edmonton public school board 2016 value management analysis · barrier free accessibility. ... 6...

EDMONTON PUBLIC SCHOOL BOARD

2016 VALUE MANAGEMENT ANALYSIS

Lauderdale Elementary School (K-6) 10619-129 Avenue NW, Edmonton Alber ta

EDMONTON PUBLIC SCHOOL BOARD – 2016 VALUE MANAGEMENT ANALYSIS

INTRODUCTION 1

EXECUTIVE SUMMARY 2

BUILDING ASSESSMENT AND UPGRADES 4a. Building Componentsb. General Descriptionc. Existing Condition summary and required upgradesd. Building Code Review requirement and required upgradese. Recommendationsf. Costing Summary

APPENDICES 8

Appendix 1 Building Assessments Architectural Mechanical Electrical Civil

Appendix 2 Existing Plans

Appendix 3 Cost Summary

Appendix 4 Photographs

TABLE OF CONTENTS

LAUDERDALE ELEMENTARY SCHOOL (K-6) 10619-129 AVENUE NW, EDMONTON ALBERTA 1

The Purpose of the Value Management (VM) Study is to create a deeper understanding of the current building condition for each of the existing school buildings.

We have assumed for this project that the building, regardless of the option chosen, will be brought to a condition to allow the building to function without additional major work for the next 40 years.

The VM study will provide a better understanding of the condition of the building than is available from existing building condition database, based on the provincial VFA (formerly RECAPP) system. The VFA system considers components of a building and determines the need for replacement based on condition, building code, and life cycle.

This VM study will not review the buildings for their ability to meet 21st century learning practices. A further review of the building with the stakeholders will be required to determine the best solutions to meet program and pedagogical requirements.

INTRODUCTION

EDMONTON PUBLIC SCHOOL BOARD – 2016 VALUE MANAGEMENT ANALYSIS2

Lauderdale K-6 School, serving the area in North Edmonton near 107 Street and 129 Avenue, originally built in 1953 with a major addition 1964.

Firstly, the original 1953 school was constructed as a wood floor above a concrete strip foundation. Wood floor are not generally recommended but based on the longevity of the school the Authority Having Jurisdiction would grandfather the major assembly being made solely of combustible construction.

The review of architectural systems reveals that the school is maintained very well and the custodial upkeep is excellent. But as all schools of this vintage and their subsequent additions and modernizations the lifecycle of all major systems is exceeded and replacement/modernization is required.

This modernization includes major architectural systems including exterior envelope, windows, roof (TBD), mechanical delivery systems including heating, plumbing, ventilation and air conditioning, controls and fire protection require some repair and maintenance with additional overall replacements, electrical systems including distribution, lighting, communications, life safety and security, civil site systems including concrete sidewalk(s), hard surface asphalt and concrete repair, grading changes for positive drainage, new concrete pad is required for the refuse collection area and a camera survey of the U/G systems to confirm alignment and integrity. A new staff parking with fenced enclosure as well as a new refuse area are required.

The interior of the school is dated and would benefit from a modernization. As a result of the fire safety upgrades and code compliance upgrades ceilings, flooring, millwork, and general finished painting, tile and fixturing will be modernized as required.

EXECUTIVE SUMMARY


Further to major systems modernizations Lauderdale School requires major code upgrades including the addition of fire safety sprinkler systems, exiting upgrades, code enhancements; guardrails, handrails, occupant loads, bathroom fixture counts. Lastly, Lauderdale requires modernization of school program spaces to allow for Barrier Free accessibility. Barrier free accessibility can sometimes be grandfathered by the Authority Having Jurisdiction but we would advise EPSB to provide Accessibility to all classrooms, a majority of washrooms, gymnasium and public spaces (areas used by the community).

As per the submitted cost analysis the estimated cost for modernization including associated soft costs, contingencies and construction is $4,374,382.


The evaluation Team consisted of Architectural, Mechanical, Electrical and Civil Consultants.

• Architecture Tkalcic Bengert - Architectural Eddo Cancian, AAA, MRAIC, B. Arch, MBA Partner

• Arrow Engineering – Mechanical Engineering Carl Oleinyk, LEED AP, BSc, Senior Project Manager

• AECOM Engineering – Electrical Engineering Frank Fithen, Electrical Technologist

• Al -Terra Engineering – Civil Engineering Glen W. Thoman, M. A. Sc, P.Eng., LEED Green Associate Project Manager.

The assessments were completed over a 3 day period. The school staff, Custodian/Facility Staff Member and primarily the Principal(s) were all present and discussions as well as feedback was solicited and proved by EPSB.

The evaluation team was tasked to review and provide an assessment of the school facility as per the guidelines and identified by EPSB. The team was to evaluate the school facility based on a expected life cycle of 30-40 years for all critical systems which include but are not limited to:

• Major envelope; roof, wall, windows

• Mechanical System; major mechanical, plumbing, distribution, supply

• Electrical System; Major electrical, Site supply, MDP, CDP, Fixtures

• Civil System, Site drainage, site civil structures

• Architectural System(s); ceiling, floor, millwork, doors and hardware, finishes

BUILDING ASSESSMENT AND UPGRADES


Further, the primary assessment reviewed the critical requirements of the building facility operations including:

• Critical building code analysis

• City of Edmonton Bylaw requirements

• Barrier Free Requirements.

Lastly, the evaluation team reviewed all current documentation provided by EPSB which included;

• Existing drawings

• RECAPP Report

• FCA; Facility Condition Assessment

The team also used other historical documentation to aid in the evaluation of the school facility as required or was available to review.

The Lauderdale School K-6 Facility was generally in well maintained by school staff there were considerable challenges with major building systems, mechanical and electrical. The building safety systems would require modernization in order to pass current building code requirements; sprinkler systems, exiting. As well Barrier Free upgrades are required but can also be grandfathered to some degree. Further examination of the barrier free recruitments will need to be undertaken in order to establish a specifics scope of work. Architectural systems are showing their age and as a result of the major code modernization requirements, classrooms finishes would need to be completed including ceilings, floors doors and hardware, washrooms modernization.

As an overarching note, all wired glass must be replaced.

BUILDING ASSESSMENT AND UPGRADES


A) BUILDING COMPONENTS

• This school for Grades K through 6 was originally built in Edmonton in 1953.

• The school faces three streets - 107 Street on the West, 129 Avenue on the South and 105 Street on the East. There is a portion of the site which fronts 130 Avenue as well.

• 1953 - 1,500m2

• 1964 - addition 1,058m2

2,558m2 Total Area

Renovations

• Various throughout school life cycle.

B) GENERAL DESCRIPTION

• The school is fronted on 107 Street to the West and 129 Avenue to the South

• The school is on a large parcel of land with complementary uses; Lauderdale Community League, parks, play fields etc.

• There is a parking lot on 107 Street access to the West of the School with access form 107 Street only.

C) EXISTING CONDITION SUMMARY AND REQUIRED UPGRADES

• Please see Facility Evaluation Template (Architectural, Mechanical, Electrical and Civil - Appendix 1)


D) RECOMMENDATIONS


E) BUILDING CODE REVIEW REQUIREMENT AND REQUIRED UPGRADE


F) COSTING ANALYSIS SUMMARY

• Please see Costing Summary (Appendix 3)

APPENDICES

APPENDIX 1 BUILDING ASSESSMENTS

Revised 2016/08/12

- 1 -

FACILITY EVALUATION TEMPLATE - ARCHITECTURAL

SITE NAME:Lauderdale Elementary School Site

BUILDING NAME:Lauderdale Elementary School

Evaluation Date:April 8, 2016

Evaluated By:Architecture Tkalcic Bengert

Notes:Four ratings are listed

• 1 = Critical: Unsafe, high risk of injury or system failure.

• 2 = Operating at minimum capacity. Significant deficiencies. Above average operating maintenance costs.

• 3 = Reached end of life cycle. Still operating adequately.

• 4 = as new, state of the art meets present and foreseeable requirements.

System Description Recommended Action Concerns

QTY/Area Rating

BUILDING GENERAL SUMMARY

• This school for Grades K through 6 was originally built in Edmonton in 1953.

• The school faces three streets - 107 Street on the West, 129 Avenue on the South and 105 Street on the East. There is a portion of the site which fronts 130 Avenue as well.

• 1953 – 1,500m2

• 1964 - addition 1,058m2

• 2,558m2 Total Area

Renovations• Various throughout school life

cycle.

• Overall the school is being well maintained and custodial staff are on top of many of the finish materials of the school

• 13 classrooms - 1 is anelementary science room.

• 1 workroom/small classroom.• 1 Library • 1 -Music Room• Gymnasium• Administration general office

area.• Teachers Lounge/Staff Room• Teachers work Room• Custodial spaces• Mechanical and electrical

spaces• Server/Communications

SpaceBUILDING SITE SUMMARY

• The school is fronted on 107 street to the West and 129 Avenue to the South

• The school is on a large parcel of land with complementary uses; Lauderdale Community League, parks, play fields etc.

• There is a parking lot on 107 Street access to the West of the School with access form 107 Street only.

• Site is fully landscaped with

• Site recommendations and concerns will be part of the Civil Assessment.

Revised 2016/08/12

- 2 -


QTY/Area Rating

mature trees and grassed areas.

• Trees are also on the parks/field area of the school.

• There is a large hard surface area; courtyard.

STRUCTURE SUMMARY

• Structure was not included as a formal assessment.

• Architectural review of structure is observational only.

• 1953 - Primary structure is concrete block

• Foundation is on strip footings• Wood floor on concrete strip

footings and beams..• Gymnasium is concrete block

and steel structure.• Roof deck is Y Tong concrete

panels on glulam beams.• Mechanical rooms have Y

Tong on steel beams.• Washrooms have T and G

Wood Deck.• 1964 – Primary structure is

concrete block and steel columns w/i block.

• Foundation is on strip footings• Concrete Slab on grade. c/w

crawl space accessible from West exits.

• Roof deck is T and G wood decking on glulam beams.

• Observations ONLY - There are some significant crack to the mortar lines in the 1963 addition East washrooms.

• There are significant mortar crack in the T.O room in the 1958 plan.

BUILDING ENVELOPE SUMMARY

Roofing • 1953 - T and G Wood deck on unknown structure but assumed to be wood beams.

• No parapets. Structure slopes to centreline of roof.

• Reroofed with SBS.• 1964– T and G Wood deck on

glulam beams.• Reroofed to SBS.• Parapets are chamfered to ~ 4-

6” in most areas.

• ARCA Roofing evaluation is advised to be undertaken.

• Observations indicate that there is discoloration of the roofing membranes signifying ponding of water.

• Overall roof drainage should be review for code compliance.

• Parapet and cap flashing is acceptable condition.

• There is some bubbling in the SBS layers

3

Revised 2016/08/12

- 3 -


QTY/Area Rating

Exterior Walls • 1958 - Exterior walls consist of painted stucco and cement panels

• Brick cladding at the entry.• Principals office completed as

all painted stucco.• wall finish below glazing sill

line is metal cladding• Exterior walls are assumed to

be concrete block.• Wing walls are masonry• course and rowlock glazing sill

painted blue.• End walls and some entries

are completely finished in a masonry product.

• Above the glazing band is an exterior finished board product.

• Unit ventilators are in place and exterior louvers are in use.

• 1964 - Exterior is finished as masonry units facade

• above the head of the glazing is cementitious panels.

• Glazing sills are precast concrete.

• Unglazed walls are predominantly finished in masonry units with prefinished metal above as fascia.

• Exterior walls have performed as per life cycle expectation.

• This technical application form 1958 and 1963 has limited energy performance but replacement of the exterior finishes and technical design to current energy model standards is very costly.

• There are some cracking observations found in the mortar lines of the masonry units.

• There is some physical damage observed in the masonry units as well

• Recommendations repair damaged masonry units.

• Repair mortar cracking in areas as required.

• There is some graffiti noted. Anti graffiti coating is recommended.

3

Windows • Above the base band of masonry or metal cladding there are strip glazing between columns.

• Glazing was modernized with PVC.

• Glazing sill is concrete precast in 1964 and no sill exists in 1958 plan.

• Some glazing; parks side, interior court yard has diamond mesh grills for impact protection.

• Windows are performing based on PVC thresholds.

• Thermal tie to existing unit concrete block sills is lacking.

• No recommendations.

3

Soffits • Soffits are painted wood. • We cannot determine if the soffit space is completely cold.

• There are no visible signs of staining or freeze thaw cycle.

• Remove and review envelope connection from walls to roof.

3

Flashings • Metal flashing is predominant flashing finish.

• Flashing appear to be in good condition.

• No action required.

3

Revised 2016/08/12

- 4 -


QTY/Area Rating

Exterior Doors/Openings • Exterior doors are painted steel doors and painted wood doors and frames with panic hardware.

• Main entry has significant wired glazing and interior vestibule.

• Exit doors have some vestibules and no vestibule.

• All exit doors have panic hardware.

• Exterior doors are painted metal doors

• Some openings; have been covered by painted plywood at exits.

• Mechanical openings are painted or galvanized metal.

• Exit doors have appropriate panic hardware.

• Any exterior door/side light with wired glass is recommended to be replaced.

• Add vestibules to those exits that do not have vestibules.

3

BUILDING INTERIOR SUMMARY

Common Space - Interior Walls

• Interior demising walls are painted concrete block in 1964 addition and the 1958 pan appears to be a framed wall.

• Administration area has painted drywall partitions.

• It was observed that there are significant cracks in the mortar beds of the masonry walls. These cracks are prevalent at the west entrance of the gymnasium.

• Recommendation to repair cracks.

• Mortar beds are to be replaced or repaired as required.

• no other recommendations

3

Common Space-Flooring

• 1958 - predominant flooring is sheet good in a main field and then an accent field.

• 1964 - Predominant flooring is VCT tiles.

• Most corridor tiles are in acceptable condition.

• Recommendation is to replace all tiles to resilient sheet goods products.

• Sheet goods in 1958 plan should be replaced as well.

3

Common Space - Ceilings

• 1958 - plaster ceiling on roof deck or drywall.

• Suspended luminaries.• 1964 - Suspended acoustical

ceiling• Suspended luminaries.

• Add acoustical ceiling to all areas.

3

Common Space - Doors • Doors in common space are painted wood doors.

• Hardware is observed to be original.

• Fire separation doors have wired glass inserts.

• Original closers were observed.

• Recommend to replace all wired glass door inserts in all fire separation doors and interior main door vestibule.

• Door hardware is not barrier free and should be replaced IF the access is barrier free designed.

2

Revised 2016/08/12

- 5 -


QTY/Area Rating

• Replace all hardware

Typical Classroom –

General • General observation is that

typical classrooms have VCT tile floors and resilient sheet good flooring and carpeting.

• millwork on the exterior wall below the window line.

• Unit ventilators in each classroom.

• Most classrooms have a small millwork line up with a single use sink.

• Most 1964 classrooms have exposed mechanical; ducts, plumbing lines, etc.

• Most classrooms have hung lighting.

Typical Classroom – Flooring

• 1958 - classrooms are predominantly sheet good floors with some carpet and VCT tile.

• 1964 - VCT tiles.• There are brass thresholds

between corridor and classrooms in some areas.

• It is recommended that the resilient flooring continue maintenance and VCT tile areas are replaced with resilient floor.

• Replace carpet flooring with carpet tiles.

3

Typical Classroom – Ceilings

• 1953 - Plaster ceilings (cementitious)

• Roof deck is noted to be T and G wood roof deck

• 1964 - T and G painted wood deck

• Glulam beams painted or stained.

• Luminaries are hung from roof deck.

• Replace ceilings with acoustical ceilings grid and tile.

3

Typical Classroom - Entry

• 1953 - Entry is a t a 30 degree angle with no glazing.

• 1964 - Classroom entry is painted wooden door with glazed side light.

• Original Hardware• Entry width is not barrier free

accessible.• Hardware is not barrier free

accessible.

• Replace wooden door.• Remove all wired side light

glazing• Replace all hardware• Make all entries barrier free

accessible.

2

Gymnasium – Flooring • Gymnasium is in 1964 addition

and is 2 risers below 1958 original plan.

• Gymnasium has a ramp to access barrier free users.

• Flooring is wood flooring.

• It is not confirmed if the floor is sprung.

• Flooring should be replaced to allow for impact resistant flooring or a sprung system if required.

2

Revised 2016/08/12

- 6 -


QTY/Area Rating

• Confirmation required to prove that it is sprung floor

• Sheet good flooring was finished in 1999.

Gymnasium – FFE • Current basket ball backstops are not adjustable; fixed in place

•

• Replace backstops to allow for adjustment.

• Add barrier free accessibility to proscenium.

2

Gymnasium – Ceiling • Painted concrete Y Tong panels.

• Glulam beams stained.

• No recommendations 3

Science Room –

Flooring • Original resilient sheet good

flooring• Replace to newer sheet good

product.3

Science Room – Ceiling • Painted plaster on roof deck or drywall.

• Add ceilings with acoustical ceilings grid and tile.

3

Science Room – Millwork

• Millwork is a perimeter design with all fixtures for water and gas.

• Remove millwork and fixtures 3

Music Room – Flooring • Carpeted floor to provide

additional acoustical properties• 3 musical risers are in the floor

space

• Replacement of the flooring to tile product or new acoustical flooring for music rooms.

2

Music Room – Ceilings • Painted plaster ceiling on wood deck or drywall


• No acoustical treatment in the current room.

3

Library – flooring • Library is the combination of

two typical classrooms or could be original gymnasium.

• Carpet

• Replace Carpet 3

Library - ceiling • Painted plaster ceilings on wood deck or drywall.


3

Library - millwork • Predominantly built in millwork • No recommendations 3

Washrooms - Flooring • Predominantly terrazzo flooring

with some mosaic tiles• No recommendations 3

Washroom – Walls • painted concrete block.• Bulkhead painted drywall.• Painted plaster finish• 4 x 4 wall tile.

• no recommendations 3

Washroom – Ceiling • Painted plaster finish • No recommendations 3

Washroom Partitions • Existing metal partitions • Floor mounted partitions are in acceptable condition and are original.

3

Revised 2016/08/12

- 7 -


QTY/Area Rating

BUILDING CODE• ABC Group A Division 2 -

School.• 1958 original building & 1963

additions are single storey,• Combustible & non-

combustible construction.• Not sprinklered.

• Code compliance can be grandfathered.

• Addition of sprinklers is not mandatory but would alleviate and additions completed to the school if it is determined that it should be modernized.

BARRIER FREE• Auto door opener are provide

in some areas• Ramps have been provided at

exits.• A Washroom has barrier free

provisioning within the washroom but access to the washroom may not be barrier free accessible.

• Door hardware - locksets / latch sets have round knobs and are no barrier free accessible

• Recommendations to provide a complete barrier free accessible facility.

2

HAZARDOUS MATERIALS

• Refer to HAZMAT Report • Refer to HAZMAT Report


Plumbing SystemsPlumbing Systems are generally in acceptable condition. A second heater should be provided for an expansion and for back-up. Piping insulation in the crawlspace should be inspected for asbestos. A video camera inspection of the underground sanitary piping should be conducted.

Heating SystemTwo (2) original Reliance gas-fired steam heating boilers are located in the Boiler Room. The anticipated life span will not be adequate for a renovation/expansion. A new central hot water boiler plant should be provided. The steam/condensate piping system should be replace with a hot water piping system. New hot water terminal units should be provided. All AHU’s should be provided with glycol coils. The gym should be provided with high level radiation.

Ventilation and Air ConditioningThe unit ventilators are in marginal condition and do not provide adequate outdoor air. The anticipated life span will not be adequate for a renovation/expansion. Replace gym air handling unit and all unit ventilators with new air handlers capable of 100% outdoor air intake and glycol heating coils. Provide split AC unit with rooftop condenser for the Server Room. The majority of the exhaust fans have reached end of life cycle and should be replaced. Humidification should be added to all air systems.

Building System ControlsA Reliable DDC system monitors all major equipment including the boiler plant and air handling systems and is in acceptable condition. The existing pneumatic system should be removed and the pneumatic devices should be replaced with new DDC devices.

Fire Protection SystemsFire extinguishers in cabinets or wall hung are located throughout the school. They are regularly inspected. A new wet protection system should be installed for a major renovation/expansion

MECHANICAL SUMMARY

Revised 2016/08/12

- 1 -

FACILITY EVALUATION TEMPLATE - MECHANICAL




Evaluated By:Arrow Engineering







QTY/Area

Rating

Section: Plumbing Systems

Plumbing Fixtures

Water closets are floor mounted flush valve in student areas and floor mounted tank type in staff areas.

Urinals are floor mounted tank type.

Lavatories are countertop stainless steel with metering valves.

Classroom sinks are stainless steel countertop with bubblers and various trim as replacementsoccur. Stainless steel countertop sinks are located in ancillary areas.

Drinking fountains are wall hung vitreous china.

Janitor sinks are wall hung cast iron.

Water closets, urinals, lavatories, sinks and drinking fountains are in acceptable condition.

Review for ADA fixture requirements should be completed for any expansion.

Janitor sinks should be replaced with floor mounted terrazzo units.

3

Domestic Water Piping, Valves and Insulation

An insulated copper piping system with valves runs throughout the school to serve plumbing fixtures and exterior hose bibbs.

The domestic piping system is in acceptable condition.

Piping insulation in the crawlspace should be inspected for asbestos.

3

1

Revised 2016/08/12

- 2 -


QTY/Area

Rating

Domestic Hot Water A single John Wood gas-fired water heater installed in 2008 is located in the Boiler Room.

The water heater is in acceptable condition.

A second heater should be provided for an expansion and for back-up.

4

Sanitary and Vent PipingSystem

A cast iron and copper piping system for the sanitary and plumbing vents serves the school.

The sanitary and vent systems are in acceptable condition.

The systems run within the crawlspace and insulation should be inspected for asbestos.

A video camera inspection of the underground sanitary piping should be conducted.

3

1

Storm Piping System Dome roof drains convey roof storm water via cast iron piping to an underground storm collection service.

The storm system is in acceptable condition.

The system runs within the crawlspace and insulation should be inspected for asbestos.

3

1

Domestic Water Service A 2” water service and meter with backflow preventer is located in the Boiler Room. The service provides water to plumbing fixtures, the boiler make-up and fire hose cabinets.

The meter is in acceptable condition.

A new service would be installed should a wet fire protection system be required for an expansion.

3

Natural Gas Service An exterior gas meter in an enclosure is located outside the Boiler Room and provides gas to the building heating appliances.

The meter and distribution is in acceptable condition.

The abandoned roof gas line should be removed as it provides climbing access to the roof.

A new exterior gas service, meter, enclosure and piping should be installed if an expansion is undertaken.

4

Section: Heating

Heating Plant

Two (2) original Reliance gas-fired steam heating boilers, condensate tanks/pumps, flues, combustion air and accessories are located in the Boiler Room..

The boiler system is in marginal condition. The anticipated life span will not be adequate for a renovation/expansion. They are not sufficiently sized to handle new loads (e.g. new radiation for the gym).

A new hot water boiler plant including boilers, pumps, expansion tanks, flues, piping, combustion air, glycol system and controls should be provided.

2

Terminal Heating Units and Distribution System

Original steam and condensate piping runs through the

Piping and terminal units are in acceptable condition.

3/2

Revised 2016/08/12

- 3 -


QTY/Area

Rating

crawlspace to serve the classrooms and administration. The Gym AHU is supplied with steam heating coil.

The steam/condensate piping system should be replace with a hot water piping system. New hot water terminal units should be provided. All new AHU’s should be provided with glycol coils.

The gym should be provided with high level radiation to allow the ventilation unit to shut down during unoccupied periods.

Section: Ventilation and Air Conditioning

Air Handling Units

Unit ventilators are provided for the classrooms. Exhaust/relief air is collected via corridor ceiling grilles to two (2) roof mounted exhaust fans. Several classrooms and administration rooms are equipped with ceiling propeller fans. Some administration areas have no ventilation.

A vertical air handler located in a fan room adjacent to the gym serves the gym via a mixed air low velocity overhead system. Access to the unit for maintenance is difficult.

The unit ventilators are in marginal condition and do not provide adequate outdoor air. The anticipated life span will not be adequate for a renovation/expansion. The addition of ceiling fans to supplement ventilation is not acceptable.

Replace gym air handling unit and all unit ventilators with new air handlers capable of 100% outdoor air intake and glycol heating coils.

Provide split AC unit with rooftop condenser for the Server Room.

2

Duct Distribution, Grilles and Inlet/Outlets

The gymnasium is served via exposed high level ductwork. Exhaust is via ceiling grilles.

Duct distribution and grilles are in acceptable condition.

3

Exhaust Fans Roof mounted aluminum dome and cabinet fans provide exhaust from washrooms and ancillary spaces

The exhaust fans are in acceptable condition. The anticipated life span will not be adequate for a renovation/expansion.

Replace all exhaust fans. Remove corridor exhaust/relief fans and replace with return/relief fan in new air handlers.

3

Humidification The building systems are not provided with humidification.

Humidification should be added to all air systems complete via gas-fired humidifiers, steam grids, piping and controls.

N/A

Section: Building System Controls

Energy Management Control Systems (EMCS)

A Reliable DDC system monitors all major equipment including the boiler plant and air handling systems.

An air compressor and dryer in the Boiler Room provides compressed air to pneumatic

The DDC system is in acceptable condition. The anticipated life span and capacity will not be adequate for a renovation/expansion.

The existing pneumatic system is in marginal condition and should

2

N/A

Revised 2016/08/12

- 4 -


QTY/Area

Rating

devices located in throughout the school.

be removed and replaced with a new DDC system and devices.

Section: Fire Protection Systems

Wet Protection Systems

The building is not provided with any wet fire protection system.

A new wet protection system including a new incoming water service, sprinkler tree, valves, backflow prevention, sprinkler piping, sprinkler heads and alarms should be installed for a major renovation/expansion.

3

Fire Extinguishers and Cabinets

Fire extinguishers in cabinets or wall hung are located throughout the school. They are regularly inspected.

Fire extinguishers are in acceptable condition.

Wall hung extinguishers in public areas should be provided with recessed or semi-recessed cabinets to avoid accidental activation or damage.

4

N/A

Electrical distribution – system consists of 1200A 120/208V 4 wire main distribution panel, branch circuit panels, motor starters, and branch wiring. Main distribution equipment and branch circuit panelboards were replaced in 2015. The mechanical control equipment was replaced in 1992. In general term there are no concerns regarding the electrical power distribution and control systems in the school. There appears to be ample capacity and space for current on possible future requirements.

Lighting System – The lighting systems in use at the school consist of primarily of interior fluorescent fixtures and original vintage exterior HID luminaires. The majority of the fluorescent fixtures are new to 2003 and feature T8 lamps and electronic ballasts. The exterior lighting is controlled by a photocell sensor. In general, the lighting systems are in good condition. Consideration should be given for replacement of the original exterior lighting fixtures with new LED product. Also consider improvement of the controllability of the interior fixtures through the introduction of automatic lighting controls to the normally occupied areas of the school.

Communications systems – Communications hardware in the school consists of a blend or vintage and newer equipment and peripherals. The head end for the sound and voice systems is newer and there are no concerns as it meets the current operational program of the school. The speakers in the classrooms and corridors appear to be original and should be considered for life cycle replacement. The network and cabling infrastructure is new to 1999 and rated Category 5. There are no concerns with its performance.

Life Safety System – The 2012 vintage addressable fire alarm system, battery operated emergency lighting equipment installed at the school appears to be serving the needs of the school and there are no concerns with its performance or reliability. The exit lighting fixtures were retrofitted in 2005 with LED lamps, there are no concerns.

Security system – The perimeter security system is new to 2000 and there are no concerns with it performance or reliability.

ELECTRICAL SUMMARY

Revised 2016/08/12

- 1 -

FACILITY EVALUATION TEMPLATE - ELECTRICAL




Evaluated By:AECOM, Frank Fithen







QTY/Area

Rating

BUILDING ELECTRICAL POWER DISTRIBUTIONService Entry Pad mounted transformer installed

in 2015 at rear of building in northeast parking area

Underground feeders

No concerns (equipment belongs to EPCOR).

Condition not assessed. Based on a 100 year life cycle, cables have at least 99 years left.

n/a

1

n/a

n/a

Main Distribution Panel (2015) Eaton Pow-R-Line C Main Distribution Centre, located in the mechanical room. Rated 1200A, 120/240V, 1Ph, 3W, complete with 2P main breaker and a distribution section with feeder breakers. All breakers are well identified and spare capacity is available for additional breakers in the future.

No concerns. 1 4

Electrical Branch Circuit Panelboards

(1992) Panels were installed to replace existing panels for new School Technologies.

(2015) Panels have been provided throughout the school and are located in the classroom wings and in service rooms to replace the original panelboards. Panels are approximately 75% full.

Based on a 30 year life cycle, this equipment has a minimum of 6 years left.

No concerns.

4

4

3

4

Motor Starters and Accessories

(1992) The individual magnetic start/stop stations are used for major mechanical equipment controls.


8 4

Revised 2016/08/12

- 2 -


QTY/Area

Rating

Electrical Branch Wiring

Most wires have been upgraded during 1992 and 1999 Electrical Upgrades and 2003 Lighting Upgrade.

No concerns. 1 4

LIGHTINGInterior Fluorescent Fixtures

(2003) All the fixtures were replaced or retrofitted with energy efficient T-8 lamp fluorescent fixtures. Mixture of surface egg crate (corridor and library) and wraparound fixtures (corridors and classrooms).

No concerns. 480 4

Interior Metal Halide Fixtures

(2003) Metal Halide fixtures are installed in the Gymnasium.

No concerns. 1 4

Exterior High Pressure Sodium Fixtures

(1953) Fixtures were installed with original Building and have good lighting coverage.

Equipment has exceeded expected service life and should be replaced.

1 3

Lighting Accessories: Interior

(1953) The lights in the Classrooms and Offices are controlled locally and the Hallway lights are controlled in theAdministration Office.

Outdated, non-energy efficient method of control. Equipment has exceeded expected service life and should be replaced.

1 2

Lighting Accessories: Exterior

(1953) All the outdoor lights are controlled by Photocell.


1 3

COMMUNICATIONSPublic Address and Music Systems

(2001) The Bogen Multicom 2000System is installed to perform Clock and Program System, Call, Paging, PA and Music functions

(1953) Speakers are original vintage in corridors and classrooms.

No concerns.


1

1

4

3

Telephone Systems (2001) The Nortel Norstar System is used for the Telephone System.

No concerns. 1 4

Clock and Program Systems

Mixture of 120V and battery powered clocks.

Replace with WIFI clocks as existing equipment fails

1 3

DATA SYSTEMSSystem The system was installed in 1999

and has data outlets installed throughout entire School in Classrooms

No concerns. 1 4

WIFI Access WIFI access points have been added into each classroom.

No concerns. 1 4

EMERGENCY SYSTEMS Detection and Fire Alarm

(2012) Notifier NFS-320C hard wired system is utilized for Fire Alarm System. New Panel. Last Inspection July 2013. No Smoke Detectors in Halls

No strobes were installed. 1 4

Revised 2016/08/12

- 3 -


QTY/Area

Rating

Emergency Lighting Battery Packs

Emergency packs were upgraded during 2015 Electrical Upgrade.

No concerns. 15 4

Exit Signs (2005) The Exit signs were retrofitted with LED type lamps.

No concerns. 1 4

SECURITYIntrusion Detection (1999) The Magnum Alert System

is utilized and the motion sensors are installed through entire School hallway system.

No concerns. 1 4

The school site has road frontage onto 107 Street and 129 Avenue. The roadways and sidewalks along the school are in average condition. The sidewalks along 107 Street consist of a monolithic straight face curb and gutter with sidewalk, while a 1.5 boulevard walk is provided along 129 Avenue. There are no layby lanes for bus and/or parent parking, but the pavement width does allow for parking on both sides of 107 Street and 129 Avenue. There is a signed bus drop off zone on 107 Street and 129 Avenue at the southwest corner of the school.

The staff parking lot adjacent to the west side of the school consist of an asphalt surface and provides limited on-site parking stalls, plus two entrances to 107 Street. The parking lot surface currently exhibits a poor condition. The asphalt and granular base are showing signs of failure. The asphalt surface has less than five years of service life remaining and requires full removal and replacement. The garbage bins are located at the northwest corner of the parking lot and have been placed directly on the landscaped surface. Installation of a new paved staff parking lot and fenced garbage enclosure with concrete pad are recommended.

The concrete sidewalks vary in width from 1.2m to 2.4m and are in varying states of repair. The main entry sidewalk is in good repair. There is a 4.0m wide sidewalk and driveway access from 107 Street to the central play area. The southerly portion of the sidewalk is in good condition, but the westerly 35m from 107 Street should be removed and replaced due to significant cracking and potential trip hazards

The asphalt play surfaces between the east and west wings of the building has recently been replaced and is in good condition.

The site grading is in good condition and ensures that surface runoff is generally directed away from the building to the adjacent streets, playing fields or catchbasins. There are some minor settlements in the landscaping along the east, west (107 Street) and south walls of the school. These concerns are minor and can be dealt with when larger scale improvements are planned.

CIVIL SUMMARY

The school site is serviced with a sanitary sewer and watermain connection. A 300mm diameter sanitary service is provided from 107 Street. There is no storm service is provided to the site. It is assumed that the roof drainage is captured and conveyed to the building sanitary sewer service, which is connected to a 1200mm diameter combined sewer. A 150mm diameter water service is provided from 107 Street, which was recently renewed in 2015. It is unknown where the water service enters the building. One catchbasin was observed in the asphalt play area, but its outlet is unknown. It is recommended that a camera survey of the sanitary and storm sewers on the property be undertaken to confirm their alignment, integrity and condition.

Revised 2016/08/12

- 1 -

FACILITY EVALUATION TEMPLATE - CIVIL




Evaluated By:Glen Thoman, Al-Terra Engineering Ltd.







QTY/Area

Rating

BUILDING ITEMSite Development

G1031 – Site Grading

The site grading is in good condition and ensures that surface runoff is generally directed away from the building to the adjacent streets, playing fields or catchbasins.

There are some minor settlements in against the foundation on the east, west (against 107 Street) and south sides of the building. These concerns are minor and can be dealt with when larger scale improvements are planned.

3

G2022.02 – Flexible Pavement Roadway (Asphalt)

Public asphalt paved roadways are 107 Street and 129 Avenue, which are in average condition. There is straight face monolithic curb, gutter and walk on 107 Street and straight face curb and gutter with boulevard walk on 129 Avenue.

The staff parking lot is showing signs of deterioration with significant base failures. There is evidence of previous asphaltpatching. The parking lot requires full re-construction.

There are no dedicated barrier free parking stalls on site.

Reconstruct the asphalt staff parking lot with paved/concrete garbage enclosure and appropriate number of barrier free stalls.

2

G2025.01 – Pavement Markings

None. Provided painted stalls as part of rehabilitated staff parking lot.

2

Revised 2016/08/12

- 2 -


QTY/Area

Rating

G2031.02 – Flexible Pedestrian Pavement (Asphalt)

The asphalt play surface between the east and west wing of the school has been re-paved in the past five years and is in good condition. Recent electrical improvements have resulted in patching of the asphalt along the trench line.

None. 4

G2031.05 – Rigid Pedestrian Pavement (Concrete)

The concrete sidewalks vary in width from 1.2m to 2.4m. The sidewalks are in vary states of repair.

The 2.4m main entry sidewalk is in good repair, although there are two risers to get into the building.

The 1.2m and 1.5m concrete sidewalks around the building perimeter are generally in acceptable condition. The surface of a majority of the sidewalks is spalling, but there are few trip hazards.

There is a 4.0m wide sidewalk and driveway access from 107 Street to the central asphalt play area. The portion of the sidewalk nearest the asphalt play area is in good condition, but the westerly 35m from 107 Street exhibits significant cracking and potential trip hazards

A section of the 4.0m wide sidewalk and driveway access should be removed and replaced.

140m2 of concrete walk

2

G2033 – Exterior Steps and Ramps

There are seven points of entry to the school. Six entries consist of double door and one entryconsists of a single doors. Three of the double entries are barrier free. The remaining entries have between one and three risers.The entry at the northeast corner of the school has a concrete ramp.

The exterior steps and ramps are generally in good repair. The concrete ramp to the double doors at the northeast corner of the school does not meet current

The existing concrete stoop, ramp, stairs and adjacent sidewalk at the northeast corner of the school should be upgraded to current standards to ensure a sufficient number of barrier free entrances are provided.

40m2 of concrete stoop, ramp, stairs andsidewalk

3

Revised 2016/08/12

- 3 -


QTY/Area

Rating

barrier free standards and should be upgraded.

G2058.11 – Garbage Disposal

The school has one garbage and one recycle container located adjacent to the staff parking lotat the northwest corner of the school.

The containers are located on a landscaped/granular surface.

A proper garbage enclosure, including concrete pad and fencing should be considered.

25m2 of concrete pad

30m of fencing andgates

2

G3011 – Site Potable Water Distribution and Storage

A 150mm diameter water service is provided from 107 Street, north of the 4.0m concrete sidewalk. It is unknown where the service enters the building.

None. 3

G3014 – Site Fire Protection Water Distribution

There is one fire hydrant on the east side of 107 Street adjacent to the staff parking lot. There is asecond fire hydrant at the southeast corner of 129 Avenue and 106 Street.

None. 3

G3021 – Sanitary Sewage Collection

A 300mm diameter sanitary service is provided from 107 Street and enters the west face of the building.

A camera survey should be completed for the building service from the 1200mm diameter combined sewer on 107 Street to the building to confirm the sewer alignment, integrity and condition.

15m 3

G3031 – Storm Water Collection

City records do not indicate a dedicated storm service for the school site, as all of the surrounding mains are combined sewers.

It is assumed that the roof drainage is captured and conveyed to the building sanitary sewer service. Some of the small entrance canopies drain by downspout directly to the ground

There is one catchbasin in the middle of the asphalt play area, but its outlet is unknown.

A camera survey should also be completed for the storm sewers that are connected to the catchbasin in the play surface area to confirm the sewer alignment, integrity and condition.

In addition, it should be confirmed if the roof drainage system is connected to the sanitary sewer

Unknown 3

Job #:

Sustainable DevelopmentDrainage Planning & Engineering, Water and Sewer Servicing 5th Floor, 9803 - 102A Avenue NWPhone: 780-496-5444 Fax: 780-496-3629 Dept Contact:

Page 1 of 1April 12, 2016

219348490-001ANDERSEN, GEORGEANNE

WATER AND/OR SEWER SERVICE SUMMARY REPORT* Owner to dig and locate all existing services at property line in order to determine condition and depth *

Property Address and Legal Description: Applicant:

* All water and sewer service information must be confirmed in the field *

10610 - 129 AVENUE NWPlan 1066KS Blk 4 Lot 2 (Title(s): 62Z157)

Lauderdale937+36-24

THOMAN5307 47 STREETEDMONTON, ALBERTAT6B3T4

AL-TERRA ENGINEERING LTDCell # 780-722-6424

N-29463 Remarks:Application #:

Sanitary Service

Sewer Main Pipe Type:

Invert Elevation at Main (m): Service Extended Into Lot (m):

Trench: Date Constructed:)Easting:

)Easting:

Connected to Main On:Sewer Main Pipe Size (mm):Sewer Main At:Location of Service at Property Line (1):Location of Service at Property Line (2):Location of Junction:Invert Elevation at Property Line (m):Location of Service at Plug:Invert Elevation at Plug (m):Coordinates at Property Line: ( Northing:Coordinates at Main: ( Northing:Proposed Pipe Size (mm):Note:

UNKNOWNRiser Exists (Yes/No):

107 STREET1200 CONCRETE

13.10M WEST OF EAST PL OF 107 STREET168.25M SOUTH OF MANHOLE #277942 (Location at Main. Assumed straight in)UNKNOWN

168.25M SOUTH OF MANHOLE #2779420

SEPARATE TRENCH N Dec 04, 19535939577.262 32843.093

5939577.281 32829.952Proposed Pipe Type:

Status: AS-BUILT Service Pipe Size (mm): 300 Service Pipe Type: TILE Service Pipe Length (m): 9.1

Water Service

Water Main Pipe Type:

Service Extended Into Lot (m):

Connected To Main On:Water Main Pipe Size (mm):Water Main At:Location of Service at Property Line (1):Location of Service at Property Line (2):Control Valve Location:Mainstop Location:Water Main Invert Depth (m):Location of Service at Plug:

Status:

CC Cutoff (Yes/No):Easting: )Coordinates at Main: ( Northing:Easting: )Coordinates at Valve: ( Northing:

Easting: )Coordinates at Property Line: ( Northing:Date Constructed:Trench:

Note:

RENEWED

107 STREET150 CAST IRON

4.88M WEST OF EAST PL OF 107 STREET95.71M NORTH OF NORTH PL OF 129 AVENUEUNKNOWN

1.22M OUT ON 107 STREETSTRAIGHT OUT

0UNKNOWN

SEPARATE TRENCH April 19, 19715939624.824 32843.894

5939624.856 32842.6715939624.952 32839.022

; SERVICE ORIGINALLY CONSTRUCTED ON 1953-12-31

3.4Service Pipe Length (m):Service Pipe Type: CAST IRONService Pipe Size (mm): 150

Proposed Pipe Size (mm): Proposed Pipe Type:

drains.dgn 4/12/2016 12:17:30 PM

The C

ity provides no warranty for any inaccuracies in the inform

ation provided

APPENDIX 2 EXISTING PLANS

11C

LAS

SR

OO

M13

CLA

SS

RO

OM

15C

LAS

SR

OO

M

CO

RR

IDO

R

CO

RR

IDO

R

10C

LAS

SR

OO

M12

CLA

SS

RO

OM

14C

LAS

SR

OO

M

WO

RK

RO

OM

STO

RA

GE

ME

CH

.

STO

RA

GE

GY

MN

AS

IUM

KIT

CH

EN

OFF

ICE

LIB

RA

RY

CO

MM

UN

ICA

TIO

NS

STO

R.

CO

UN

C.

CO

RR

IDO

R

GIR

L'S

JAN

.

ELE

C.

BO

ILE

RR

OO

M

BO

Y'SS

TOR

.

STO

R.

UTI

L.

ME

DIC

AL

STO

R.

STO

R.

2C

LAS

SR

OO

M4

CLA

SS

RO

OM

6C

LAS

SR

OO

M8

MU

SIC

RO

OM

5C

LAS

SR

OO

M7

CLA

SS

RO

OM

CO

RR

IDO

R

3C

LAS

SR

OO

M

STA

FFR

OO

M

SU

PP

LY

ME

N'S

WO

ME

N'S

GE

NE

RA

LO

FFIC

E

PR

INC

IPA

L'S

OFF

ICE

KIT

CH

EN

4/26

/201

6La

uder

dale

Sch

ool

Goo

gle

Map

s

http

s://w

ww

.goo

gle.

ca/m

aps/

plac

e/La

uder

dale

+Sch

ool/@

53.5

8851

31,1

13.5

0392

33,4

29m

/dat

a=!3

m1!

1e3!

4m2!

3m1!

1s0x

53a0

2378

3a51

80a9

:0x4

75df

cfb1

e772

3a8

1/2

Imag

ery

©20

16 G

oogl

e, M

ap d

ata

©20

16 G

oogl

e20

m

Laud

erda

le S

choo

l

APPENDIX 3 COST SUMMARY

Lauderdale Elementary School CALCULATIONS AND ASSUMPTIONS

PROGRAM AREA (m²) A Demolition B Preservation C New D Modulars E OtherTotal

(B+C+D+E)

Architectural 0 2,558 0 0 0 2,558Mechanical 0 2,558 0 0 0 2,558Electrical 0 2,558 0 0 0 2,558Civil / Site 0 2,558 0 0 0 2,558Modulars 0 0 0 0 0 0Demo - Selective 2,558 0 0 0 0 0

TOTAL : 2,558 2,558 0 0 0 2,558

CAPITAL COST

A DemolitionDemo - Selective 2,558 m² $75.00 $191,850Hazmat - Selective 2,558 m² $50.00 $127,900

A Demolition Net : $319,750

B Preservation/ModernizationArchitectural 2,558 m² $506.29 $1,295,099Mechanical 2,558 m² $443.36 $1,134,109Electrical 2,558 m² $22.51 $57,570Civil / Site 2,558 m² $0.00 $0 Note: No Civil Comments Provided

B Preservation/Modernization Net : $2,486,778

C New/ExpansionNew Construction 0 m² $0.00 $0

C New/Expansion Net : $0

D Modular'sConstruction 0 m² $0.00 $0

D Modular's Net : $0

E Other $2,806,528GC's & Fee 15.0% $420,979

Other Net : $420,979

Z Contingencies $3,227,507Project 5.0% $161,375Construction 7.0% $225,925Phasing 3.0% $96,825

Z Contingencies Net : $484,126

(A+B+C+D+E+Z) Construction Net : $3,711,633

Soft/Other CostsProject Admin 2.0% $74,233Design Fees 10.0% $371,163Furnishings & Equipment 4.0% $148,465

Soft/Other Net : $593,861

SUB-TOTAL $4,305,495

Non-refundable GST 1.60% $68,888

CAPITAL COST TOTAL (April 2016 $) $4,374,382

Escalation $0

CAPITAL COST TOTAL $4,374,382

Tech-Cost Consultants Ltd.

SITE NAME: Lauderdale Elementary School Site

BUILDING NAME: Lauderdale Elementary School

BUILDING AREA (m2): 2,558 ROOF AREA (m2): 2,558

ARCHITECURAL· This school for Grades K through 6 was originally built in Edmonton in 1953.

· Overall the school is being well maintained and custodial staff are on top of many of the finish materials of the school

· The school faces three streets - 107 Street on the West, 129 Avenue on the South and 105 Street on the East. There is a portion of the site which fronts 130 avenue as well.

· 13 classrooms - 1 is a elementary science room.

· 1953 - 1500 m2 · 1 workroom/small classroom.

· 1964 - addition 1058 m2 · 1 Library

· 2558 m2 Total Area · 1 -Music Room

Renovations · Gymnasium

· Various throughout school life cycle. · Administration general office area.

· Teachers Lounge/Staff Room

· Teachers work Room

· Custodial spaces

· Mechanical and electrical spaces

· Server/Communications Space

· The school is fronted on 107 street to the West and 129 avenue to the South· The school is on a large parcel of land with complementary uses; Lauderdale Community League, parks, play fields etc.· There is a parking lot on 107 street access to the West of the School with access form 107 street only.· Site is fully landscaped with mature trees and grassed areas.· Trees are also on the parks/field area of the school.

· There is a large hard surface area; courtyard.

· Structure was not included as a formal assessment. · Observations ONLY - There are some significant crack to the mortar lines in the 1963 addition East washrooms.

· Architectural review of structure is observational only. · There are significant mortar crack in the T.O room in the 1958 plan.

· 1953 - Primary structure is concrete block

· Foundation is on strip footings

· Wood floor on concrete strip footings and beams..

· Gymnasium is concrete block and steel structure.

· Roof deck is Y Tong concrete panels on glulam beams.

· Mechanical rooms have Y Tong on steel beams.

· Washrooms have T and G Wood Deck.

· 1964 – Primary structure is concrete block and steel columns w/i block.· Foundation is on strip footings

· Concrete Slab on grade. c/w crawl space accessible from West exits.· Roof deck is T and G wood decking on glulam beams.

See details below

See details below

see Civil details below

TCCL

System Description Recommended Action Concerns QTY/Area RatingUpgrade

Replacement Cost

Assumed Scope QTY Unit RateSub-Total

Construction

STRUCTURE SUMMARY

BUILDING GENERAL SUMMARY

BUILDING SITE SUMMARY

· Site recommendations and concerns will be part of the Civil Assessment.

Page 1 of 8

TCCL


Replacement Cost


Construction

BUILDING ENVELOPE SUMMARY· 1953 - T and G Wood deck on unknown structure but assumed to be wood beams.

· ARCA Roofing evaluation is advised to be undertaken .

· No parapets. Structure slopes to centreline of roof. · Observations indicate that there is discoloration of the roofing membranes signifying ponding of water.

· Reroofed with SBS. · Overall roof drainage should be review for code compliance.

· 1964– T and G Wood deck on glulam beams. · Parapet and cap flashing is acceptable condition.

· Reroofed to SBS. · There is some bubbling in the SBS layers

· Parapets are chamfered to ~ 4-6” in most areas.

· 1958 - Exterior walls consist of painted stucco and cement panels

· Exterior walls have performed as per life cycle expectation.

· Brick cladding at the entry. · This technical application form 1958 and 1963 has limited energy performance but replacement of the exterior finishes and technical design to current energy model standards is very costly.

· Principals office completed as all painted stucco. · There are some cracking observations found in the mortar lines of the masonry units.

· wall finish below glazing sill line is metal cladding · There is some physical damage observed in the masonry units as well

· Exterior walls are assumed to be concrete block. · Recommendations repair damaged masonry units.

· Wing walls are masonry · Repair mortar cracking in areas as required.

· course and rowlock glazing sill painted blue. · There is some graffiti noted. Anti graffiti coating is recommended.

· End walls and some entries are completely finished in a masonry product.· Above the glazing band is an exterior finished board product.· Unit ventilators are in place and exterior louvers are in use.· 1964 - Exterior is finished as masonry units facade

· above the head of the glazing is cementitious panels.

· Glazing sills are precast concrete.

· Unglazed walls are predominantly finished in masonry units with prefinished metal above as fascia.

· Above the base band of masonry or metal cladding there are strip glazing between columns.

· Windows are performing based on PVC thresholds.$0 No scope required 0 $0 $0

· Glazing was modernized with PVC. · Thermal tie to existing unit concrete block sills is lacking.$6,000 Selective repairs 2,558

m2GFA

$2.50 $6,395

· Glazing sill is concrete precast in 1964 and no sill exists in 1958 plan.

· No recommendations.$0 No scope required 0 $0 $0

· Some glazing; parks side, interior court yard has diamond mesh grills for impact protection. $0 No scope required 0 $0 $0

· We cannot determine if the soffit space is completely cold.

· There are no visible signs of staining or freeze thaw cycle.

· Remove and review envelope connection from walls to roof.· Flashing appear to be in good condition.

· No action required.

Re-roof (if required) 2,558 m2 $194 $495,932

Selective repairs(allow 25% GFA)

640

No scope required

No scope required

m2GFA

$328 $209,644

See details below

Soffits · Soffits are painted wood. 3

$0

Flashings · Metal flashing is predominant flashing finish. 3$0

Exterior Walls 3

$210,000

Windows 3

Roofing 3

$496,000

Page 2 of 8

TCCL


Replacement Cost


Construction

· Exterior doors are painted steel doors and painted wood doors and frames with panic hardware.

· Exit doors have appropriate panic hardware.

· Main entry has significant wired glazing and interior vestibule.

· Any exterior door/side light with wired glass is recommended to be replaced.

· Exit doors have some vestibules and no vestibule. · Add vestibules to those exits that do not have vsetibules.

· All exit doors have panic hardware.

· Exterior doors are painted painted metal doors

· Some openings; have been covered by painted plywood at exits.

· Mechanical openings are painted or galvanized metal.

BUILDING INTERIOR SUMMARY· Interior demising walls are painted concrete block in 1964 addition and the 1958 pan appears to be a framed wall.

· It was observed that there are significant cracks in the mortar beds of the masonry walls. these cracks are prevalent at the west entrance of the gymnasium.

· Administration area has painted drywall partitions. · Recommendation to repair cracks.

· Mortar beds are to be replaced or repaired as required.

· no other recommendations

· 1958 - predominant flooring is sheet good in a main field and then an accent field.

· Most corridor tiles are in acceptable condition.

· 1964 - Predominant flooring is VCT tiles. · Recommendation is to replace all tiles to resilient sheet goods products.· Sheet goods in 1958 plan should be replaced as well.

· 1958 - plaster ceiling on roof deck or drywall.

· Suspended luminaries.

· 1964 - Suspended acoustical ceiling

· Suspended luminaries.

· Doors in common space are painted wood doors. · Recommend to replace all wired glass door inserts in all fire separation doors and interior main door vestibule.

· Hardware is observed to be original. · Door hardware is not barrier free and should be replaced IF the access is barrier free designed.

· Fire separation doors have wired glass inserts. · Replace all hardware

· Original closers were observed.

· General observation is that typical classrooms have VCT tile floors and resilient sheet good flooring and carpeting.

· millwork on the exterior wall below the window line.

· Unit ventilators in each classroom.

· Most classrooms have a small millwork line up with a single use sink.

· Most 1964 classrooms have exposed mechanical; ducts, plumbing lines, etc.

· Most classrooms have hung lighting.

· 1958 - classrooms are predominantly sheet good floors with some carpet and VCT tile.

· It is recommended that the resilient flooring continue maintenance and VCT tile areas are replaced with Resilient floor.

· 1964 - VCT tiles. · Replace carpet flooring with carpet tiles.

· There are brass thresholds between corridor and classrooms in some areas.

$81,000 Replace all interior doors 2,558 m2 $32 $81,153

Replace ceiling finishes 2,558m2

GFA$51 $129,243

$156,000 Replace flooring in all areas 2,558m2

GFA$61 $156,294

I l d d i fi i h l t

Replace wall finishes in all areas 2,558m2

GFA$41 $105,198

$33,000 Replace exterior doors 2,558m2

GFA$13 $33,062


Flooring

3

Common Space ‐ Doors 2


General

Common Space‐Flooring 3

Common Space ‐ Ceilings · add acoustical ceiling to all areas. 3

$129,000

Exterior Doors/Openings 3

Common Space ‐ Interior

Walls

3

$105,000

Page 3 of 8

TCCL


Replacement Cost


Construction

· 1953 - Plaster ceilings (cementitious)

· Roof deck is noted to be T and G wood roof deck

· 1964 - T and G painted wood deck

· Glulam beams painted or stained.

· Luminaries are hung from roof deck.

· 1953 - Entry is a t a 30 degree angle with no glazing. · Replace wooden door.

· 1964 - Classroom entry is painted wooden door with glazed side light.

· Remove all wired side light glazing

· Original Hardware · Replace all hardware

· Entry width is not barrier free accessible. · Make all entries barrier free accessible.

· Hardware is not barrier free accessible.

· Gymnasium is in 1964 addition and is 2 risers below 1958 original plan.

· It is not confirmed if the floor is sprung.

· Gymnasium has a ramp to access barrier free users. · Flooring should be replaced to allow for impact resistant flooring or a sprung system if required.

· Flooring is wood flooring.

· Confirmation required to prove that it is sprung floor

· Sheet good flooring was finished in 1999.

· Current basket ball backstops are not adjustable; fixed in place

· Replace backstops to allow for adjustment.

· · Add barrier free accessibility to proscenium.

· Painted concrete Y Tong panels.

· Glulam beams stained.

Science Room – Flooring · Original resilient sheet good flooring · replace to newer sheet good product. 3

Science Room – Ceiling · Painted plaster on roof deck or drywall. · Add ceilings with acoustical ceilings grid and tile. 3

Science Room – Millwork · Millwork is a perimeter design with all fixtures for water and gas..

· remove millwork and fixtures 3

$53,000Millwork removal and replacement - Selective(allow 25% GFA)

640m2

GFA$82 $52,599

· Carpeted floor to provide additional acoustical properties

· 3 musical risers are in the floor space

· Replace ceilings with acoustical ceilings grid and tile.

· No acoustical treatment in the current room.

· Library is the combination of two typical classrooms or could be original gymnasium.· Carpet

Library ‐ ceiling · Painted plaster ceilings on wood deck or drywall. · Replace ceilings with acoustical ceilings grid and tile. 3

Library ‐ millwork · Predominantly built in millwork · no recommendations 3 $0

Washrooms ‐ Flooring · Predominantly terrazzo flooring with some mosaic tiles · no recommendations 3 $0· painted concrete block.

· Bulkhead painted drywall.

· Painted plaster finish

· 4 x 4 wall tile.

Washroom – Ceiling · Painted plaster finish · No recommendations 3$0

Washroom Partitions · Existing metal partitions · Floor mounted partitions are in acceptable condition and are original.

3$0

$0 Equipment funded separately

$0 Included in finishes replacement

Included in millwork replacement above

Included in finishes replacement


No scope required




Library – flooring · Replace Carpet 3

Washroom – Walls · nor recommendations 3

Music Room – Flooring · Replacement of the flooring to tile product or new acoustical flooring for music rooms.

2

Music Room – Ceilings · Painted plaster ceiling on wood deck or drywall 3

Gymnasium – FFE 2

Gymnasium – Ceiling · No recommendations 3

Typical Classroom ‐ Entry 2

Gymnasium – Flooring 2


Ceilings

· Replace ceilings with acoustical ceilings grid and tile. 3

Page 4 of 8

TCCL


Replacement Cost


Construction

BUILDING CODE· ABC Group A Division 2 - School. · Code compliance can be grandfathered.

· 1958 original building & 1963 additions are single storey, · Addition of sprinklers is not mandatory but would alleviate and additions completed to the school if it is determined that it should be modernized.

· combustible & non-combustible construction.

· Not sprinklered.

BARRIER FREE· Auto door opener are provide in some areas

· Ramps have been provided at exits.

· A Washroom has barrier free provisioning within the washroom but access to the washroom may not be barrier free accessible.· Door hardware - locksets / latch sets have round knobs and are no barrier free accessible

DEMOLITION $192,000 Demolition - Selective 2,558m2

GFA$75 $191,850

HAZARDUS · Refer to HAZMAT Report · Refer to HAZMAT Report

$128,000 Hazmat (Allowance) 2,558m2

GFA$50 $127,900

Sub‐Total = $1,614,849

MECHANICALPLUMBING SYSTEMS

Plumbing Fixtures Water closets are floor mounted flush valve in student areas and floor mounted tank type in staff areas.

Water closets, urinals, lavatories, sinks and drinking fountains are in acceptable condition.

$0 No scope required 2,558m2

GFA$0 $0

Urinals are floor mounted tank type. Review for ADA fixture requirements should be completed for any expansion.


GFA$0 $0

Lavatories are countertop stainless steel with metering valves. $0 No scope required 2,558 m2GFA

$0 $0

Classroom sinks are stainless steel countertop with bubblers and various trim as replacements occur. Stainless steel countertop sinks are located in ancillary areas.


GFA$0 $0

Drinking fountains are wall hung vitreous china.$0 No scope required 2,558

m2GFA

$0 $0

Janitor sinks are wall hung cast iron. Janitor sinks should be replaced with floor mounted terrazzo units. $4,000 Replace janitor sinks 2 ea $2,000 $4,000

Domestic Water Piping, Valves and Insulation

An insulated copper piping system with valves runs throughout the school to serve plumbing fixtures and exterior hose bibbs.

The domestic piping system is in acceptable condition.

Piping insulation in the crawlspace should be inspected for asbestos.

3

1 $0No scope required.

Hazmat included elsewhere.2,558

m2GFA

$0 $0

The water heater is in acceptable condition.$0 No scope required 2,558

m2GFA

$0 $0

A second heater should be provided for an expansion and for back-up.$15,000 Backup Water Heater 1 ea $15,000 $15,000

The sanitary and vent systems are in acceptable condition. 3$0 No scope required 2,558

m2GFA

$0 $0

The systems run within the crawlspace and insulation should be inspected for asbestos. $0 Hazmat included elsewhere 2,558

m2GFA

$0 $0

A video camera inspection of the underground sanitary piping should be conducted. $0 No scope required 2,558

m2GFA

$0 $0

m2GFA

$10 $25,580$26,000 Barrier Free Allowance 2,558

$0 No Scope Required

Domestic Hot Water A single John Wood gas-fired water heater installed in 2008 is located in the Boiler Room.

4

Sanitary and Vent Piping System

A cast iron and copper piping system for the sanitary and plumbing vents serves the school.

3

· Recommendations to provide a complete barrier free accessible facility.

2

Page 5 of 8

TCCL


Replacement Cost


Construction

The storm system is in acceptable condition. 3$0 No scope required 2,558

m2GFA

$0 $0

The system runs within the crawlspace and insulation should be inspected for asbestos.

1$0 Hazmat included elsewhere 2,558

m2GFA

$0 $0

The meter is in acceptable condition.$0 No scope required 2,558

m2GFA

$0 $0

A new service would be installed should a wet fire protection system be required for an expansion.


GFA$0 $0

The meter and distribution is in acceptable condition.$0 No scope required 2,558

m2GFA

$0 $0

The abandoned roof gas line should be removed as it provides climbing access to the roof.

$2,000 Remove abandoned gas line 1 ls $1,500 $1,500

A new exterior gas service, meter, enclosure and piping should be installed if an expansion is undertaken.


GFA$0 $0

HEATINGHeating Plant Two (2) original Reliance gas-fired steam heating boilers, condensate

tanks/pumps, flues, combustion air and accessories are located in the Boiler Room.

The boiler system is in marginal condition. The anticipated life span will not be adequate for a renovation/expansion. They are not sufficiently sized to handle new loads (e.g. new radiation for the gym).

A new hot water boiler plant including boilers, pumps, expansion tanks, flues, piping, combustion air, glycol system and controls should be provided.

Original steam and condensate piping runs through the crawlspace to serve the classrooms and administration. The Gym AHU is supplied with steam heating coil.

Piping and terminal units are in acceptable condition.

The steam/condensate piping system should be replace with a hot water piping system. New hot water terminal units should be provided. All new AHU’s should be provided with glycol coils.The gym should be provided with high level radiation to allow the ventilation unit to shut down during unoccupied periods.

VENTILATION AND AIR CONDITIONINGAir Handling Units Unit ventilators are provided for the classrooms. Exhaust/relief air is

collected via corridor ceiling grilles to two (2) roof mounted exhaust fans. Several classrooms and administration rooms are equipped with ceiling propeller fans. Some administration areas have no ventilation.

The unit ventilators are in marginal condition and do not provide adequate outdoor air. The anticipated life span will not be adequate for a renovation/expansion. The addition of ceiling fans to supplement ventilation is not acceptable.

Included above

A vertical air handler located in a fan room adjacent to the gym serves the gym via a mixed air low velocity overhead system. Access to the unit for maintenance is difficult.

Replace gym air handling unit and all unit ventilators with new air handlers capable of 100% outdoor air intake and glycol heating coils. Included above

Provide split AC unit with rooftop condenser for the Server Room. Included above

Duct Distribution, Grilles and Inlet/Outlets

The gymnasium is served via exposed high level ductwork. Exhaust is via ceiling grilles.

Duct distribution and grilles are in acceptable condition. 3$361,000 Ductwork 2,558

m2GFA

$141 $360,678

The exhaust fans are in acceptable condition. The anticipated life span will not be adequate for a renovation/expansion.

Replace all exhaust fans. Remove corridor exhaust/relief fans and replace with return/relief fan in new air handlers.

Humidification The building systems are not provided with humidification. Humidification should be added to all air systems complete via gas-fired humidifiers, steam grids, piping and controls.

N/AIncluded above

BUILDING SYSTEM CONTROLS

Energy Management Control Systems (EMCS)

A Reliable DDC system monitors all major equipment including the boiler plant and air handling systems.

The DDC system is in acceptable condition. The anticipated life span and capacity will not be adequate for a renovation/expansion.

2

An air compressor and dryer in the Boiler Room provides compressed air to pneumatic devices located in throughout the school.

The existing pneumatic system is in marginal condition and should be removed and replaced with a new DDC system and devices.

N/A

$120,000Instrumentataion & ControlsTesting & Balancing

2,558m2

GFA$47 $120,226

$7,000 Exhaust Fans 15 ea $450 $6,750

$286,000 Terminal & Packaged Units 2,558m2

GFA$112 $285,537

Heat Generation and Refrigeration

2,558m2

GFA$41 $105,198

Exhaust Fans Roof mounted aluminum dome and cabinet fans provide exhaust from washrooms and ancillary spaces

3

Terminal Heating Units and Distribution System

3/2

2

Natural Gas Service An exterior gas meter in an enclosure is located outside the Boiler Room and provides gas to the building heating appliances.

4

2

Storm Piping System Dome roof drains convey roof storm water via cast iron piping to an underground storm collection service.

Domestic Water Service

A 2” water service and meter with backflow preventer is located in the Boiler Room. The service provides water to plumbing fixtures, the boiler make-up and fire hose cabinets.

3

$105,000

Page 6 of 8

TCCL


Replacement Cost


Construction

FIRE PROTECTION SYSTEMSWet Protection Systems

The building is not provided with any wet fire protection system. A new wet protection system including a new incoming water service, sprinkler tree, valves, backflow prevention, sprinkler piping, sprinkler heads and alarms should be installed for a major renovation/expansion.

3

$230,000 Sprinklers (if required) 2,558m2

GFA$90 $230,220

Fire extinguishers are in acceptable condition. 4$0 No scope required 0 ea $750 $0

Wall hung extinguishers in public areas should be provided with recessed or semi-recessed cabinets to avoid accidental activation or damage.

N/A$5,000 Recessed cabinets 1 ls $5,000 $5,000

Sub‐Total = $1,134,109

ELECTRICALBUILDING ELECTRICAL POWER DISTRIBUTIONService Entry Pad mounted transformer installed in 2015 at rear of building in

northeast parking areaNo concerns (equipment belongs to EPCOR). n/a n/a

Underground feeders Condition not assessed. Based on a 100 year life cycle, cables have at least 99 years left.

1 n/a

Main Distribution Panel (2015) Eaton Pow-R-Line C Main Distribution Centre, located in the mechanical room. Rated 1200A, 120/240V, 1Ph, 3W, complete with 2P main breaker and a distribution section with feeder breakers. All breakers are well identified and spare capacity is available for additional breakers in the future.

No concerns. 1 4

$0

(1992) Panels were installed to replace existing panels for new School Technologies.


4 3$0

(2015) Panels have been provided throughout the school and are located in the classroom wings and in service rooms to replace the original panelboards. Panels are approximately 75% full.

No concerns.$0

Motor Starters and Accessories

(1992) The individual magnetic start/stop stations are used for major mechanical equipment controls.


8 4$0

Electrical Branch Wiring

Most wires have been upgraded during 1992 and 1999 Electrical Upgrades and 2003 Lighting Upgrade.

No concerns. 1 4$0

LIGHTINGInterior Fluorescent Fixtures

(2003) All the fixtures were replaced or retrofitted with energy efficient T-8 lamp fluorescent fixtures. Mixture of surface egg crate (corridor and library) and wraparound fixtures (corridors and classrooms).

No concerns. 480 4

$0

Interior Metal Halide Fixtures

(2003) Metal Halide fixtures are installed in the Gymnasium. No concerns. 1 4$0

Exterior High Pressure Sodium Fixtures

(1953) Fixtures were installed with original Building and have good lighting coverage.

Equipment has exceeded expected service life and should be replaced. 1 3$13,000 replace exterior fixtures 2,558

m2GFA

$5 $12,790

Lighting Accessories: Interior

(1953) The lights in the Classrooms and Offices are controlled locally and the Hallway lights are controlled in the Administration Office.

Outdated, non-energy efficient method of control. Equipment has exceeded expected service life and should be replaced.

1 2$38,000 Switch replacement 2,558

m2GFA

$15 $38,322

Lighting Accessories: Exterior

(1953) All the outdoor lights are controlled by Photocell. Equipment has exceeded expected service life and should be replaced. 1 3$0 Included above

COMMUNICATIONSPublic Address and Music Systems

(2001) The Bogen Multicom 2000 System is installed to perform Clock and Program System, Call, Paging, PA and Music functions

No concerns. 1 4$0 No scope required

(1953) Speakers are original vintage in corridors and classrooms. Equipment has exceeded expected service life and should be replaced. 1 3$3,000 Speaker replacement 2,558

m2GFA

$1 $2,558

Telephone Systems (2001) The Nortel Norstar System is used for the Telephone System. No concerns. 1 4$0 No scope required

Clock and Program Systems

Mixture of 120V and battery powered clocks. Replace with WIFI clocks as existing equipment fails 1 3$400

Clock replacement un maintenance program

1 ea $400 $400

No scope required

$0 No scope required

No scope required

No scope required

No scope required

No scope required

No scope required

No scope required

Electrical Branch Circuit Panelboards

Fire Extinguishers and Cabinets

Fire extinguishers in cabinets or wall hung are located throughout the school. They are regularly inspected.

Page 7 of 8

TCCL


Replacement Cost


Construction

DATA SYSTEMSSystem The system was installed in 1999 and has data outlets installed

throughout entire School in ClassroomsNo concerns. 1 4

$0 No scope required

WIFI Access WIFI access points have been added into each classroom. No concerns. 1 4 $0 No scope required

EMERGENCY SYSTEMSDetection and Fire Alarm

(2012) Notifier NFS-320C hard wired system is utilized for Fire Alarm System. New Panel. Last Inspection July 2013. No Smoke Detectors in Halls

No strobes were installed. 1 4$4,000 Strobes 10 ea $350 $3,500

Emergency Lighting Battery Packs

Emergency packs were upgraded during 2015 Electrical Upgrade. No concerns. 15 4$0 No scope required

Exit Signs (2005) The Exit signs were retrofitted with LED type lamps. No concerns. 1 4 $0 No scope required

SECURITY

Intrusion Detection (1999) The Magnum Alert System is utilized and the motion sensors are installed through entire School hallway system.

No concerns. 1 4$0 No scope required 2,558

m2GFA

$0 $0

Sub‐Total = $57,570

CIVILSITE GRADING AND PAVEMENT STRUCTURES - NO COMMENTS PROVIDED

Sub‐Total = $0

TOTAL $2,810,000 $2,805,000

Page 8 of 8

APPENDIX 4 PHOTOGRAPHS

arch-tb.com

edmonton public school board 2016 value management analysis · barrier free accessibility. ... 6...

Documents