Brown Elementary School Site Summary

Transcription

1 1 Brown Elementary School Site Summary Address 505 West Anderson Lane Austin, TX Number of Permanent Campus Facilities 1 Original Year of Construction 1957 Total Campus Building Area (combined) 53,853 SF Introduction Brown Elementary School campus is located at 505 West Anderson Lane in Austin, Texas. Brown Elementary School was established in 1957, and consists of the Main School Building (BLDG-109A). This permanent campus building is a one-story building, which consists of administration offices, classrooms, cafeteria, library, and a gymnasium. Attended) Meeting Log Revision Log Date Meeting Revision Date Summary of Content 7/26/16 Interview 00 9/15/16 Draft Issue 7/28/16 Assessment 01 1/10/17 Added comments from PM Laura Gass as indicated on dated 10/27/16. See pages 3, 16, and /17/16 Cluster Meeting (Attended or Not

2 2 Main School Building BLDG-109A Building Purpose Building Area Administration Offices, Classrooms, Cafeteria, Library, and Gymnasium 53,853 SF Inspection Date July 28, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 95 F - Hot and partly cloudy 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 the building consists of a 100% brick Average façade. The exterior of the building appeared to be in average condition. The concrete floor joists in the crawl space under electrical room 100 were deteriorating, exposing the rusted reinforcing bars. There was paint chipping off from columns around the perimeter. There was no indication of smells outside of gymnasium or pests infiltrating the building as indicated in interview notes; however, the building was in a major renovation at the time. Exterior Windows The windows are aluminum metal framed inset into the Average brick façade. They appear to be single paned except for the new administration area and library. The exterior windows appeared to be in average condition. The windows on the southwest side of each wing were fogged from the sun. The windows in the cafeteria showed cracked putty. Exterior Doors The exterior metal doors are double- and single-hung with push-bar exit devices. They appeared to be in average condition. The doors painted interiors were scratched and chipped, and the windows in the doors were scratched. Average Roofing The building consists of various single-ply roofs. Area A-5, -6, -7, -8, and -18 are newer and in good condition. Average

3 3 System Subsystem Condition and Deficiency Overview System Condition Rating The roofing appeared to be in average condition. Area A-9 over the library had been patched. A-1 and -2 over the 300-wing drains to the middle which had resulted in significant ponding and the roof drains appeared rusty and clogged with debris. There were trees lying on the A-3 roof. The downspouts located near the ground area were rusted. PM Laura Gass reported that a roof downspot on the front of the building collects condensate (from HVAC [heating, ventilating, and air conditioning] equipment) and causes erosion at the area under the window. Interior Interior Walls The interior walls consist of 5% brick in the corridors Average Construction and classrooms. 10% are painted gypsum board in the offices and classrooms. 10% are wood paneled. 70% are CMU (concrete masonry unit) in the gymnasium, corridors, cafeteria, and the exterior walls of the classrooms and restrooms. 5% are ceramic tile in the restrooms and kitchen areas. The interior walls appeared to be in average condition. The top window pane was replaced with plywood for the EF (exhaust fan). Interior Doors The interior doors are 50% wood with a lite in metal Poor frames. 50% are solid wood doors. 80% of the doors were observed to be in poor condition. They were scratched, chipped, and dirty. The wooden folding partitions in all of the classrooms appeared to be working; however, they were worn and scratched. Interior Specialties System not present N/A Stairs Exterior Stairs System not present N/A Interior Stairs System not present N/A Interior Finishes Interior Wall Finishes The interior walls are brick in the corridors and classrooms. The walls are painted gypsum board in offices and classrooms. The walls in many corridors and classrooms are wood paneled. The majority of the walls are CMU (concrete masonry units) in the gymnasium, corridors, cafeteria, and the exterior walls of the classrooms and restrooms. The walls are ceramic tile in the restrooms and kitchen areas. The walls appeared to be in poor condition. The restrooms have been patched with many different kinds and sizes of tile. The wood paneling in the classrooms, which includes storage doors and corridors, was dark, dirty, and scratched., The concrete column in the kitchen at the serving line was chipped, and scratched. PM Laura Gass reported that the wood paneling in the 300-wing behind the HVAC units appeared to have water damage. Poor

4 4 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Floor Finishes The interior floor finishes consist of VCT (vinyl Average composition tile) in the administration offices and corridors. The floors in the classrooms and the cafeteria is suspected asbestos tile; however, it was in good condition. There is ceramic tile in the restrooms and kitchen. The flooring is carpet in the library and administration offices. There is a rubber sport court in the gymnasium, wood on the stage, and both were in good condition. The floors appeared to be in average condition. Most of the restroom floors had multiple areas of patched and chipped tiles. There were no bad smells observed coming from the cafeteria as per the interview notes. Interior Ceiling Finishes The ceiling finishes are acoustical tiles in metal grid in the administration areas, cafeteria, library and some restroom ceilings. There are 12x12 perforated glue on tiles in all the classrooms and corridors. The ceiling insulation was sprayed directly on the concrete beam roof in the gymnasium. There are gypsum board ceilings in storage rooms and restrooms. The ceilings appeared to be in poor condition. The perforated tiles are worn, yellowed, scratched and many were coming loose from the ceilings. The corridor ceiling tiles were more updated; however, there was a huge amount of exposed conduit running along the walls and ceilings. There was rusty ceiling grid in the kitchen area. Poor Conveying A Genesis vertical lift is located on the east side of the stage. The lift is capable of carrying 750 pounds and was installed in It is powered with a 120 VAC single-phase motor, and the electrical disconnects and switches are mounted on the northern wall. The lift was observed to be in good condition. Good Plumbing Plumbing Fixtures The facility contains multiple plumbing applications that service one floor level, consisting of student restrooms, staff restrooms, janitorial closets with service sinks, and one commercial kitchen. The restrooms that are located inside classrooms have vitreous china floor-mount toilets with manual flushing valves. The classroom restrooms are not equipped with sinks; however, the classrooms all have laminated particleboard vanities with either porcelain or stainless steel sink/bubbler combinations mounted inside the vanity installed. The remainder of the facility s restrooms have vitreous china sinks with manual or metering faucets, along with vitreous china floor/wall-mount Average

5 5 System Subsystem Condition and Deficiency Overview System Condition Rating toilets and urinals with manually operated flushing valves. There are wall-mounted service sinks found in the janitorial closets. The staff reported that the toilet fixtures in the classroom wings and public spaces were outdated and have requested that they be replaced. Additionally the staff reported that all of the janitorial closets had outdated cast iron wall-mount mop sinks and have requested that new floor sinks be installed. Lastly, the staff reported that the following restrooms were renovated during the summer of 2016, to meet handicap accessibility standards, 306RR, 308RR, WFRRADM, and MFRRADM. This building s plumbing fixtures were observed to be in average condition. Nearly all of the plumbing fixtures observed in the classrooms and public restrooms had similar deficiencies, such as, being excessively outdated, being constructed of porcelain, and functioning inefficiently. Additionally, the restrooms that service the gymnasium had plumbing fixture partitions with excessive corrosion damage. Lastly, the water fountain in the cafeteria was observed to inoperable. Domestic Water Distribution Any domestic water distribution equipment, such as large vertical water heaters (greater than 30-gallon capacity), does not service the majority of the plumbing fixtures observed in this facility. The remainder of the plumbing fixtures that are serviced by domestic water distribution equipment are located in the commercial kitchen, gymnasium office, and nurse s office. The fixtures in the commercial kitchen appeared to be serviced by one GWH (gas water heater) that is located in the kitchen mechanical room. The water heater has the ability of producing 200 MBH and holding 100 gallons. Additionally, the fixtures in the nursing office and administration area appeared to be serviced by a water heater that has the ability of producing 75 MBH and holding 75 gallons. The staff reported that the water lines in the 100-wing had been replaced with copper lines. The staff also reported that the original cast iron and galvanized pipes located under the classrooms in the 200-wing and 300- wing, and the kitchen area were deteriorating and Average

6 6 System Subsystem Condition and Deficiency Overview System Condition Rating requested that they be replaced. In addition, the staff requested that the water lines that service the individual classroom wings have individual isolation valves installed in order to maintain the wings more efficiently. Lastly, the staff stated that the water heater located in the administration mechanical room was no longer connected to the nursing office. The staff requested that the hot water lines be reconnected to the nursing office plumbing fixtures. The domestic distribution system was observed to be in average condition. The GWH located in the administration mechanical room was installed in 1996 and was observed to be aged and out of date. Additionally, the GWH s associated piping was observed to be leaking. Other Plumbing The facility has an internal and external type roof drainage system that is equipped with gutters and downspouts. The system appeared to be in good condition. The staff reported that the original floor drains were failing throughout the facility and requested that they be replaced. Good Mechanical/ HVAC This building has multiple HVAC applications that service one floor level. The major mechanical equipment consists of RTUs (roof top units), split system heat pump/air conditioning units, WSHPs (water source heat pumps), and horizontal floor-mounted packaged unit ventilator systems. All of the indoor WSHPs are supported by a common water loop system. The system has an in-line external packaged fluid cooler tower that is rated at 335 GPM (gallons per minute) and two horizontal gas fired boilers rated at 400 MBH. The estimated capacity of the roof-mounted EFs range from 200 to 500 CFM (cubic feet per min). The refrigeration capacities of the HVAC units range from 1.5- to 10-TON. The staff reported that all of the classrooms were getting new water source mechanical consoles and a new package fluid cooling tower system that had been converted from a two-pipe system to a four-pipe system during the summer of Additionally, the staff reported that the mechanical equipment serving the library was also being replaced during the summer of The staff also reported that the RTUs serving the administration offices and the HVAC unit serving the commercial kitchen were aged and outdated. Lastly, the staff stated that all of the EFs throughout the facility were reaching the end of their typical design service life and have requested that they be replaced. The mechanical/hvac system for this building was observed to be in average condition. During the facility condition assessment, the HVAC systems for the facility were under complete renovation and many of the pieces of equipment were Average

7 7 System Subsystem Condition and Deficiency Overview System Condition Rating not installed or commissioned. Many of the deficiencies observed were general aging of equipment, enclosure, associated piping, and compressor fin damage due to weather damage. Another widespread observed deficiency was the use of outdated refrigerant in the existing HVAC systems, refrigerant type R-22. RTU-1, -2, -3, and -4 had the aforementioned general deficiencies, and RTU-3 additionally had damage to its existing discharge ductwork insulation. Fire Protection Fire Alarm The building has a fire alarm system that consists of Average alarm and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panelboard. The fire alarm system equipment was observed to be in average condition. The remote annunciator indicated trouble when the facility was observed. The facility reported the alarm activates randomly and beeps after acknowledgment or being reset. Fire Protection/ The building is not equipped with a fire N/A Suppression sprinkler/suppression system; however, it is protected by portable fire extinguishers that are stationed throughout the building. All portable fire extinguishers observed were inspected within the last year. Electrical Electrical Distribution The electrical service enters the building from the north Average east corner of the campus. An administration mechanical room houses a 480VAC, 1200-amp main switchboard, transformers, and sub panelboards that supply power to the building s additional electrical rooms, end devices, and mechanical equipment. The building was under construction during the assessment, and numerous electrical panels were in the process of being replaced; therefore, they were not captured. The electrical distribution equipment was observed to be in average condition. Panel 1PZA, located in the administration mechanical room, was nearing the end of its typical design service life. Panel 1PZE, located in the electrical room on the 200-wing, was nearing the end of its typical design service life. A Wilson panelboard exists in the kitchen loading dock area that was nearing the end of its typical design service life and has spaces exposing the bus. This is a life safety issue. The classroom wings that are accessed from exterior

8 8 System Subsystem Condition and Deficiency Overview System Condition Rating entrances contain outlets that should be replaced with exterior rated enclosures and outlets. There are numerous junction boxes missing their enclosure covers, however this could be due to the electrical construction. A Federal Pacific 100 amp panelboard exists in the 300-wing and is a life safety issue. Lighting The exterior of the building is outfitted with what appears to be wall-mounted HID (high-intensity discharge) fixtures and LED (light-emitting diode) fixtures located near the roofline of the building. Average Surface-mount ceiling fixtures illuminate covered walkways. The interior lighting consists of fluorescent troffer fixtures in the classrooms and corridors. The library and room 501 are illuminated with hanging fluorescent fixtures. The stage is equipped with a specific designed lighting to support stage productions. The gymnasium is equipped with hanging fluorescent style fixtures and screw type fixtures exist in the closets and electrical rooms. There are exit signs at every exit. The lighting was observed to be in average condition. Various exit signs were not illuminated. There were exterior wall-mounted fixtures in various locations that were damaged. However, these fixtures could have been scheduled for replacement, as it appeared replacement LED fixtures were currently being installed. There were ceiling-mounted fixtures that were nearing the end of their typical design service life. Communications & Security There is a Gemini security system currently installed with multiple keypads at various entrances. Motion detectors are installed in interior areas and security cameras are installed throughout the interior of the building and strategically on exterior corners and walls. A MDF (main distribution frame) communication closet existed east of the stage, which houses network Good switches, hubs, and routers, in a rack style configuration. An IDF (independent distribution frame) also existed in corridor 4 adjacent to the stage. The facility appeared to have wireless routers installed in classroom ceilings and strategically throughout the building. The equipment was observed to be in good condition. The facility reported the call box at the front door was not functional. The facility reported that the public address system is insufficient for the interior and

9 9 System Subsystem Condition and Deficiency Overview System Condition Rating exterior corridors. The facility reported camera surveillance in the kitchen contained blind spots and poor resolution. The facility reported that wireless internet data was weak in the 300-wing.

10 10 Exterior System Deficiency Examples Exterior Walls Exterior Windows Exterior Doors Roofing Deficiency Examples

11 11 Interior Construction Deficiency Examples Interior Walls Interior Doors Interior Finishes Deficiency Examples Interior Wall Finishes

12 12 Interior Floor Finishes Interior Ceiling Finishes Plumbing System Deficiency Examples Plumbing Fixtures

13 13 Mechanical/HVAC System Deficiency Examples

14 14 Fire Protection System Deficiency Examples Fire Alarm Electrical System Deficiency Examples Electrical Distribution

15 15 Lighting

16 16 Brown Elementary School Campus 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 School Building Recommendations Exterior 1. Keep trees trimmed back so they are not touching the roof. 2. Repair chipped paint on concrete columns. 3. Investigate crawl space concrete beam deterioration under building along with structure. 4. Re-putty gymnasium windows. 5. Re-glaze fogged and scratched windows. 6. Paint interiors of exit doors and replace scratched windows. Roofing 1. Investigate roof drains at roof A-1 and A-2 for proper drainage and possible replacement. 2. Investigate roof A-9 for possible replacement in the next five years. 3. Investigate options to prevent future erosion from condensate feed from the downspout on front of building (requested by PM Laura Gass). Interior Construction 1. Investigate asbestos floor tile. Interior Finishes 1. Replace stained, yellowed, scratched, and torn perforated ceiling tile in all classrooms. 2. Replace, repaint, or refinish 80% of interior doors. 3. Investigate installing a suspended ceiling in main corridors to cover surface-mounted conduit. 4. Replace or refinish all wood paneling and folding partitions. 5. Investigate wood paneling water damage in the 300-wing behind the HVAC units (requested by Laura Gass). Plumbing 1. Continue preventative maintenance on aged plumbing fixtures and/or begin planning for replacement of the fixtures in the future, as they continue to age. 2. Replace corroded underfloor domestic water distribution piping for classrooms 200-wing, 300-wing, and the commercial kitchen area. 3. Replace the aged water heater in the administration mechanical room and reconnect the nursing office s plumbing fixtures to the existing water heater. 4. Replace the wall-mounted porcelain mop sinks located in the janitorial closets with new floor- mounted sinks. 5. Replace original floor drains that are no longer operating properly. 6. Install isolation valves in the domestic water distribution piping system for each classroom wing. 7. Replace plumbing fixture partitions in the restrooms that service the gymnasium. 8. Replace inoperable water fountain in cafeteria. Mechanical/HVAC 1. Replace units that use R-22 refrigerant. 2. Continue conducting preventive maintenance checks and services for HVAC systems. Begin planning on repair or replacement of all aged and out of date HVAC pieces of equipment.

17 17 3. Replace aged and outdated EFs throughout the facility. Fire Protection 1. Request the Silent Knight representative determine cause of random fire alarm initiation and determine the cause for the trouble indication. Electrical 1. Verify all exit signs are in operable condition. 2. Replace light fixtures that are damaged beyond repair. 3. Replace lighting nearing the end of its typical design service life. 4. Replace electrical equipment nearing or past its typical design service life. 5. Replace panels nearing the end of their typical design service life. 6. Install covers, secure all junctions, and pull boxes. 7. Install exterior outlets and enclosure in exterior locations. 8. Install breaker void covers where necessary. 9. Replace all Federal Pacific panels. 10. Replace the call box at the front door that was not functional. 11. Replace the public address system in insufficient areas of the interior and exterior corridors. 12. Adjust and/or replace the camera surveillance in the kitchen to remove blind spots and poor resolution. 13. Assess the cause for weak wireless internet data in the 300-wing.

18 18 Brown Elementary School Planned Future Improvements The following are any known planned and funded improvements scheduled to take place at this campus in the future. Their scope and schedule are subject to change. Planned Improvements from PM Laura Gass on 10/27/16. To be Deterimined. Plan to repair and replace electrical conduit issues in the crawl space.

19 1 CRAWL SPACE Main School Building (BLDG-109A) Building Purpose Administrative, Classrooms, Cafeteria, and Gymnasium Inspection Date September 8, 2016 Inspection Conditions 79 - Sunny & Dry Crawl Space 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 Soil, Drainage, Ventilation & Access Soil Below Building, Site Drainage in Crawl Space The soil below the original building ranged from dry to damp throughout the crawl space. No significant deficiencies were seen. No drainage system was seen in the crawl space (nor is one detailed in the existing plans). Good Soil Retainers Areaways/Ventilation Access Hatches While the soil retainers seemed intact, many had caved in allowing major soil infiltration to occur. In several cases soils were in direct contact with the bottom of the suspended perimeter beam. Soil retainer deficiencies: Caved in retainers/soil infiltration, soil in contact with suspended beams Ventilation supplied through areaways was impeded by vegetation and there was a strong odor in one of the crawl spaces. Areaway/ventilation deficiencies: Areaways partially blocked by vegetation Inadequate ventilation Crawl space access was limited by pipe congestion, exposed wires and low clearance below pipes and beams. One hatch was missing a safety latch; elsewhere, the hatch frame and door were corroded. One crawl space area was inaccessible as the access hatch was covered with stacked boxes. A hatch in the MDF room was inaccessible as the door was locked and only AISD PD had the key (as stated by the school admin office). AISD PD was contacted but they were unable to send an officer to grant entry. Poor Average Average Access hatch deficiencies: September 8, 2016

20 2 Exposed Structure Pipes, Ducts, Equipment & Fireproofing Exposed Columns & Tops of Foundations Exposed Faces of Perimeter Walls / Beams Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above Mild to moderate corrosion on hatch door and frame Missing safety latch Limited access due to pipe congestion Hatch access blocked by storage materials Hatch access not opened by AISD PD Tops of drilled piers were not exposed above ground. The columns were in good condition, with only some minor chips and spalls visible at column edges. No significant column deficiencies observed. The cast-in-place concrete perimeter beams are suspended. Observed perimeter beams appeared in good overall condition. Some mild honeycombing was observed but no significant deficiencies were observed. Suspended cast-in-place interior beams are supported by interior columns and perimeter walls. The interior beams were in good overall condition. No significant deficiencies were seen. Interior beam deficiencies: Exposed/corroded reinforcement observed in one location The floor system consists of precast concrete channels spanning between floor beams. The precast channels were in poor condition overall. Bottoms of channel joists were severely cracked and/or spalled and the bottom longitudinal reinforcement in the joists was completely exposed and severely corroded. The channel slabs also had cracked and/or spalled areas with exposed/corroded reinforcing. In one area, about 10 adjacent channel joists were severely spalled and corroded along most of their span length. Deterioration of channels is significant and their structural capacity is likely reduced. Continued deterioration of these members may result in structural failure of the floor system. The limited area observed with a flat, cast-in-place slab appeared to be in better condition. Suspended Pipes & Hangers Slab deficiencies: Severe cracks and spalls in channel joists and slabs with exposed and heavily corroded reinforcement; structural capacity of channels is likely affected Some pipes appear to have been recently installed and are in good condition. However, other pipes appeared quite old and their pipe insulation was often found to be moldy and disintegrated. Cast iron pipes and support hangers had mild Good Good Good Fail Average September 8, 2016

21 3 to significant corrosion. One crawl space area contained broken pipes and exposed electrical wires. Pipe deficiencies: Corroded hangers and pipes Degraded and/or moldy pipe insulation Exposed electrical wires Exposed Ductwork Ducts were not present in the crawl space areas observed. N/A MEP Equipment Spray Fireproofing/ Insulation Crawl Space Deficiency Examples Soil, Drainage, Ventilation & Access Caved soil retainers Congested pipes and exposed wires restricted crawl space access MEP equipment was not present in the crawl space areas observed. Fireproofing and insulation were not present in the crawl space areas observed. Areaway clogged with vegetation Hatch blocked by storage Congested pipes restricted crawl space access Rusted hatch frame N/A N/A September 8, 2016

22 Chips/small spalls at column corners T Exposed Structure Mild honeycombing on interior beam R AF Cracked pan joist webs Spalled concrete, Exposed/corroded longitudinal reinforcement in pan joist webs Several badly damaged pan joist webs adjacent to each other Badly spalled channel joist and slab, exposed/corroded reinforcing Pipes, Ducts, Equipment & Fireproofing D Moldy/missing pipe insulation Degraded/missing pipe insulation Rusted pipe and hangers September 8,

23 5 Broken conduit, exposed wires Open electrical box and exposed wires September 8, 2016

24 6 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 A Recommendations Soil, Drainage, Ventilation & Access 1. Reposition caved soil retainers and restore void below perimeter beams. 2. Investigate need for improved site grading to promote drainage away from building. 3. Investigate need for additional ventilation. 4. Clean hatch frames/doors & protect from further corrosion. 5. Maintain access to crawl space areas (keep materials off hatch). Exposed Structure 1. Perform structural analyses to determine whether the floor channel original sections have adequate structural capacity. 2. Repair precast channels to restore structural capacity or retrofit precast channels for additional structural capacity if needed. Repair work would consist of cleaning corroded rebar and patching spalled areas with a structural concrete repair product. Retrofitting channels would likely consist of widening channel joists and adding reinforcement to the structural section or sandwiching with epoxied and bolted steel plates. Pipes, Ducts, Equipment & Fireproofing 1. Clean corroded cast iron pipes & protect from further corrosion or replace. 2. Replace heavily corroded hangers/supports. 3. Replace degraded/moldy pipe insulation. 4. Enclose electrical wires in boxes or conduit. September 8, 2016

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