Oak Springs Elementary School Site Summary

Transcription

1 1 Oak Springs Elementary School Site Summary Address 3601 Webberville Road Austin, TX Number of Permanent Campus Facilities 2 Original Year of Construction 1958, 1984 Total Campus Building Area (combined) 47,101 SF Introduction The Oak Springs Elementary School campus is located at 3601 Webberville Road in Austin, Texas. Oak Springs Elementary School was established in 1958, and consists of the main school building and a stand-alone gymnasium that was added in These permanent campus buildings are the Main School Building (BLDG-125A), which includes administration offices, classrooms and cafeteria, and the Stand-Alone Gymnasium (BLDG-125B). The buildings are connected to one another by an exterior covered sidewalk. Meeting Log Revision Log Date Meeting Revision Date Summary of Content 8/11/16 Interview 00 9/2/16 Draft Issue 8/18/16 Assessment 01 11/4/16 Added comments from CAC Approval Letter dated 10/18/16 by Monica Woods, Principal 9/13/16 Cluster Meeting

2 2 Main School Building BLDG-125A Building Purpose Building Area Administration, Classrooms and Cafeteria 43,131 SF Inspection Date August 18, 2016 Inspection Conditions 88 F - Partly cloudy 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 walls are painted stucco on masonry block. The concrete foundation is painted where exposed. There is a lower level not enclosed under the 200-wing with painted metal columns and a soffit that consists of painted plaster, painted wood and FRP (fiberglass reinforced panel) ceiling tile in a grid system. The restrooms are shared by two classrooms that were added in 2010, per facility staff, and have the same stucco finish on the exterior. There is a corrugated metal coverd sidewalk that extends from the gymnasium to the 200-wing and 100-wing. There is no cover on the sidewalk and ramp that leads to corridor C3 or the ramp at the south end of corridor C2. The exterior walls were in average condition due to age. Erosion had created a hole in the foundation at the outside corner of the music classroom where the downspout and splashblock were located. There was a crack at the inside corner of the foundation outside of room 208. There was water damage outside of the art classroom at the concrete pad for the mechanical units. The FRP soffit tiles under the 200-wing were aged, discolored and damaged. There were holes covered with mesh. Facility staff reported a frequent and pervasive pest issue. Facility staff requested canopies for the sidewalk and ramp that leads to corridor C3 and the ramp at the south end of corridor C2.

3 3 System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Windows The exterior windows are aluminum frame with singlepane Good glazing. The windows are not original and appear to have been replaced within the last ten years. The exterior windows were observed to be in good condition. Exterior Doors The exterior doors are painted metal in painted hollow metal frames with clear glass vision panels on the upper half of the door. The doors at the ends of corridors C1 and C2 and at the main entrance (corridor C3) have integral painted metal frame side lites and transom windows with single-pane glass. The exterior doors were in average condition due to age and peeling paint. The KITMECH doors did not open as the door hinge had rusted shut. Roofing The roof covering over the 100-wing is modified bitumen. Pre-finished gutters and downspouts are at the perimeter of the low-sloped roof. There is an aluminum roof ladder adjacent to the loading dock that was installed in 2016 as part of the 2013 bond program. Facility staff indicated the restrooms were added to the classrooms in 2010, and the 200-wing modified bitumen roof covering appears to have been replaced at that time. The roof covering on the 100-wing was observed to be in poor condition, and the facility staff reported it to be at the end of its life. The roof was slick and worn. There were various areas of ponding water and cracking. Some locations had been patched, and the painted metal parapet caps and fascia were peeling. There was moss growing on the roof covering corridor C4. The gutters were dented at the connection between corridors C3 and C4. The roof coverings on the 200-wing and the 100-wing restroom additions were observed to be in good condition. The 100-wing restroom additions occurred in 2010 and the 200-wing roof covering appeared to be replaced at that time as well. Interior Construction Interior Walls The interior walls are wood-framed with wood veneer panels, integral transom single-pane windows, and integral door frames at the corridor classroom walls. The walls between classrooms are gypsum board on metal studs that were replaced when the restrooms were replaced in 2010 as reported by facility staff. There are movable partition walls separating the art room and music room into two smaller rooms, which were installed in 2016 as part of the 2013 bond program. The library interior walls appear to be gypsum board on metal studs with louvered transom windows. The interior walls were in average condition due to the age and wear on the wood-paneled corridor walls, but no structural issues were evident.

4 4 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Doors The interior doors are plastic laminate with clear glass vision panels on the upper half of the door. The doors have lever-style hardware and metal kickplates on the interior of the classrooms. The frames are wood integral to the wood-framed corridor walls. The library doors have wire glass in the upper half of the door. There are two painted metal doors in hollow metal frames at each end of corridor C4. The interior doors appeared to have been replaced within the last ten years, estimated in 2010 when other upgrades occurred. The frames were not replaced as they were integral with the walls and the veneer finish was worn. The painted metal doors at each end of corridor C4 were not replaced and had peeling paint. Interior Specialties System not present. N/A Stairs Exterior Stairs There are concrete exterior stairs with painted metal railings at the end of corridor C1, both ends of corridor C2, at the east exterior door of C3, and at the loading dock. The exterior concrete stairs were in average condition due to age and a few cracked areas and spalling concrete on the stair north of corridor C2. All of the railings had peeling paint. Interior Stairs There are concrete interior stairs in the 100-wing (Stair 1). The concrete stairs have cast-in-place anti-slip metal nosings and painted metal railings. There are an additional three steps to the upper classrooms in the 100-wing and a concrete ramp with a painted metal railing. There are four sets of three wood-covered steps at the four corners of the stage. The interior concrete stairs were in average condition due to age and a small crack and hole in one step of Stair 1. The wood stairs at the stage were in average condition due to age and wear on the wood. Interior Finishes Interior Wall Finishes The interior wall finishes include wood veneer paneling on the corridor walls. The classrooms have painted walls with ceramic tile below windows and chalkboards. Tackboards are mounted on the walls in the classrooms. The faculty restrooms have a wainscot of ceramic tile and paint above. The classroom restrooms added in 2010 have full-height ceramic tile. Corridor C4 and the kitchen have a ceramic tile wainscot with paint above. The interior finishes were in average condition. The

5 5 System Subsystem Condition and Deficiency Overview System Condition Rating wood veneer paneling was aged and worn with discoloration in various locations. The ceramic tile under the windows was aged. The ceramic tile on the corners in the kitchen was cracked. Interior Floor Finishes The interior floor finish is VCT (vinyl composition tile). Various flooring areas have been replaced. Strips of VCT along the exterior were replaced in 2016 where the mechanical units were replaced as part of the 2013 bond program. The floor finish in all of the restrooms is ceramic tile. There is carpet in the administration area, library, and music rooms 109 and 110 that was replaced in 2016 as part of the 2013 bond program. The interior floor finishes were in average condition due to the age of the majority of the VCT. The building joint at the restroom additions on the classrooms had issues with cracking tile. The tile was replaced, but building movement at these locations was an ongoing issue and was reported by facility staff. Interior Ceiling The interior ceiling finish on the basement level is sprayon Finishes acoustic material on the concrete floor structure above. There is ACT (acoustic ceiling tile) and a grid system in corridor C1 at the north end leading to the exterior doors. The restrooms have vinyl ceiling tile in a grid system. The first floor ceiling finish in the 100-wing is ACT throughout. The 200-wing and library have tectum panels at the roof deck. The restroom additions include a lowered ceiling of ACT and grid and gypsum board further down. Corridor C2 in the 200-wing has an ACT and grid system. The main entrance in corridor C3 has a higher ceiling with wood trim at the transition to a lower ceiling. The ACT and grid in the 100-wing were observed to be in poor condition. There were numerous discolored ceiling tiles due to roof leaks. There was evidence of a previous roof leak in room 205. The tectum panels in the 200-wing and library were in average condition as they were aged but had no visible issues. The vinyl ceiling tile in the restrooms of the 100-wing was in good condition. Conveying System not present. N/A Plumbing Plumbing Fixtures The building contains predominantly single-use restrooms inside each classroom. Additionally, multi-use restrooms are found outside of the art and music area and single-use restrooms in the administration,

6 6 System Subsystem Condition and Deficiency Overview System Condition Rating cafeteria, nurse, and kitchen areas. Typical restrooms have floor-mounted vitreous china water closets with manual flush valves. Wall-hung vitreous china urinals with manual flush valves are located in the dedicated male multi-use restroom. Typical classrooms contain a single-basin stainless steel sink with a drinking fountain attached. There are two community single-basin stainless steel sinks with a drinking fountain attached in the corridor outside the art and music area. Additionally, stainless steel basin sinks can be found in the art, KILN, and library conference rooms. Stainless steel drinking fountains are in the corridors of the building. A shower is outside the art area in SHWR112. A commercial kitchen is located in the school s cafeteria. The kitchen contains stainless steel kitchen equipment, including a triple-basin prep sink. It also has various wall-mounted stainless steel sinks for personal use. A porcelain-coated enamel handwashing sink is in the cafeteria area. The building also has service sinks located in various janitorial closets. The plumbing appeared to be in average condition showing signs of wear associated with age.. The drinking fountain in room 107 was observed to have uneven sputtering flow. The drinking fountain in the basement corridor was leaking. The sinks in the corridor across from SHWR112 and the male and female restrooms off the cafeteria were observed to have no flow. One of the personal sinks in the kitchen had no flow from the cold water handle. The sink in the KILN room had very low flow. There was a sink in the kitchen restroom that was very worn and had significant wear associated with age. The handwashing sink for the cafeteria had damage and was missing enamel in some places. The seat in the water closet in room 202 was cracked. The water closet in room 206 was difficult to flush. The male restroom off the cafeteria (CAFEBHRR) was observed to be missing the seat. The female restroom in C1A (GHRR110) was observed to have a water closet that was clogged. Some fixtures had corrosion and rust at the base and on the connections. The janitorial mop sinks were in average to poor condition, with some showing signs of corrosion around the base. Domestic Water Distribution Domestic hot water to the kitchen is provided by a GWH (gas water heater) stored in KITMECH. The door to this

7 7 System Subsystem Condition and Deficiency Overview System Condition Rating room had rusted shut, and the unit was not accessible. Various smaller electric and GWHs are located throughout the building to provide heated domestic water to specific locations in the school (i.e., library conference room and shower outside of the art classrooms). Domestic hot water is not typically supplied to the classroom plumbing fixtures, but a small point-of-use water heater is feeding the sink in room 18. The smaller units installed for hot water use to a specific location were observed to be in good to average condition, with some showing signs of age and deterioration. Distribution plumbing was in average condition with minor signs of corrosion and deterioration with age. Roof top distribution plumbing appeared to be missing its insulation and had corrosion and rust on it. Other Plumbing Floor drains in the kitchen showed signs of deterioration and rust. Restroom floor drains were found to be in average condition. The restroom off of room 206 was emitting an odor, potentially coming from the floor drain. Mechanical/ HVAC The building s HVAC (heating, ventilating, and air conditioning) system is primarily composed of AHUs (air handling units), packaged units, and exterior heat pump condenser units with corresponding interior vertical unit ventilators. Packaged air conditioner units feed the cafeteria and administration areas. Individual classrooms, corridors and the library are fed by the split heat pump condensing unit and vertical unit ventilators. Various sized EFs (exhaust fans) feed the building. The split heat pump condenser units were installed in 2015 and were observed to be in good condition. No nameplate information was available for the vertical unit ventilators, but these were assumed to be the same age and capacity as their corresponding exterior condensing heat pump units. Verticle ventilator units were also observed to be in good condition. Packaged air conditioning units were observed to be newer and in good condition. A dehumidifier in the library storage room (LIBAVSTO) appeared to be in good working condition. An old in-wall space heater was found in the kitchen restroom but appeared to be no longer functional and abandoned in place. A condenser unit on the exterior had a tree that had fallen on top of it. The unit was not operating at the time of assessment. The unit may have sustained damage that impacted its functionality when the tree fell. There were a few exterior condenser air conditioning units that were observed to be older and were using outdated R-22 refrigerant. It was reported in the facility interview that the a/c controls for the administration area do not function properly. Roof top vents and EFs showed signs of age and deterioration. Fire Protection Fire Alarm The building has a fire alarm system that consists of alarm and signaling devices such as strobes, Good

8 8 System Subsystem Condition and Deficiency Overview System Condition Rating horn/strobe combinations, pull stations, and detectors. The first-floor classrooms have detection and indication devices throughout the classrooms. The basement-level classrooms have indication, but detection is limited to the basement corridor. Each basement classroom has battery-operated smoke detectors installed. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system appeared to be in good condition. No deficiencies were observed during the assessment. Fire Protection/ Suppression A fire suppression system is present for the range hood in the kitchen with a tank mounted to the wall at the ceiling. Fire extinguishers are located throughout the building. Visual assessment determined these were in average condition. The majority of the extinguishers were up to date with their annual inspections. The extinguisher in the C3 corridor was out of date with its inspection. Electrical Electrical Distribution The electrical service enters the building at the 120/208Y-volt, 1600-amp main switchboard located outside, on the northwest area of the building. The building does not have a lightning protection system. The electrical distribution equipment was in average condition. The majority of the electrical panelboards had been replaced throughout the building; a few panelboards had exceeded or were nearing their service life expectancy (panels located in CC200, the stage, and corridor C1). Panel TPGA (located in MAINMECH) had evidence of water infiltration within the panel and had corrosion forming on and around its breakers. This should be considered a life safety issue as corroded breakers could impede proper operation during an overcurrent trip. Panel TPGB (located in an unnamed crawlspace under the 200-wing) had corrosion forming on the cabinet. Panel TPGB was also observed to have missing breaker covers, and the busing was exposed behind the breaker board. This condition should be considered a life safety hazard. Panel B (located in CC200) had a large gap between the cabinet and front cover due to missing screws. The building also had a number of outdated electrical switches for assorted mechanical and HVAC

9 9 System Subsystem Condition and Deficiency Overview System Condition Rating equipment. School faculty reported that the stage panelboard has an overloaded circuit that powers the CCLIB water heater, the stage, and a portion of the cafeteria. Faculty reported Panel A (located in corridor C1 across from room 104) and the panel located in CC200 both need to be replaced or upgraded. Both of these panels were near or had exceeded their service life expectancy. Faculty also requested a new subpanel for the northwest portion of the 100-wing to provide power for the washer and dryer in the art room area. Lighting The building's exterior lighting consists of metal-halide, screw-in lamp style, and LED (light-emitting diode) luminaires that are located around the building exterior, including most egresses. The interior lighting consists primarily of fluorescent luminaires, although some storage/janitorial rooms have screw-in lamp style luminaires present. The lighting for the building was in average condition. Many exterior luminaires were damaged or aged past their design life. Observed interior lighting deficiencies included non-functional luminaires, burned-out lamps, cracked/loose lamp covers, and missing luminaire covers. Observed branch wiring deficiencies included damaged electrical receptacle faceplates, damaged interior electrical receptacles, non-sealing exterior electrical receptacle covers, and dated light switches. Classrooms had installed ceiling fans, but the rotary knobs for the control switches had been removed. Several classrooms had non-functional rotary switches. Roof top flexible conduit was damaged in some areas. One junction box, located on a covered walkway, was missing port plugs, which can lead to water infiltration within electrical devices and panelboards. An AC adapter for an unknown device in the kitchen area was discolored from overheating. Faculty reported that the restroom vestibule luminaire between rooms 102 and 104 was not serviceable due to a wall constructed directly underneath. Faculty also requested that the exterior lighting be upgraded to LED luminaires. It was reported that exterior lighting was inadequate in front of the administration area, the south side of the 100-wing, and the courtyard between the cafeteria and the 200-wing.

10 10 System Subsystem Condition and Deficiency Overview System Condition Rating Communications & Security The building is equipped with telecommunications/cable systems, with the main backbone equipment located in rooms MDFA (inaccessible), IDFB (a closet in ADMCONF), and room 205 (IDFC equipment mounted within classroom). Networking Wi-Fi access points are installed throughout the building. VOIP (voice over internet protocol) is used for voice communications. The building security consists of surveillance cameras and motion detectors. Exterior surveillance cameras overlook the kitchen unloading area, the southwest faculty parking lot, and most building egresses. Interior surveillance cameras are located within the cafeteria, in the administration area, and in corridors overlooking the building egresses. Motion detectors are installed throughout the building for the security system. The communications and security systems were observed to be in good condition. Room 201 had a faulty networking receptacle, preventing the operation of the VOIP phone. Faculty reported connectivity issues with the Ethernet receptacles in room 209. Faculty requested additional networking receptacles in common workspaces due to excessive network cables throughout these areas, which created tripping hazards. Faculty reported that the surveillance coverage was inadequate. Recently constructed metal fencing that enclosed HVAC equipment created visual barriers for the existing cameras. Faculty also requested additional cameras for the cafeteria, main parking lot, and exterior entrances to the building. Faculty reported that the intercom at the exterior door between rooms 201 and Good 202 was not functioning properly. Also, the administration area did not have a secured entry point to prevent public access.

11 11 Exterior System Deficiency Examples Exterior Walls Exterior Doors Roofing Deficiency Examples

12 12 Interior Construction Deficiency Examples Interior Doors Stairs Deficiency Examples Exterior Stairs Interior Stairs

13 13 Interior Finishes Deficiency Examples Interior Wall Finishes Interior Floor Finishes Interior Ceiling Finishes

14 14 Plumbing System Deficiency Examples Plumbing Fixtures

15 15 Domestic Water Distribution Other Plumbing Mechanical/HVAC System Deficiency Examples

16 16 Fire Protection System Deficiency Examples Fire Protection/Suppression Electrical System Deficiency Examples Electrical Distribution

17 17 Lighting

18 18 Communications & Security

19 19 Stand-Alone Gymnasium BLDG-125B Building Purpose Building Area Gymnasium 3,971 SF Inspection Date August 18, 2016 Inspection Conditions 88 F - Partly cloudy Facility Condition Index System Deficiency Overview The following table provides a summary of the conditions and deficiencies found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior walls of the gymnasium are CMU (concrete masonry unit) with a painted stucco exterior finish with intermediate painted columns supporting the roof structure. The exterior walls appeared to be in average condition due to age and possible moisture issues causing the paint to peel on the interior. Exterior Windows The exterior windows are pre-finished metal frame clerestory windows with single-pane glazing. One additional window in the gymnasium officeis aluminum frame with single-pane glazing. The exterior clerestory windows appeared to be in average condition due to age, but they were only assessed from afar due to accessibility issues. Facility staff had no issues with the clerestory windows. The office window was in average condition due to age. Exterior Doors The exterior doors are painted metal frames with painted metal doors with half vision glass panels and integral transom windows above. The exterior doors were in average condition due to age and wear on the interior. The bottom 6 inches of the door frame of the south entrance had been replaced, and the glass in the door had visible scratches. Roofing The roof covering over the gymnasium is modified bitumen. There are pre-finished gutters and downspouts at the perimeter of the roof. There are two aluminum roof ladders installed in 2016 as part of the 2013 bond program on the south side. Poor

20 20 System Subsystem Condition and Deficiency Overview System Condition Rating The roof covering appeared to be in poor condition and was reported to be at the end of its life by facility staff. The roof was slick and worn. Interior Construction Interior Walls Interior Doors The few interior walls are gypsum board on metal studs and CMU surrounding the restrooms and office. The interior walls were in average condition due to age. The interior doors are metal frame with painted metal doors in the vestibule and restrooms. The office has a wood frame and painted wood doors for the closet and restroom. The interior doors were observed to be in poor condition due to wear and deterioration. The bottom 6 inches of the door frames had been replaced. There were scratches and wear on the glass of the vestibule doors as well. 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 Interior Floor Finishes Interior Ceiling Finishes The interior wall finish in the gymnasium is paint. The restrooms also have paint and painted FRP on the lower portion of the wall behind the sinks. The interior paint appeared to be in poor condition. The paint was peeling and cracking. Facility staff reported the gymnasium needed to be repainted every year. Moisture penetrating the exterior block wall and insufficient insulation could be a cause. The interior floor finish is a sports floor in the main gymnasium area, ceramic tile in the restrooms, and VCT in the office. The sports floor was in average condition with no visible issues. The VCT in the office restroom appeared to be in poor condition due to age and wear, and the ceramic tile in the restrooms appeared to be in poor condition. The ceramic tile base was cracking, and the floor appeared to be warped. The interior ceiling finish in the gymnasium is tectum panels. The tectum panels appeared to be in average condition due to age, but no visible damage or discoloration was present. Poor Poor Conveying System not present. N/A Plumbing Plumbing Fixtures The gymnasium contains multi-use restrooms at the front of the building. A single-use personal restroom

21 21 System Subsystem Condition and Deficiency Overview System Condition Rating with a shower is in the gymnasium office. The restrooms contain floor-mounted vitreous china water closets with a wall-mounted vitreous china urinal in the dedicated multi-use male restroom. Stainless steel drinking fountains are placed on the exterior and interior of the building. A janitorial mop sink is located in GYMCC. The majority of the plumbing fixtures were in average working condition, with some fixtures showing corrosion on the connections. The shower located inside of the gymnasium office had items stored in it and was unable to be assessed for operation. Visual assessment determined it to be in average condition. The urinal in the male restroom was cracked. Also, the male restroom had a sink that was leaking from the faucet. The drinking fountain on the exterior was missing the push button and had no flow. Mechanical/ HVAC Domestic Water Distribution Other Plumbing An electric water heater is noted on the floorplan to be in GYMCLO to feed the shower in GYMRR. No water heater was observed. Hot water is not distributed to any fixtures in this building. The plumbing distribution to fixtures was in average condition with evidence of corrosion and deterioration associated with age. The domestic water system was in average condition with typical wear associated with the system s age and general daily use. Floor drains are present in the restrooms. They were observed to be in average condition with minor deterioration associated with age. The building's HVAC system is composed of a 12.5-TON roof top packaged unit and EFs for the restrooms. The roof top packaged unit was newer and appeared to be in good condition. EFs appeared to be in average condition with minor signs of deterioration, but were reported in the facility interview to need frequent maintenance. Fire Protection Fire Alarm The building has a fire alarm system that consists of alarm and signaling devices such as strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system appeared to be in good condition. Fire Protection/ Suppression A single sprinkler head exists in GYMCC. Additionally, a fire extinguisher is present. The sprinkler head appeared to be in average condition. Visual assessment of the fire extinguisher determined it Good

22 22 System Subsystem Condition and Deficiency Overview System Condition Rating was in average condition, and the annual inspection was observed to be up to date. Electrical Electrical Distribution Distribution for the building is located in room Good GYMELEC. One panelboard provides distribution for the building. The electrical distribution equipment appeared to be in good condition. No major deficiencies were found during the assessment. Lighting The building's exterior lighting consists of metal-halide luminaires at the building egresses and on the exterior walls. Interior lighting is predominantly comprised of fluorescent luminaires, but there is a dated screw-in style luminaire within GYMCC. The lighting for the building was in average condition. Several exterior luminaires had burned/discolored or cracked housings. Interior lighting deficiencies were limited to a burned-out or damaged lamps and a missing luminaire lens, isolated to gymnasium storage/office rooms. One gymnasium exit sign luminaire was found dim due to a burned-out lamp. Faculty reported that the gymnasium luminaires were difficult to maintain and needed to be upgraded to LED luminaires. Communications & Security The building is equipped with telecommunications systems. A networking Wi-Fi access point is installed within the gymnasium. The building security consists of exterior surveillance cameras and motion detectors. There are two exterior surveillance cameras that overlook the campus playground and portable buildings. The telecommunications and security systems were observed to be in good condition. The playgroundfacing exterior surveillance camera had debris within the clear lens, possibly due to a loose housing or open conduit. Good

23 23 Exterior System Deficiency Examples Exterior Doors Roofing Deficiency Examples Interior Construction Deficiency Examples Interior Doors Interior Finish Deficiency Examples Interior Wall Finishes

24 24 Interior Floor Finishes Plumbing System Deficiency Examples Plumbing Fixtures Domestic Water Distribution

25 25 Mechanical/HVAC System Deficiency Examples Electrical System Deficiency Examples Lighting Communications & Security

26 26 Oak Springs 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. Campus Recommendations Plumbing 1. Repair faucets that were observed to be leaking. 2. Repair or replace drinking fountains that were observed to be broken or not functioning properly. 3. Repair or replace fixtures observed to be cracked or damaged. 4. Address any rust or corrosion observed on the equipment, its associated piping, or any other sub-asset by cleaning, repainting, or repairing to prevent further deterioration. 5. Replace plumbing fixtures that are beyond their expected design life before failure occurs. Mechanical/HVAC 1. Address any rust or corrosion observed on the equipment, its associated piping, or any other sub-asset by cleaning, repainting, or repairing to prevent further deterioration. Electrical 1. Replace interior and exterior luminaires that are damaged or nearing their service life expectancy with more efficient LED luminaires. 2. Replace burned-out lamps for luminaires throughout the facility. 3. Repair or replace luminaire covers/lenses that are damaged, loose, or missing. Main School Building Recommendations Exterior 1. Re-establish soil cover on the foundation at the outside corner of the music classroom. 2. Further investigate the structural issue outside room Repair and repaint the damaged plaster finish at the mechanical unit concrete pad. 4. Replace the FRPs under the 200-wing. 5. Patch holes in the soffit under the 200-wing. 6. Replace the kitchen mechanical room door and hardware. 7. Monitor the edges of the exterior stair on the north side of corridor C2 for spalling concrete. 8. Repaint all exterior stair railings. Roofing 1. Replace the 100-wing roof covering. 2. Replace dented gutters. Interior Finishes 1. Repaint metal doors at corridor C4. 2. Refinish the wood frame and paneling on corridor walls. 3. Replace ceramic tile wall corners in the kitchen. 4. Further investigate building movement issues at restroom additions causing the VCT to crack. 5. Replace ceiling tile and grid in the 100-wing once the roof covering has been replaced. Ensure thorough cleaning takes place to areas currently above the ceiling. Testing of possible organic material may be required.

27 27 Plumbing 1. Inspect, clean, and repair plumbing in restrooms that are emitting an unpleasant odor. 2. Repair sinks that are not functioning properly. 3. Clean and flush all plumbing fixtures to remove and prevent odors. 4. Repair or replace water closets that are not flushing properly. 5. Replace water heaters that are showing signs of deterioration and are beyond their expected design life before failure occurs. 6. Clean and flush out all floor drains to ensure adequate drainage. Repair or replace any damaged or missing piping insulation as needed. Mechanical/HVAC 1. Remove all HVAC equipment that is no longer in use and has been abandoned in place. 2. Remove the fallen tree from on top of the condensing unit and verify functionality of equipment. 3. Replace HVAC units that use R-22 refrigerant, which is an outdated refrigerant that is being phased out of use. These systems may need to be replaced before they meet their design life due to refrigeration restrictions. Fire Protection 1. Inspect fire extinguishers that are out of date for their annual inspections, and replace if necessary. Electrical 1. Immediately provide missing breaker cover plates for the open slot in Panel TPGB, as this deficiency should be considered a life safety hazard. 2. Investigate Panel TPGB for interior corrosion on breakers and bus bars. The exterior of the cabinet should be repaired to prevent further corrosion from forming. 3. Investigate and repair the source of water infiltration in Panel TPGA. This panel will require repairs to remove corrosion once the source of water infiltration has been repaired. 4. Install screws in Panel B to properly secure the front cover. This panel has exceeded its service life expectancy and should be replaced. 5. Replace panels that have exceeded or are nearing their service life expectancy, as listed in the Condition and Deficiency Overview of this report. 6. Investigate operation of dated mechanical equipment safety/control switches to ensure proper operation. 7. Install a dedicated circuit for the water heater located in CCLIB, as requested by faculty. 8. Install a new subpanel for the northwest portion of the 100-wing for the washer and dryer in the art room area, as requested by faculty. 9. Investigate operation of the ceiling fan control switches and replace as needed. 10. Replace damaged flexible roof top conduit for HVAC equipment. 11. Replace damaged interior/exterior electrical outlets and non-sealing exterior receptacle covers. 12. Replace the AC adapter located in the kitchen that appears discolored from overheating. 13. Install plugs in exposed junction boxes to prevent water infiltration. 14. Investigate faulty networking receptacles within the 200-wing. 15. Install additional networking receptacles for common workrooms to prevent tripping hazards from network cabling running throughout these rooms, as requested by faculty. 16. Install additional surveillance cameras for improved coverage in the cafeteria, main parking lot, exterior entrances to the building, and along the exterior where the HVAC equipment fences impede coverage. 17. Repair the exterior intercom located between rooms 201 and 202, as requested by faculty. 18. Investigate the addition of a secured entry point to the administration area to prevent public access.

28 28 Stand-Alone Gymnasium Recommendations Exterior 1. Further investigate moisture possibly penetrating exterior CMU walls. 2. Replace south exterior doors. Interior 1. Replace interior doors in GYMCOR, GYMBHRR and GYMGHRR. 2. Engage an industrial hygienist to evaluate possible mold in the wall and recommend the best method for remediation if present. Roofing 1. Replace the roof covering. Interior Finishes 1. Replace VCT in the office. 2. Replace ceramic tile flooring and base in the restrooms. 3. Repaint interior walls of gymnasium. Mechanical/HVAC 1. Repair or replace EFs that have been reported to need frequent maintenance. Electrical 1. Repair the exterior surveillance camera that overlooks the playground to prevent debris infiltration.

29 1 CRAWL SPACE Main School Building (BLDG-125A) Building Purpose Inspection Date Inspection Conditions Administrative, Classrooms, and Cafeteria August 31, 2016, (Afternoon) 92 - 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 around the edges of the crawl spaces was consistently saturated. In both of the south crawl space areas, water appeared to be infiltrating into the crawl space from the areaway in the northwest corner of each wing; water track marks flowed the length of the crawl space to the drains in the southeast corner. In the north crawl space area, water appeared to travel into the crawl space from under the exterior beams and flowed into the void space below the basement classrooms. The drainage system consisted of sloped grading leading to drainage inlets. The drain in the north crawl space had standing water in it and did not appear to be effectively draining water. The drain in the southeast crawl space was mostly covered with debris. Poor Soil Retainers Soil/Drainage deficiencies: Site grading likely does not drain water away from the build, since soil around perimeter of crawl space was saturated Erosion has occurred in crawl space soils along water flow paths to drainage inlets Drain in the north crawl space is not functioning (standing water in drain) Drain in the southeast crawl space is covered with debris DRAFT Concrete soil retainers were found throughout the crawl spaces. In the southwest crawl space, there were failed soil retainers along the south perimeter. In the southeast crawl space, the soil retainers were beginning to slide inward at the bottom. In the north crawl space, there were failed soil retainers in the north perimeter of the crawl space. Adjacent to the failed soil retainers, there was formwork under the beam where soil retainers should be; it could not be verified whether the formwork was retaining soil or if a cast-in-place August 31, 2016

30 2 Exposed Structure Areaways/Ventilation Access Hatches Exposed Columns & Tops of Foundations soil retainer had been used and the inside formwork never removed. Describe any soil retainer deficiencies. Failed soil retainers Soil retainers beginning to slide inward at the bottom Possibly formwork being used as soil retainers Two areaways were found for the two south crawl spaces. Both areaways were permitting water to flow into the crawl space, as was evident by the water trail lines in the soil. Ventilation was primarily achieved in the all crawl space by small wall vents and large vents with fans to mechanically ventilate the air. In the southeast and north crawl spaces, the vent fans were not running. In the southwest crawl space, the wall vents on the northwest wall had been covered with metal plates that had large amounts of rust on them. In the south region of the southwest crawl space, there was yellow fungus growing in the moist soil. The air in the crawl spaces was not heavy and humid but it was stale and got progressively staler towards the interior of the crawl spaces. Areaway/ventilation deficiencies: Poor cross-ventilation Wall vents covered with rusting plates Vent fans not working or not turned on Areaways allowing water into crawl space Fungus growing in flow path from areaway All of the access hatches to the crawl spaces were through doors and no issues were found with them. Foundations consisted of drilled piers supporting perimeter walls and interior columns. In the southeast crawl space, mushrooming at tops of the drilled piers was found. In the southwest crawl space, there was one column with a large spall and exposed and rusting vertical steel. There were other columns throughout this crawl space with minor spalls on the corners of columns but no exposed rebar. In the north crawl space, there was one pier that was in the water flow path coming from the west wall, and the top two feet of the pier were visible due to erosion. DRAFT Column/Foundation deficiencies: Large spall with exposed rebar in column Minor spalls on columns Mushrooming in pier tops Exposed top two feet of pier due to erosion Poor Good August 31, 2016

31 3 Pipes, Ducts, Equipment & Fireproofing Exposed Faces of Perimeter Walls / Beams Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above Suspended Pipes & Hangers The perimeter of the building is constructed with cast-inplace concrete walls. Honeycombing and old formwork ties were found in the perimeter walls. In the southeast crawl space, large square holes had been cut into the wall after it had been cast and rebar was visible at the edges. In the southwest crawl space, holes had been cored through the wall for pipes that were abandoned. Perimeter wall/beam deficiencies: Honeycombing Exposed/corroded reinforcing at square holes in wall Interior beams were all cast-in-place concrete beams. Formwork ties were found left in the interior beams. In the southeast crawl space, along the west wall there was one interior beam with a large (almost full depth) patch on it. It is unknown how deep into the side of the beam the patch extends, but the surface of the patch appeared in good condition. In the north most crawl space there was honeycombing in the interior beams Beam deficiencies: Minor honeycombing The floor slab in the two south crawl spaces is constructed with cast-in-place slabs. the slabs in both areas appeared in good condition although a large amount of formwork ties were left in place. In the southeast crawl space, there was moisture on the underside of the slab that was appeared to be caused by the temperature difference between an air duct and the ambient air in the surrounding crawl space. In the north crawl space the slab is constructed with both cast-inplace flat slabs and precast pan joists. At the north wall, the ends of the pan joist webss were spalling and one pan joist web had exposed/corroded longitudinal steel. At all observed pipe and duct penetrations, the slab had been patched and the patches appeared in good condition. DRAFT Slab deficiencies: Condensation on underside of slab in the southeast crawl space Exposed/rusted reinforcement and spalling in pan joist webs in the north crawl space Cast iron pipes and PVC pipes were found throughout the crawl space. In all crawl spaces the cast iron pipes and metal hangers showed signs of minor to moderate rusting. In the southwest crawl space there was a heavily bent and rusted hanger rod supporting a PVC pipe. Some pipes were Good August 31, 2016

32 4 Exposed Ductwork MEP Equipment Spray Fireproofing/ Insulation Crawl Space Deficiency Examples Soil, Drainage, Ventilation & Access Saturated soil around perimeter wrapped with insulation and the insulation observed appeared degraded but intact. Pipe deficiencies: Rusting in cast iron pipes Rusting in pipe hangers Bent hanger rod Degrading pipe insulation Ductwork was found in the two south crawl spaces. In the southwest crawl space there was minor rusting observed at the duct joints. In the southeast crawl space there was condensation on the slab above the ductwork. The observed ductwork in the southwest crawl space was not externally insulated so is assumed to have internal insulation. The observed ductwork in the southeast crawl space was externally insulated. External insulation appeared in adequate condition. Ductwork deficiencies: Minor rusting at duct joints Condensation above the ductwork on the slab MEP equipment was present but appeared in good condition. The equipment was typically supported on its own concrete equipment pad. No fireproofing or insulation was found in the crawl space areas observed. DRAFT Flow path leading to drain from areaway Good N/A Water entering crawl space from areaway August 31, 2016

33 5 Drain inlet full of water Drain inlet covered with debris Yellow fungus growing in moist soil Failed/broken soil retainers Vent fan not operational Exposed Structure Mushrooming in drilled shaft Soil retainers sliding inward at bottom Vent with rusted metal plate over Failed/broken soil retainers and wood formwork soil retainers DRAFT Top two feet of exposed drilled shaft Large spall and exposed reinforcing in column August 31, 2016

34 6 Corner spalls in column Exposed reinforcing in pan joist leg Pipes, Ducts, Equipment & Fireproofing Rusting pipes and bent pipe hanger Exposed corroded reinforcing at square opening cut in wall Condensation on underside of slab above ductwork Rusted duct joints Honeycombing in interior beam DRAFT August 31, 2016

35 7 CRAWL SPACE Gym Addition (BLDG-125B) Building Purpose Inspection Date Inspection Conditions Gymnasium August 31, 2016, (Afternoon) 92 - Sunny & Dry Crawl Space System Deficiency Overview The gymnasium building is constructed with grade-bearing beams and slab-on-grade and does not have a crawl space. DRAFT August 31, 2016

36 8 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. Main School Building Recommendations Soil, Drainage, Ventilation & Access 1. Investigate need for improved site grading to promote positive drainage away from building 2. Investigate need to raise curb heights of areaways to prevent water from flowing into crawl spaces 3. Investigate need for improved cross ventilation 4. Monitor soil retainers and replace if soil begins to cave in at failed/broken panels Exposed Structure 1. Clean corroded reinforcement and patch spalled area in column in southwest crawl space 2. Clean corroded reinforcement and patch spalled area in pan joist webs in north crawl space Pipes, Ducts, Equipment & Fireproofing 1. Clean rusted pipes to prevent further corrosion 2. Replace badly rusted hangers 3. Clean rust from ductwork joints and protect from further corrosion DRAFT August 31, 2016

37 ACCESS THRU DOOR HERE DEFICIENCIES FOUND IN NORTH CRAWL SPACE: 1) STANDING WATER IN DRAINAGE INLET IN NORTHEAST CORNER 2) FAILED SOIL RETAINERS IN THE NORTH SECTION OF CRAWL SPACE, AND WHAT APPEARS TO BE FORMWORK INSTEAD OF SOIL RETAINERS AT SMALL AREA OF PERIMETER 3) VENT FAN IN NORTH WALL NOT WORKING OR NOT TURNED ON 4) SIGNIFICANT SPALLING AND EXPOSED LONGITUDINAL STEEL IN PAN JOIST WEBS ALONG NORTH WALL 5) EXPOSED TOP TWO FEET OF DRILLED SHAFT IN LARGE FLOW PATH 6) MINOR HONEYCOMBING IN INTERIOR BEAMS 7) MINOR CORROSION ON PIPES DEFICIENCIES FOUND IN SOUTHWEST CRAWL SPACE: 1) DAMP SOIL AROUND PERIMETER WALLS 2) WATER PATHS IN SOIL SHOW THAT LARGE AMOUNTS OF WATER INFILTRATE THE CRAWL SPACE THROUGH THE ASOUTHWEST AREAWAY AND FLOWS TO THE NORTH DRAINAGE INLET 3) WATER INFILTRATION THROUGH SOIL RETAINERS 4) YELLOW FUNGUS GROWING IN DAMP SOILS 5) FAILED SOIL RETAINERS ADJACENT TO DAMAGED COLUMN 6) SMALL VENTS ON THE NORTHWEST WALL ARE COVERED WITH METAL PLATES. METAL PLATES ARE HEAVILY RUSTED. 7) MILD SPALLING AT CORNER OF COLUMNS 8) DAMAGED COLUMN WITH EXPOSED/CORRODED LONGITITUDINAL STEEL IN SOUTHERN SECTION OF CRAWL SPACE 9) HONEYCOMBING IN EXTERIOR AND INTERIOR BEAMS 10) RUSTING IN CAST IRON PIPES AND PIPE HANGERS 11) MINOR RUSTING AT DUCTWORK JOINTS SUSPENDED SLAB ON CARTON FORMS (NO CRAWL SPACE) ACCESS THRU DOOR HERE SLAB-ON-GRADE SLAB-ON-GRADE ACCESS THRU DOOR HERE DRAFT APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED DURING SITE VISIT APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS DEFICIENCIES FOUND IN SOUTHEAST CRAWL SPACE: 1) SOIL IS DAMP AROUND THE EDGES OF THE CRAWL SPACE 2) WATER PATHS IN SOIL SHOW THAT LARGE AMOUNTS OF WATER INFILTRATE THE CRAWL SPACE THROUGH THE SOUTHWEST AREAWAY AND FLOW TO THE NORTH DRAINAGE INLET 3) SOIL RETAINERS ARE BEGINING TO BE PUSHED IN ON THE BOTTOM 4) VENTILATION FANS ARE NOT FUNCTIONING, POOR VENTILATION 5) MUSHROOMING IN TOP OF DRILLED SHAFT 6) EXPOSED REINFORCING AT EDGES OF LARGE SQUARE HOLES CUT INTO WALL AT NORTH END OF CRAWL SPACE 7) LARGE ALMOST FULL DEPTH PATCH ON INTERIOR BEAM 8) MOISTURE ON UNDERSIDE OF SLAB FROM INSULATED DUCTWORK BELOW. 9) RUSTING IN CAST IRON PIPES