Watsonville Center is well positioned to meet the
facility needs for academic spaces. At this time there are no plans to add any
Respect the existing architectural vernacular
construction
§§
Demonstrate an understanding and respect for the limited resources the college
has available for the maintenance of their facilities (The more complex the design,
the more difficult to maintain; therefore the less likely it will be preserved it in a
suitable state)
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Cabrillo College Facilities Master Plan
// Master Plan Recommendations
Planning/Design/Construction Process
From inception, and depending on the funding source(s), it can be reasonably
expected to take from 5 to 7 years to bring a new building on-line and ready for
occupancy. Once the “need” has been identified, the process proceeds as follows:
§§
§§
§§
Project scope development
Submittal of Initial Project Proposal (IPP) to State Chancellor’s Office
Upon acceptance, the project design process begins, including Project
Program, Concept Design, Concept Scheduling and Cost Estimating
§§
§§
§§
Submittal of Final Project Proposal (FPP) to State Chancellor’s Office
Upon approval, Construction Contract Documents are Completed
Completed Construction Contract Documents are submitted to the Division of
the State Architect (DSA) for document review and approval
§§
§§
Bids are solicited for project construction
At completion of construction, project is closed out and turned over for
occupancy
Maintenance
The College currently has a “Summary of 2014 - 2015 Scheduled Maintenance”
on file in the FUSION Database maintained by the State Chancellor’s Office. This
schedule consists of 16 line item maintenance needs for a total of $3,553,569.
In addition, Maintenance & Operations has developed a Schedule of Critical Needs
Maintenance which is a dynamic document that presents a more comprehensive
analysis of ongoing and deferred maintenance needs which should be addressed
over a five year period. At this point in time the estimated cost of Critical Maintenance
Items is $12,555,350. Refer to Table M-1 (Appendices pg. 46) for a summary of this
schedule. The Summary of 2014 - 2015 Scheduled Maintenance is included in the
Schedule of Critical Needs Maintenance.
// 18
Cabrillo College Facilities Master Plan
// Master Plan Recommendations
Secondary Effects
Health & Wellness Modernization
The spaces vacated as the result of the Health & Wellness and Visual and
A number of spaces vacated as the result of the Health & Wellness Center
Performing Arts projects provide the opportunity to create clusters for the other
consolidation require renovation and/or modernization. These projects have
core educational programs. The 2009 Space Allocation Concept serves as the
been consolidated under the title of Health & Wellness Modernization Project,
established guideline for any such realignment. Secondarily, the realignment will
and included in the 5 Year Plan. The Initial Project Proposal (IPP) for this project
provide the opportunity to upgrade and modernize educational spaces.
has been approved by the State Chancellor’s Office and awaits approval
Portions of the realignment have either been implemented, or are in progress.
of the Final Project Proposal (FPP). This project will modernize classrooms,
For example:
§§
§§
§§
laboratories, offices and support spaces in portions of the following buildings:
500 Building
Building 300 was renovated as an element of the 5 Year Plan.
5,529 ASF
(42% of 500 Building ASF)
STEM grant to renovate and upgrade Building 800, scheduled to come on-
1500 Building
1,692 ASF
(14% of 1500 Building ASF)
line for fall 2013 classes.
1550 Building
1,600 ASF
(103% of 1550 Building ASF)
Renovation and upgrade of a portion of Building 600, scheduled to come on-
1600 Building
1,016 ASF
(23% of 1600 Building ASF)
9,358 ASF
line for spring 2014 classes.
It is recommended that the college develop a prioritized list of secondary effects
Each project segment affects only a portion of the respective buildings. Two
projects for the campus. These future projects will advance the goals and
critical elements must be considered during construction activities:
objectives of this plan.
§§
Funding
§§
Utilization of some of the affected spaces may require temporary relocation of
current users
Going forward, a substantial number of the capital improvement and
maintenance projects discussed require, yet unidentified, funding sources.
In addition to seeking the more traditional Federal and State grants, private
sources should be seriously explored and considered, such as:
§§
§§
§§
Public-Private partnerships
Charitable Trusts and Foundations
Alumni Gift Giving, including Estate Planning
Construction activities, must be planned in such a manner that it will have
minimal effect for the remaining spaces, including:
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Temporary measures to accommodate building access
Scheduling of utility shutdowns
By inspection, it would appear that the most logical approach for implementation
is to treat the projects as two distinct areas; the 500 Building being one area and
the conglomeration of the 1500, 1550 and 1600 Buildings being the other area.
By using this approach, the two areas could be constructed either concurrently
or sequentially. The determining factor is the requirement for, and the availability
of, swing space to accommodate the temporary relocations. The 500 Building
has a total of 5,529 ASF while the combination of the 1500, 1550 and 1600
Buildings has a total of 4,308 ASF.
// 19
Cabrillo College Facilities Master Plan
// Master Plan Recommendations
Miscellaneous Projects
Opinion of Probable Costs
There are other spaces that have been identified for realignment and modernization.
The following breakdown presents a preliminary estimate of the probable costs
These projects require funding sources to implement them.
associated with projects described above. These estimates are based on broad,
200 Building:
The existing 18,353 ASF in 200 Building is presently designated as Inactive Space.
general assumptions and will be affected by the development of detailed needs
assessments.
It currently provides swing space for the 800 Building (Stem Grant) renovation, and
State Requested Scheduled Maintenance
$3,553,000
would logically continue to provide temporary classroom space as needed. There
All Other Critical Needs Maintenance
$9,000,000
is no planned long term use for the former Theater and Performing Arts Building.
Health & Wellness Modernization
$3,590,000
It requires realignment, modernization and HVAC replacement. The 200 Building
200 Building Renovation
$7,000,000
is 34,870 GSF in size, and in a reconfigured state, utilizing a 65% utilization factor,
350 Building Renovation
$250,000
would provide 22,665 ASF.
400 Building Realignment and Upgrade
$625,000
700 Building Realignment and Upgrade
$675,000
350 Building:
The Southwest quadrant (1,657 ASF) of this building requires realignment and
modernization for use as classroom space for the BELA program. This project is a
high priority for the college, but requires a funding source for implementation. The
west half of the 350 Building (3,028 ASF) is currently leased to the County for their
$24,693,400
It should be noted that in this breakdown, the sum of the Scheduled Maintenance
funding request and Critical Needs Maintenance equals $12,553,600, which
approximates the total estimate of $12,555,350 for total maintenance needs.
OASIS program. At some point in time, it may be desirable to relocate that program
and use the space for additional classroom space for the BELA program.
400 Building:
It is recommended that this building be realigned to eliminate small, inefficient
spaces as well as modernize the classrooms.
700 Building:
It is recommended that this building be realigned to provide additional classroom
and office space as well as modernize the classrooms. The spaces in consideration
represent a laboratory (450 ASF) and offices (150 ASF).
In addition to the above projects, it is recommended to continue the protocol of
upgrading and modernizing classroom and laboratories as “Smart” facilities.
// 20
Cabrillo College Facilities Master Plan
// Master Plan Recommendations
Phasing Plan
At this point, the requirement to implement projects in phases does not appear to
The Health & Wellness Modernization Project, described above, is potentially the
be a critical issue.
most complex. The discussion above describes but one strategic approach to
Future facility capital improvement projects depend on funding sources. As funds
implement the project.
become available, projects can be scheduled, coordinated and implemented.
The other projects, described in the Miscellaneous Projects discussion above, are
Issues relative to phasing will be determined by the following:
more of a “stand-alone” category, and phasing or sequencing should not be a
§§
significant issue.
The need for the project. Projects of an urgent or
critical need receive the highest priority.
§§
Sequencing. For projects involving multiple spaces or
buildings, construction activities should follow a logical
sequence of events that will support timely completion
and minimal disruption.
§§
The timing and scheduling of the project. To the
greatest extent possible, construction activities
causing the most disruption, should be timed or
scheduled during periods in which there is the least
campus activity
(i.e. between academic periods)
§§
The impact of the project relative to adjacent functions
or operations.
§§
Requirements relative to temporary relocation of ongoing activities.
// 21
Cabrillo College Facilities Master Plan
// Systems & Controls
Systems & Controls
Total Cost of Ownership
Objectives
A systematic, college-wide approach for all planning and budgeting activities
The objectives to be achieved by implementation of the Total Cost of Ownership
should be implemented as part of a comprehensive master planning process.
are:
The college uses a protocol of on-going assessment of all current functions
§§
and activities as well as assessing future programs, services and facilities. To
enhance the strength of the integrated planning process and the allocation of
college facilities.
§§
resources, a Total Cost of Ownership model may be included to add a critical
dimension to the proactive planning and budgeting process.
Establish a systematic procedure for the evaluation of existing and proposed
Develop a process for the evaluation of facilities that can be integrated into an
overall program.
§§
Develop a procedure for the assessment of existing and proposed facilities
that utilizes existing data from college archives as well as information from the
Definition
Total Cost of Ownership (TCO), as used for college facilities, is defined as the
California Community College Chancellor’s Office.
§§
current state reporting systems, such as Facilities Utilization Space Inventory
systematic quantification of all costs generated over the useful lifespan of the
facility. Typically this will encompass a life span of 30–50 years. The purpose of
the TCO is to determine a value that will accurately reflect the true, effective cost
of the facility including planning, design, constructing and equipping the facility.
Also included are the recurring costs of facility operation, including staffing,
institutional support services, replaceable equipment supplies, maintenance,
Ensure that the database developed for the procedure is compatible with
Option Net (FUSION).
§§
Develop the prototype system in a manner that allows the college to routinely
update the information in the system and add additional data elements that
may be needed as part of the institutional planning & budgeting process.
custodial services, technological services, utilities and related routine operating
Format
expenses for the facility.
Table TCO-1 (Appendices pg. 48), Total Cost of Ownership Model in the
Appendices, puts forth an example of a suggested template to be utilized in
Purpose
To implement the TCO process, the District must establish a standardized
procedure for determining the Total Cost of Ownership for existing facilities as
well as for future construction, remodeling or renovation projects. This process
may also be considered for satellite facilities.
The purpose of the TCO is to provide an institutionally agreed upon, systematic
procedure by which each existing facility in the District is evaluated. At the
same time it is essential to establish a quantitative database that will assist the
the assessment of a facility project, either new construction or renovation.
Costs itemized in the analysis are derived from the general operating fund for
the District from the prior fiscal year. It should be noted that a pro-rata share of
costs associated with major infrastructure projects should be allocated to any
given analysis.
Table TCO-2 (Appendices pg. 49), Total Cost of Ownership Procedure – Fiscal
Analysis in the Appendices, provides a template to fold in on-going fixed costs
to the evaluation process.
college in determining the viability of existing facilities as well as the feasibility of
constructing, remodeling or renovating future facilities.
// 22
Cabrillo College Facilities Master Plan
// Appendices
Appendices
Plans
Aptos Campus Plan
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// Appendices
Watsonville Center Site Plan
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Cabrillo College Facilities Master Plan
// Appendices
Tables
BUS-1: Building Utilization Summary, Aptos Campus (Hillside)
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// Appendices
BUS-2: Building Utilization Summary, Aptos Campus (Oceanside)
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// Appendices
BUS-3: Building Utilization Summary, Miscellaneous
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// Appendices
BUS-4: Building Utilization Summary, Recap
BUS-5: Building Utilization Summary, Watsonville Center
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// Appendices
BCM-1: Buildings Condition Matrix, Aptos Campus (Hillside), Buildings 100 - Health & Wellness
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// Appendices
BCM-2: Buildings Condition Matrix, Aptos Campus (Oceanside & Hillside), Buildings 1100 - VAPA
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Cabrillo College Facilities Master Plan
// Appendices
BCM-3: Buildings Condition Matrix, Aptos Campus (Miscellaneous), Buildings 2000 - Foundry
BCM-4: Buildings Condition Matrix, Watsonville Center, Buildings Post Office - Building D
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// Appendices
SAS-1: Space Allocation Summary, Aptos Campus (Hillside), Buildings 100 - 450
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// Appendices
SAS-2: Space Allocation Summary, Aptos Campus (Hillside), Buildings 500 - 1000
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// Appendices
SAS-3: Space Allocation Summary, Aptos Campus (Hillside), Buildings SAC - 5300
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// Appendices
SAS-4: Space Allocation Summary, Aptos Campus (Hillside), Buildings 5510 - 5560
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// Appendices
SAS-5: Space Allocation Summary, Aptos Campus (Oceanside), Buildings 1100 - 1300
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// Appendices
SAS-6: Space Allocation Summary, Aptos Campus (Oceanside), Buildings 1400 - 1800
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// Appendices
SAS-7: Space Allocation Summary, Aptos Campus (Oceanside), Buildings 2100 - VAPA
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// Appendices
SAS-8: Space Allocation Summary, Aptos Campus (Miscellaneous), Buildings 200 - 2800
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// Appendices
SAS-9: Space Allocation Summary, Aptos Campus (Miscellaneous), Buildings Concession - Maintenance
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// Appendices
SAS-10: Space Allocation Summary, Aptos Campus (Miscellaneous), Buildings Grounds - Foundry
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// Appendices
SAS-11: Space Allocation Summary, Watsonville Center
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// Appendices
SAF-1: Space Allocation Forecast, Aptos Campus
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// Appendices
SAF-2: Space Allocation Forecast, Watsonville Center
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// Appendices
SAF-3: Academic Space Allocation Forecast
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Cabrillo College Facilities Master Plan
M-1: Critical Maintenance Schedule
// Appendices
Legend
CC Cabrillo College
WC Watsonville Center
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Cabrillo College Facilities Master Plan
// Appendices
TCO-1: Total Cost of Ownership Model
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Cabrillo College Facilities Master Plan
// Appendices
TCO-2: Total Cost of Ownership Procedure - Fiscal Analysis
// 48
Cabrillo College Facilities Master Plan
// Appendices
Terminology
The following definitions are intended to describe terms as they apply to the content of this document:
A
design and oversight of construction inspection.
ADA
DSPS
Americans with Disabilities Act
Disabled Student Programs and Services
AFS
E
Automatic Fire Sprinkler
ASF
Educational Master Plan
The portion of the college’s Master Plan that defines the educational goals of the college.
Assignable Square Feet. ASF is a quantification of space directly attributable to the
educational process.
EMP
Accessibility
F
The ability to provide barrier-free access to persons with disabilities.
Educational Master Plan
B
FMP
BELA
FPP
Business, English and Language Arts
Final Project Proposal. Document that identifies the project justification, final scope and
estimated costs of all acquisitions, plus all infrastructure, facility and systems costs.
C
CEED
Facilities Master Plan
G
Career Education & Economic Development
GSF
D
Gross Square Feet
DSA
Division of the State Architect. This is the regulatory agency for the approval of building
// 49
Cabrillo College Facilities Master Plan
// Appendices
H
P
HASS
Path of Travel
Human Arts and Social Science
The route a person would normally take to get from one point to another. It’s relevance
to facility planning is most commonly used to address accessibility issues.
HAWK
Health, Athletics, Wellness and Kinesiology
Program
I
Educational course of instruction.
IPP
Initial Project Proposal
L
Program Document
A published document that establishes the purpose, goals, objectives and baseline
criteria used in the design process.
LEED
Project Program
Leadership in Energy and Environmental Design
Same as a Program Document
M
R
Maintainability
Relocatable Modular Building
The ability to preserve a facility in a serviceable, usable condition, free from failure or
defect.
Relocatable Modular Buildings are DSA pre-approved structures, which are intended to
be temporary in nature. These structures are 24’ x 40’ modules that can be constructed
as a stand-alone building or joined to provide a more spacious facility.
Modernization
Facility modification to update functional features to meet contemporary standards.
N
NAS
Renovation
Facility modification to refurbish the fit and finish of the space.
Realignment
Rearrangement or reorganization of the functional utilization of a space.
Natural & Applied Science
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Cabrillo College Facilities Master Plan
S
// Appendices
W
Wayfinding
STEM
Science, Technology, Engineering and Mathematics
Sustainability
The act of providing a cohesive and comprehensive signage program that directs a
person from any given point to a desired destination. The critical feature of this program
is to clearly describe the accessible path of travel for disabled persons.
1. Utilization of products and materials that are considered to be renewable
resources.
2. Utilization of an energy source that is generated by means of renewable
resources, such as solar, wind or hydroelectricity.
Swing Space
Space that is utilized for the temporary relocation of classrooms, labs and offices that
have been displaced due to construction activities.
Space Inventory
Annual facility survey to establish an inventory of Assignable Square Feet for the campus.
T
TCO
Total Cost of Ownership
V
VAPA
Visual and Performing Arts
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Cabrillo College Facilities Master Plan
// Appendices
Source Material
Information collected in compiling the data cited in this Plan was gathered from the following sources:
§§
§§
§§
§§
§§
Cabrillo College 2009 Space Allocation Concept
Cabrillo College 2013 Educational Master Plan
Cabrillo College 2013 Space Inventory
Cabrillo College Five Year Plan
Cabrillo College 2012 Technology Plan & Program Review
Acknowledgements
Cabrillo College
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John Hendrickson, Interim Superintendent & President
Victoria Lewis, Vice President of Administrative Services
Kathie Welch, Vice President of Instruction
David Bailey-Fougnier, Vice President of Student Services
Joe Nugent, Director, Facilities, Planning & Plant Operations
MAAS Companies Inc.
»»
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Steven Hubbard
Jeff Kellogg
Bo Ralston
Lori O’Keefe
// 52