Delco Activity Center Site Summary

Transcription

1 1 Site Summary Address 4601 Pecan Brook Austin, TX Number of Permanent Campus Facilities 1 Original Year of Construction 2003 Total Campus Building Area (combined) 60,294 SF Introduction The is located at 4601 Pecan Brook, Austin, Texas. It consists of one building (BLDG-949) with a sports arena, locker rooms, concessions and office spaces. The building has a main floor and a mezzanine. The mezzanine is bleacher seating for the arena. Meeting Log Revision Log Date Meeting Revision Date Summary of Content 8/22/16 Interview 00 9/30/16 Draft Issue 8/22/16 Assessment 01 11/21/16 Added comments from PM Kathy Genet as indicated on dated 10/31/16. See pages 2 and 8.

2 2 Main Building BLDG-949A Building Purpose Building Area Sports Facility, Office Spaces, Locker Rooms, and Concessions 60,294 SF Inspection Date August 22, 2016 Inspection Conditions 91 F - Rain Facility Condition Index System Deficiency Overview The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior of this building is constructed of split-face Average block and metal siding. Both the block and the metal siding are painted. It was observed that the exterior was in average condition. It was reported that cracks were present in the exterior block wall, caused by building settlement throughout the facility. ASID staff reported that the exterior wall surrounding the exterior HVAC (heating, ventilating, and air conditioning) equipment, located on the north end of the building, is failing and considered a hazard by building operators. Exterior The exterior windows of this building are used for ticket Windows sales. They are aluminum windows with single pane glazing. The exterior windows were observed to be good condition. Exterior Doors The exterior doors are all metal doors with metal frames. The four main entrances, which are located on building corners, have two sets each of steel storefront with four single steel doors. Each door is fully glazed. There are also glazing panels between the doors and above the doors. There are six additional entrances that consist of single-leaf doors in steel frames. These are fully glazed doors with glass side lites. It was observed that the exterior doors were oxidized Poor

3 3 System Subsystem Condition and Deficiency Overview System Condition Rating and needed to be painted. It was reported there was leaking under all of the doors during major storm events. It was also reported that the lights above the doors at the main entrances leaked during major storm events. The exterior doors were observed to be in average condition, considering the amount of traffic. However, the leaking problems caused the doors and associated glazing to be downgraded to poor. Roofing This building has a metal roof. The roof has a drainage system that consists of gutters and downspouts which drain into an underground system. It was observed that the roof and the drainage system were in good condition. Interior Construction Interior Walls Interior Doors Interior Specialties The interior walls of this building consist of both CMU (concrete masonry unit) and stud construction finished with gypsum board. The corridors are CMU. It was observed that the walls were in poor condition due to cracking caused by building wide settlement. The interior doors in this building are wood with hollow metal frames. The doors were observed to be in good condition. Each of the team locker rooms has two-tiered metal lockers. The lockers were observed to be in good condition. Stairs Exterior Stairs System not present. N/A Interior Stairs There are four interior sets of stairs. They are cast-inplace concrete. They have metal nosings and painted steel railings. The interior stairs were observed and reported to be in good condition. Interior Finishes Interior Wall Finishes All interior walls have painted surfaces. The restrooms in the office area have full-height ceramic tile. The gymnasium has acoustical wall finishes. The wall finishes were observed to be in good condition. Interior Floor Finishes There are three types of flooring present in the building. The majority of floors have vinyl tile with rubber base. There is ceramic tile in the restrooms, and clay tile in the kitchen. There is carpet in portions of the administrations offices, computer room, resource room, library, orchestra, and choir room. The gymnasium has a hardwood floor. There are areas where the concrete flooring is cracked caused by settlement. Poor

4 4 System Subsystem Condition and Deficiency Overview System Condition Rating The interior floor finishes were observed to be in good condition. Conveying Plumbing Interior Ceiling Finishes The majority of interior ceilings consist of 2 x4 suspended acoustical systems. The restrooms have a gypsum board ceiling. The gymnasium and storage areas are open to the structure above. The ceiling system was observed to be in average condition. Throughout the building, there were waterstained ceiling tiles observed. The building is equipped with a hydraulic passenger elevator to service two levels. The elevator was noted as having a maximum weight capacity of 2,500-pounds. This elevator was observed to be in good condition with an inspection certificate dated September It was reported and observed that the elevator was in good condition. Plumbing Fixtures Domestic Water Distribution The building has two sets of public restrooms for males and females in the area of the gymnasium. There are also restrooms for athletes in the locker room area, and separate staff restrooms located in the areas off the locker room office and the general offices. These restrooms typically have vitreous china wall-mounted hand sinks with manual faucets, along with vitreous china floor-mounted toilets with manual flushing mechanisms, and vitreous china wall-hung urinals in the male restrooms with manual flushing mechanisms. There are floor sinks in the janitorial closets, and water coolers are located throughout the building. The building also has sinks in the two concession rooms. These plumbing fixtures were observed to be in good condition. There is a water heater in the main mechanical room. It was observed that the water distribution system was in average condition. The water heater was observed to leak from the top. Average Average Other Plumbing System not present. N/A Mechanical/ HVAC The mechanical/hvac system consists of boilers and pumps in the main mechanical room. There are three chillers outside behind the main mechanical area and AHUs (air handling units) throughout the building. There are also exhaust fans throughout the building. It was reported and observed that the mechanical system was in good condition. Fire Protection Fire Alarm This building has a fire alarm system that includes horns, strobes, pull stations, and detectors.

5 5 System Subsystem Condition and Deficiency Overview System Condition Rating It was reported and observed that the fire alarm system was in good condition. Electrical Fire Protection/ Suppression Electrical Distribution Lighting Communications & Security This building has a sprinkler system. There are also fire extinguishers located throughout the building. It was observed and reported this system was in good condition. Information was not available regarding the size of the electrical service. The system includes an emergency generator, which is located outside the main mechanical room. It was observed and reported that the electrical distribution system was in good condition The exterior lighting at this building consists of pole lights. Interior lighting consists of a variety of styles. The gymnasium has new LED (light-emitting diode) fixtures. There are recessed lights and pendant lights in the lobbies and 2 x4 troffers in the acoustic ceilings. It was reported and observed that the lighting was in good condition. This building has a public address system, Wi-Fi, card readers and cameras. The building has a new phone system. It was reported and observed that the communication and security systems were in good condition. It was reported that an additional camera was needed in the main storage room to view the back corridor.

6 6 Exterior System Deficiency Examples Exterior Walls Exterior Doors Interior Construction Deficiency Examples Interior Walls Interior Finish Deficiency Examples Interior Ceilings

7 7 Interior Floors Plumbing System Deficiency Examples Domestic Water Distribution

8 8 Delco Center School Summary of Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Main Building Recommendations Exterior 1. Conduct a study to determine cause of settlement that has produced cracks in the exterior walls. Patch and repair cracks as required. 2. Leak test the windows above the main entrance to determine water infiltration points. Caulk and re-seal joints as needed. 3. The site drains toward the building which needs to be resolved. When site drainage is resolved, adjust doors, and add weather stripping. 4. Replace failing exterior wall around exterior HVAC equipment with a chain link fence featuring privacy screen. Interior Construction 1. When building settlement issues have been resolved, repair all of the cracking thought out the building. Replace wall and ceiling materials than cannot be repaired. Repair cracking in concrete. Interior Finishes 1. Replace interior drywall that is cracked. Patch and repair cracked CMU walls. 2. Determine the source of leaks located above the ceiling. Replace damaged ceiling tile. 3. Patch and repair cracked concrete flooring once building settlement issues have been mitigated. Plumbing 1. Repair the leaking pipe at the top of the water heater. If it cannot be repaired, replace the unit. 2. Repair leaking water pipes in the mechanical room. Electrical 1. Find the source of the water which is leaking into fixtures and divert the water away from the fixtures. Replace the existing fixtures with water tight units,

9 1 CRAWL SPACE Main Building (BLDG-284A) Building Purpose Gym and Administrative Inspection Date September 8, 2016, (Morning) Inspection Conditions 80 - Sunny & Humid (Rainfall over the past several days) Crawl Space System Deficiency Overview NOTES CONCERNING CRAWL SPACE OBSERVATIONS: Concrete floor framing was covered with spray-on fireproofing and could not be observed. The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Soil, Drainage, Ventilation & Access Soil Below Building, Site Drainage in Crawl Space Most of the soil in the crawl space was damp but drier near the mechanical vents in operation. There were water tracks in the soil indicating that water is entering the crawl space through the areaway openings and from around the building perimeter. Soil is graded to slope down from the building perimeter to two (2) catch basins located near the center of the crawl space. The south inlet appeared to working effectively. The north drain was partially clogged and the surrounding soil was very saturated indicating that soil grading doesn t slope adequately towards that drain or the drain is blocked. Site drainage is not effectively draining water away from the building perimeter and areaways. Poor Soil Retainers Soil/Drainage deficiencies: Saturated soils North catch basin in crawl space partially clogged Water infiltration from areaway openings and from around building perimeter Site drainage not effectively draining water away from building DRAFT Concrete soil retainers were observed. Overall they appeared in good condition, although a few panels were cracked or broken and a few had caved or displaced slightly. However, no panels observed that had failed entirely. Describe any soil retainer deficiencies. Slight caving of concrete soil retainers September 08, 2016

10 2 Exposed Structure Pipes, Ducts, Equipment & Areaways/Ventilation Access Hatches Exposed Columns & Tops of Foundations Exposed Faces of Perimeter Walls / Beams Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above Numerous areaways were observed around the perimeter of the building, all with large openings. Areaway curb heights were very low to the ground and likely were not high enough to prevent surface runoff from entering the crawl space. The crawl space was ventilated using mechanical fans, at least three (3) interior fans were not operation (either broken or turned off). Areaway/ventilation deficiencies: Low areaway curbs allowing water infiltration Some mechanical fans not operational (broken or turned off) Condensation on pipes, indicating inadequate crossventilation One (1) access hatch was located on the north side of the building in a storage room (MAINSTO) and allowed access to entire crawl space area below building. No deficiencies. Exposed columns observed appeared in good overall condition. A few columns had minor honeycombing although no exposed reinforcement was observed. Some tops of piers were visible. Some had small concrete mushroom tops but otherwise appeared to be in good condition. Column/Foundation deficiencies: A few piers had small mushroom tops Minor honeycombing on some columns N/A Cast-in-place concrete suspended perimeter beams were covered with spray fireproofing and could not be observed. N/A Cast-in-place concrete suspended interior beams span between columns and perimeter beams. Beams were covered with spray fireproofing and could not be observed. The few locations that were partially exposed appeared to be in good condition. DRAFT Suspended Pipes & Hangers N/A Slab system is hollow-core panels and 2 concrete topping spanning between beams. Underside of hollow-core panels was covered in spray fireproofing and could not be observed. The few locations that were partially exposed appeared in good condition. Suspended piping was observed in the crawl space. One suspended pipe was bearing on the soil and there was minor Poor N/A N/A N/A September 08, 2016

11 3 Fireproofing Exposed Ductwork MEP Equipment Spray Fireproofing/ Insulation Crawl Space Deficiency Examples Soil, Drainage, Ventilation & Access North drainage inlet partially clogged rusting on some support hangers. No pipe insulation was present in areas observed. Pipe deficiencies: Minor rusting at hangers Suspended pipe bearing on soil Very little ductwork was present in the crawl space, but the ducts that were observed appeared in good condition. Mechanical equipment observed in the crawl space appeared to be in good condition. Equipment deficiencies: Three (3) fans not operational (broken or turned off) Spray fire proofing was present and covered the underside of slab and all exposed surfaces of beams. Some small areas had fallen or been removed, but overall it was in good condition. Fireproofing/Insulation deficiencies: Spray fire proofing fallen off/removed in few locations Average DRAFT Water tracks in soil indicate water infiltration from areaway opening Water tracks in soil indicate water infiltration from perimeter of building September 08, 2016

12 4 Concrete soil retainers beginning to slip/displace Exposed Structure Slight concrete mushrooming at top of pier Pipes, Ducts, Equipment & Fireproofing Areaway curb heights too low to prevent surface water from infiltrating the crawl space Minor honeycombing on columns Condensation on pipes Suspended pipe bearing on soil Rusted pipe supports Fan not operations (broken or turned off) Small area of spray fireproofing has fallen off DRAFT Small area of spray fireproofing has been removed September 08, 2016

13 5 Campus Summary of Crawl Space Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Building Recommendations Soil, Drainage, Ventilation & Access 1. Improve site drainage, re-grade so water drains away from building 2. Consider constructing concrete apron around building perimeter to further prevent water absorption into soils surrounding the building 3. Raise areaway curb heights to prevent surface water from flowing into crawl space 4. Consider adding concrete sump pits at bottoms of areaways to catch & hold any water entering crawl space from areaways 5. Re-grade soils in crawl space to create positive drainage towards catch basins 6. Clean north catch basin drain 7. Investigate inoperable fans in crawl space, repair as needed Pipes, Ducts, Equipment & Fireproofing 1. Re-suspend pipe bearing on ground DRAFT September 08, 2016

14 Catch Basin in Crawl Space (Typ of 2) DRAFT Deficiencies found: APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS 1) Saturated soil 2) Soil slopes within crawl space may be too flat to drain to catch basins 2) North catch basin partially clogged 3) Water infiltration at areaway openings 4) Low areaway curbs allow water to infiltrate crawl space 5) Slight caving of concrete soil retainers 6) Inadequate ventilation, condensation on pipes 7) Mushroom tops on piers 8) Minor honeycombing on columns 9) Minor rusting at pipe hangers 10) Suspended pipe bearing on soil 11) Spray fireproofing fallen off and/or removed Access to crawl space via floor hatch