Menchaca Elementary School Site Summary

Transcription

1 1 Menchaca Elementary School Site Summary Address Manchaca Road Austin, TX Number of Permanent Campus Facilities 1 Original Year of Construction 1975 Total Campus Building Area (combined) 60,104 SF Introduction The Menchaca Elementary School campus is located at Manchaca Road in Austin, Texas. Menchaca Elementary School was established in 1975, and consists of one Main School Building (BLDG-147A). The Main School Building is mostly original construction although some renovation has occurred as well as multiple additions constructed; the most recent after (Attended) Meeting Log Revision Log Date Meeting Revision Date Summary of Content 6/27/16 Interview 00 8/19/16 Draft Issue 7/12/16 Assessment 01 1/19/17 Added comments from Teacher Holly Norris as indicated on dated 1/13/17. See pages 4 and 16. 9/28/16 Cluster Meeting

2 2 Main School Building BLDG-147A Building Purpose Building Area Inspection Date July 12, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview Administration, Classrooms, Cafeteria, and Gymnasium 60,104 SF 95 F - Sunny 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 majority of the exterior facade is brick. The curved Average wall of the northeast corner of the 300-wing is synthetic plaster with a large area of glass block. A brick screen wall encloses mechanical equipment on the southwest corner of the building. The brick is in average condition at older portions of the building although there were instances of organic growth, and chipping and cracks in mortar joints observed. The brick facade on the newer additions was observed to be in good condition. The synthetic plaster appears to be in average condition; however, water intrusion is reported at the curved wall and cracking and deteriorating drywall finish was observed inside. Water intrusion may be from either roof glass block or the synthetic wall system itself. Exterior Windows The exterior windows are metal with single-pane Average glazing. Windows in the building have both operable and fixed units. Windows appeared to be in good to average condition relative to their age; however, sealant and caulking around windows in the older portion of the building are at end of service life. Leaking around widows was reported in exterior walls with the synthetic plaster system. Exterior Doors Exterior doors are steel with metal frames. Some entrances have glazed side-lite and/or transoms. The condition of exterior doors and frames was relative Average

3 3 System Subsystem Condition and Deficiency Overview System Condition Rating to their age; newer doors were in good condition, and those original to building appeared to be in average condition. Doors at room OSSTO300 were observed to show significant rust and corrosion. Many doors on the south and west sides of the building and at mechanical and electrical rooms have peeling and cracked paint. Roofing The original building roof has been replaced, most likely in the mid 90 s when the 300- and 400-wings were constructed. A mix of built-up and modified bitumen roofs cover the original building. The 300- and 400-wings' roofs are built-up and have parapets with scuppers and downspouts. Newer additions to classroom wing and kitchen area are modified bitumen or single-ply, respectively. There are small areas of steep sloped metal roofs on both east and west sides of the original building. The building roof is reported to leak extensively during even moderate rain events. Most of the roof, areas with both built-up and modified bitumen, showed evidence of ponding. The roofs did not appear to have adequate slope, and scuppers may be restricting proper removal of rainwater. Given the age of these roof membranes, with observed cracking and erosion of granular surface, rainwater likely is leaking into the building interior. Flashing in many areas was showing rust and painted surfaces were failing. Overall, the roof was observed to be in poor condition. Newer additions constructed in the past 10 years appeared to be in good condition. Poor Interior Interior Walls The interior walls in the original building are constructed Average Construction with CMU (concrete masonry unit). Subsequent additions have both CMU or metal-framed walls with gypsum board finish. There are demountable partition walls in the 100-wing. The kitchen has glazed masonry units. Interior windows are metal with single glazing. Interior walls were observed to be in average condition relative to their respective age of construction. Roof leaks had damaged areas of a wall near the building's primary entrance and administration offices. Interior Doors The interior doors are solid core wood with metal Good frames. Some doors have vision panels of various sizes. Doors, frames and hardware were observed to be in good condition and functional. There were a few interior doors observed to have missing trim at vision panels. There have been requests for the addition of panic hardware in corridors in the classroom addition. Interior Specialties System not present. N/A Stairs Exterior Stairs There are exterior stairs (steps) located at the loading dock and various mechanical rooms that are accessed from the exterior of the building. Concrete ramps with Good

4 4 System Subsystem Condition and Deficiency Overview System Condition Rating metal railings are located at the west entrance adjacent to the gymnasium. The concrete stairs and ramps were observed to be in good condition. Steel steps accessing MECH/ELEC rooms appeared to be showing signs of corrosion. Interior Stairs The building is single story. The only interior stairs are Good for stage access and are constructed of concrete. There are multiple ramps in the classroom addition corridors for transitioning changes in finish floor levels. Stairs and ramps were observed to be in good condition. Interior Interior Wall Finishes The wall finishes in the school are primarily painted Average Finishes surfaces. There is wood paneling in the main entry area and in portions of the cafeteria/auditorium. Kitchen wall finishes are glazed masonry units. Wall finishes were observed to be in average condition relative to their age of construction with the exception of the wall near main entry damaged from roof leak. Teacher Holly Norris reported that mold is present in many of the rooms. Interior Floor Finishes The predominant floor finish in the building is vinyl tile with 4-inch base. Newer classroom additions, the library, and administration offices have carpet. The gymnasium has special athletic flooring. Quarry tile is found in the work areas of the kitchen. There is hardwood floor on the stage. Restroom floors in both the original building and newer additions have ceramic tile. Vinyl tile throughout the building is showing signs of wear, and many floor areas have been patched. Vinyl tile in the original building is near end of service life; flooring in newer additions is in average to good condition relative to age. Quarry tile floor in the kitchen has been patched and appeared to be in average condition with a few damaged tiles. Carpet was recently installed in rooms , and administration areas were under construction at time of assessment. Average Interior Ceiling Interior ceilings are primarily suspended lay-in Average Finishes acoustical tile. The gymnasium roof structure and deck are exposed to view. Ceiling tiles in the kitchen are vinyl covered. The building ceilings were observed to be in average condition relative to their age of construction. Tiles throughout were observed to have stains related to

5 5 System Subsystem Condition and Deficiency Overview System Condition Rating apparent roof leaks. Conveying The building is equipped with an ADA (Americans with Disabilities Act) chair lift located in the cafeteria. This ADA lift was observed to be in good condition, and no operational issues were reported by the facility staff. Good Plumbing Plumbing Fixtures The building has public restrooms for students, and Poor separate staff restrooms located throughout the facility. These restrooms generally have wall-hung vitreous china 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 stainless steel sinks located in the kitchen and employee break areas. There are service sinks found in the janitor closets, and water coolers located throughout the facility, typically near the public restrooms. The restroom plumbing fixtures were observed to be in poor condition as the fixtures were typically aged and many of the faucet handles were difficult to operate. The building staff indicated that the plumbing fixtures are original to the building and are becoming increasingly difficult to maintain and clean. Building staff also reported that the toilets in the 300- and 400-wings often flood. Building staff reported that some of the cooling lines are damaged. The interview notes did not indicate which units these comments applied. These conditions were not observed during the assessment. Domestic Water Distribution The sinks located throughout the facility, with the exception of the kitchen and administration area, are not equipped with hot water. The sinks located in the kitchen are serviced with hot water from two gas water heaters that were located in the kitchen mechanical room. The water heaters were observed to be in average condition. The hot water piping associated with the water heaters was not insulated. The sink located in the administration area was served by a small electric water heater that was in average condition. The plumbing distribution equipment serving the facility was observed to be in average condition. The floor plans indicated that there were four separate electric water heaters that were labeled as EWH-1. These water heaters were shown to serve the Admin Average

6 6 System Subsystem Condition and Deficiency Overview System Condition Rating Area, Library Workroom, Gymnasium Restrooms, and Staff Lounge. None of these water heaters could be located. Other Plumbing The PVC (polyvinyl chloride) plumbing vents on the west end of the building were observed to be extended to approximately 12 feet above the roof level with the use of no-hub couplings. These vents were either inadequately supported or not supported at all and were falling over. Average Mechanical/ HVAC The original building is served by a combination of modular indoor chilled and heating water AHUs (air handling units), roof-mounted split-system AHUs, and packaged air-source heat pump AHUs. The chilled water system consists of two rotary screw chillers, air-cooled chillers, and chilled water pumps. The heating water is provided by a boiler and heating hot water pumps. The 300- and 400-wing additions are served by water source heat pumps with a cross-flow cooling tower used for heat rejection. Additional mechanical equipment consists of a roofmounted kitchen exhaust fan and ceiling-mounted restroom exhaust fans. These serve the HVAC (heating, ventilating, and air conditioning) system. A total of six indoor modulating AHUs, with an approximate capacity range of 10,000 to 20,000 CFM (cubic feet per minute), are located within mechanical rooms throughout the building. These AHUs serve different zone locations throughout the facility. These units appeared to be in good to average condition. AHU-5 was observed to be past its service life and in poor condition. Three aircooled rooftop units appeared to be in average to poor condition with the primary deficiencies being the age of the equipment and condenser coil fin damage. Portions of the hot water and chilled water pipe insulation in the main mechanical room appeared deteriorated and damaged. Condensation was observed on the chilled water piping insulation, and organic growth was observed on the heating hot water piping insulation, indicating that it had been saturated at one time. Condensate drain piping insulation appeared to be in good condition overall. The trap on the condensation drain associated with AHU-6 was inadequate and did not prevent air from being drawn into the unit through the condensate drain. The heating hot water boiler is original to the building and has exceeded its expected service life. The conductors and the lugs in the control cabinet show signs of overheating with char marks and melted conductor insulation. The discharge piping shows significant corrosion. Insulation on the chiller barrels for both chillers CH-1 and CH-2 has deteriorated due to exposure to the elements and is no longer providing adequate insulation. Condensation was observed on both chiller barrels. The filters on AHU-3 were dirty and needed to be replaced. Chilled water piping insulation was missing in some areas at chillers CH-1 and CH-2. AHU-6 had no hail guard on the condenser section and showed signs of hail damage. The coil on the condensing unit associated with the kitchen walk-in cooler was clogged with dust. Pipe insulation was missing from the heating hot water piping in the main mechanical room. Average

7 7 System Subsystem Condition and Deficiency Overview System Condition Rating There was a wasp nest on the condenser section of AHU-6. Supplemental mechanical equipment for the HVAC system also includes exhaust fans serving the kitchen and restroom exhaust. Rooftop exhaust fans generally appeared aged and in average condition. The HVAC system was observed to be in average condition primarily due to the age of the equipment. 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 combos, pull stations, and detectors. The fire alarm system is controlled by the Silent Knight control panel. The fire alarm system was observed to be in good to average condition, but there were areas where the fire alarm devices are aged past their design life. Fire Protection/ The building is protected by portable fire extinguishers Good Suppression placed throughout the facility. All observed portable fire extinguishers had inspection tags dated within the last year except for the fire extinguisher in the main mechanical room. This fire extinguisher was last inspected in February A fire suppression system associated with the kitchen exhaust hoods was present. Electrical Electrical Distribution The electrical service enters the building at the 277/480- volt 1200-amp main switchboards located in the electrical room near the gymnasium/cafeteria area. The Average service feeds transformers and high-voltage panelboards, which are located in various electrical rooms throughout the building. There are five distribution transformers rated at 480-volt primary that step-down to 120/208-volt secondary, which feeds power to 120/208-volt panelboards. The electrical distribution equipment was observed to be in average condition. A majority of the assets had dirty interior enclosures, and several panels were not identified. The facility staff reported that the 277/480 volt system should be considered for replacement due to the age of the system main exterior switchgear 1200-amp 277/480-volt was aged and showed wear and tear due to exposure to outdoor elements. Electrical panel EQ1 was observed to have missing circuit breaker covers, and the bussing was exposed behind the breaker board. This condition is considered a life safety hazard and a breaker covers should be installed immediately. The building does not have a lightning protection

8 8 System Subsystem Condition and Deficiency Overview System Condition Rating system. Lighting The building's exterior lighting consists of HID (high Poor intensity discharge) and LED (light emitting diode) light fixtures that are located along the entire perimeter and canopies. The interior lighting consists of primarily T8 fluorescent light fixtures. The lighting for the building was observed to be in poor condition. Many interior and exterior light fixtures appeared to be aged past their design life, Observed deficiencies included: broken lenses, discolored lenses, and non-functional fixtures. The interior fluorescent light fixtures appeared to be aged. The new wings' exterior building lights had newer LED wall packs. There are exit signs present in the building, some with emergency light packs, and some without. They all appeared to be functioning at the time of assessment. Communications & Security There is a Gemini security system including surveillance cameras both on the exterior and interior of the building. Some of the exterior cameras and public address horn system appeared to be new, while others appeared to be older. According to facility staff, panic hardware is not present at the double doors going into corridors C2 and C3 from C4. There is a public address system in the building, and it was observed to be in average condition with no reported deficiencies. The building is equipped with tele/data systems. Average

9 Facility Condition Assessment: AISD 9 Exterior System Deficiency Examples AF T Exterior Walls Exterior Windows R Exterior Doors D Roofing Deficiency Examples

10 Facility Condition Assessment: AISD AF T Interior Construction Deficiency Examples 10 Interior Walls Interior Finishes Deficiency Examples R Interior Wall Finishes D Interior Floor Finishes

11 11 Plumbing System Deficiency Examples Plumbing Fixtures Domestic Water Distribution

12 Facility Condition Assessment: AISD 12 AF T Other Plumbing D R Mechanical/HVAC System Deficiency Examples

13 13

14 14 Fire Protection System Deficiency Examples Fire Alarm Fire Protection/Suppression

15 15 Electrical System Deficiency Examples Electrical Distribution Lighting Communications & Security

16 16 Menchaca 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. Further study the cause of water damage and wall deterioration at the 300-wing curved wall and other walls clad with synthetic plaster. 2. Repair broken, chipped bricks, and repair mortar joints. 3. Clean brick where organic growth is visible. 4. Replace sealant and caulking at exterior walls and windows. Further examine locations of reported leaks. 5. Replace rusted and deteriorated exterior doors and frames. Paint exterior doors where cracked and peeling. Roofing 1. Patch and repair areas of roof surface where leaking is occurring. Consider complete roof replacement in the near future to maintain a watertight building envelope. Consider roof slope issues and ability of roof to shed rainwater efficiently. 2. Replace rusted flashings and paint where finish is deteriorated. Interior Construction 1. Repair damage to walls resulting from apparent roof and/or exterior wall leaks. 2. Further study staff s request for panic hardware to corridor doors. Stairs 1. Clean and paint rusting steps at outside mechanical spaces. Interior Finishes 1. Replace aging and deteriorated vinyl flooring throughout the building. 2. Replace ceiling tiles throughout the building that are stained due to roof leaks. 3. Perform a mold analysis of the building and abate as necessary (requested by Teacher Holly Norris). Conveying 1. Continue annual inspections of the ADA chair lift. Plumbing 1. Replace aged water closets, sinks, and urinals in restrooms. 2. Repair or replace any damaged or missing piping insulation as needed. 3. Replace condensate piping and trap at AHU Track installation year of water heater and plan for replacement as the typical design service life for a water heater is 10 to 15 years. 5. Provide pipe insulation at kitchen water heaters. 6. Snake the sanitary piping in 300- and 400-wings to ensure no obstructions exist to prevent future flooding. 7. Verify if the plumbing vent extensions are needed on the roof at the west end of the building. If they are required, secure vents so that they remain upright. Mechanical/HVAC 1. Plan for replacement of the boiler, as it appeared to be past or near the end of its design service life.

17 17 2. Plan for replacement of AHU-5 as it appeared to be past or near the end of its design service life. 3. Repair or replace any fin assemblies of HVAC equipment that show extensive wear and tear. 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. Repair or replace any damaged or missing piping insulation as needed. 6. Ensure routine preventive maintenance is conducted for cleaning ductwork to promote efficient and clean air flows to all of the facilities spaces. 7. Remove the abandoned temperature control air compressor from main mechanical room. 8. Replace insulation on chiller barrels for chillers CH-1 and CH Replace the filters on AHU Replace missing chilled water pipe insulation at chillers CH-1 and CH Comb out fins and provide a hail guard on condenser section of AHU Clean dust from coil on condensing unit associated with kitchen walk-in cooler. 13. Provide insulation on the hot water piping in the main mechanical room where missing. 14. Remove wasp nest on AHU-6. Fire Protection 1. Continue annual inspections of the portable fire extinguishers. 2. Have the fire extinguisher located in the main mechanical room inspected by a licensed contractor. Electrical 1. All walkway lighting at the front of the building is not working. Recommend replacement. 2. Recommend installing wall/ceiling occupancy to control the lighting throughout the building. 3. Facility requested that all of the emergency lighting be replaced with emergency bug eyes. 4. Replace aged/discolored HID wall packs with new LED style. 5. Identify all non-labeled panels. 6. Immediately provide missing circuit breaker cover plates for all electrical equipment that was noted, as these instances should be considered life safety hazards. 7. Remove any floor receptacles as they are being phased out of use district-wide. 8. Replace all outdated light fixtures with LED and dimming capabilities. 9. Replace all existing exit signs with LED fixtures, and add more exit signs where required for all buildings. 10. Provide egress lighting where required for all buildings. 11. The downspout for the buildings rainwater appears to be located directly behind the exterior distribution panel MDP, which could potentially divert rainwater into the cabinet of MDP. Redirect or relocate downspout away from MDP cabinet.