Facilities Feasibility Study Frederick Douglass HS Condition Assessment

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1 Summary of Findings The Frederick Douglass HS Facility located at 2301 Gwynns Falls Parkway in Baltimore, Maryland, was built in It comprises 194,249 gross square feet. The total current deficiencies for this site, in 2011 construction cost dollars, are estimated at $17,985,353. The 10 Yr Life Cycle Costs are estimated at $11,667,541. The Ten-Year Repair Cost, calculated by adding the Building Condition Costs and the Ten-Year Life Cycle Renewal Cost is $29,652,894. Facility Condition by Building Number Building Name Gross Sq Ft Built Date Facility Condition Cost Future Life Cycle Cost (Yr 1-10) Repair Cost Replacement Cost Current + 10 Yr LC FCI Cost Per Square Foot Site $906,219 $0 $906, Bldg 1 194, $17,079,134 $11,667,541 $28,746,675 $45,200, % $ Totals 194,249 $17,985,353 $11,667,541 $29,652,894 $45,200, % $ Cross Tab of Current Deficiencies The following chart summarizes the current deficiencies for this site in a cross tab that shows the buildings systems down the left and the priority of the deficiency across the top. This listing includes current deficiencies including deferred maintenance, functional deficiencies, code compliance, Americans with Disabilities Act, and Capital Renewal categories. Facility Condition Cost - System by Priority Priority System Total Site - - $69,752 $138,829 $335,575 $544,156 Roofing - - $32, $32,048 Structural $21, $21,597 Exterior - - $57,789 $1,364 $175,367 $234,520 Interior - - $310,902 $769,715 $45,453 $1,126,069 Mechanical - $12,851,068 $17,799 $91,355 $17,069 $12,977,290 Electrical - $164,795 $22,910 $75,609 $263,335 $526,649 Plumbing $243,253 $41,581 $284,834 Fire & Life Safety $581,431 $70,081 $176, $827,525 Technology - - $133,581 $317,480 $123,338 $574,398 Stairs & Elevators - $99,778 $90,031 $70,994 - $260,803 Specialties $260,199 $315,265 $575,464 Total $603,028 $13,185,722 $910,824 $1,968,798 $1,316,982 $17,985,353 1

2 The deficiencies have been further grouped according to the category of deficiency observed with its priority. ADA Compliance are code related concerns brought about by the Americans with Disabilities Act of 1990, in most cases after the school was constructed. Capital Renewal items include those items that have reached or exceeded their useful life. Code Compliance includes components of the building, other than ADA items, that do not comply with current codes. In many cases these may be 'grandfathered', however will have to be addressed under any major renovation scenarios. Deferred Maintenance includes items that have broken or are in need of repair prior to reaching the end of their useful life, and have not been addressed by the district s maintenance program due to a lack of funding. Educational Adequacy needs are items that are directly related to the instructional environment and support the educational mission at the school including, for instance, instructional aids, technology, supervision and security concerns. The Energy Efficiency category generally includes system wide replacements that are associated with a reduction in energy or water consumption. Furniture, Fixtures, and Equipment include three classifications associated with the district s ongoing program for replacing furniture and moveable equipment that has reached the end of it's serviceable life in the custodial, food service, and instructional or administrative areas. A Functional Deficiency is typically one that is presently not in place and is needed at the site or facility. Facility Condition Cost - Category by Priority Priority Category Total ADA Compliance $844,143 - $844,143 Capital Renewal - $12,901,047 $157,925 $152,368 - $13,211,339 Code Compliance $574,155 $27, $601,837 Deferred Maintenance $21,597 - $107,636 $71,732 $176,467 $377,432 Educational Adequacy $7,276 $232,188 $622,353 $844,053 $1,140,515 $2,846,385 Functional Deficiency - $24,804 $22,910 $56,502 - $104,216 Total $603,028 $13,185,722 $910,824 $1,968,798 $1,316,982 $17,985,353 Life Cycle Capital Renewal Forecast As part of the assessment process, this facility was analyzed according to its major building systems. Each system can be distinguished by it's type, and each type of system or equipment has an expected serviceable life, at which point the system will in all likelihood require replacement. Life cycle capital renewal forecasts are developed by cataloguing system installation dates and comparing the ages to their expected life to determine the remaining life for that system. The assessment database incorporates a combination of building system data from two sources. The district maintains detailed information about roofing and paving according to the section, and that information was used to construct a life cycle capital renewal forecast for those systems. In cooperation with the State of Maryland, that data has been incorporated into the district s assessment database in order to provide a projection of capital renewal needs for the next ten years. The following chart shows all current deficiencies and the subsequent ten-year life cycle capital renewal projections for major building systems where a component is expected to reach the end of its useful life and require capital funding for replacement. This chart shows the forecast in thousands ($000s) for the next ten years. 2

3 Capital Renewal Forecast System Current Deficiencies Year Year Life Cycle Capital Renewal Projections Year Year Year Year Year Year Year 9 Year Total $/GSF Site 544, $0 $0.00 Roofing 32, ,658 $994,658 $5.12 Structural 21, $0 $0.00 Exterior 234, , $53,621 $0.28 Interior 1,126, , , ,392 57, , ,078 $1,407,545 $7.25 Mechanical 12,977, , , ,750 7,632 2,984,060 $3,770,631 $19.41 Electrical 526, ,335,640 $3,335,640 $17.17 Plumbing 284, $0 $0.00 Fire & Life Safety 827, , ,417 $784,156 $4.04 Technology 574, $0 $0.00 Stairs & Elevators 260, $0 $0.00 Specialties 575, ,321, $1,321,290 $6.80 Other $0 $0.00 Total 17,985, , , ,481 1,379, , ,371 7,731,853 $11,667,541 $

4 Assessment Findings Facility Condition Index (FCI) The Facility Condition Index (FCI) is used throughout the facility condition assessment industry as a general indicator of a building s health. The FCI is calculated by dividing the Ten-Year Repair cost by the Replacement Value. Costs associated with new construction are not included in the FCI calculation. As a rule of thumb, an FCI below 10% is considered good. An FCI above 75% would suggest that the building is a candidate for replacement. The Frederick Douglass HS facility has an overall FCI of 65.6% The total current cost for all building deficiencies is $17,985,353. There are $906,219 in deficiencies at the site level that are included in the FCI calculation. In addition, the ten year life cycle renewal cost was $11,667,541. The cost estimates were derived using a detailed listing of all noted deficiencies in the building. The cost to repair these deficiencies was then estimated using the cost data adjusted to Baltimore, Maryland (92.6% of national average). The Replacement Value represents the estimated cost of replacing the current building with another building of like size, based on today s estimated cost of construction in the Baltimore, Maryland area. The estimated replacement cost for this facility is $45,200,008. The following pages provide a listing of all deficiencies and their associated cost for the site and building, followed by photos taken during the assessment. 4

5 Site Level Deficiencies Site Playground Equipment Requires Replacement Educational Adequacy 1 Ea. 3 $69, Note: Playground Equipment Requires Replacement LC: The Site / Fencing system is beyond its useful life. Capital Renewal 2,000 LF 4 $82, Parent Drop-Off (including all related drives and walks) is missing and is required Functional Deficiency 1 Ea. 4 $56, Note: Parent Drop-Off (including all related drives and walks) is missing and is required School has insufficient # of basketball courts. Educational Adequacy 3 Ea. 5 $43, Note: School has insufficient # of basketball courts. School has insufficient baseball fields. Educational Adequacy 1 Ea. 5 $72, Note: School has insufficient baseball fields. School lacks dedicated K playground/equipment. Educational Adequacy 1 Ea. 5 $79, Note: School lacks dedicated K playground/equipment. The school has insufficient parking. Educational Adequacy 9,000 SF 5 $57, Note: The school has insufficient parking. The school lacks a paved play area. Educational Adequacy 2 Ea. 5 $81, Note: The school lacks a paved play area. Sub Total for System 8 items $544,156 Mechanical The School does not have a dedicated Computer Equipment Room Educational Adequacy 100 SF 5 $15, Note: The School does not have a dedicated Computer Equipment Room Sub Total for System 1 items $15,969 Electrical School site lacks appropriate lighting. Educational Adequacy 28 Ea. 2 $139, Note: School site lacks appropriate lighting. The Pole Lighting Is Missing And Needed Functional Deficiency 4 Ea. 2 $24, The Mounted Building Lighting Is Missing And Needed Functional Deficiency 16 Ea. 3 $22, Sub Total for System 3 items $187,705 Fire & Life Safety Building not equipped with Card Key Access Control Educational Adequacy 6 Ea. 3 $158, Note: Building not equipped with Card Key Access Control Sub Total for System 1 items $158,390 Sub Total for School and Site Level 13 items $906,219 Building: Building 1 Roofing Tapered Insulation Is Required To Eliminate Ponding When Re-Roofing Deferred Maintenance 10,000 SF 3 $32, Sub Total for System 1 items $32,048 Structural Major Structural Condition Exists Deferred Maintenance 1 LS 1 $21, Note: Cracks in the brick veneer at: Main front tower, rear 3rd floor window trim and the western facade of the gymnasium. 150sf Sub Total for System 1 items $21,597 Exterior The Brick Exterior Is Damaged And Requires Repair Deferred Maintenance 2,000 SF Wall 3 $57, The Concrete / CMU Exterior Is Damaged And Requires Repair Deferred Maintenance 500 SF Wall 4 $1, The Exterior Requires Cleaning Deferred Maintenance 70,000 SF Wall 5 $175, Sub Total for System 3 items $234,520 Interior Interior Doors Require Replacement Capital Renewal 4 Door 3 $3,

6 Interior Facilities Feasibility Study The Carpet Flooring Is Damaged And Requires Replacement Capital Renewal 3,000 SF 3 $32, The Ceramic Tile Flooring Is Damaged And Requires Replacement Capital Renewal 1,000 SF 3 $20, The Door does not have the Required Thumb / Key Lock Educational Adequacy 116 Door 3 $243,008 Rollup The Interior Door Hardware is Damaged and Requires Replacement Capital Renewal 5 Ea. 3 $11, Note: Mechanical Facility Requires Air Conditioning System Capital Renewal 194,249 SF 2 $12,585, Note: LC: The Mechanical / Steam Condensate Reliever / Reliever, Tank and Pump system is beyond its useful life. Electrical Room lighting is inadequate or in poor condition. Educational Adequacy 808 SF 4 $4,959 Rollup Stage Lighting Is Inadequate Capital Renewal 48 Ea. 4 $53, The 1 X 4 Interior Fluorescent Lighting Is Damaged And Should Be Replaced Deferred Maintenance 8 Ea. 4 $3, The 2 X 4 Interior Fluorescent Lighting Is Damaged And Should Be Replaced Deferred Maintenance 24 Ea. 4 $14, Room does not have tamper-proof light switching. Educational Adequacy 4 Ea. 5 $2,350 Rollup Room has insufficient electrical outlets. Educational Adequacy 878 Ea. 5 $239,250 Rollup Room lacks controls to partially dim lights. Educational Adequacy 34 Ea. 5 $21,735 Rollup Plumbing The Class Room Lavatories Plumbing Fixtures Are Missing And Should Be Installed Educational Adequacy 38 Ea. 4 $171,425 Rollup The Existing Lavatory/Sink is not ADA Compliant ADA Compliance 12 Ea. 4 $14, The Existing Toilet Stall Does Not Meet Minimum ADA Requirements ADA Compliance 12 Ea. 4 $50, The Restroom Grab Bars are not ADA Compliant ADA Compliance 12 Ea. 4 $7, Lab lacks gas service at lab tables. Educational Adequacy 2 Ea. 5 $27,441 Rollup Room lacks a drinking fountain. Educational Adequacy 14 Ea. 5 $14,140 Rollup Fire & Life Safety Emergency Battery Pack Lighting Is Missing And Needed Code Compliance 40 Ea. 1 $47, Fire Alarm is Missing or Inadequate Code Compliance 194,249 SF 1 $526, Room lacks an appropriate eyewash. Educational Adequacy 3 Ea. 1 $7,276 Rollup Emergency Exit Signage Is Missing And Needed Code Compliance 30 Ea. 2 $27, Lab lacks an appropriate emergency shower. Educational Adequacy 4 Ea. 2 $42,399 Rollup Room lacks shut-off valves for utilities. Educational Adequacy 5 Ea. 3 $17,623 Rollup Technology 7x3 Existing Door Hardware Is Not ADA Compliant ADA Compliance 332 Door 4 $680, Interior Ceramic Walls Require Repair Or Replacement Capital Renewal 1,000 SF Wall 4 $16, The Access Is Not ADA Compliant And Requires A Platform Lift ADA Compliance 1 Ea. 4 $19, The Plaster Ceilings Are Damaged And Requires Repair Deferred Maintenance 3,000 SF 4 $52, Classroom door lacks the appropriate vision panel. Educational Adequacy 34 Ea. 5 $16,522 Rollup Large rooms lack capacity signs. Educational Adequacy 36 Ea. 5 $6,803 Rollup Room lacks appropriate sound control. Educational Adequacy 8,577 SF 5 $22,128 Rollup Per BCPS City Schools - Building Air Conditioning Status Sub Total for System 12 items $1,126,069 Lab lacks an air exchange system. Educational Adequacy 6 Ea. 2 $49,798 Rollup Capital Renewal 1 Ea. 2 $25, Small HVAC Circulating Pump Requires Replacement Capital Renewal 1 Ea. 2 $3, Steam Condensate Receiver Requires Replacement Capital Renewal 1 Ea. 2 $13, The Roof Air Handler/Exhaust is Damaged And Requires Replacement Capital Renewal 15,000 CFM 2 $65, The Roof Condenser Is Damaged And Requires Replacement Capital Renewal 40 TonAC 2 $107, The 4 X 6 Exhausts/Ventilators Are Missing/Damaged And Require Replacement Deferred Maintenance 2 Ea. 3 $17, Lab lacks an appropriate fume hood. Educational Adequacy 5 Ea. 4 $91,355 Rollup HVAC Equipment is Abandoned and Requires Removal Deferred Maintenance 1 Ea. 5 $1, Sub Total for System 10 items $12,961,321 Sub Total for System 7 items $338,944 Sub Total for System 6 items $284,834 Sub Total for System 6 items $669,135 Room lacks audio enhancement system Educational Adequacy 84 Ea. 3 $90,707 Rollup Room lacks wall or cabinet mounted media controller Educational Adequacy 79 Ea. 3 $42,873 Rollup 6

7 Technology Fixed Projector is Missing and is Needed Educational Adequacy 78 Ea. 4 $190,488 Rollup Room lacks interactive white board Educational Adequacy 78 Ea. 4 $126,992 Rollup Room has insufficient data ports. Educational Adequacy 338 Ea. 5 $123,338 Rollup Sub Total for System 5 items $574,398 Stairs & Elevators Elevator Cab Is Damaged And Requires Replacement Capital Renewal 2 Ea. 2 $99, LC: The Conveyances / Freight Elevators / Hydraulic system is beyond its useful life. Capital Renewal 1 Ea. 3 $90, The Handrails In The Stair Area Are Not ADA Compliant ADA Compliance 250 LF 4 $70, Sub Total for System 3 items $260,803 Specialties Room has insufficient tack board area. Educational Adequacy 168 Ea. 4 $60,199 Rollup Room has insufficient writing area. Educational Adequacy 175 Ea. 4 $198,635 Rollup The Counter Heights Exceed Maximum ADA Height Requirements ADA Compliance 7 LF 4 $1, Room lacks an appropriate refrigerator. Educational Adequacy 11 Ea. 5 $62,100 Rollup Room lacks appropriate amount of teacher storage. Educational Adequacy 271 Ea. 5 $168,015 Rollup Room lacks the required demonstration table. Educational Adequacy 10 Ea. 5 $79,844 Rollup The room lacks a washer and/or dryer. Educational Adequacy 1 Ea. 5 $5,306 Rollup Sub Total for System 7 items $575,464 Sub Total for Building Building 1 61 items $17,079,134 Total for Campus 74 items $17,985,353 7

8 Supporting Photos Cracked veneer at 4th floor of original main entrance Cracked cast stone trim at third floor window Cracked brick veneer at stair No. 7 Gym Auditorium Cafeteria 8

9 Music Room Receiving Main Entry Front Elevation Marquee Front Elevation 9

10 School Name Side Elevation Rear Elevation Library 2 Libary Science Room 10

11 Classroom 11