Franklin Elementary School

Transcription

1 Facility Information Address: Site Size: Building Area: Construction Date: Improved Parking: Grade Levels Served: Regular Classrooms: Portable Classrooms: Building Capacity: Sept Enrollment: 750 NW 18 th St. Corvallis Acres 35,944 sf 1947 Original Construction Cars:83 HC:2 Bicycles: 93 K-8 (Alternative-Traditional) 17 0 K-5: :143 K-5: :170 Wilson Dixie 3.

2 Summary LOCATION: 750 NW 18 th St. Corvallis HISTORY: School District #9 purchased lot 30 from the McLagan family in The school site was located between 18 th Street and 19 th Street and extended from Taylor Street on the south to the end of the present cul-de-sac at the end of 18 th Street on the north. District records suggest that North School existed on this small site until the new school was constructed. In 1944, School District #9 purchased an adjoining parcel that extended between 16 th Street and 19 th Street. The north boundary was Buchanan Street and the south boundary was the present cul-desac at the end of 18 th Street. The existing school was constructed in 1947, replacing the former North School. An addition was constructed in 1950 and a second addition followed in Due to shifts in enrollment patterns, the school was closed in 1982 and the space was converted for office and storage use by the District s Central Instructional Media Center (CIMC). The offices of the Boys and Girls Club occupied the south end of the building until their new facility opened at the Highland Middle School site in In 1995, portions of the building were reactivated for instructional purposes with the introduction of an Alternative- Traditional school. The re-introduction of educational activities into the building forced the CIMC to consolidate and relocate their activities to the north classroom wing of the building. The District developed a non-traditional instructional program for at-risk students in the middle school and high school grade levels and elected to locate the Center for Alternative Learning (CAL) program at Franklin School. This program was originally located in two modular units that were located on the north asphalt paved playground. To accommodate the growing space needs for CAL, the CIMC was relocated to the vacant Dixie School. A small addition and remodel project was constructed by the District s maintenance crew in 1997 to permit the Alternative- Traditional Program and CAL to be physically separated and to operate independently of each other while sharing the same building. The modular classrooms were removed from the site at the end of this remodel / addition project. The Alternative-Traditional Program has steadily grown since 1995 and now occupies all of the building except for the north-wing CAL classrooms. The District wisely kept all of the existing rooms intact when the school closed for instructional purposes in The decision to retain the school s basic classroom configuration significantly reduced the costs associated with the re-introduction of instructional programs in Franklin School is no longer a traditional neighborhood school. Most students 3.

3 Summary & Building Information are following an alternative educational route and select Franklin as their school of choice. This fact attracts students from all parts of the District and creates special complications relative to student transportation and parking at the beginning and end of the school day. SITE AREA: Acres BUILDING AREA: 35,944 sf OTHER BUILDING & GROUNDS STA- TISTICS Asphalt Paving: 38,434 sf Turf: 330,843 sf Lawn: 31,100 sf Plantings: 4,352 sf Walks: 5,642 sf Play Area: 1,482 sf Roof: 464 squares Miscellaneous: 2,400 sf (covered playshed) AVERAGE CLASSROOM SIZE: 900 sf to 1200 sf NUMBER OF CLASSROOMS: 17 GRADE LEVELS SERVED: K-8 (Alternative-Traditional) MODULARS: 0 OTHER FACILITIES: 3/4-sized gym with stage Library / Computer Center Covered Playshed SEPTEMBER 2007 ENROLLMENT: K-5 : : 170 BUILDING CAPACITY: K-5 : : 143 PUBLIC SAFETY PROTECTION Fire & Ambulance: Corvallis Police: Corvallis PLANNING, ZONING & BUILDING DE- PARTMENT JURISDICTION City of Corvallis FLOOD HAZARD: None UTILITIES: Water: Sanitary Sewer: Storm Sewer: Electric: Natural Gas: Phone: City City City Pacific Power NW Natural Gas Qwest CONSTRUCTION: The building is a single-story wood framed structure. Most of the building has a steep pitched roof with asphalt shingles. Some portions of the roof use a built-up roofing system. The exterior walls are striated cedar shingles. The building is concrete slab-on-grade construction except for the library/media center. The library has a wood framed floor structure 1/2 level above the corridor. The present library was once part of the stage and associated performing arts support space. 3.3

4 Building Information ENERGY PROFILE: All of the windows are single pane glass in metal frames except at the new addition, which uses insulated glass in vinyl frames. The attic insulation was recently upgraded with loose-fill blown-in fiberglass insulation. Attic exhaust fans were installed as part of the energy improvements but the fans were never connected due to the lack of adequate power. These fans should be connected as part of any facility upgrade. SITE CONDITION: The site is contiguous with Corvallis High School and is adjacent to older residential property and the Fred Meyer shopping complex. The school is located between 18 th and 19 th streets and has no room to expand to the east or to the west due to the location of the building and the streets. 18 th Street ends in a cul-de-sac at midblock. The north and east portions of the site have turf-type play areas and sports fields for organized sports. When the school closed in 1982, it appears that the former turf play-fields were converted for use by community and high school organized sports programs. If Franklin School continues to operate as an educational facility, It will be necessary to evaluate the amount of open play-field space that will be needed by the school and how that need can be balanced with the community and high school sports needs. The softball field on the north end has fencing and spectator / player shelters. The property is fully urbanized and does not appear to have any wetland issues. The site is well maintained by the District. The site has a variety of open field areas, landscaped areas, and asphalt paved play areas, parking lot and drives. Paved play areas are in poor condition. There are some site drainage problems in the west paved play area and some concern about drainage in the wood chip play structure area. PARKING: 18 th and 19 th Streets provide limited amounts of on-street parking, and that which is available, is often used by nearby residents and employees of the adjacent commercial properties. There is some question weather or not the dimensions of the cul-de-sac meet current design standards for emergency vehicles. The limited asphalt paved play areas also serve as parking, delivery and studentdrop-off areas. The vehicle circulation patterns are not well defined, thus creating confusion at times for cars and students. The main entry is on 18 th Street. For security reasons, visitor parking should 3.

5 Building Information Continued... be conveniently located such that visitors will use the main entry. Due to the limited amount of parking available on 18 th Street, visitors are often forced to use other entry points into the building. An alternative solution for visitor parking should be explored. On-site parking is adequate for staff and visitors during regular school days, but at some compromise to the adequacy of paved play space. Parking for special events would be marginally adequate if the school was fully utilized for the Alternative-Traditional educational program. Special-event school parking would be compromised if the school event was scheduled for the same time that an outdoor sports program was underway on one of the adjacent fields. BIKE PARKING: 93 bike racks BUILDING EXTERIOR CONDITION: The building exterior is in generally good condition. The sidewall shingles are in fair to poor condition. The covered playshed is in poor to fair condition. The asphalt shingles are in good condition. BUILDING INTERIOR CONDITION: The building interior is in good condition. ACCESSIBILITY: ADA accessibility modifications to restrooms, door clearances, door hardware and thresholds were done in the 2002 F.I.B. More extensive upgrades will be required to make all areas accessible. PAINT & ASBESTOS HAZARDS: This study did not test for the presence of lead paint, asbestos or other potentially hazardous building materials or finishes. Experience and observation suggests that vinyl floor tile and tile adhesive will likely contain asbestos. Care should be taken during remodeling to prevent the release of asbestos fibers into the building or onto the site. Pipe insulation has been tested in the past and dealt with by the District. FOOD SERVICE: The complex has a full-service food prep kitchen that is no longer used to fully prepare meals. The District s centralkitchen food service program has primary responsibility for preparing and delivering meals to the school. FIRE SAFETY: A new Notifier fully adressable fire detection system was installed in the 2002 F.I.B. The building could be retrofitted with an automatic fire-sprinkler system. The cost for sprinklers is included in the Construction Cost Summary. Corridors do not appear to be of onehour rated construction. Some stud walls extend into the attic space and are not fire-rated construction. This situation can create direct paths for the spread of fire into the attic and main exit system. Classrooms have exits directly to the exterior. Corridor exit doors are equipped with panic hardware and there are sufficient numbers of doors. There are no dead end corridors and the exit route is reasonably direct and marked. 3.5

6 Seismic & Mechanical Summary Not all activity and office spaces have direct exits to the exterior and must use the exit corridor in an emergency. The lack of a fire-rated exit corridor raises a general fire-safety concern. SEISMIC RESISTANCE & ASSOCIATED SAFETY HAZARDS: The building does not meet current building code seismic resistance standards. An updated seismic evaluation and cost estimate, recently prepared by Degenkolb Engineers (2000), has modified the previous estimate to a range of $718,000 (Life Safety) to $862,000 (Immediate Occupancy) for seismic improvements. The cost of upgrading the building to meet seismic resistance standards must be carefully evaluated and added to the cost of other building upgrades before determining the future of this building. The most immediate seismic hazards in this building, falling light fixtures, unsecured overhead storage, and overturning of file storage units, have been dealt with my facility staff. TECHNOLOGY: The technology trend is to move away from centralized computer labs where all computer instruction and keyboard work is done. The other side of this trend is to have between 3 and 6 computers per elementary classroom, a computer cluster in the library / media center and possibly to have a computer lab for computer instruction. Data ports (155 +/-) were installed throughout the school and supported by CAT 6 wire and a centralized location for switches, racks and activities as part of the 2002 F.I.B. HEATING VENTILATION & AIR CONDI- TIONING (HVAC) SYSTEM: The school is served by 2 gas-fired firetube steam boilers that are at least 30 years old. The boilers are nearing the end of their useful life. Low pressure steam circulates to all areas. The boilers have a reserve capacity to serve up to 5000 square feet of new space. Depending upon the location of any future addition, an additional boiler or alternative system may be the best solution. Boiler controls are outdated and have a history of being a problem. New valves were installed in Pneumatic controls are served by a recently updated compressor. The unit ventilators that provided heating and ventilation for classrooms were replaced in Heating piping and 3.6

7 Mechanical & Electrical Summary equipment are original and are in fair condition. Toilet rooms and classrooms are served by air systems that include an air circulation path through the corridor, a condition that is a significant fire hazard. The gym is heated and ventilated by an Air Handling Unit. Equipment is in fair condition and controls are outdated. The library was air-conditioned in Performance of all systems would benefit from a comprehensive air and water balance. An electronic control system would make significant improvements to energy conservation, time control, temperature and maintenance management. Kitchen ventilation does not meet current safety standards. The hood has no makeup air or fire protection. There is no automatic gas shut-off. The estimated cost to complete HVAC controls and boiler remplacement is $308,774. ELECTRICAL SYSTEM: Majority of fluorescent lighting fixtures were replaced with new T8 lamps and electronic ballasts. Exterior light fixtures are a combination of incandescent and HID. Light levels are low and should be upgraded to match the District s outdoor lighting policy. Except for the central lobby and gym, there is no other emergency lighting. Current code requires exitways to be provided with a minimum level of lighting to assure safe exiting during a power failure. Electrical service is limited, service panels are outdated, and service is 240-volt single phase. There is no room for expansion or the addition of electronic or cooling loads. Distribution of electric outlets has been improved over time but is still inadequate to meet current needs. New intercom and clock system installed in 2002 F.I.B. PLUMBING SYSTEM: The estimated direct construction cost to upgrade the plumbing system is $271,040 FIRE ALARM: A new detection and annunciation system was installed throughout the school in the 2002 F.I.B. The new system is a fully programmable Notifier system that is BAC-NET tied to the central facility and monitored twentyfour hours a day. SECURITY: The building has an electronic intrusion detection system that covers the entire building. There is a new central electronic lockdown capability. As previously noted, controlled access to the building is complicated by the location of parking areas. ENERGY CONSERVATION: Except for some recent attic insulation improvements, the school is very inefficient in terms of heat loss and heat gain. Old drawings suggest little or no wall insulation. Single pane glass, in windows that are difficult to maintain and operate, 3.7

8 Conclusions is also a significant source of heat loss and heat gain. Heat gain in classrooms is a significant problem and has a negative impact on the instructional process as well as fire-safety. The lack of an adequate ventilation and fresh-air system in the building creates indoor-air quality problems and often forces teachers to prop classroom doors open to help generate a modest level of air-circulation and to help cool the classroom. Holding classroom corridor doors open is a fire-safety problem. Temperature and ventilation have a direct negative impact upon student attention span. Extensive seismic upgrades may create an opportunity to make significant insulation improvements to the building at a modest cost. EXPANSION CAPACITY: The location of the building on the site presents some complications for improving parking and student arrival by car or bus. There are several viable options for expanding or improving the school at a moderate cost without major disruptions to the existing facility. Since the existing number of classrooms, if fully utilized for classroom activities, would place the school at or above the District s optimum enrollment size, any future expansion or modernization would likely be limited to support space. FACILITY CONCERNS: General Classroom Size Lack of General Storage Mechanical & Electrical Systems (age, condition, function and capacity) Seismic Resistance Energy Consumption Office Area & Support Space Student & Staff Restrooms (number of fixtures) Size of Kindergarten Classroom Location and condition of Covered Playshed Size of Library/media center Size of the combination gym / cafeteria Bus/Car Circulation Expansion Capability FACILITY ADVANTAGES: Location ARCHITECTURAL UPGRADES: The architectural upgrades for the existing are primarily directed at improvements in safety, health, energy conservation, and maintenance of the building structure. This report does not evaluate the cost impact of constructing new classrooms, support space, or major interior remodeling that would improve instruction or increase enrollment capacity. Any expansion of this school will be evaluated in the future and in direct response to future changes in student enrollment throughout the District. For future planning purposes, the District should assume a range of Direct Construction Costs that fall within the $185- $205 / square foot cost range, measured in year 2008 dollars. These square foot construction cost numbers apply to major additions or new buildings. Small addi- 3.8

9 Conclusions & Cost Estimate tions are proportionally more expensive per square foot. The estimate of Direct Construction Costs for architectural upgrades directly connected with issues of health, safety, energy conservation, and that are directly associated with recommended; HVAC, Electrical, and Plumbing improvements is $1,390,618 SUMMARY OF ESTIMATED CONSTRUCTION COSTS (2008 DOLLARS): Fire Sprinkler System $ 198,384 Seismic Upgrades $ 919,040 (Life Safety) HVAC $ 308,774 Plumbing $ 271,040 Electrical $ 157,800 Architectural $1,390,618 Sub-Total: $4,344,200* (Direct Construction Costs) Total: $5,343,366* (Direct + Indirect Construction Costs) 3.