EAST LYME HIGH SCHOOL Located at 30 Chester Field Road, East Lyme, Connecticut 06333, the High School s original structure was built in 1967. An addition and alterations occurred in 1973. The building received internal alterations in 1985. The most recent addition was completed in 1999. General Building Information: Total Building Area: 1967 Construction 102,293 square feet 1973 Construction 75,400 square feet 1985 Alterations - 1999 Construction 59,794 square feet 237,487 square feet Overview: The intent in reviewing existing conditions at the East Lyme High School is to evaluate the physical plant and its systems to identify deficiencies for the entire facility; including exterior envelope, interior finishes, structural elements, handicap accessibility, mechanical, electrical, plumbing and fire protection. Kaestle Boos Associates, Inc. ( KBA ) staff and consultants visited and photographed the building and reviewed existing available documents to gather all necessary data about each space. Due to its date of the original construction and addition construction, the High School is not completely Handicapped Accessible and bathroom renovations would be required to provide accessibility throughout. The school is sprinklered throughout. Many of the room and exit identification signs are missing. There are no occupancy load signs in the assembly spaces. The exterior window systems in the original construction are single pane glazing and are thermally inefficient. Asbestos is present in locations throughout the pre-1998 portion of the building and should be considered during any renovations. The building has limited mechanical ventilation and de-humidifiers can be found throughout the school to compensate for ventilation and humidity issues. The parking lot is in varying condition depending upon location. The vehicular and pedestrian traffic flow is generally good. A. Exterior Building Envelope: The building s exterior envelope was reviewed for overall soundness and water/air tightness. elements were evaluated as described below. A separate roof and structural report assessing the exterior envelope were also undertaken. Exterior Walls: The original 1967 and 1973 portion of the building consist of masonry walls with an exterior nonvented brick veneer, with two inches of rigid insulation. Painted interior finish. A non-vented masonry veneer assembly typical of the era of construction will retain water and has been discovered to cause masonry spalling and cracking. The 1998 portion of the building consists of metal stud framed walls with an exterior vented brick veneer, with two inches of rigid insulation. Painted interior gypsum board finish. The structural system consists of a Concrete frame in the 1967 and 1973 construction and fire proofed steel structure in the 1998 construction. The building sits on a concrete foundation. KBA No. 10036.00 7.2.B - 1 Last Edit 09/28/11
Refer to the structural report for additional information. Exterior Doors and frames: The new exterior doors and sidelights are aluminum frame assembly with thermally efficient double-pane glazing. The exterior doors and frames in the original construction are painted hollow metal systems. Several doors are showing areas of deterioration. Exterior Windows and louvers: The original exterior windows are single pane, non thermal, aluminum awning units. The caulking and flashing around these units is degraded and is permitting moisture infiltration. The glazing assemblies in the addition completed in 1998, are thermal double pane glazing systems, in aluminum frames. These are in excellent condition. Refer to windows report for additional information Roof: The majority of the roof system is a multi-ply modified asphalt system membrane with a granulated cap sheet. It is approximately 10 years old and generally in good condition. The 1998 wing is fully adhered EPDM rubber membrane and is in good condition. Some smaller roof areas are also lap seamed metal roof. The solar panels are ballasted and the ballasts are blocking proper water drainage. The roofs access ladders and guard rails are inadequate. The roof has primary drains, connected to the site drainage system. There are secondary scupper overflow drains. Refer to roof report for additional information. B. Interior Building Elements: The building s interior spaces were evaluated for overall condition of architectural systems and appearance, including quality of equipment, materials and finishes. Accessibility and code compliance were also reviewed. Walls: The 1967 and 1973 interior walls are painted masonry block. Some locations are experiencing cracking in the wall finish and grout joints between masonry units. The 1998 interior walls are generally gypsum board on metal stud with masonry walls around bathrooms and science rooms. KBA No. 10036.00 7.2.B - 2 Last Edit 09/28/11
Doors, Frames and Hardware: All of the interior doors are painted hollow metal doors in hollow metal frames with wire glass or tempered glass lites where occurring. The doors are generally in good condition. Some doors receive frequent use and have become damaged and should be repaired or replaced. Some doors are replacement doors in modified existing frames, these doors are catching on the frame or adjacent door and becoming damaged, these doors should be repaired and replaced as necessary. The doors have ADA lever compliant handles throughout the school. The closers on some does designated for ADA bathrooms have been disabled because modern door clearances are not present and the closer causes difficulties when opening the door. A1 Worn door in high use area should be refinished and latch, closer and hinges should be inspected for damage. Damaged door A2 Interior Finishes-Floors and Ceilings: The building is predominately VCT throughout corridors and classrooms. Bathrooms, entry vestibules and wet locations are ceramic tile throughout. The school is predominately acoustical ceiling tile system, with recessed light fixtures, in corridors and classrooms. The bathroom ceilings are gypsum with surface mounted fixtures. The masonry walls are typically painted and are in good finish condition. The gypsum walls are painted and are in good condition. The bathrooms in the 1967 and 1973 portions of the school have glazed masonry unit walls, which are frequently cracked. The light fixtures generally provide adequate lighting. Casework: The casework in the 1967 and 1973 wings is wood veneer. It is good condition. The counters are generally not ADA compliant, but are also very limited in use. The casework in the 1998 addition is plastic laminate in excellent condition and ADA compliant work areas have been provided. KBA No. 10036.00 7.2.B - 3 Last Edit 09/28/11
Signage: Room signage was originally provided throughout the entire facility; however the majority of the removable inserts have been removed by students and not replaced. Their absence is not ADA compliant and does not provide the desired level of exiting signage for areas of refuge. Signage indicating exit locations and room identification is missing A3 A4 Miscellaneous Accessories and Equipment: Lockers were observed in corridors throughout the facility. It is not known if accessible lockers are designated in any particular area. Typical Spaces: Corridors: The Corridors are in good condition. The egress analysis shows that as part of the means of egress, the corridors and doors have ample width to accommodate the buildings occupants. The ceilings are typically suspended acoustical panel with recessed light fixtures in great condition. The level of light throughout is adequate. Drinking fountains are found throughout; they are not typically ADA compliant in the original school construction. Administration Suite: The Offices are generally in good condition. The walls are painted masonry and are generally in good condition. This is a high traffic area and the doors and hardware shown significant wear and should be refinished and repaired. KBA No. 10036.00 7.2.B - 4 Last Edit 09/28/11
The ceilings are typically suspended acoustical panel with recessed light fixtures in great condition. The level of light throughout is adequate. The furniture observed (desks, cabinets, shelving, etc) was high quality and in good condition. Cafeteria: The floors are VCT. The walls are painted masonry in good condition. The ceiling is suspended acoustical ceiling tile system with 2x4 recessed fluorescent lights. The lighting level is adequate. The commons area is open to the skylights above and has lighting mounted on cross beams.. The lighting level is adequate. North Gymnasium The North Gymnasium was built in 1967. There are narrow doors that are not ADA compliant There are wooden bleachers that are well worn but still in good condition, they are not ADA compliant. The floor consists of a wood athletic floor. The walls are painted CMU. There are wall pads behind athletic equipment. The locker rooms have been refit with large vented athletic lockers. There were no accessible lockers designated. Five percent of these lockers should be designated as Accessible and accessible accessories should be provided The showers are no longer in use and half have been converted to a storage room. The traps in open plumbing fixtures can dry out and allow sewer gas to enter the building. If the fixtures valves are closed this can still occur due to leakage. The ceiling is open to painted structure above. The level of light is adequate. The Gymnasium equipment appears to be in good working condition. South Gymnasium The South Gymnasium was built in 1973. There are no bleachers in this gymnasium. The floor consists of a new rubberized athletic floor with integral striping. The walls are painted CMU. The windows are Kalwall and diffuse the light, providing quality daylight into this space. The gymnasium is partitioned with folding partitions and some panels are delaminating and should be refinished. There are wall pads behind athletic equipment. The locker rooms are shared with the North Gymnasium. The ceiling is open to painted structure above. The level of light is adequate. The Gymnasium equipment appears to be in good working condition. The drinking fountains in this space are not ADA compliant. KBA No. 10036.00 7.2.B - 5 Last Edit 09/28/11
Auditorium: The auditorium was built in 1967. The space has typical stadium type seating on tiers. The space is divided into three distinct seating areas. The front center seating is capable of being separated from the back seating with folding partitions. The two back seating sections are divided by the central entry passage with full height partitions. ADA compliant spaces are not available throughout. Select front row seats are removable for partial accommodation. Floors are typically carpet in the aisles and on the stairs with painted concrete beneath the seats. Walls are typically painted masonry units. The ceilings in the front section are angled arced gypsum soffits with limited recessed lighting adequate for theater use but not for lecture use. The ceilings in the back sections are suspended acoustical panels with recessed 2x4 light fixtures. The quality of light is inadequate for lecture uses. Many of the light fixtures have bulbs burnt out and are difficult to reach since they are mounted high over seating areas. A portable scaffolding is used to adjust stage lighting, despite the existing capability of lowering the lights on suspension cables. The bathrooms in this wing have doors that are very narrow and are not accessible. Most of the double doors into the auditorium are 5-0 wide and each leaf is too narrow to provide proper accessibility. Media Center: The Media center has direct access to the computer lab and four project rooms. A central circulation desk in front of the main entrance has good visual control of the entry/ exit and much of the space. Floors are typically carpet in the Media Center and VCT in the support spaces with 4" rubber base. Walls are painted masonry units. Ceilings are suspended acoustical panels with surface mounted 1x4 fluorescent light fixtures. The quality of light is adequate; the ceiling is in good condition. Miscellaneous A/V media equipment was observed in good condition. Typical Classrooms: The classrooms are typically 635 square feet, with science labs and a select few classrooms being larger at an area between 850 and 1150 square feet. Floors are typically VCT or VAT with 4" high rubber base. Walls are typically painted CMU. The ceilings are typically suspended acoustical panel with surface mounted 1x4 fluorescent light fixtures, in good condition. Direct lighting has been provided for the blackboards. Whiteboards and/or chalkboards and tack boards are present in all classrooms. A ceiling mounted projector is present in most rooms. A clock and speaker system is present in each classroom. The heating units are original. Refer to MEP report for additional information. KBA No. 10036.00 7.2.B - 6 Last Edit 09/28/11
Window shades consist of horizontal blinds or roller shades, in varying condition, are found on most windows. Casework consisting of wood veneer over plywood construction provides storage within each room. Furniture consists mostly of combination student desks/chairs. File cabinets, book cases and other storage systems were observed. There is little room for additional storage in most classrooms given the small square footage, the number of desk per room and the teaching area. Overall the classrooms are in good condition. Special Education Classrooms: The Special Education areas are dispersed throughout the school. The spaces appear to be adequate for the function and population being served. An alternative education program is offered in a separate facility. Refer to typical classroom notes for additional information. Stairs: The stairs provide vertical circulation between stories and are the primary means of egress from the second storey of the building. The stairs enclosure appears to be separated from the rest of the building by rated assemblies. The handrails are typically continuous down both sides of the stair or for the full length of the stair run. The masonry units in the wall are cracking in several locations. An Area of Refuge has been provided at approximately every-other stair, they are properly signed with a lit exit sign from the corridor, but do not have proper signage adjacent to the call for aid units. Not all stair treads have contrasting friction nosing strips to help avoid tripping. KBA No. 10036.00 7.2.B - 7 Last Edit 09/28/11
Cracking of masonry joints Cracking of masonry unit A5 Toilets: Bathrooms for both sexes are found distributed throughout the school. All bathrooms built in 1967 and 1973 construction are not ADA compliant. An attempt has been made to provide ambulatory stalls or partially compliance with ADA. Floor finishes in the bathrooms are ceramic tile, generally in good condition. Walls are painted masonry units or glazed terra-cotta blocks. Some terra cotta walls are showing substantial cracking. Toilet accessories are present including: mirror, paper towel dispenser, toilet paper dispenser and soap dispenser. They do always meet accessibility requirements in their location or mounting height. The toilet partitions are typically metal and are in good condition. A6 Cracking of terracotta units Storage: The storage spaces are dispersed throughout the facility. There is generally inadequate storage. Additional storage has been provided in the form of exterior steel cargo containers. Mechanical Room: KBA No. 10036.00 7.2.B - 8 Last Edit 09/28/11
The Boiler is located in a 1967 portion of the school. All the mechanical areas appear to be enclosed and separated by rated assemblies as required by code. Refer to MEP reports for additional information. Recommendations: Abate existing asbestos. Investigate masonry veneer issues and repair. Remodel the existing bathrooms to provide proper ADA compliance. Reinstall absent signage throughout the entire facility to fully comply with ADA requirements. Designate accessible lockers and provide accessible accessories. Investigate masonry cracking and potential building movement. Refer to additional portions of the report for additional recommendations. KBA No. 10036.00 7.2.B - 9 Last Edit 09/28/11