Mt. Jumbo Gymnasium. Facility Condition Survey Report. Prepared August 2014

Transcription

1 Mt. Jumbo Gymnasium Facility Condition Survey Report Prepared August 2014 By MRV Architects, R&M Engineering (Structural), Murray & Associates (Mechanical), and Haight & Associates (Electrical), and City & Borough of Juneau Engineering Department

2 Table of Contents Report Section Page Table of Contents 2 Executive Summary Code Study Civil Inspection Site Improvements Site Utilities Structural Inspection Foundations Floor Structure Roof Structure Stair Structure Architectural Inspection Site Structures Exterior Walls Exterior Glazing Exterior Doors Pitched Roofing Low Slope Roofing Roof Accessories Standard Interior Partitions Special Interior Partitions Interior Doors Interior Finishes Interior Fixed Furnishings August 2014 Mt. Jumbo Gym Condition Survey Report Page 2 of 79

3 Table of Contents Mechanical Inspection Plumbing Heating & Ventilation Fire Protection Special Mechanical Electrical Inspection Site Electrical Service & Distribution Lighting & Power Special Electrical Cost Estimate Details (Appendix A) Floor Plans (Appendix B) Asbestos Lab Report (Appendix C) Lead-Based Paint Lab Report (Appendix D) August 2014 Mt. Jumbo Gym Condition Survey Report Page 3 of 79

4 Executive Summary Building History The Mt. Jumbo Gym is a 5,800sf gymnasium attached to a 3-story, 12,105sf building. Originally constructed in 1940 as an addition to the previously-constructed adjacent building, the Mt. Jumbo Gym consists of the main 102 x 50 building, a 6 wide connecting Stairway, and RR/Shower Rooms located in the lower level of the adjacent building. The main Mt. Jumbo Gym building consists of a 75 x 50 single-story Gymnasium with a 15 x 50 strip of Stage and Storage/Mechanical Rooms on the West end and a 12 x 50 strip of Office/Storage/Mezzanine on the East. The majority of the building is single-story with a few second story spaces most notably the Mezzanine over the eastern Office and Storage Rooms. The original buildings were designed as a single educational facility with the lower-level RR/Shower Rooms of the gym opening directly to the hallway of the school. At a later date, the school was turned into a maintenance/storage facility and the Gym and associated spaces were walled off and used independently as a recreation facility. Building Properties 1. Construction Type: The building is assumed to be of Type V-B Construction. 2. Building Address: 409 D Street, Douglas, Alaska Parcel Number: 2D040T Total Estimated Construction Cost Costs are provided for each deficiency. Many items are associated with other items so in planning to correct deficiencies, the associated cost and deficiencies should be analyzed. The costs are for construction only and are estimated in 2015 dollars. If the construction is to take place after 2016, an inflation rate of 3% should be used for each additional year. When planning to address an individual item or group of items, the total project cost including design, construction administration, inspection, FF&E, contingencies, and other indirect costs need to be added to the construction cost. For budgeting purposes, the project cost should be 140% of the estimated construction cost. Summary of Major Work Items The Mt. Jumbo Gym currently operates as a low-occupancy recreational space. The gym is not regulation-sized and has no side courts or viewing areas. Current uses include preschool play space, adult court games, and occasional rental use. Given the limitations of the facility, the Condition Survey offers three options for repair/renovation (see Appendix for Construction Cost Spreadsheets). All remedial work is identified with a Deficiency Category (Renewal & Replacement - RR, Code - C, Energy Upgrade E, Functional - F). August 2014 Mt. Jumbo Gym Condition Survey Report Page 4 of 79

5 Executive Summary Option 1: Repair for Continued Use. The facility will be patched and repaired as required to continue operation in its current or similar use. Only finishes and systems which are currently failing will be repaired or replaced. The facility will not look or perform much differently than its current configuration, but can continue to be used for 5-10 years. Highlights of the project include: o New roof o Replacement of failing structural elements o Replacement of furnace and correction of ventilation issues Construction Cost for Option 1: $437,245 Total Project Cost for Option 1: $612,143 Option 2: Upgrade for Improved Use. In addition to the repairs outlined in Option 1 (above), the facility will be upgraded with some new finishes and systems. The facility will feel newish on the interior, and the facility can be used for years before further renovations will be required. Highlights of the project include: o New athletic floor and interior paint o Replacement of mechanical piping and fixtures o Replacement of electrical wiring and lighting o Voluntary (non-required) replacement of non-code compliant drinking fountain and exterior lighting Construction Cost for Option 2: $848,799 Total Project Cost for Option 1: $1,188,319 Option 3: Upgrade for Like-New Lifespan. In addition to the repairs outlined in Option 2 (above), all portions of the facility will be upgraded to a like-new condition so that the facility will not need major renovations for years. It should be noted that functional issues (such as the undersized gym) will not be addressed. Highlights of the project include: o New exterior metal siding and insulation, elimination of all moisture issues through the envelope o Removal and replacement of all interior finishes including all interior wood-furring at exterior walls o Replacement of mechanical ductwork, new heating controls, and an automatic sprinkler fire-suppression system in the gym. Construction Cost for Option 3: $1,774,832 Total Project Cost for Option 1: $2,484,764 August 2014 Mt. Jumbo Gym Condition Survey Report Page 5 of 79

6 Executive Summary Condition Survey Assumptions and Qualifiers The Mt. Jumbo Gym Condition Survey is for the Mt. Jumbo Gym only. Portions of the adjacent building were examined only if they were associated with the Gym (i.e.: the RR/Showers). The adjacent building was not analyzed comprehensively for issues such as structural deficiencies. For purposes of this Condition Survey, it is assumed that the Gym will maintain its current use and occupancy without any change in room configuration. Any change in occupancy or room configuration will trigger additional code requirements depending on the extent (see IEBC Chapter 4 for room configuration change requirements, and IEBC Chapter 9 for occupancy change requirements). However, it is likely that a change to a lower occupancy category (i.e.: converting the gym to storage) is likely to be allowed without significant additional repairs required beyond what is described here. August 2014 Mt. Jumbo Gym Condition Survey Report Page 6 of 79

7 Code Study Code Study 2009 International Existing Building Code Chapter 1: SCOPE AND ADMINISTRATION Buildings Previously Occupied. The legal occupancy of any building existing on the date of adoption of this code shall be permitted to continue without change. Therefore, continued use of the Gym as A-3 Assembly is permitted Work Area Compliance Method. Given the limited aspect of the anticipated renovation, the Work Area Compliance Method is used for analysis. Chapter 4: CLASSIFICATION OF WORK Section 403: ALTERATIONS LEVEL 1, Scope. Level 1 alternations include the removal and replacement or the covering of existing materials, elements, equipment, or fixtures using new materials, elements, equipment, or fixtures which serve the same purpose. This is the anticipated level of alternations to the Mt. Jumbo Gym. Chapter 6: ALTERATIONS LEVEL Conformance. An existing builing or portion thereof shall not be altered such that the building becomes less safe than its existing condition. Section 603: FIRE PROTECTION, General. Alterations shall be done in a manner that maintains the level of fire protection provided. The current Gym does not have automatic fire protection, although it is installed in the adjacent building. The Mechanical portion of the Condition Survey identifies the addition of sprinklers to the main Gym as desirable, but not required (Deficiency ). Section 604: MEANS OF EGRESS, General. Repairs shall be done in a manner that maintains the level of protection provided for the means of egress. No change is anticipated for the level of protection at the means of egress. Section 605: ACCESSIBILITY, General. A building or element that is altered shall comply with the applicable provisions in Sections through , Chapter 11 of the International Building Code and ICC A117.1 unless it is technically infeasible... Exceptions: 2. Accessible means of egress required by Chapter 10 of the International Building Code are not required to be provided in existing buildings or facilities. Currently, the building has 3 means of egress including the main entry. Except for the main entry, the other means of egress are not accessible either because they are up a flight of stairs (Stair 109) or because there is no path to a public way (from Storage 104). As per this exception, no modifications to the means of egress are required. August 2014 Mt. Jumbo Gym Condition Survey Report Page 7 of 79

8 Code Study Section Toilet Rooms. Where it is technically infeasible to alter existing toilet and bathing facilities to be accessible, an accessible family or assisted use toilet or bathing facility is permitted. Since the addition of a lift or elevator providing access to the lower-floor RR/Shower Rooms would require removal of structural concrete walls, the accessible family RR 107 fulfills the requirement. Section Addition or Replacement of roofing or replacement of equipment. Where addition or replacement of roofing or replacement of equipment results in additional deadloads. Since the designed roof replacement eliminates the ballasted pavers, the deadload on the roof will be reduced, not increased and no design work is required under this section. August 2014 Mt. Jumbo Gym Condition Survey Report Page 8 of 79

9 Civil Inspection 0131 Vehicular Paving - Paving, curbs, gutters, and signage Vehicular Paving for the Gym is a small concrete pad creating an accessbile parking stall located adjacent to the Gym Entrance. Concrete pad is in serviceable condition Remaining life expectancy: Pedestrian Walks & Hardscapes - Paved walks, paths, plazas, sports courts, and steps Pedestrian Walk is a 6 x 26 concrete walkway along the side of the accessible parking stall leading to the entrance. Concrete walkway is pitted and failing, but serviceable. Remaining life expectancy: 5 Deficiency Concrete Walkway Deficiency category: RR Remedy: Replace Concrete Walkway Estimated quantity and construction cost of remedy work: $5,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 9 of 79

10 Civil Inspection 0136 Landscape & Irrigation Planting and irrigation systems Landcaping consists of some trees and grass around the east, south and west of the Gym. Landscaping appeared to be healthy Remaining life expectancy: Indeterminate 0151 Fire & Potable Water Water piping, storage, wells, pumps, & hydrants Fire and potable water supply consists of below-grade piping of indeterminate age. Below-grade piping was not observed, but staff did not report any issues. Remaining life expectancy: Indeterminate, no immediate problems anticipated Sanitary Sewer Sanitary sewer system consists of below-grade piping of indeterminate age. Below-grade piping was not observed, but staff did not report any issues. Remaining life expectancy: Indeterminate, no immediate problems anticipated. August 2014 Mt. Jumbo Gym Condition Survey Report Page 10 of 79

11 Civil Inspection 0153 Storm Water Piping, culverts, swales, holding areas, etc. Storm water drainage off the roof of the gym is diverted into east and west downspouts on the north face of the building. The west downspout has recently been re-routed into a new below-grade pipe as part of the main building parking lot reconstruction. The east downspout is routed into a below-grade pipe of indeterminate routing which is no longer operational. The east downspout storm sewer piping is compromised and no longer functional belowgrade. Staff did not know where the pipe was routed and the outfall was not observed either in the grade around the building or in the street storm sewer system nearby. Remaining life expectancy: 0 Deficiency East Downspout Storm Sewer Deficiency category: RR Remedy: Create new surface drainage consisting of drain rock and filter fabric routing storm water to adjacent ditch Estimated quantity and construction cost of remedy work: $2,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 11 of 79

12 Structural Inspection Foundations Building Description The structure is a rectangular building with a concrete foundation and exterior walls that span approximately 20 up to the roof. The roof is wood framing supported by steel beams and wood framed interior load bearing walls. Interior elevated floors are wood framed and supported by interior wood framed walls and the exterior concrete walls. For the purpose of this report east will be the side of the structure facing 4 th street Footings Continuous Footings The foundation for the Gym consists of continuous footings with concrete walls around the perimeter with additional interior continuous footings supporting the stage and balcony framing. The stem walls beneath the stage were the only foundation available for visual inspection. The stem walls are in good condition with little to no defect, see figure 1. It was noted that the floor slopes from the east wall towards the continuous footing supporting the balcony. A survey was carried out with use of a Ziplevel in the eastern quarter of the building. The survey shows that the foundation supporting the balcony has settled as much as 2.5. Remaining life expectancy: 5+ years Deficiency Foundation Settlement Figure 1: Stem wall beneath stage. The foundation supporting the balcony has settled. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 12 of 79

13 Structural Inspection Foundations Remedy No immediate action necessary. The foundation appears to have performed adequately through the duration of its life and it is reasonable to assume it may continue to do so. If work is done around the foundation or wall supporting the balcony a voluntary upgrade could be done to level the floor. Estimate N/A August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 13 of 79

14 Structural Inspection Floor Structure 0220 Slab on Grade Concrete Slab The main level floor of the Gym is a 4 reinforced concrete slab. The slab was inspected where visible in the maintenance closet, mechanical room, and locker rooms. The concrete slab did not have cracks or defects in the maintenance closet and mechanical room, see figures 2 and 3. Figure 2: Concrete slab at Maintenance Closet. Figure 3: Concrete slab at Mechanical Room. The hallways leading to the locker rooms and rooms themselves had minor cracks that denote some minimal settlement, see figures 4 and 5. The slab in the men s locker room is deformed and raised up roughly 1 along the east wall. It is unclear if this is due to a poor original concrete pour, a poor secondary thinset pour, or foundation settlement. There were no significant failings observed in the concrete slab. Figure 4: Minor slab cracks in Men's Locker room Figure 5: Minor slab cracks in Women's Locker room. Remaining life expectancy: 5+ years August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 14 of 79

15 Structural Inspection Floor Structure Deficiency Figure 6: Raised slab along east wall in Men's Locker room Raised Slab in Men s Locker Room Figure 7: Raised slab along east wall in Men's Locker room. As shown in figure 7, the left legs of the bench along the wall are about 1 above the slab. This is due to a raised bulge along the east wall at about the midpoint of the bench. It is unclear if the raised bulge is due to a poor original concrete pour, a poor secondary thinset pour, or foundation settlement. Remedy No immediate action necessary. The foundation appears to have performed adequately through the duration of its life and it is reasonable to assume it may continue to do so. If work is done in the men s locker room a voluntary upgrade could be done to level the floor. Estimate N/A August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 15 of 79

16 Structural Inspection Floor Structure 0313 Balcony Balcony floor diaphragm, supporting columns, and bracing The west side of the balcony is supported by a wood framed wall. Assuming the wall is finished with gypboard on each face the wall is framed with 8 studs. The east side of the balcony is supported by a 4x3.5x5/16 angle anchored with 1/2 diameter anchors at 4 O.C. into the 9 perimeter concrete wall. The concrete wall is furred out with 2x6 16 O.C. at the first level and 2x4 studs at 24 O.C. at the second level. The furred out walls are insulated and a visqueen vapor barrier is present behind the gypboard. The balcony is framed in 2x10 joists at 16 O.C. The floor of the balcony slopes from the east wall towards the west wall as much as 3.5. This is related to the settlement of the foundation supporting the west end of the balcony that was noted on the main level. The steel angle supporting the east end of the balcony floor joists is corroded. As much as 40% of the angle thickness had corroded in some locations. The east end of the floor joists had moisture ratings ranging from 20-40% and the ends of the joists were rotted. Portions of the finishes were removed in the wall above and below the balcony flooring. It was noted that the concrete wall, stud framing, and insulation all showed signs of excessive moisture with moisture readings ranging from 17-60% in wood members. With moisture content below 19% wood is considered dry. Rot may develop if moisture content exceeds about 23%. The floor plate and bottom of studs at the second level were rotted in places. Openings in the finishes were inspected to determine sources of the moisture. Openings were inspected as follows: 1) North Window on East Wall at Lower Level: Moisture readings in the wood framing ranged from 17-26%. Moisture was present and signs of moisture were evident on the concrete wall and around the window opening, see figures 8 and 9. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 16 of 79

17 Structural Inspection Floor Structure Figure 8: Moisture present on concrete and window framing. Figure 9: Moisture present on concrete and window framing. Portions of the window framing have water marks and show signs of advanced wear, see figure 10. Rot was noted in the window framing and was most prevalent in the framing above the window opening, see figure 11. Figure 10: Water marks on wood framing. Figure 11: Rotted wood framing above window opening. There is a cold joint in the concrete wall between the first a second levels. Moisture may be penetrating through the cold joint or around the window framing. Due to the age of the building, it is also possible that moisture is wicking through the concrete wall. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 17 of 79

18 Structural Inspection Floor Structure 2) East Window on South Wall at Upper Level: This window opening has been filled in with bricks and sealed on the exterior with a plywood framed covering. The bricked infill had collapsed in places and signs of moisture were evident on the concrete and wood framing, see figures 12 and 13. Figure 13: Brick infill collapsed at window. Figure 12: Moisture present on concrete and brick. Wood framing around the window had moisture readings ranging from 20-23% but were still firm. The studs in the furred out wall were firm but the floor plate was rotted. Moisture may be penetrating through the brick infill and the opening where the brick infill has collapsed. Due to the age of the building, it is also possible that moisture is wicking through the concrete wall. 3) Center Window on East Wall at Upper Level: This window opening has been filled in with bricks and sealed on the exterior with a plywood framed covering. The mortar that had been plastered over the brick infill has spalled off, see figures 14 and 15. The brick infill at this window has not collapsed but a gap between the infill and the concrete wall was visible along the top joint of the infill. The furred out wall framing showed signs of moisture and the moisture readings ranged from 17-20% but no rot was detected. Moisture was noted on the concrete and the insulation was damp in places. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 18 of 79

19 Structural Inspection Floor Structure Figure 14: Mortar spalled off of brick infill. Figure 15: Mortar spalling off of brick infill. Gap between brick infill and concrete. Moisture may be penetrating through the brick infill and gap at the top infill joint. Due to the age of the building, it is also possible that moisture is wicking through the concrete wall. 4) Northwest Wall Corner at Upper Level: The stud wall running along the west of the balcony is framed with 2x4 studs at 24 O.C. with no insulation or vapor barrier. The stud wall framing was firm and had a maximum moisture content of 11%. There was mold on the inside face of the gypboard denoting the presence of moisture in the wall, see figure 16. The window framing on the north wall has water marks and shows signs of advanced wear but is still firm, see figure 17. This corner shows signs of past water staining throughout but the framing appeared free from rot. Figure 17: Watermarks on framing above window opening at North wall. Figure 16: Mold on inside face of gypboard at NW balcony corner. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 19 of 79

20 Structural Inspection Floor Structure Remaining life expectancy: Indeterminate Deficiency Figure 18: Rotted balcony floor joists at east end Balcony Joists Rotted Figure 19: Rotted balcony floor joists at east end and corroded angle. The east ends of the balcony joists are rotted as well as some of the balcony flooring. The angle supporting the joists has corroded. Remedy (Option 1) Condemn the balcony level and provide a door that restricts access to the balcony. If the balcony is condemned the temporary shoring wall at the southeast corner of the building will be required and should not be removed. Estimate (Option 1) $ Door and Hardware: 1 Remedy (Option 2) Fur out the concrete wall with pressure treated framing members to support the balcony joists. Sister in or replace the balcony joists with pressure treated 2x10 joists. Replace the rotted portions of the balcony flooring. As far as possible, cut out and remove all rotted wood. Estimate (Option 2) $20, Floor Area: 600 sf Wall Area: 450 sf August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 20 of 79

21 Structural Inspection Floor Structure Deficiency Moisture at Concrete Wall There is rot and corrosion in the framing on the east side of the structure above and below the balcony floor. This rot is due to the presence of moisture in between the gypboard and concrete exterior wall. The sources of the moisture may include the following: Penetration around window framing or brick infills at window openings. Penetration through the cold joint in the concrete wall between the first and second levels. Moisture from interior air migrating through the vapor barrier and condensing on the concrete wall. Moisture wicking through the concrete wall from the building exterior. It is likely that the cause of the moisture is a combination of these sources. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 21 of 79

22 Structural Inspection Floor Structure 0315 Special Floors Stage flooring The stage is framed out of 2x12 joists at 16 O.C. The east ends of the joists are supported by a framed pony wall with 2x6 studs at 16 O.C. The framed wall is supported by a continuous footing, see figure 20. The west end of the joists are supported by a 4x3.5x5/16 angle anchored with 1/2 diameter anchors at 4 O.C. into the 9 perimeter concrete wall, see figure 21. Figure 20: East of stage supported by framed wall. Figure 21: West of stage supported by angle anchored into concrete. There are signs of moisture at the west ends of the joists and moisture readings were as high as 60%, see figure 22. Despite the appearance and presence of moisture the joists were firm. However, the conditions are such that it may be assumed rot will develop in time. The framed wall supporting the east side of the joists was firm and dry and no significant rot was detected. The angle supporting the west side of the joists was corroded, see figure 23. Approximately 80% of the steel angle is remaining. Figure 22: Water marks on the west ends of the joists. Figure 23: Corroded angle supporting the west end of the joists. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 22 of 79

23 Structural Inspection Floor Structure Remaining life expectancy: 5+ years Deficiency Moisture at west joist ends and corroded support angle The west ends of the joists are moist and have water marks. The joist ends have not rotted but the conditions are such that the potential for rot exists. The angle supporting the joists has corroded. Remedy Sister in or replace the joists with pressure treated joists. Bolt a pressure treated rim joist to the concrete wall. Hang the new pressure treated joists with Simpson hangers off of the new pressure rim joist. Estimate $10, Floor Area: 450 sf August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 23 of 79

24 Structural Inspection Roof Structure 0322 Low Slope Roof Structural roof diaphragm, wood joists, and steel beams The roof is supported by 2x12 joists at 16 O.C. At the east end the roof joists are supported by the east concrete wall and two (2) 2x14 beams running north and south. The (2) 2x14 beams are supported by two (2) 4 diameter Lally columns. At the west end the roof joists are supported by the west concrete wall and the framed wall at the front of the stage. In between these sections the roof joists are supported by three (3) 30x10.5 Carnegie I beams running north and south. The I beams are supported by the concrete walls at the north and south of the structure. Portions of the ceiling finishes were removed to inspect the roof framing members. It was noted that the concrete wall, stud framing, and wall insulation all showed signs of past water staining which is now dry. Current moisture readings range from 11-23% in the wood members. However, workers noted that during removal of the finishes the concrete wall, insulation and wood framing were damp to wet with moisture. It was noted that the two (2) roof joists closest to the south concrete wall and the joist closest to the north concrete wall have been replaced with pressure treated 2x12 joists, see figures 24 and 25. The tongue and groove decking above the pressure treated joists was replaced with plywood sheathing. It appears that the pressure treated joists and plywood sheathing have replaced the original roof members for the entire length of the building on both the north and south sides. The midspans of inspected joists are dry and appear firm. Figure 24: Two (2) pressure treated roof joists running along south wall. Figure 25: One (1) pressure treated roof joist running along north wall. The ends of the joists at the east wall were rotted and the angle supporting the joists was corroded. The joists and angle at the west concrete wall were not inspected but it can be assumed they are in similar condition to that of the east side. The decking above the roof joists was dry and appears firm with no apparent rot. The original plans show two (2) roof drains that appear to be abandoned and replaced with scuppers around the perimeter. The structural roof members near the abandoned eastern roof drain were inspected. It was noted that the tongue and groove decking above August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 24 of 79

25 Structural Inspection Roof Structure the abandoned drain was replaced with plywood decking. The top of the roof joists on both sides of the drain have rotted but are now dry, with a moisture content of 11%, see figure 26. Figure 26: Plywood decking and rotted joist at abandoned east roof drain. The steel beams supporting the roof joists were not corroded and appear to be in good condition. The roof structural elements will not need additional analysis if the dead load does not increase by more than 5% from new roofing or equipment. The International Existing Building Code (IEBC) requires wall anchors for concrete buildings where the roof is replaced. The roof joists are not anchored to the concrete walls and anchorage will need to be added if the roof is replaced. The I beams are anchored to the wall but additional anchorage may be needed. The IEBC also addresses wind loads on the roof diaphragm. The roof diaphragm consists of tongue and groove decking running parallel with the roof joists. The decking is then nailed to 2x sleeper members which are nailed to the top of the roof joists. The current IBC requires sub-diaphragm connections at concrete walls. After reviewing the in place roof diaphragm and the current IBC requirements the roof diaphragm is deficient and will need to be strengthened in accordance with the current IBC if more than 50% of the roofing materials are replaced per the IEBC. Remaining life expectancy: Indeterminate August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 25 of 79

26 Structural Inspection Roof Structure Deficiency Figure 27: Rotted roof joist and corroded angle at east concrete wall Ends of Roof Joists Rotted The east ends of the roof joists, and presumably the west ends, are rotted. The angle supporting the joists has corroded. Remedy Replace the corroded angle with a galvanized angle. Include clips on angle to anchor joists to concrete wall. Sister in or replace the rotted roof joists with pressure treated 2x12 joists. As far as possible, cut out and remove all rotted wood. Estimate $33, Roof Area: 1200 sf August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 26 of 79

27 Structural Inspection Roof Structure Deficiency Figure 28: Rotted roof joist south of eastern abandoned roof drain Roof Joists Rotted at Abandoned Roof Drains Figure 29: Rotted roof joist north of eastern abandoned roof drain. The tops of the roof joists are rotted on both sides of the abandoned eastern roof drain. The roof joists at the western abandoned roof drain were not inspected but it can be assumed they are in a similar condition. Remedy Sister in or replace the rotted roof joists with pressure treated 2x12 joists. As far as possible, cut out and remove all rotted wood. Estimate $5, Roof Area: 120 sf Deficiency Moisture at Concrete Wall and Roof Joist Ends below Roof Decking There is rot and corrosion along the east concrete wall directly below the roof joists. This rot is due to the presence of moisture in between the gypboard and concrete exterior wall. The sources of the moisture may include the following: Penetration around window framing or brick infills at window openings below. Penetration through the cold joint in the concrete wall between the first and second level below. Moisture from interior air migrating through the vapor barrier and condensing on the concrete wall. Moisture wicking through the concrete wall from the building exterior. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 27 of 79

28 Structural Inspection Roof Structure It is likely that the cause of the moisture is a combination of these sources. Due to the location of the joists and the absence of rot at the roof decking it is likely that the moisture has wicked through the concrete wall and into the ends of the joists at the roof level. August 2014 Mt. Jumbo Gymnasium Condition Survey Report Page 28 of 79

29 Architectural Inspection Site Structures 0142 Attached Shelters Canopies, shelters, covered areas attached to building The main entrance has a wood-framed open vestibule with T-11 siding. The framing and siding are in good shape, but the paint needs to be touched up at the base to prevent deterioration. Remaining life expectancy: 15+ Deficiency Entrance Vestibule Paint Deficiency category: RR Remedy: a: Touch up paint as continuing maintanence item b: If building is to be comprehensively painted, paint vestibule. Estimated quantity and construction cost of remedy work: a: $ b: 300sf x $10/sf = $3000. August 2014 Mt. Jumbo Gym Condition Survey Report Page 29 of 79

30 Architectural Inspection Exterior Walls 0411 Exterior Wall All compontents of exterior wall assembly excluding interior finish. The exterior walls of the Gym are painted 9 concrete. On the interior, the walls are furred out with wood stud walls filled with batt insulation. Interior faces of the walls are GWB/wood siding wainscot with a poly vapor barrier. Old windows in the concrete wall have been infilled with brick and covered with cement-board on the exterior face. The exterior concrete is in fair condition with some small cracks observed. The exterior paint ranges from good condition on the north and east to fair condition on the south and west. The interior batt is in mediocre condition with some slumping and gaps observed in the areas inspected. The interior GWB is in fair condition with some holes observed in the Gym. Remaining life expectancy: Varies. Deficiency Exterior Wall The major deficiency associated with the exterior wall is that the general construction is allowing small amounts of water to accumulate on the interior concrete face, causing rot and damage to interior components (see 0313, 0315, and 0322 in the structural report). The water is either caused by water slowly leaking through cracks and joints in the concrete itself, or through vapor penetrating the vapor barrier and condensing on the cold concrete face. However, it is noted that the amount of water damage appears to be relatively small for a facility that has been in operation for almost 75 years. Deficiency category: RR Remedy(s): a: Repaint building with an elastomeric paint to attempt to face-seal the concrete. Note that this repair will help reduce or eliminate the amount of water coming through the walls from the exterior, but will not alleviate the issue of water condensing on the interior. Given the expense of Remedy 0411-b (below), this remedy is offered as a more modest alternative. August 2014 Mt. Jumbo Gym Condition Survey Report Page 30 of 79

31 Architectural Inspection Exterior Walls b: Install exterior insulation and siding system consisting of 6 of rockwool insulation and metal siding in a rainscreen configuration held out from the concrete with fiberglass clips. Remove the interior furred walls where possible or just remove the VB and batt and replace the GWB and wood wainscot. The exterior insulation will eliminate the condensation issue on the interior face of the concrete and the metal siding will eliminate water being driven through from the exterior. Estimated quantity and construction cost of remedy work: a: 7300sf x $5/sf = $36, b: 7300sf x $35/sf = $255,500 August 2014 Mt. Jumbo Gym Condition Survey Report Page 31 of 79

32 Architectural Inspection Exterior Glazing 0421 Windows Fixed and operable windows and clerestories There are 3 small windows remaining in the building. One of the windows (on the north elevation) has been replaced with a new vinyl window, while the other two windows are original wood. The wood windows are in fair condition. The new vinyl window is in good condition. Remaining life expectancy: 10+ years. Deficiency Windows Deficiency category: RR Remedy: If building is to be comprehensively re-sided, the windows should be replaced. Estimated quantity and construction cost of remedy work: $3,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 32 of 79

33 Architectural Inspection Exterior Doors 0431 Personnel Doors Door leafs, frames, finish, and hardware The building has three exterior metal doors a double door at the main entrance to the north and two emergency exit doors on the south. The main entrance doors are in good condition. The emergency exits are in poor condition with corrosion noted on the frames. Remaining life expectancy: 5 (seconday exits) 15 (main entrance) Deficiency Exterior Emergency Exit Doors Deficiency category: RR Remedy: Replace emergency exit doors and frames Estimated quantity and construction cost of remedy work: $8,00 August 2014 Mt. Jumbo Gym Condition Survey Report Page 33 of 79

34 Architectural Inspection Roof Accessories 0511 Pitched Roofing All components of the roof system including insulation There is a small portion of pitched metal roofing over the 6 construction which connects the gym to the main building. The metal roof is a shed roof with roof/wall connections on the adjacent concrete walls of both the gym and the main building. The metal roof and associated flashings appeared to be in good condition. Staff reported no issues with the metal roofing itself. Staff did report that the high roof of the main building appeared to be leaking above the metal roof, but this work was not inspected as part of the Gym condition survey. Remaining life expectancy: 10+ August 2014 Mt. Jumbo Gym Condition Survey Report Page 34 of 79

35 Architectural Inspection Roof Accessories 0512 Gutters & Downspouts All components of the roof drainage system The high flat roof has two scuppers and downspouts on the north side. The downpouts and scuppers are in fair condition. Remaining life expectancy: 10 years. Deficiency Scupper and Downspouts Deficiency category: RR Remedy: The scuppers and downspouts will be replaced as part of the low-slope roof replacement (see 0521 below) August 2014 Mt. Jumbo Gym Condition Survey Report Page 35 of 79

36 Architectural Inspection Roof Accessories 0521 Low Slope Roofing All components of the roof system including insulation The existing low-slope roof is a ballasted, protected membrane system. The assembly consists of: wood T&G decking, vapor barrier, 6 of EPS rigid insulation, EPDM roof membrane, ballasted pavers. The roof is known to be failing. A comprehensive roof replacement project was designed for the building in Remaining life expectancy: 0 Deficiency Low Slope Roofing Deficiency category: RR Remedy: Replace the roofing as per the 2012 design. Remove ballasted pavers and existing roof membrane. Install a new roof consisting of 75-mil EPDM roof over 1 of new rigid insulation over the existing 6 rigid insulation. Given the uncertainty of the metal siding project (see 0411, above), it is not recommended that the parapet design accommodate future siding. As part of the roof reconstruction, the rotted joists and decking as per should be repaired and replaced. Estimated quantity and construction cost of remedy work: $130,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 36 of 79

37 Architectural Inspection Interior Partitions 0611 Fixed Partitions All components of the interior wall assembly excluding finish Interior partitions are wood stud walls covered in GWB. The walls are in fair condition. Remaining life expectancy: 10+ August 2014 Mt. Jumbo Gym Condition Survey Report Page 37 of 79

38 Architectural Inspection Interior Doors 0631 Personnel Doors Door leafs, frames, finish, and hardware Interior doors are a mix of metal and wood doors in wood and metal frames. The doors are in fair to poor condition, but the majority of the doors are low use i.e.: there are no interior doors between the front entrance and the Gym. Door to the accessible RR 107 is in good shape. Hardware is generally old, but serviceable given the use of the doors. Remaining life expectancy: 5-15 years. Deficiency Interior Doors Deficiency category: RR Remedy: As part of the general interior finishes refurbishment, replace 3 of the highest use doors, frames and hardware. Estimated quantity and construction cost of remedy work: $3000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 38 of 79

39 Architectural Inspection Interior Finishes 0641 Wall Finishes Paint, wall coverings, tile, acoustic treatment, etc. Interior wall finish is generally painted GWB. There is low-quality wood siding wainscot in the Gym and Stage. The Gym has low-quality wall-mounted acoustic panels consisting of pegboard over batt insulation. The GWB is generally in fair condition with some holes in the Gym and Storage Rooms. The wood wainscot is in fair to poor condition. The acoustic wall panels are in fair to poor condition and appear to not be very effective at noise control. The lead paint survey did find some lead paint on the windows at the lower-level RR/Showers. Remaining life expectancy: 5-10 Deficiency Interior Wall Finishes Deficiency category: RR, F Remedy(s): a: Patch and paint holes as part of general building maintence b: Upgrade interior finishes. Patch and paint all GWB. Remove wood siding wainscot and replace with stained OSB similar to Harborview and Riverbend Elementary Gym wainscot. Install fabric-covered acoustic wall panels. Estimated quantity and construction cost of remedy work: a: $0 August 2014 Mt. Jumbo Gym Condition Survey Report Page 39 of 79

40 Architectural Inspection Interior Finishes b: (Paint: 10,000sf x $1.80/sf = $18,000, Wainscot: 1,300sf x $8/sf=10,400, Acoustic Wall Panels: 800sf x $10/sf=$8,000) = $36,400 August 2014 Mt. Jumbo Gym Condition Survey Report Page 40 of 79

41 Architectural Inspection Interior Finishes 0642 Floor Finishes Carpet, tile, resilient flooring, etc. The Gym floor is resilient athletic flooring over the concrete slab. Flooring in the Office 103 and Storage 104 is carpet. Flooring in other areas is generally painted concrete or wood. The athletic flooring is in fair too poor condition and staff indicates that water regularly comes up through the flooring indicating a lack of vapor barrier below the concrete slab. Carpet is generally in good to fair condition. Painted floors are generally in good to fair condition. Remaining life expectancy: 5-10 Deficiency Interior Floor Finishes Deficiency category: RR, F Remedy: Upgrade interior finishes. Remove existing althletic flooring, install above-slab vapor barrier (Kemper System or equal), and install new athletic resilient flooring. Install new carpet. Paint wood and concrete flooring. Estimated quantity and construction cost of remedy work: (Vapor Barrier: 3,750sf x $10/sf = $37,500, Athletic Flooring: 3,750sf x $12/sf = $45,000, Carpet: 600sf x $7/sf=$4,200, Painted Floors: 1,500sf x $8.50/sf=$12,750, Floor Base: 750lf x $3/lf=2,500) = $101,950 August 2014 Mt. Jumbo Gym Condition Survey Report Page 41 of 79

42 Architectural Inspection Interior Finishes 0643 Ceiling Finishes Painted GWB, ACT, acoustical panels, etc. Ceilings throughout are painted GWB. Condition of ceiling finishes is good to fair. Remaining life expectancy: Deficiency Ceiling Finishes Deficiency category: RR, F Remedy: a: If the rest of the interior is being painted, the ceilings should also be painted b: If the facility is being brought to a like-new condition, the installation of glueon acoustic panels on the Gym ceiling will help with noise control. Estimated quantity and construction cost of remedy work: a: 5,800sf x $2/sf = $11, b: 3,750sf x $3.50/sf = $13,125 August 2014 Mt. Jumbo Gym Condition Survey Report Page 42 of 79

43 Architectural Inspection Fixtures and Equipment 0651 Specialties Toilet partitions, bath accessories, marker boards, signage, etc. Toilet partitions and accessories in the lower-floor RR/Showers are of varying age and type. The toilet accessories in accessible RR 107 are newer. The older partitions and accessories in the lower RR/Showers are in fair to poor condition. It is not clear if the lower-level RR/Shower Rooms are used much now that the accessible RR 107 was constructed. The accessories in RR 107 are in good condition. The lead paint survey did find some lead paint on the robe hooks in the lower-floor RR/Showers. Remaining life expectancy: Toilet Room Accessories Deficiency category: RR, C Remedy: Remove and replace lead-painted robe hooks Estimated quantity and construction cost of remedy work: $500 August 2014 Mt. Jumbo Gym Condition Survey Report Page 43 of 79

44 Architectural Inspection Fixtures and Equipment 1012 Athletic Equipment Bleachers, basketball hoops, climbing ropes, etc. The Gym has two wall-mounted basketball hoops and one electronic scoreboard. The condition of the athletic equipment was fair. The scoreboard was not checked for functionality, but given the fact that the gym is under-sized, it seems unlikely it will be used for competitive games. Remaining life expectancy: 5-10 years. August 2014 Mt. Jumbo Gym Condition Survey Report Page 44 of 79

45 Mechanical Inspection - Fixtures 0811 Fixtures- Sinks, drinking fountains, water closets, showers, etc. Summary Description: 105-Gymnasium: The Gymnasium contains a single stainless steel water fountain that is not ADA compliant. The drinking fountain is in fair condition. Remaining Life Expectancy: ADA Restroom: The ADA restroom, located adjacent to the gym floor contains a sink, water closet & ADA accessible shower. The lavatory sink is wall hung vitreous china with a rim height of 34. The Bowl is in good condition while the faucet is in fair condition. Upon testing the water temperature of the lavatory, hot water took longer than expected and the water failed to reach adequate temperature. The water closet bowl is a Kohler model 4620 KB5. The bowl rim is 16.5 from the floor and ADA compatible. The water closet is in good condition. The shower stall is in good condition. The stall contains an ADA bench. This bench has some slight signs of rusting on its metal framework. The ADA bench has been modified to extend the seat, but remains within ADA requirements. There is a floor drain in the room and it appears to be in fair condition. Remaining Life Expectancy: Lavatory: Water Closet: Showers: Boys Shower Room: Located in the basement hallway off the gym. This room contains: (1) lavatory sink, (1) water closet, (1) urinal and (3) shower stalls. The lavatory sink is an American Standard vitreous china, wall mount unit. The lavatory itself is in fair condition. Hot water took over a minute to reach the faucet head and was not adequately heated. The water closet is an American Standard vitreous china, floor mounted type with manual flushing tank. The china is in fair condition, but the flushing mechanics are corroded and are in poor condition. The Urinal is an American Standard wall mounted vitreous china manual flushing type. The unit is in fair condition; however, the flush valve is old and in poor condition. The shower stalls are old and have a single drain. The shower fixtures do not appear to have an anti-scald mixing valve and are corroded and in poor condition. The boys shower room is not in an ADA configuration. In addition, it does not have a floor drain outside the shower stalls. Remaining Life Expectancy: Lavatory:5-10 Water Closet: 5-10 Water Closet Trim: 0-2 Urinal: 5-10 Urinal Flush Valve: 0-2 Showers: 0-2 August 2014 Mt. Jumbo Gym Condition Survey Report Page 45 of 79

46 Mechanical Inspection - Fixtures 003-Girls Shower Room: The girls shower room is located adjacent to the boys shower room in the basement hall. It contains: (1) lavatory sink, (1) water closet stall and (2) shower stalls. The lavatory sink is an American Standard vitreous china, wall mount unit. The lavatory itself is in fair condition, but the fixture shows evidence of corrosion and is in poor condition. The single water closet is a Kohler tank-type made from vitreous china that is floor mounted. The tank is heavily stained and the manual flushing mechanics are in poor condition. Neither the lavatory nor the water closet is in an ADA configuration. The 2 shower stalls are old and lack an anti-scald mixing valve. Both showers drain to a common floor drain between the two units. They are in poor condition. Remaining Life Expectancy: Lavatory: 5-10 Water Closet: 5-10 Water Closet Trim: 0-2 Showers: 0-2 Deficiency Fig Non ADA Drinking fountain: The only drinking fountain for the gym is not ADA complaint. Deficiency Category: C, RR Remedy: Replace with ADA compliant dual height fixture. A new location will need to be found or designed with new connections to plumbing piping. Approximate Budget Cost, Mechanical Only: $5,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 46 of 79

47 Mechanical Inspection - Fixtures Deficiency Fig Boys Shower Room Urinal The waste piping on the boys urinal is rusty. The flush valve is in poor condition. Deficiency Category: RR Remedy: Replace Urinal, flush valve, carrier and drain piping with modern efficient low flow type unit. Approximate Budget Cost, Mechanical Only: $3,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 47 of 79

48 Mechanical Inspection - Fixtures Deficiency Fig Boys and Girls Shower Room Water Closet The water closet tank is dirty and corroded. In addition, the fixtures are old. Deficiency Category: RR Remedy: Replace (2) water closet fixtures with modern efficient low flow type. Approximate Budget Cost, Mechanical Only: $3,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 48 of 79

49 Mechanical Inspection - Fixtures Deficiency Fig A Boys Showers Fig B Girls Showers The basement showers are antiquated and are in poor condition. Neither shower has an anti-scald mixing valve. Deficiency Category: RR Remedy: Replace with new showers with terracotta type shower pan and anti-scald shower valves. Approximate Budget Cost, Mechanical Only: $10,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 49 of 79

50 Mechanical Inspection - Fixtures Deficiency Fig Boys and Girls Lavatories The lavatory sinks in both shower rooms are old and are showing signs of corrosion. Deficiency Category: RR Remedy: Replace (2) lavatories Approximate Budget Cost, Mechanical Only: $2,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 50 of 79

51 Mechanical Inspection Domestic Water Supply 0814 Domestic Water Supply-Pipe, fitting, valves, hose bibs, insulation, etc. Summary Description: Domestic Cold and Hot Water Piping: The domestic hot and cold water lines for the bathroom hang, uninsulated, over both the boys and girls shower rooms. These pipes are showing signs of corrosion and wall penetrations are not properly sealed. Type M copper, thin wall, is utilized for the plumbing piping. Remaining Life Expectancy: 0-2 Deficiency Fig Domestic water piping The Domestic hot and cold water piping is not insulated. Significant amounts of heat are being lost before water can reach fixtures and uninsulated cold water piping can result in excess condensation. In addition, the piping is reportedly failing due to pinhole leaks. Deficiency Category: RR, E, C Remedy: Replace approximately 200-feet of domestic water pipe in the shower/toilet rooms with ½ inch type L copper and insulate. Install hot water recirculation pump to reduce temperature loss. Some cutting and patching will be required. Approximate Budget Cost, Mechanical Only: $25,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 51 of 79

52 Mechanical Inspection Ventilation Distribution 0824 Ventilation Distribution- Ducts, insulation, diffusers, dampers, etc. Summary Description 108-Mechanical Room: The ductwork in the furnace room is dirty and needs to be resealed. Approximately 30% ductwork within the room appears to be abandoned in place. Combustion air is provided by a manually operated louver to outside air. Return air for the ventilation system is provided by a return grill located on the gym floor outside the furnace room. The grill is in poor condition and has been dented in several locations. Remaining Life Expectancy: Ductwork: 0-5 Return Air Grille: Mechanical Mezzanine: This enclosed area is located directly above the furnace room. It contains air ductwork and an exhaust stack from the furnace below. The exhaust stack is a Metal Bestos model It appears to be in good condition with some mild rusting. The ductwork in this area is in fairly good condition but needs to be properly resealed. Remaining Life Expectancy: Exhaust Stack: Ductwork: Gymnasium: The gym ductwork consists of a single large diameter duct that follows exposed along the upper northern wall of the gymnasium. It outlets in a single, non-directional, site constructed diffuser grill. The grill appears to have collected duct debris and is in poor condition. This duct also feeds the ducting for the basement restrooms. It appears to be the sole heating source for both areas. Overall the Ductwork is in poor condition. It is under-supported, severely dented and the duct tape is showing signs of peeling. The ceiling relief air vent appears to be in fair condition and has an electric actuator. Remaining Life Expectancy: Ductwork: 0-2 Relief Air Vent: Restroom Hallway: The basement ductwork consists of a single, uninsulated round duct that feeds heated air to all three restrooms. The ducting enters through a rough cut penetration between the gymnasium and the hallway; it has several large dents, but is otherwise in fair condition. The Duct terminates into a long rectangular plenum that feeds both the men s and girls shower room. The boys and girls shower room are each fed by a single wall mounted grille located above the shower stalls. Remaining Life Expectancy: 0-2 Entry Offices: There is no ventilation ductwork in the east side offices or storage rooms. August 2014 Mt. Jumbo Gym Condition Survey Report Page 52 of 79

53 Mechanical Inspection Ventilation Distribution Deficiency Fig Combustion Air Damper The combustion air opening is not sized properly for the furnace. The combustion air damper for the furnace room is manually operated. This allows excess amounts of outside air and allowing heat to escape. In addition this is a code violation. Deficiency category: E, C Remedy: Enlarge existing opening to size meeting code requirements. Install cold air boot that extends to floor and attaches to half of opening. Install automatically controlled damper with room thermostat and burner control to other upper half of the opening. Approximate Budget Cost, Mechanical Only: $10,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 53 of 79

54 Mechanical Inspection Ventilation Distribution Deficiency Fig Furnace Room Ductwork Approximately 30% of the ductwork in the furnace room appears to be abandoned in place and is in overall poor condition. Part of this abandoned ductwork went to an outside air louver that has been covered due to the location of the external oil tank. The furnace is operating on full recirculation with no outside air being introduced to the occupied space- a code violation. Deficiency Category: RR, C Remedy: Remove abandoned ducting. Cap ductwork where necessary. Revise outside air ductwork with new OSA louver on west wall. Connect to furnace inlet ductwork with outside air damper. Approximate Budget Cost, Mechanical Only: $20,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 54 of 79

55 Mechanical Inspection Ventilation Distribution Deficiency Fig A Mezzanine Ductwork Fig B Mezzanine Ductwork The ductwork in the mezzanine above the furnace room is in fair condition and needs to be resealed. The taped joints are showing signs of delamination. Deficiency Category: E Remedy: Clean interior of all ductwork and reseal all joints. Make minor repairs to ductwork. Approximate Budget Cost, Mechanical Only: $4,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 55 of 79

56 Mechanical Inspection Ventilation Distribution Deficiency Fig A Gymnasium Ductwork Fig B Gymnasium Grille The gymnasium ductwork is not seismically supported and has several large dents. The grille at the end of the ductwork contains debris. Additionally, the area east of the gymnasium where offices are have no ventilation. Deficiency Category: F, C Remedy: Remove Approximately 80-feet of duct in gymnasium and install approximately 200 feet of new galvanized ductwork with seismic bracing and approximately (4) ceiling diffusers. Recommend extending ductwork into east offices, storage and entry and adding approximately 4 wall supply diffusers. Test and balance system. Approximate Budget Cost, Mechanical Only: $85,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 56 of 79

57 Mechanical Inspection Ventilation Distribution Deficiency Fig A Restroom Hallway Ductwork Fig B Restroom Hallway Ductwork The restroom hallway ductwork has several medium sized dents. The duct penetrations from the gymnasium are rough cut and have not been properly sealed. Deficiency Category: F Remedy: Remove and replace approximately 20 feet of ductwork. Insulate new ductwork, seal all penetrations. Test and balance system. Approximate Budget Cost, Mechanical Only: $10,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 57 of 79

58 Mechanical Inspection Ventilation Distribution Deficiency Fig Boys Shower Room Exhaust Fan The boys shower room exhaust fan has not been properly installed. The unit also produces excessive noise while running. Deficiency Category: F, RR, E Remedy: Remove wall exhaust and install new exhaust fan in new location to a new wall exhaust cap. Cut and patch interior and exterior wall. Extend electrical circuit to new fan location. Approximate Budget Cost, Mechanical Only: $5,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 58 of 79

59 Mechanical Inspection Ventilation Distribution Deficiency Fig Girls Shower Room Exhaust Fan The girls shower room fan is excessively noisy. Deficiency Category: E, RR Remedy: Remove and replace exhaust fan in place. Approximate Budget Cost, Mechanical Only: $1,500 August 2014 Mt. Jumbo Gym Condition Survey Report Page 59 of 79

60 Mechanical Inspection Heating Equipment 0825 Heating Equipment- Boilers, circulation pumps, etc. Summary Description: Furnace: The furnace is a Flexaire model 5DF-30-OFM. It has a nominal heating output of 300 MBH and nominal air flow of 3210 to 5400 CFM. This unit is the primary heating source for both the gymnasium and the associated rest rooms. It supplies heated air the ductwork system. The unit itself is in poor condition and contained no inspection tags. The exhaust stack is heavily rusted and also in very poor condition. The burner is Beckett model AFG it is in good condition and appears to have been installed within the last few years. Mixing dampers on the furnace do not appear to be functioning. Remaining Life Expectancy: Furnace: 0-2 Chimney: 0-2 Burner: 5-10 Deficiency Furnace and Chimney Stack The furnace unit is in poor condition and is reaching the end of its lifespan. Deficiency Category: F, E Remedy: Replace furnace with new higher efficiency furnace of similar capacity with new mixing dampers and filter box. Approximate Budget Cost, Mechanical Only: $50,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 60 of 79

61 Mechanical Inspection Heating Equipment Deficiency Fig Chimney Stack There is insufficient clearance between the chimney and combustible materials. Chimney is in poor condition and showing signs of deterioration from leaking of roof penetration. Deficiency Category: C Remedy: Replace chimney entirely with required penetrations and new ventilated thimble at roof. Approximate Budget Cost, Mechanical Only: $20,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 61 of 79

62 Mechanical Inspection Controls 0828 Controls-Heating and ventilation controls Summary Description: The building s heating system is controlled by a thermostat that directly controls the furnace. There is no other automation system for the building s heating supply. Electric controls operate the furnace, return air damper and roof relief damper. These controls are old and need replacing. Remaining Life Expectancy: 0-2 Deficiency Fig Heating Controls The building lacks modern and accurate automation controls for the heating and ventilation system. Deficiency Category: E Remedy: Replace with DDC when furnace is replaced. Estimate 20 points. Connect to CBJ maintenance offices thru Ethernet. Replace mixing dampers and relief damper with low leakage type. Replace actuators. Approximate Budget Cost, Mechanical Only: $70,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 62 of 79

63 Mechanical Inspection Controls August 2014 Mt. Jumbo Gym Condition Survey Report Page 63 of 79

64 Mechanical Inspection Fire Suppression 0832 Fire Suppression-Sprinklers, etc. Summary Description: Exposed sprinklers exist in all 3 restrooms and the adjoining hallway. The sprinkler heads and piping are showing some light amounts of corrosion. They are in fair condition. The gymnasium area is not covered by a sprinkler system. Remaining Life Expectancy: 5-10 Deficiency Gymnasium There are no sprinklers located within the gymnasium, adjoining offices or the attached mechanical room. Deficiency Category: C Remedy: Install sprinkler heads with guards and sprinkler piping in gymnasium and adjoining rooms. Connect to existing sprinkler main in adjacent building. Approximate Budget Cost, Mechanical Only: $40,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 64 of 79

65 Mechanical Inspection Oil Supply 0842 Oil Supply-Fuel oil storage and distribution Summary Description: Oil Tank and External Oil Supply Lines: The oil tank is located above ground on a parking lot adjacent to the gymnasium. It services heating fuel for both the gymnasium side and the maintenance portion of the building. A single, non-recirculated oil line feeds heating fuel to the gymnasium. While a recirculated line services the maintenance side of the building. Both oil supply lines are wrapped in insulation. The paint on the oil tank shows signs of peeling and mild amounts of rust are visible on the surface. The tank is in otherwise fair condition. Remaining Life Expectancy: Oil Tank: 5-10 External Supply Lines: 5-10 Internal Oil Supply Line: The oil supply line includes a filter and oil safety valve. There are isolation valves on either side of the filter. The internal portion of the oil supply line appears to be new and is in good condition. Remaining Life Expectancy: Deficiency Fig Above Ground Oil Tank The paint on the oil tank has deteriorated. Tank is a single wall type with no spill containment manhole. Deficiency Category: RR Remedy: Replace tank with a double wall tank, 1500 gallons, with modern trim, spill containment manhole, emergency vents and tank gage. Approximate Budget Cost, Mechanical Only: $15,000 August 2014 Mt. Jumbo Gym Condition Survey Report Page 65 of 79

66 Electrical Inspection Service & Distribution 0161 Supply & Distribution Conduit, feeders, transformers, etc. The building is supplied with power via an aerial cable spanning from a utility pole to the riser and weatherhead mounted to the building wall above the meter and main disconnect on the North end of the building. This service is powered at volts, single phase with a capacity of 200 amperes. The riser to the meter is constructed of rigid steel conduit with single conductors rated for 200 amperes. The meter and main disconnect are contained in a single NEMA 3R type enclosure. The service extends from the meter and main disconnect to a single panel located in the storage room on the opposite side of the wall from the meter. The circuit is composed of conduit with single conductors. The system grounding utilizes a single ground electrode in the earth beneath the meter and main disconnect. The ground extends into the panel inside the building via the conduit only. The service equipment is quite old and beyond its service life. The main circuit breaker may not react to overload conditions in accordance to its ratings, possibly allowing overload conditions. The grounding system was not tested, but from experience at other sites, a single ground rod is inadequate and should be supplemented with additional electrodes. Remaining life expectancy: zero Deficiency August 2014 Mt Jumbo Gymnasium Page 66 of 79

67 Electrical Inspection Service & Distribution : Service Entrance Meter and Main Circuit Breaker The equipment is beyond its service life and the circuit breaker might not respond to overload conditions as it is rated. RR, F : Grounding System A single ground electrode is inadequate to provide the code required ground impedance. C (NEC Art 250), F Remedy : Replace the service equipment in total. Cost =~$3, : Provide a minimum of two additional ground electrodes spaced 10 ft apart and connected to the existing ground electrode. Cost =~$500. August 2014 Mt Jumbo Gymnasium Page 67 of 79

68 Electrical Inspection Service & Distribution 0162 Lighting & Equipment Fixtures, poles, devices, conduit, wires, etc. The main entrance is illuminated by the barnyard type luminaire mounted above the entrance to the Building Maintenance Offices, along with a small recessed luminaire in the canopy over the entrance. The barnyard fixture is an HID type with an unknown output (probably 100 watts). The recessed luminaire is configured for medium base incandescent lamps. There are no emergency battery packs supporting these luminaires. The back exits are not illuminated. The barnyard luminaire is in fair condition. The recessed luminaire is in poor condition. Remaining life expectancy: less than two years Deficiency : Front Entrance Lighting Inadequate illumination and inefficient illumination. RR, E, F : Back Exits Lighting Inadequate illumination and lacking emergency battery support. C (IBC), F August 2014 Mt Jumbo Gymnasium Page 68 of 79

69 Electrical Inspection Service & Distribution Remedy : Replace recessed ceiling mounted luminaire with one or two surface mounted types. Install one or two wall mounted luminaires on the exterior adjacent to the gymnasium entrance. Provide the exterior unit(s) with emergency battery pack(s). Utilize LED type fixtures and utilize bilevel dimming with motion sensors. Utilize photoelectric control. Cost=~$3, : Provide new wall mounted luminaires adjacent or above the back exit doors. Provide LED luminaires with emergency battery packs, bilevel dimming controlled with motion sensors, and photoelectric cells. Cost=~$2,000. August 2014 Mt Jumbo Gymnasium Page 69 of 79

70 Electrical Inspection Service & Distribution 0911 Distribution Panels & Switchgear Equipment, conduit, feeders, and grounding Power is distributed within the gymnasium and ancillary spaces from a single lighting and appliance panel. This panel is located inside the storage room on the exterior wall opposite the location of the service equipment. This panel is categorized as a load center it has no dead front interior panels. The load center appears to be rated for a maximum of 100 amperes load, volts, single phase. The panel does not include a ground bus bar and no of the circuits routed from this panel include grounding conductors. This load center is in fair condition. Remaining life expectancy: Zero. Deficiency : Load Center A single unit protecting branch circuits for the gymnasium and ancillary spaces This panel is located slightly behind shelving without consideration to the code required working clearances. It appears to be underrated for the service provided. RR, F, C (NEC Articles 110 & 408) August 2014 Mt Jumbo Gymnasium Page 70 of 79

71 Electrical Inspection Service & Distribution Remedy : Replace the load center with a panelboard that includes a dead front panel in front of the circuit breakers. Coordinate its rating with that provided with the new service. Reposition to the right to allow retention of the shelves and to comply with code stipulated working clearances. Cost =~$6,000. August 2014 Mt Jumbo Gymnasium Page 71 of 79

72 Electrical Inspection Service & Distribution 0912 Panels & Motor Control Centers Equipment, conduit, feeders, and grounding The furnace is powered by motor control equipment located at the furnace. The equipment is in fair condition. Remaining life expectancy: five years, or when the furnace equipment is replaced. Deficiency None noted at this time. Remedy NA August 2014 Mt Jumbo Gymnasium Page 72 of 79

73 Electrical Inspection Lighting & Power 0921 Light Fixtures & Controls Fixtures, controls, conduit, wiring, etc. Gymnasium: This area is illuminated with suspended, high bay luminaires with High Pressure Sodium lamps. These luminaires are controlled with switches located near the main entrance. Emergency lighting is accomplished with wall mounted units. Illuminated exit signs with emergency battery packs are located above the exits. These luminaires are in fair condition. Notably, when the system is de-energized, at least 10 minutes are required to restore illumination when the ballasts and lamps are still warm; 3 to 5 minutes when cooled. It appears that all but one of the emergency lights are functional. All of the exit signs are illuminated. Remaining life expectancy: five years Storage and Mechanical Rooms: These areas utilize a mixture of porcelain keyless fixtures with medium base lamps, surface mounted fixtures with compact fluorescent lamps, and surface mounted fixtures with linear fluorescent lamps. Most of this lighting is controlled with switches near the room entrances. The luminaires in these spaces are in fair to poor condition. Remaining life expectancy: two years Locker Rooms and Corridor: These areas utilize enclosed, surface mounted, linear fixtures with fluorescent lamps. The lamps appear to be T8 type. These rooms are controlled with switches near the entrances. These areas also include individual emergency lights mounted to the walls. Illuminated exit signs with emergency battery packs are located to identify the egress routes to the exits. These luminaires are in good condition. The exit signs illuminated as required and the emergency lighting is functional. Remaining life expectancy: ten years Circuits: The circuits for all of the lighting system appear to be single conductors in EMT. The circuits do not include grounding conductors. The circuits are in fair condition. As long as the EMT connectors and couplings are solidly fastened, the grounding conductors are not required. It is advisable to include grounding conductors with future circuits. August 2014 Mt Jumbo Gymnasium Page 73 of 79

74 Electrical Inspection Lighting & Power Deficiency : Gymnasium Lighting Limited ability to switch on and off without warmup delays. The lights tend to stay on rather than on and off as needed. RR, E, F August 2014 Mt Jumbo Gymnasium Page 74 of 79

75 Electrical Inspection Lighting & Power : Storage and Mechanical Room Lighting These luminaires have reached, or are nearing the end of their service life. Lamp efficiencies are poor to fair. RR, E : Circuits and Controls There are possible broken EMT connections; and open device boxes. RR, C (NEC Articles 250, 300, & 358), F Remedy : Replace with new high bay, LED type, luminaires. Provide select units with emergency battery packs, or replace the emergency lights as they fail. Cost-~$15,000. Energy savings of 10 to 23 percent : Replace with new luminaires. Consider using fixtures with LED sources. Cost =~$5,000. Energy savings of 15 to 60 percent : Inspect all circuits to ensure that the connectors and couplings are tightly fastened. Repair open conduits. Replace switches and utilize occupancy sensors where determined to be reasonable. Cost =~$3,000. August 2014 Mt Jumbo Gymnasium Page 75 of 79

76 Electrical Inspection Lighting & Power 0931 Devices & Connections Outlets, disconnects, equipment connections, wiring, etc. Receptacles: These are scattered around the gymnasium and its ancillary spaces. All are circuited with single conductors in EMT. The receptacles all look to be fair to good condition. It appears that they were replaced within the past 15 years. The circuits are also in fair to good condition. Remaining life expectancy: ten years Heating Equipment: This equipment (oil fired furnace with ventilation fan) is circuited with single conductors in EMT. The motorized equipment includes means to disconnect the power at the motors. The heating equipment disconnects are in fair condition. Their circuits are in fair to good condition. Remaining life expectancy: five years Deficiency : Circuits and Controls There are possible broken EMT connections; and open device boxes. RR, C (NEC Articles 250, 300, & 358), F Remedy : Inspect all circuits to ensure that the connectors and couplings are tightly fastened. Repair open conduits. Cost =~$2,000. August 2014 Mt Jumbo Gymnasium Page 76 of 79

77 Electrical Inspection Special Electrical 0941 Fire Alarm System Devices, panels, wiring, conduit, etc. The gymnasium and its ancillary rooms is supervised by a fire detection and alarm system with the control panel located in the CBJ Building Maintenance Office Corridor. The system is zoned type with the gymnasium area using a single zone. The devices on this zone include manual pull stations at the exits, smoke detectors, strobes, and combination horn/strobes. The fire alarm circuits utilize cables installed in EMT. The system is in fair to good condition. It appears to be less than 15 years old. And it is maintained annually. Remaining life expectancy: ten years The manual pull stations and notification devices are in good condition. It appears that all are appropriately located. The smoke detectors are in fair condition. Remaining life expectancy: five years The circuits are in poor condition in places. The EMT is lacking supports in several locations. Remaining life expectancy: None Deficiency : Smoke detector replacement The smoke detector layout is not in compliance with the code (NFPA 72). However, per the IFC, it might not be required. RR, C, F August 2014 Mt Jumbo Gymnasium Page 77 of 79

78 Electrical Inspection Special Electrical : Circuit Inspection and Repairs The EMT enclosing the initiation and notification cables are not properly supported. RR, C (NEC Articles 300 & 358). Remedy : Review code requirements and eliminate smoke detectors that are not required. Cost =~$3, : Inspect and repair EMT. Cost=~$3,000. August 2014 Mt Jumbo Gymnasium Page 78 of 79

79 Electrical Inspection Special Electrical 0942 Communication Systems Telephone, data, intercom, TV, sound, cable trays, etc. Two data circuits are routed from the CBJ Building Maintenance Offices into the gymnasium with terminals in the office/storage area near the front entrance. The cables are routed without conduits; fastened to the outside of EMT. It appears that the circuits are primarily used for data. The circuits are in fair condition. Remaining life expectancy: five years Deficiency : Cable Installation The cables are fastened to the exterior of conduits designated for other purposes. C (NEC Article 300). Remedy : Install the cables in their own conduits, and/or fasten to the walls and ceilings using approved methods. Cost =~$2,000. August 2014 Mt Jumbo Gymnasium Page 79 of 79