St. Charles Community Unit School District 303

Transcription

1 St. Charles Community Unit School District 303 Mold Conditions Report For Norris Recreation Center August 2, 2012 By ATS&R Planners/Architects/Engineers Report by: David M. Maroney AIA / NCARB Architect / Partner 1

2 ATS&R is District 303 s Architect of Record. HISTORY At 6:15 PM on the evening of August 1, 2012 Dr. Don Schlomann, Superintendent of Schools for District 303 contacted ATS&R with an initial statement concerning finding of mold on the NE wall of Racquetball Court 3. This is a portion of the Norris Recreation Center which was constructed in 1979 as an addition to the 1974 building which is connected to St Charles East High School. ACTION Superintendent Schlomann asked that a representative of ATS&R plan to come view the conditions at the site as soon as possible. David Maroney an Architect and Partner with ATS&R was on site at 10:30 AM August 2, to: 1. View the conditions with John Baird, District 303 Assistant Superintendent of Facilities 2. Coordinate with District Environmental and Restoration contractors who were on site 3. Determine the apparent cause of the presence of moisture needed to allow for the growth of mold. APPENDIX This includes key photo documentation of specific conditions with commentary (Pages 5 19) 2

3 FINDINGS When ATS&R arrived on site the lower portion of the plaster finish / studs and EPS insulation had been removed on the NorthEast wall of racquetball court 3, leaving the structural concrete masonry unit (CMU) exterior wall visible. There was visible water present in the form of a drip from the bottom of a metal stud. Moisture test ranges were provided by Restoration Contractor indicating a high level of moisture in the CMU as well as the exterior face brick (FB). Viewing the exterior condition of the FB revealed the presence of numerous deteriorated units and damages mortar joints on both the NE and NW exterior walls. Viewing the Roof and parapet conditions revealed exposed FB above the line of the roofing flashing and a flashing condition with a water accumulating trough and no or minimal laps every 8 feet. Top of parapet has newer sheet metal coping which is flat and accumulates water. Morning of Friday August 3, 2012, scaffolding allowed the first viewing above the ceiling through a removed light fixture. Structural concrete plank (viewed as clean / no moisture) bearing on the structural CMU wall, which is visible as wall finishes and insulation stop at the ceiling line. The CMU mortar joints were highly effloresced. 3

4 CONCLUSIONS It is evident that there is moisture within the vertical cells of the CMU structural wall and / or between the CMU and FB outer face, and quite possibly within the vertical cores of the FB. This is evidenced by the extreme presence of effloresced mortar joints in the CMU, rusted / deteriorated galvanized Z channels beginning at the top down. Additionally it was noted the fasteners were severely corroded from within the wall connection. The initial source of water infiltration was most likely the vulnerable flashing detail coupled with approx 16 inches of exposed FB at the roof side of the parapet wall (which is constructed as a double wythe FB wall above the line of the roof structure. This portion of exposed wall is susceptible to the NW winds in a typical storm. This introduction of moisture into the wall may have begun very early on in the life of this portion of building contributing to the deterioration of the FB on the exterior face as well. Both conditions currently allow for water infiltration into the structural wall system. In addition to this water source another condition uses the moisture levels occurring at the building interior. With no vapor barrier and termination of wall insulation 36 plus inches below the roof level, the thermal dynamics would tend to promote condensation (dew point) of water vapor above and within the wall finishes. End of Report 4

5 North NW exterior wall NE exterior wall Court 1 Court 3 Court 2 Floor plan of 1979 Addition Racquetball Courts 5

6 NW exterior wall NE exterior wall North Roof plan of 1979 Addition and 1974 portion 6

7 Interior of Exterior Wall of Racquet Ball area of 1979 Addition August 2,

8 Heavy moisture at Z Channel detail holding rigid insulation against exterior CMU wall at 1979 Addition August 2,

9 Plaster Finish Gypsum Board Expanded PolyStyrene (EPS) Insulation Galvanized Z channel attached to CMU CMU wall Exterior wall finish construction of 1979 Addition August 2,

10 Wood floor at Interior of Exterior Wall of Racquet Ball area of 1979 Addition August 2,

11 North East corner of exterior wall of Tennis and Racquet Ball areas & corner where roof cricket terminates August 2,

12 Overall Roof area for 1976 and 1979 areas at Racquet Ball Courts August 2,

13 Exposed FB above roofing Water trough No Lap Counter Flashing Roofing Membrane Deteriorated Flashing Condition at Roof side of parapet wall August 2,

14 Explorative FB removal shows extent of flashing and FB construction August 2,

15 Exterior wall w/o Insulation Above ceiling shows efflorescence rusting ceiling channels Efflorescence August 3,

16 Racquetball court 3 at NW exterior wall at 1979 Addition August 5,

17 Mortar missing at joint at exterior wall at 1979 Addition August 5,

18 Rigid insulation at exterior wall with z channel at 1979 Addition August 5,

19 Mold evidence in debris pile at 1979 Addition August 5,

20 St. Charles Community Unit School District 303 Mold Conditions Report For Norris Recreation Center August 2, 2012 By ATS&R Planners/Architects/Engineers Report by: David M. Maroney AIA / NCARB Architect / Partner 20