Waverley Elementary School Feasibility Study

Transcription

1 Waverley Elementary School Feasibility Study FREDERICK COUNTY PUBLIC SCHOOLS Feasibility Study Meeting #2 November 16,

2 AGENDA 1. PROJECT OVERVIEW recap of last meeting, schedule 2. ARCHITECTURAL/ STRUCTURAL ASSESSMENT exterior and interior finishes, building organization, code issues 3. BUILDING SYSTEMS ASSESSMENT mechanical, electrical, fire alarm, data & security 4. PRELIMINARY SITE ANALYSIS pedestrian and vehicular circulation, site features and utilities 5. NEXT STEPS 2

3 PROJECT SCHEDULE NOV DEC JAN FEB MAR Building/ Site Analysis Community Visioning Session (12/11/17) Develop Concept Options 50% Community Presentation (1/11/18) Refine Concept Options 95% Community Presentation (2/15/18) Feasibility Study Report 3

4 FEASIBILITY STUDY EXECUTIVE SUMMARY An overview of the process Summary of the concept options and estimated costs Evaluation criteria and final recommendation BUILDING AND SITE ASSESSMENT Community description and history Evaluation of the existing building structure and systems Analysis of site conditions EDUCATIONAL ASSESSMENT Existing building diagrams Enrollment projection data Evaluation of existing building to meet the Ed Spec requirements FEASIBILITY CONCEPT OPTIONS Plan and site diagrams illustrating renovation and replacement options Narratives describing concepts including pros and cons Other information such as phasing requirements Cost estimates for each option APPENDICES State requirements per the IAC Procedure Manual A. Executive Summary B. Summary of the Educational Specifications C. Proposed Budget D. Proposed Project Schedule E. Existing Facility Inventory Data F. Existing Condition of Site and Building Components G. Other Planning and Design Considerations H. Preliminary Design Floor and Site Plans I. Major and Minor Educational Program Advantages and Deficiencies J. Forty-Year Life Cycle Cost Comparisons K. Consultant s Recommendation L. Superintendent's recommendation M. Local BoE Action 4

5 FEASIBILITY STUDY OPTIONS 1. Renovate Waverley Building 725 Students Strategic renovations to the exterior and interior with minimal demolition and additional space. 2. Renovation/ Addition to Waverley Building Complete renovation of the existing facility, extensive demolition of existing partitions, and construction of additional space to meet the Ed Spec requirements. 725 Students (Approximately 98,388 GSF) 1019 Students (Approximately 118,114 GSF) 3. Demolish and Replace Waverley Building Construction of an entirely new facility on the existing site to meet the Ed Spec requirements. 725 Students (Approximately 98,388 GSF) 1019 Students (Approximately 118,114 GSF) 4. Renovate/ Demolish and/or Addition to Waverley and Rock Creek Building 1019 Students Selective demolition of whole portions of the existing buildings, extensive demolition of existing partitions and complete renovation in areas to remain, and construction of additional space to meet the Ed Spec requirements. 5

6 EXTERIOR CONDITIONS ROOF Last replaced in 1997 and 2003 Predominately flat areas with gravel surface Some ponding observed at several locations Sloped mansard at perimeter and cafeteria/ gym with asphalt shingles Shingles are in fair condition with spot replacement in some areas Aluminum flashing is in good condition; base flashing is in poor condition Roof level access is via an exterior ladder near the cooling tower Stormwater is collected from the flat roof areas via roof drains connected to an underground storm water system no perimeter rain gutters Enclosed courtyards do not have adequate yard drainage 6

7 EXTERIOR CONDITIONS EXTERIOR WALLS Brick veneer on CMU back-up at main building Stucco over CMU at Gym Storage addition The exterior walls are generally in good condition but do not meet current energy code insulation values Perimeter soffit is painted plywood; continuous vents incorporated in some areas during roof replacement work Repair/ replacement of CMU and brick required at loading dock area 7

8 EXTERIOR CONDITIONS WINDOWS AND DOORS Most doors and windows appear to be are original - painted hollow metal steel frames Interior Lobby doors replaced in 2013 with aluminum storefront Window and door lites are single pane (noninsulated) glazing Glazing does not meet current energy code requirements Window and door units have exceeded their useful life and need replacement 8

9 INTERIOR CONDITIONS LOBBY AND CORRIDORS Flooring at Lobby and corridor along main office is terrazzo; flooring in other corridors is 12 x 12 VCT Vinyl base is typical throughout Overall flooring is in good condition; the vinyl base is in good condition in most areas with some damage in areas with heavy use Typical ceilings are 24 x 24 acoustical panels with fluorescent lighting Most corridor walls have brick on one or both sides as the primary finish 9

10 INTERIOR CONDITIONS GYM/ CAFETERIA & STAGE Flooring in the Cafeteria and Stage is 12 x 12 VCT and is generally in good condition The Gym has resilient sheet flooring with some wear but generally in good condition An operable partition separates the Gym from the Cafeteria allowing flexible use as two spaces or one larger space Lighting in the Gym, Cafeteria and Stage areas is 2 x 4 surface mounted fluorescent Walls are exposed brick in the Cafeteria and painted CMU in the Stage area The Gym walls are glazed CMU from floor to approximately 5 with painted CMU above Ceilings are painted wood plank decking and exposed wood beams Surface mounted acoustical tiles are used on wall and ceiling areas 10

11 INTERIOR CONDITIONS MEDIA CENTER/ CLASSROOMS Flooring in Media Center is carpet at seating and reading areas and 12 x 12 VCT at connecting corridors Media Center walls are a combination of brick and painted drywall Media Center ceilings are 24 x 24 acoustical panels with fluorescent lighting Classrooms finishes include 12 x 12 VCT flooring and acoustical ceiling panels with fluorescent lighting Walls range from painted CMU to painted drywall classrooms in the western wing and on either side of the Media Center have portable partition walls Most classrooms have minimal natural light mostly from the exterior door sidelights Classrooms enclosed with portable partitions lack doors to hallways acoustical and conditioning issues 11

12 INTERIOR CONDITIONS TOILET ROOMS Most toilet rooms have ceramic tile floors with glazed CMU walls. Some fixtures have been replaced and are in good condition Most toilet rooms do not meet current ADA requirements for accessibility 12

13 ADA & BUILDING CODE Most toilet rooms do not meet current ADA requirements for accessibility Interior ramps do not meet ADA requirements Many of the door configurations and alcoves do not comply with ADA requirements Some door hardware is not ADA compliant Interior window and door lites have wired glass which is no longer allowed by current code replace with fire glass where required Building exterior wall construction, windows and doors do not meet current energy code standards Clear width at some exit doors does not meet current code requirements Other current code compliance items related to mechanical and electrical systems and kitchen area 13

14 EXISTING DESIGN / LAYOUT IDENTITY & CONTEXT The first impression of the site and building is the large parking loop which dominates the view The single story design is compatible with the surrounding residential neighborhood but does not establish an appropriate civic presence The building entrance lacks a sense of identity The configuration of the building does not create positive external spaces The site lacks adequate public space in front of the building which would make a welcoming approach to the school 14

15 EXISTING DESIGN / LAYOUT The original building construction was completed in ~1970 Approximately 54,178 square feet Single story structure Two main classroom wings 15

16 EXISTING DESIGN / LAYOUT PRIVATE ZONE PUBLIC ZONE 16

17 STRUCTURAL ASSESSMENT The 1968 as-built existing building drawings appear to accurately reflect the construction deep Glulam beams spaced 9-11 ft. o.c. spanning from exterior to corridor bearing walls. 3x6 T&G roof decking Shallow spread footing foundations There was some water damage visible to the roof deck in the mechanical equipment room Overall the condition of the structure is sound No major cracking or splitting of the wood members Masonry appears sound The exterior storage area site wall has multiple cracks and needs repairs The structure cannot support a second floor - additions can be adjacent to the building or demo a portion of the existing building to build a multi-story structure Exposed glulams and deck in mechanical Exposed angled roof framing in Gym Concealed roof above west classroom wing Exposed glulams in cafeteria Exposed bent glulam in Classroom Concealed roof above west classroom wing 17

18 MECHANICAL ASSESSMENT In general the mechanical systems serving the building are in fair to poor condition and at the end of their expected useful life The chiller is in fair condition even with proper maintenance, the chiller is nearing the end of its expected useful life The boiler sections are original to the building and are in fair condition The existing domestic water heater is a storage tank type with a heating water heat exchanger The boilers provide heating water to the exchanger. The tank is in poor condition and in need of replacement The building dual temperature loop, domestic water and condenser water is served by a series of pumps some pumps are original to the building and in poor condition Pumps replaced as part of the maintenance program are in fair condition Existing chiller Typical boiler Existing Domestic Hot Water Tank and Existing Dual Temperature Distribution Pumps 18

19 MECHANICAL ASSESSMENT An incoming water service enters the building at the main mechanical room The service splits to a domestic water service and fire sprinkler service The only space in the building protected by a fire sprinkler system is the main mechanical room Low pressure natural gas main enters the building at the main mechanical room Automatic Temperature Controls are served by a pneumatic control system located in the main mechanical room Perimeter Classrooms are served by unit ventilators located in built in cabinetry along the exterior wall Interior classrooms are typically served by unit ventilators mounted in the ceiling Several interior classrooms with a large number of computers are served by supplemental ductless split systems with ceiling cassettes Controls compressor Typical Ceiling Mounted Unit Ventilator Domestic and fire backflow preventers Typical Ceiling Cassette 19

20 ELECTRICAL ASSESSMENT The incoming electrical service is 277/480V, 3 phase which enters the building underground into a wire trough There are four main service disconnects fed from the incoming utility service: the fire alarm system, exit signs, portable classrooms, and the main distribution panel Electrical distribution is provided throughout the building from the original main distribution panel (MDP) which was installed in 1968 Most of the building electrical distribution equipment is approximately 50 years old and has reached the end of its expected useful life Several current code violations were observed such as plumbing pipes and ducts penetrating over transformers and electrical equipment The building is equipped with a lighting protection system which is in fair condition Lighting is a combination of surface mounted and recessed fluorescent fixtures Pad mounted Potomac Edison transformer Utility service disconnects Main Service disconnect Main Distribution Panel 20

21 ELECTRICAL ASSESSMENT Emergency power is provided from battery back-up for the fire alarm panel, exit lighting, and egress lighting Emergency egress lighting is provided throughout the building via wall mounted lighting units along the paths of egress Emergency lighting and exit sign fixtures are in fair condition Fire alarm detection and notification is provided via a newly upgraded addressable system and is in good condition The fire alarm system includes an illuminated graphic, fire alarm annunciator, and HVAC shut down located in the entry Lobby Fire alarm initiating devices such as pull stations, smoke detectors, and heat detectors are provided with adequate coverage throughout the building Wall mounted emergency lighting unit Fire alarm, annunciator, and HVAC shutdown Exit signs with battery back-up Fire alarm control panel and booster panel 21

22 IT - SECURITY ASSESSMENT The telephone, video and data communications infrastructure is of the vintage of the Technology in Maryland Schools (TIMS) program installed in 1990 s The communications infrastructure is designed in the traditional hierarchical star configuration with a central Telecommunication Equipment Room (TER) The overall installation of racks, cabinets, cabling and pathways in all telecommunications rooms are fair The building security system includes motion sensors, card readers and video surveillance security cameras Most classrooms have a cart based projection system Smartboards are located in some classrooms No sound enhancement system is apparent and classrooms have four (4) data drops for student computers 22

23 KITCHEN ASSESSMENT The majority of the equipment is either past its useful life or is in violation of current health codes Glazed tile wall finish appears to be in good shape Flooring is thick-set quarry tile with coved tile base most tiles appear in sound condition The exhaust hood does not conform to current mechanical and health code The cooler wall surface seams and joints are rusting and leaking The serving line is undersized The total square footage of the existing foodservice area appears to be sufficient some reconfiguration should be considered to better maximize space 23

24 SITE ANALYSIS North

25 SITE ANALYSIS acre property Zoning IST (Institutional Floating) Zone Subject to Design and Improvement Standards as well as the Environmental Standards of the City of Frederick Discretionary review by the City for projects to mitigate impacts on surrounding communities. Student Pickup Parking Currently buses stage in front of the school in the parking lot between Waverley Elementary and the Rock Creek School Parents stage along the north side of old Waverley Drive, and back up onto Schaffer Drive. The site shares parking with the adjacent Rock Creek School approximately 56 striped spaces with overflow parking along the west side both buildings Queuing along Schaffer Drive Overflow parking Playground area Queuing along Waverley Drive Parking between Waverley and Rock Creek

26 SITE ANALYSIS Soils The depth to bedrock for soil conditions in this area is usually greater than six (6) feet The area is prone to karst features such as sinkholes Floodplain The northern portion of the site is located within a regulated floodway A majority of the site is located in an area of minimal flood hazard Environmental Features Stream with associated buffer at the abandoned entrance of Waverley Drive on Shookstown Road Regulated forest to the east of old Waverley Drive Screening trees are present along the west/north property