1 Baker Center Special Campus Site Summary Address 3908 Avenue B Austin, TX 78751 Number of Permanent Campus Facilities 3 Original Year of Construction 1911 Total Campus Building Area (combined) 64,153 SF Introduction The Baker Center Special Campus is located at 3908 Avenue B in Austin, Texas. The Baker Center was established in 1911 and consists of the primary building, a mechanical building, and a separate building on slab. These permanent campus buildings include the Main School Building (BLDG-945A) used for professional development, district office space, and a test kitchen, as well as the Mechanical Building (BLDG-945C) and a separate Office Building (BLDG-PS004). Meeting Log Revision Log Date Meeting Revision Date Summary of Content 7/27/16 Interview 00 10/6/16 Draft Issue 7/27/16 Assessment 01 1/6/17 Added comments from PM Chris Lewis as indicated on email dated 10/28/16. See pages 6-7 and 20-21.
2 Main School Building BLDG-945A Building Purpose Building Area Inspection Date July 27, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview Administration, Professional Development Classrooms, Kitchen, and Cafeteria 63,696 SF 91 F -Sunny The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior of the building consists of a brick façade with a Average shotcrete entry portico. The exterior walls were reported and observed as being in average condition. It was reported that water was intruding through the walls of the building where floors are constructed below grade. Exterior Windows The exterior windows consist of double hung, single-pane Poor glazed units with metal frames throughout the facility. The exterior windows were observed and reported to be in poor condition. It was reported that water intrudes under the windows and throughout the facility. The following deficiencies were observed: deteriorated caulking in corridor and classroom windows; broken window tracks along the southwest wall of room 101; unaligned window frames creating openings to the exterior in rooms 101 and 304; peeling of glazing in all exterior classroom windows; and broken windows in rooms 101 and 304. Exterior Doors There are three public entryways located around the building consisting of metal doors with glazing in metal frames and glass transoms. The access doors to the mechanical spaces and production studio are solid metal doors in metal frames. The entry door into the northwest side of the building consists of double metal doors with glazing in metal frames and glass storefronts. The exterior doors were observed to be in average Average
3 System Subsystem Condition and Deficiency Overview System Condition Rating condition due to age. It was reported that the southwest entry doors do not lock properly. Roofing The roof material consists of EPDM (ethylene propylene diene terpolymer) over the second and third floors of the facility. The first floor storage space roofs are built-up roofing with a granular surface. The mechanical room in the courtyard is a standing seam metal roof. The roof was reported and observed to be in average condition. It was observed that the EPDM roof, which had been replaced within the last five years, had ponding and evidence of ponding on approximately one third of the roof on the second floor. Exposed asphalt binder with no gravel was located on the built-up roofing over the storage room. Average Interior Interior Walls The interior walls consist predominately of gypsum board Poor Construction construction throughout the classrooms, corridors, cafeteria, and administration offices. CMU (concrete masonry unit) is used in janitorial closets. The interior walls were observed to be in poor condition. The following deficiencies were observed: vertical cracks in the gypsum board adjacent to room 103; water damage on the interior atrium window sills; and holes in the walls of storage room 100A. Interior Doors The building s interior doors consist of wood doors and Average frames. The interior doors and frames were reported and observed to be in average condition. The door hardware was aged and was difficult to operate; the paint finish on the back side of the door to the storage room 100A was deteriorated. Interior Specialties Painted lockers are mounted to the walls of the corridors in Average the building. The lockers were in average condition. The lockers were aged with many lockers missing operating handles. Stairs Exterior Stairs The exterior stairs located around the facility consist of formed concrete steps. The exterior stairs were reported and observed to be in poor condition. The stairs risers were observed to be crumbling on all exterior stairs. Poor
4 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Stairs The interior stairs consist of polished concrete with a Average landing, wall hung wood handrails, and vinyl non slip surfaces on the treads. Interior wood stairs are present to access the school stage in the cafeteria. The interior stairs were reported and observed to be in average condition. The stairs in the northwest end of the second floor of corridor C1 had chipped concrete. It was reported that the adhesive for the vinyl covering was failing and the material was loose. Interior Interior Wall Finishes The interior walls have a painted finish and clay tiles are Average Finishes located in the kitchen. The restrooms have ceramic tiles. The interior wall finished were reported and observed to be in average condition. Minor wall scuffing was evident and consistent with the age and use of the facility. The following deficiencies were also observed: peeling and bubbling paint inside room 210. Interior Floor Finishes The interior floor finishes consist of VCT (vinyl composite Average tile) floor tile throughout the classrooms, janitorial closets, southeast and northwest corridors, and cafeteria. Polished concrete flooring is located in the northeast and southwest corridors. Ceramic tile floor is present in the restrooms and kitchen area. Room 211 has wood floors. The office spaces have carpeting. There is a wood stage located at the front of the cafeteria. It was observed that the flooring in all areas was in average condition. Chipped tile was observed in the majority of the restroom flooring. Vinyl tile was stained in the first floor electrical room. Interior Ceiling Finishes The ceiling consists predominantly of acoustic ceiling tiles throughout the classrooms, office spaces, restroom, and kitchen. The storage spaces have gypsum board ceilings. The ceiling finishes were observed to be in average condition. The majority of office spaced were experiencing minor water damaged tile. Severe water damage was observed in storage rooms STO100A and 105STO1, which had wet ceiling tiles. Average Conveying The building is equipped with a hydraulic passenger elevator to service two levels. This elevator was reported and observed to be in good condition. A recent inspection certificate issued within the last year, as required, was visible and no operational issues were reported by the facility staff. Good Plumbing Plumbing Fixtures The building has public restrooms for male and female, students, and separate staff restrooms located on the first floor the facility. The male and female student restrooms Poor
5 System Subsystem Condition and Deficiency Overview System Condition Rating and the staff restrooms have vitreous china wall hung hand sink with manual faucets, along with vitreous china, wallmount toilets with manual flushing mechanisms, and vitreous china, wall-hung urinals in the male restrooms with manual flushing mechanisms. The kitchen restroom has vitreous china wall-hung hand sinks with manual faucets and a floor mounted toilet with a manual flushing mechanism. There is a floor drain service sink found in the kitchen mop room and pedestal mounted drain service sinks are in the remaining janitorial closets. Three faucet porcelain hand sinks are located in the corridors adjacent to the kitchen and in the cafeteria. Water coolers are located throughout the facility, typically near the public restrooms. Plumbing fixtures are also located in the kitchen for the school cafeteria. It was reported that the plumbing fixtures are in poor condition; the toilets are undersized and outdated having reached the end of their typical design service life. Domestic Water Only the kitchen plumbing fixtures are serviced with hot Poor Distribution water from a GWH (gas water heater) that is located in the kitchen mop room, which is not a conditioned space. The water distribution equipment was reported and observed to be in poor condition. The following deficiencies with the water distribution system were reported by facility staff: the kitchen lacked a crawl space and was equipped with a improperly sized grease trap; the OS&Y (outside screw and yoke) valve was original to the building s construction and has reached the end of its typical design service life; all piping was galvanized; restroom 113 did not have a proper shut off valve; water pressure was poor or limited throughout the building; calcium was built up in the water lines; and the hot water temperatures were not high enough for kitchen staff use. It was observed that insulated piping was suffering from corrosion. Other Plumbing Roof drains are located on the third floor roof. The roof drains were observed to be in good condition. Good Mechanical/ HVAC The major mechanical equipment consists of five air handling units with two units located on the roof top, two located in the first floor mechanical space, and one located in the mechanical room in the courtyard. There are two chillers located on the northeast and southwest sides of the building. There is one boiler located in the mechanical building to the northeast of the building. These serve the HVAC (heating, ventilating, and air conditioning) system. Supplemental mechanical equipment for the HVAC system also includes two fan coil units that are located in room 105STO1 and the building networking room. There is one wall unit located on the first floor in Good
6 System Subsystem Condition and Deficiency Overview System Condition Rating corridor C1. There are two hot water pumps, three electric water heaters, two unit heaters, one heat pump, one supply fan, 12 exhaust fans, and 45 various variable air volume terminals located through the building. The mechanical/hvac system was reported and observed to be in good condition. However, it was reported that the heating for the facility is two to three years old and that it is difficult to connect the system to the equipment controls network; there were air circulation and potential mold concerns in the video production room; the southwest chiller was out of service; a replacement unit was scheduled for installation in the coming weeks. PM Chris Lewis reported there is inadequate zone control, improper supply and return balancing, and unbalanced temperatures. In addition it was reported that the ductwork is in need of replacement. This was delayed due to complications due to a suspended ceiling located above the suspended ceiling. Fire Protection Fire Alarm The building has a fire alarm system that consists of alarm Good and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by a control panel. The fire alarm system was reported and observed to be in good condition. Fire Protection/ The building has a series of fire extinguishers for fire N/A Suppression protection. The fire extinguishers were located in the building. Tags were not observed during the assessment. The staff reported that the building has poor fire hydrant access. Electrical Electrical Distribution The electrical distribution service enters the building at the Poor 480V/277-volt 3 phase 4 wire 2400-amp main switchboards located on the northeast wall of the stage area in the cafeteria. The service steps down to 208/120- volt secondary transformers and panelboards, located in various electrical rooms throughout the building which branches into all circuits. The building does not have a lightning protection system. The electrical distribution equipment was reported to be in poor condition. The panels located in the kitchen were reported to be at the end of their typical design service life and undersized for the use; the facility needs more power and additional panels; staff reported that the kitchen vent hood cuts power to the entire vent hood when the fire suppression is tested or tripped.
7 System Subsystem Condition and Deficiency Overview System Condition Rating Lighting The building's exterior lighting is automatically controlled Poor on a timer and consists of wall pack halide HID (highintensity discharge) luminaires and ceiling mounted hanging fluorescent luminaries. The interior lighting consists of primarily T8 2 x4 fluorescent luminaires in troffers. The lighting for the building was reported to be in poor condition. It was reported that the wall packs provide poor illumination and need to be upgraded to LED. The light switches throughout the facility were reported to be nonfunctional or in need frequent replacement. The parking areas were identified as having poor lighting. PM Chris Lewis reported poor night security lighting for the west side of the building. Communications & Security There is an existing security system including surveillance cameras in the building. There is public address system in Average the building. The building is equipped with a telecommunications system. The facility staff reported that the communications and security systems were in average condition. The phones were reported as unreliable and not fully-functioning; the exterior cameras were described as having too many blind spots; the building s primary telecommunications equipment was reportedly located in an inaccessible room.
8 Exterior System Deficiency Examples Exterior Windows Roofing Deficiency Examples Interior Construction Deficiency Examples Interior Walls
9 Interior Doors Interior Specialties Stair Deficiency Examples Exterior Stairs
10 Interior Stairs Interior Finishes Deficiency Examples Interior Wall Finishes Interior Floor Finishes Interior Ceiling Finishes
11 Plumbing System Deficiency Examples Domestic Water Distribution Electrical System Deficiency Examples Electrical Distribution
12 Office Building BLDG-PS004 Building Purpose Building Area Offices 1,600 SF Inspection Date July 27, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 91 F - Sunny The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The façade of the building consists of painted wood panels Poor around the entire building. The exterior walls were reported and observed to be in poor condition. It was observed that the paint around the facility had peeled and left the plywood exposed and corroding. Additionally, wooden frames were observed to be improperly affixed to the structure, creating openings in the panelboard construction. Exterior Windows The exterior windows consist of multi-pane casement units Poor with metal frames throughout the facility. The exterior windows were observed and reported to be in poor condition. The following deficiencies were observed: the windows had deteriorated caulking and did not function properly; the majority of the windows were painted over; and a broken window was observed on the northeast side of the building. Exterior Doors There are two public entryways located around the building. These doors are metal doors with glazing in metal frames. The exterior doors were observed to be in good condition. Good Roofing The roof covering is a white membrane EPDM material. The roof was reported and observed to be in good condition. Good
13 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Interior Walls The interior partitions are predominately constructed of Good Construction gypsum board. The interior partitions were observed to be in good condition. Interior Doors The interior doors consist of wood doors and frames. Average The interior doors and frames were observed to be in average condition. It was observed that the restroom door was colliding with the floor making it difficult to open and close the door. Interior Specialties System not present. N/A Stairs Exterior Stairs System not present. N/A Interior Stairs System not present. N/A Interior Interior Wall Finishes The interior partitions are predominately gypsum board Good Finishes mounted wood paneling and painted gypsum board. The interior partitions were observed to be in good condition. There were minor scuffs observed throughout. Interior Floor Finishes The flooring was predominately VCT with carpeting found Good throughout the office space. It was observed that the flooring in all areas was in good condition. Interior Ceiling Finishes The ceiling consists predominantly of acoustic ceiling tiles Good throughout the office space. The ceiling finishes were observed to be in good condition. Conveying System not present. N/A Plumbing Plumbing Fixtures The building has restrooms for male and female staff. The Good staff restroom has vitreous china wall hung hand sink with manual faucets, along with vitreous china, floor mounted toilet with a manual flushing mechanism. The staff break area has a vitreous china counter-mounted sink with manual faucets. The plumbing fixtures were observed to be in good condition. Domestic Water The kitchen plumbing fixtures are serviced with a 40-gallon Good Distribution water electric water heater located in the break room. The restroom plumbing fixtures do not have hot water service. The distribution system was observed to be in good condition. Other Plumbing System not present. N/A
14 System Subsystem Condition and Deficiency Overview System Condition Rating Mechanical/ HVAC The major mechanical equipment consists of two heat pumps located on the northwest and southwest sides of the building. These pumps serve the HVAC system. The mechanical/hvac system was reported and observed to be in good condition. Good Fire Protection Fire Alarm The building has a fire alarm system that consists of alarm Good and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors. The fire alarm system is controlled by a control panel. The fire alarm system was reported and observed to be in good condition. Fire Protection/ The building has a series of fire extinguishers for fire N/A Suppression protection. The fire extinguishers were located in the building. Tags were not observed during the assessment. Electrical Electrical Distribution The electrical service feeds from the Main School Building where it enters the building at the 480V/277-volt 3 phase 4 wire 2400-amp main switchboards located on the northeast wall of the stage area in the cafeteria. The Good service steps down to 208/120-volt secondary transformers and panelboards which branches into all circuits. The building does not have a lightning protection system. The electrical distribution equipment was reported to be in good condition. Lighting The building's exterior lighting is automatically controlled Poor on a timer and consists of one wall pack halide HID luminary located adjacent to the parking lot over the door. The interior lighting consists of primarily 1 x4 fluorescent luminaires that is ceiling mounted. The lighting for the building was reported to be in poor condition. It was reported that the wall packs provide poor illumination and need to be upgraded to LED. A single exterior light was observed to have a faded lighting cover. Communications & Security There is an existing security system including surveillance cameras in the building. The building is equipped with a telecommunications system. The facility staff reported that the communications systems were in average condition; the phones were reported as unreliable and not fully functioning; the building s primary Average telecommunications equipment was located in an inaccessible room.
15 Exterior System Deficiency Examples Exterior Walls Exterior Windows Interior Construction Deficiency Examples Interior Doors Electrical Deficiency Examples Lighting
16 Mechanical Building BLDG-945C Building Purpose Building Area Mechanical 458 SF Inspection Date July 27, 2016 Inspection Conditions Facility Condition Index System Deficiency Overview 91 F - Sunny The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Exterior Exterior Walls The exterior of the building consists of a brick façade. Average The exterior walls were observed as being in average condition. It was observed that there was water damage forming under the portico. Open holes were also observed in the walls. Exterior Windows The exterior windows consist of two single pane windows with metal frames. The exterior windows were observed to be in average Average condition. The caulking of the windows had deteriorated. Exterior Doors There is one entryway, located on the northwest side of the building, consisting of a pair of solid metal doors in a metal frame. These doors are metal with glazing in metal frames. The exterior doors were observed to be in poor condition due to age. There was corrosion and peeling paint observed on the doors. Poor Roofing The roof material covering the building consists of built-up asphalt with a granular surface. The roof was reported and observed to be failing. Due to improper draining, the roof was reported to leak. Fail Interior Interior Walls System not present. N/A Construction Interior Doors System not present. N/A Interior Specialties System not present. N/A Stairs Exterior Stairs System not present. N/A
17 System Subsystem Condition and Deficiency Overview System Condition Rating Interior Stairs System not present. N/A Interior Interior Wall Finishes System not present. N/A Finishes Interior Floor Finishes The interior flooring is unfinished concrete. Good The flooring was observed to be in good condition. Interior Ceiling System not present. N/A Finishes Conveying System not present. N/A Plumbing Plumbing Fixtures System not present. N/A Domestic Water System not present. N/A Distribution Other Plumbing The building has plumbing to operate the gas fired boiler. The plumbing system was reported and observed to be good condition. Good Mechanical/ HVAC The existing mechanical equipment consists of one boiler and one hot water pump that serve the Main School Building. There is no mechanical equipment specifically used for this building. The hot water pump was reported and observed to be in good condition. Good Fire Protection Fire Alarm System not present. N/A Fire Protection/ Suppression The building has a series of fire extinguishers for fire protection. The fire extinguishers were located in the N/A building. Tags were not observed during the assessment. Electrical Electrical Distribution The electrical service feeds from the Main School Building. It is a single 208/120-volt service used to power small voltage lighting and secondary services for equipment. The building does not have a lightning protection system. The electrical distribution equipment was reported to be in good condition. Good Lighting The building's exterior lighting is automatically Average controlled on a timer and consists of one wall pack halide HID luminary located next to the portico entry. The interior lighting is a light fixture that is wall mounted. The lighting for the building was reported to be in average condition. There were no known concerns with lighting reported by staff. It was observed that there is one wall pack which provides limited illumination for the building. Communications & Security System not present. N/A
18 Exterior System Deficiency Examples Exterior Walls Exterior Windows Exterior Doors Roofing Deficiency Examples
19 Electrical Deficiency Examples Lighting
20 Baker Center Campus Summary of Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Campus Recommendations Exterior 1. Provide exterior LED lighting around the buildings LED pole lights in and near the staff parking spaces. 2. Investigate for leaks at the first floor and below grade areas and repair as needed (requested by PM Chris Lewis). 3. Investigate exterior doors that have water infiltration during heavy rain and repair as necessary (requested by PM Chris Lewis). Roofing 1. Investigate options for eliminating roof vandalism (requested by PM Chris Lewis). 2. Investigate for leaks at the first floor and below grade areas and repair as needed (requested by PM Chris Lewis). Electrical 1. Repair phone system for reliable functionality. Communications & Security 1. Repair the phone communications system. 2. Replace the exterior cameras to eliminate blind spots. Main School Building Recommendations Exterior 1. Replace damaged windows throughout the facility. 2. Repair leaking windows around the facility. 3. Replace the southwest entry doors locks. 4. Repair the concrete on the exterior stair risers with fresh grout. 5. Replace the vinyl non slip surface on the interior staircases. Roofing 1. Grade roofing to drain properly and move equipment so as to not cause ponding. 2. Replace built-up roof with an EPDM roof. Interior Construction 1. Repair water damage caused by window water intrusion. 2. Seal vertical cracks in the walls adjacent to room 103. 3. Fill the holes in the walls in the storage room and any other holes in the walls throughout the facility. 4. Replace the existing door hardware with updated hardware. 5. Replace locker hardware for all lockers in the facility. Stairs 1. Repair chipped or loose tiles on interior stairs.
21 Interior Finishes 1. Repair peeling and bubbling paint inside room 210, on the door to storage room 100A, and throughout the facility, as necessary. 2. Replace all damaged ceramic and vinyl tile found throughout the facility. 3. Replace all wet and damaged ceiling tiles and gypsum board in the facility. Plumbing 1. Replace the plumbing fixtures with updated water efficient fixtures throughout the building. 2. Replace the OS&Y valve that is original to the school. 3. Replace the kitchen grease trap with a properly sized model. 4. Remove and replace all galvanized piping. 5. Add a shut off valve to restroom 113. 6. Investigate the cause of low water pressure in the facility and repair as needed. 7. Investigate the required number of hydrants. Install additional hydrants if needed. 8. Install a new water heater for the kitchen to get proper water temperatures. 9. Replace damaged piping insulation. Investigate the leak causing the damage to occur. Repair the leak and replace any compromised pipe. Mechanical/HVAC 1. Identify the cause of the system controls connectivity problem. Upgrade hardware or software as needed to properly control heating equipment. 2. Investigate any mold concerns in the video production area and perform proper abatement to prevent future mold growth. 3. Assess the previous suspended ceiling, and develop a plan for ductwork replacement. 4. Investigate issues with HVAC balancing and control. Electrical 1. Replace the electrical panels in the kitchen with updated panels that have the capacity for full kitchen needs. 2. Provide additional power to the facility and more panels to handle the power as required by the facility. 3. Replace electrical controls under the vent hood. 4. Replace nonfunctional or unreliable light switches. 5. Improve night security lighting for the west side of the building. Lighting 1. Provide additional exterior lighting for security purposes and upgrade lighting to LED lights. Office Building Recommendations Exterior 1. Repair any damage to the exterior plywood panels. Secure panels to the building to seal the enclosure. 2. Repaint the facility. 3. Replace broken window outside of the northeast side of the building. 4. Replace the existing caulking of windows to ensure a watertight seal 5. Remove paint from the existing windows. Interior Construction 1. Repair the door to the restroom and any damage the door has caused the adjacent flooring. Electrical 1. Replace the exterior lighting with LED lighting.
22 Mechanical Building Recommendations Exterior 1. Repair water damage to the exterior of the facility. 2. Fill in holes of the building with grout material to ensure building is water tight. 3. Replace the exterior doors. 4. Replace the caulking of the exterior windows. Roofing 1. Replace the roofing material with an EPDM roofing material. Mechanical 1. Remove abandoned in place equipment.
Baker Center 1 CRAWL SPACE Baker Center Main School Building (BLDG-945A) Building Purpose Administrative, Professional development classrooms, Kitchen, and Cafeteria Inspection Date September 29, 2016, Afternoon Inspection Conditions 82 - Sunny & Dry Crawl Space System Deficiency Overview NOTES CONCERNING CRAWL SPACE OBSERVATIONS: The crawl space has very limited access due to low clearance and pipe congestion. Additional access hatches into the crawl space were searched for during the site visit but none were found. Inspectors also asked office staff and maintenance about any additional access points into the crawl space. Other than the three access points shown in the Site Exploration and Access Points no additional access points were found during the site investigation. The following table provides a summary of the systems and their respective conditions found by each discipline. System Subsystem Condition and Deficiency Overview System Condition Rating Soil, Drainage, Ventilation & Access Soil Below Building, Site Drainage in Crawl Space The soil beneath the building was saturated in both crawl space areas observed on the north side of the building. The source of water is possibly water infiltration from the perimeter of the building and the courtyard. The soil was dry in the south crawl space area observed. No drainage system was observed. Average Soil/Drainage deficiencies: Saturated/damp soils Soil Retainers N/A No soil retainers were observed in the crawl space. N/A Areaways/Ventilation Access Hatches/Access No ventilation system was observed in this building. Areaway/ventilation deficiencies: No ventilation Three access hatches were found in the building. The first is located in the hallway on the north side of the building. The second is under the stairway on the south west side of the building. Both access hatches appeared in good condition. The third access hatch provided access to a utility tunnel. Access/access hatch deficiencies: movement within crawl spaces was very limited due to Poor Average September 29, 2016
Baker Center 2 Exposed Structure Exposed Columns & Tops of Foundations Exposed Faces of Perimeter Walls / Beams Exposed Portions of Interior Floor Beams Above Underside of Suspended Floor Slabs Above low clearances and pipe congestion light rusting on utility tunnel hatch frame Foundations consist of shallow footings in the 1938 addition with a crawl space and slab on grade in the 1938 addition without a crawl space. No structural plans were found for the original building and no access into the crawl space was found so the type of foundation is unknown. Foundations were below ground and could not be observed. Columns, if any, were also buried below ground and could not be observed. Cast-in-place perimeter walls are approximately 3ft high. Observed perimeter walls had some minor honeycombing. At the north access hatch there was a large diagonal crack at the corner of an exterior wall opening for a large pipe. Perimeter wall/beam deficiencies: Minor honeycombing Diagonal crack in wall Suspended cast-in-place interior floor beams span between interior columns/piers and perimeter walls. Observed floor beams had honeycombing near the bottom of the beams. At the southwest access hatch there was soil in close proximity to the bottom of the interior beams and was sometimes touching the bottom of the beam. Beam deficiencies: Honeycombing at bottom of beams, sometimes with exposed/corroded reinforcement No void space below suspended interior beam The floor system consists of cast-in-place pan joists supported by interior floor beams and perimeter walls. The pan joists near the northeast floor hatch had a large crack with exposed/rusted reinforcement. In the same part of the crawl space there was a two foot length of the pan joist leg were the bottom concrete had spalled off and the reinforcing was exposed and corroded. Slab deficiencies: Exposed/corroded reinforcement at bottom of pan joists Concrete spalling at bottom of pan joists Large crack in pan joist near floor opening Embedded steel item in pan joist has rusted N/A Average Average Average Pipes, Ducts, Suspended Pipes & There were many pipes in the crawl space. Most cast iron Average September 29, 2016
Facility Condition Assessment: AISD Baker Center Equipment & Fireproofing Hangers pipes and pipe hangers were rusted. In the north access hatch, the pipe insulation was missing, degraded and/or moldy Pipe deficiencies: Rusted pipes & pipe supports Degraded/missing/moldy pipe insulation N/A N/A No exposed ductwork was present in the crawl space areas observed. MEP Equipment N/A No MEP equipment was present in the crawl space areas observed. N/A Spray Fireproofing/ Insulation N/A No spray fireproofing or insulation was present in the crawl space areas observed. N/A AF T Exposed Ductwork Crawl Space Deficiency Examples R Soil, Drainage, Ventilation & Access Movement within crawl space limited by pipe congestion Rusted hatch frame Crack in exterior beam at pipe penetration Honeycombing at interior beam Saturated soil near perimeter wall D Exposed Structure Honeycombing at perimeter wall September 29, 2016 3
Baker Center 4 Severe spalling and exposed/corroded longitidinal rebar in bottom of pan joist Spalling in pan joists Pipes, Ducts, Equipment & Fireproofing Large crack in pan joist near floor hatch, exposed/corroded reinforcement Honeycombing in pan joists, exposed/corroded reinforcement Corroded steel embed in bottom of pan joist Moderately rusted pipes Rusted pipe and pipe hanger Pipe insulation missing from large pipe September 29, 2016
Baker Center 5 CRAWL SPACE Baker Center Band Room Building (BLDG-945B) Building Purpose Inspection Date Inspection Conditions Band Room Building B was constructed in 1958 with a slab-on-grade foundation. No crawl space. September 29, 2016
Baker Center 6 CRAWL SPACE Baker Center Boiler Room Building (BLDG-945C) Building Purpose Boiler Room Inspection Date September 29, 2016, Afternoon Inspection Conditions 82 - Sunny & Dry Building C appears to be part of the original construction and no plans exist. From what we could tell while at the site, the small building appears to be slab-on-grade. September 29, 2016
Baker Center 7 Baker Center Campus Summary of Crawl Space Recommendations This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings. Main School Building Recommendations Soil, Drainage, Ventilation & Access 1. Investigate need to improve site drainage in courtyard and around perimeter of building to prevent water from infiltrating into the crawl space 2. Investigate need for ventilation in crawl space areas 3. Clean rusted hatches and protect from further corrosion Exposed Structure 1. Clean exposed slab & beam reinforcement and embedded steel items and protect from further corrosion 2. Repair badly spalled/cracked areas of the slab and joists 3. Excavate below suspended interior beams as needed to provide 6 inches minimum of void space between bottom of beam and top of soil Pipes, Ducts, Equipment & Fireproofing 1. Clean and protect rusted cast iron pipes from further corrosion 2. Replace heavily corroded or broken hangers 3. Replace moldy, degraded, and missing pipe insulation September 29, 2016
1938 ADDITION FLOOR HATCH ACCESS DEFICIENCIES OBSERVED AT THIS LOCATION: 1) NO VENTILATION 2) LIMITED ACCESS WITHIN CRAWL SPACE DUE TO LOW CLEARANCE BELOW PIPES AND PAN JOISTS 3) HONEYCOMBING ON PERIMETER WALLS & INTERIOR BEAMS 4) HONEYCOMBING & SPALLING ON PAN JOISTS WITH EXPOSED/CORRODED LONGITUDINAL REBAR 5) CORRODED STEEL ITEMS EMBEDDED IN PAN JOISTS 6) RUSTED PIPES & HANGERS 7) DEGRADED/MOLDY PIPE INSULATION 1958 BAND ROOM ADDITION (SLAB-ON-GR) BOILER RM (NO PLANS AVAILABLE) SLAB ON GRADE SLAB ON GRADE ACCESS HATCH IN THIS LOCATION LEADS TO A UTILITY TUNNEL THAT RUNS THROUGH THE SLAB ON GRADE BUILDING. DEFICIENCIES OBSERVED AT THIS LOCATION: 1) SOIL DAMP 2) NO VENTILATION 3) RUSTED HATCH FRAME 4) CRACK IN BEAM AT PIPE PENETRATION 5) CONCRETE HONEYCOMBING 6) RUSTED PIPE 7) DEGRADED/MISSING PIPE INSULATION FLOOR HATCH ACCESS ORIGINAL CONSTRUCTION (PRE-1938) (NO PLANS AVAILABLE) APPROXIMATE LIMITS OF CRAWLSPACE OBSERVED DURING SITE VISIT APPROXIMATE LIMITS OF CRAWLSPACE PER AVAILABLE PLANS AND SITE OBSERVATIONS DEFICIENCIES OBSERVED AT THIS LOCATION: 1) SATURATED SOIL 2) NO VENTILATION 3) ACCESS WITHIN CRAWL SPACE EXTREMELY LIMITED DUE TO PIPE CONGESTION 4) SPALLING AND EXPOSED/CORRODED LONGITUDINAL REBAR IN BOTTOM OF CAST-IN-PLACE PAN JOIST 5) LARGE CRACKS IN PAN JOISTS NEAR HATCH OPENING WITH SPALLING AND EXPOSED/CORRODED REINFORCING 6) RUSTED PIPES AND PIPE HANGERS 7) PIPES LAYING ON GROUND (SHOULD BE SUSPENDED) 8) BROKEN/DETACHED PIPE HANGERS PLAN NORTH