edmonton public school board 2016 value management analysis · edmonton public school board 2016...

EDMONTON PUBLIC SCHOOL BOARD

2016 VALUE MANAGEMENT ANALYSIS

McArthur Elementary School (K-6) 13535-134 Street NW, Edmonton Alber ta

EDMONTON PUBLIC SCHOOL BOARD – 2016 VALUE MANAGEMENT ANALYSIS

INTRODUCTION 1

EXECUTIVE SUMMARY 2

BUILDING ASSESSMENT AND UPGRADES 3a. Building Componentsb. General Descriptionc. Existing Condition summary and required upgradesd. Building Code Review requirement and required upgradese. Recommendationsf. Costing Summary

APPENDICES 7

Appendix 1 Building Assessments Architectural Mechanical Electrical Civil

Appendix 2 Existing Plans

Appendix 3 Cost Summary

Appendix 4 Photographs

TABLE OF CONTENTS

MCARTHUR ELEMENTARY SCHOOL (K-6) 13535-134 STREET 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

McArthur K-6 School, serving the area in North Edmonton near 134 Street and 136 Avenue, originally built in 1958 with a major addition 1963.

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 are in generally good condition but 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) replacements of some areas, hard surface asphalt and concrete repair, grading changes for positive drainage and a camera survey of the U/G systems to confirm alignment and integrity.

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.

Further to major systems modernizations McArthur 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, McArthur 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 $5,535,684.

EXECUTIVE SUMMARY


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 McArthur 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.


A) BUILDING COMPONENTS

• This school for Grades K through 6 was originally built in Edmonton in 1958.

• The school faces three streets - 134 Street on the West, 136 Avenue on the North and 131 Street on the East. There is a small portion of the site which fronts 135 Avenue as well.

• 1958 - 2,292.4m2

• 1963 - addition 699m2

2,991.4m2 Total Area

Renovations

• (1958) Original Building (Administration Area) - was upgraded in 1977.

• (1958) Original Building (Roof) - was re-roofed in 1997

• (1958) Original Building (Gymnasium) - has vertical metal sheet installed above low roof in 1997.

• (1958) Original Building (Gymnasium) - has sheet vinyl flooring finishes in 1999.

• (1958) Original Building (North side) - has window replacement in 2003.

• (1958) Original Building (West Main Entrance) - has barrier free entrance installed in 2006.

• (1963) Addition (Library) - has carpet replacement in 1989.

• (1963) Addition (North side) - has window replacement in 2003.


B) GENERAL DESCRIPTION

• The school is fronted on 129 street to the East and 129 avenue to the South

• There is a parking lot on 129 avenue near the 130 street T- Intersection that has an access to the back (East) of the school.

• North of the school is the primary parking with access from 129 street.

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

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FACILITY EVALUATION TEMPLATE - ARCHITECTURAL

SITE NAME:McArthur Elementary School Site

BUILDING NAME:McArthur Elementary School

Evaluation Date:April 11, 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 1958.

• The school faces three streets -134 Street on the West, 136 Avenue on the North and 131 Street on the East. There is a small portion of the site which fronts 135 Avenue as well.

• 1958 – 2,292.4m2

• 1963 - addition 699m2

• 2,991.4m2 Total AreaRenovations• (1958) Original Building

(Administration Area) - was upgraded in 1977.

• (1958) Original Building (Roof) -was re-roofed in 1997.

• (1958) Original Building (Gymnasium) - has vertical metal sheet installed above low roof in 1997.

• (1958) Original Building (Gymnasium) - has sheet vinyl flooring finishes in 1999.

• (1958) Original Building (North side) - has window replacement in 2003.

• (1958) Original Building (West Main Entrance) - has barrier free entrance installed in 2006.

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

• 16 classrooms.• 1 classroom convert3ed to the

Sector Office.• 1 Library; this is a typical 2

classroom configuration with the demising wall removed.

• Playrooms on either side of the Gymnasium are the Art and music rooms

• 1- Art Classroom • 1 -Music Room• Gymnasium with a formal

Proscenium• Administration general office

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

spaces• Server/Communications

Space

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QTY/Area Rating

• (1963) Addition (Library) - has carpet replacement in 1989.

• (1963) Addition (North side) -has window replacement in 2003.

BUILDING SITE SUMMARY

• The school is fronted on 134 street to the West and 136 avenue to the North

• The school is on a large parcel of land with complementary uses; Wellington Community League, St. Angela Catholic School, parks, play fields etc.

• There is a parking lot on 134 street access to the South of the School..

• Site does not have many landscape elements other than grassed areas. There are some trees at the entrance of the school.

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

• There are two independent sheds on the site.

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

STRUCTURE SUMMARY • Structure was not included as a formal assessment.

• Architectural review of structure is observational only.

• 1958 - Primary structure is concrete block, with exposed Steel columns

• Foundation is on strip footings• Concrete slab on grade.• 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.• 1963 – 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 East exit.

• 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.

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QTY/Area Rating

BUILDING ENVELOPE SUMMARY

Roofing • 1958 – Y Tong concrete planks on glulam beams.

• Reroofed in 1997 with SBS.• 1963 – 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.

2

Exterior Walls • 1958-1963– Both original school and addition are finished in very similar ways; Brick Block cavity wall.

• Base of school is primarily a masonry unit either modular rugtex masonry unit for each wing.

• Walls and column locations are standard masonry unit in running bond with soldier course and rowlock glazing sill painted blue.

• End walls and some entries are completely finished in a masonry product.

• Above the glazing band is anexterior finished board product.

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

• 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 strip glazing between columns is used.

• Glazing was modernized in 2003 and replaced with PVC.

• Glazing sill is painted rowlock masonry course with no thermal integrity.

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

• Clerestory glazing at gymnasium is covered with metal cladding.

• Windows have been replaced in 2003 with PVC.

• Windows are performing based on PVC thresholds.

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

• Clerestory glazing in gymnasium is covered with metal cladding

• No recommendations.

3

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QTY/Area Rating

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

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

• Main entry has significant wired glazing and interior vestibule.

• East exit doors has no vestibule.

• 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.

• Exit doors have appropriate panic hardware.

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

3

BUILDING INTERIOR SUMMARY

Common Space - Interior Walls

• Interior demising walls are painted concrete block.

• Administration area has painted drywall partitions and wall paper finishes as well.

• 1958 - corridor demising walls have glass tile above the block line at ~ 6'-8" to allow natural daylight to the corridors form the classrooms.

• It was observed that there are significant cracks in the mortar beds of the masonry walls.

• Recommendation to repair cracks.

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

3

Common Space-Flooring

• Flooring in corridors is noted as 12 x 12 VCT tiles.

• VCT tile has a main field with VCT tile border.

• Most corridor tiles are in acceptable condition.

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

3

Common Space - Ceilings

• Suspended cloud ~ 24" below roof deck down centreline of corridor with 24" open ceiling to U/S or roof deck.

• 12 x 12 acoustical perforated tile glued to framed cloud

• Luminaries are surface mounted.

• replace 12 x 12 acoustical ceiling tile.

• Review if glue has hazardous qualities.

3

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QTY/Area Rating

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.

• Replace all hardware

2

Typical Classroom –

General • General observation is that

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

• millwork on the exterior wall below the window line.

• Unit ventilators in each classroom.

• There are coat hooks in most classrooms at the class to corridor demising walls.

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

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

• Most classrooms have hunglighting.

Typical Classroom – Flooring

• It was observed that classrooms have resilient sheet good flooring and some VCT tiles.

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

3

Typical Classroom – Ceilings

• Observed that ceilings are exposed roof deck

• 1958 - Y Tong concrete planks• 1963 - T and G painted wood

deck• Glulam beams painted or

stained.• Luminaries are hung from roof

deck.

• Replace ceilings with acoustical ceilings grid andtile.

3

Typical Classroom - Entry

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

• Original Hardware• Entry width may be barrier free

accessible.• Hardware is not barrier free

accessible.

• Replace wooden door.• Remove all wired side light

glazing• Replace all hardware

2

Gymnasium – Flooring • Flooring is sheet vinyl flooring.

• Confirmation required to prove • Replace flooring to allow for a

sport floor finish.2

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QTY/Area Rating

that it is sports resilient flooring.• Sheet good flooring was

finished in 1999.

• It is not confirmed if the floor is sprung.

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

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

• Proscenium is not barrier free accessible

• 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

Art Room – Flooring • 12 x 12 VCT tile • It is recommended that the

VCT tiles be replaced with Sheet good flooring products.

3

Art Room – Ceiling • Painted concrete Y Tong panels.


• Replace ceilings with acoustical ceilings grid and tile.

3

Art Room – Millwork • Millwork is a full kitchen in the area that is used for art storage.

• No Recommendations 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 concrete Y Tong panels.


• Replace ceilings with acoustical ceilings grid and tile.

• No acoustical treatment in the current room.

3

Library – flooring • Library is the combination of

two typical classrooms.• Carpet

• Replace Carpet 3

Library - ceiling • Painted T and G Wood deck • Replace ceilings with acoustical ceilings grid and tile.

Washrooms - Flooring • Predominantly terrazzo flooring

with some accent Hexagonal mosaic tiles

• no recommendations 3

Washroom – Walls • Glazed concrete block and painted concrete block

• Bulkhead painted drywall.

• nor recommendations 3

Washroom – Ceiling • Painted Gypsum board • No recommendations 3

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

3

BUILDING CODE

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QTY/Area Rating

• 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.• Stage is not wheelchair

accessible.• 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.

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 ControlsThe existing pneumatic system should be removed and the pneumatic devices should be replaced with new DDC devices. The new boiler plant and air handlers will be controlled via the BMCS.

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

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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 replacements occur. 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

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QTY/Area

Rating

Domestic Hot Water A single John Woods gas-fired water heater installed in 2005 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 Piping System

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 A gas meter located in the Boiler Room provides gas to the building heating appliances.

The meter and distribution is in acceptable condition.

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 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

3/2

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QTY/Area

Rating

Heating piping installed in 1970 runs through ceiling spaces to perimeter radiation in the Music Room, Library and associated Classrooms.

water terminal units should be provided. All 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

An original air handler located in a mezzanine fan room adjacent to the stage serves the gym and stage 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

Galvanized ductwork distributes air to administration via ceiling or sidewall supply grilles. 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)

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

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

2

N/A

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QTY/Area

Rating

Section: Fire Protection Systems

Wet Protection Systems

The building is provided with a single fire hose cabinet located in the gymnasium.

The fire hose cabinet is in acceptable condition.

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

N/A

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 400A 120/208V 4 wire main distribution panel, branch circuit panels, motor starters, and branch wiring. Main distribution equipment and branch circuit panelboards are of various age, ranging from 1958 to 1998. The mechanical control equipment is of original 1997 vintage. In general terms the electrical distribution and control equipment has exceeded its reliable lifespan and should be considered for a lifecycle replacement program.

Lighting System – The lighting systems in use at the school consist of primarily of interior T12 fluorescent fixtures and exterior HID luminaires. Control of the interior lighting is provided by local manually operated line or low voltage switches. The exterior lighting is controlled by a photocell sensor with a manual override switch. In general, the lighting systems are in good physical condition but appear to be original to the school. Consideration should be given to improve the energy efficiency and controllability of the fixtures through the introduction of new LED product and automatic lighting controls.

Communications systems – Communications hardware in the school consists of a blend of vintage and newer equipment and peripherals. The head end for the sound and voice systems is of 1997 vintage. There are no concerns with its performance or reliability. The network and cabling infrastructure is new to 1999 and 2015 and rated Category 5 or better. There are no concerns with its performance.

Life Safety System – The hardwired fire alarm system equipment has reached the end of its serviceable lifespan and should be considered for a complete lifecycle replacement. The exit signage and emergency lighting in the building is new to 2001 and there are no concerns with performance or reliability.

Security system – The perimeter security system is new to 1997 and there are no concerns with it performance or reliability.

ELECTRICAL SUMMARY

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FACILITY EVALUATION TEMPLATE - ELECTRICAL




Evaluated By:Frank Fithen, AECOM







QTY/Area

Rating

BUILDING ELECTRICAL POWER DISTRIBUTIONService Entry Pad mounted transformer

adjacent to main electrical room

Underground feeders

No concerns (equipment belongs to EPCOR).

Condition not assessed. Based on a 100 year life cycle, cables have at least 42 years left.

n/a

1

n/a

n/a

Main Distribution Panel (1958) Westinghouse main distribution centre, located in the mechanical room. It is rated at 400A, 120/208V, 3 phase 4 wire and is complete with a 400A, 3P main breaker and a distribution section complete with feeder breakers. All breakers are well identified. Panel is completely full with no spares available.

Equipment has exceeded expected service life and should be replaced.

1 2

Electrical Branch Circuit Panelboards

(1998) Branch circuit breaker panels have been provided throughout the school and are located in the classroom wings and in service rooms. Panels are approximately 75% full.

Based on a 30 year life cycle, this equipment has at least 12 years left.

5 3

Motor Starters and Accessories

(1997) Wall mounted magnetic motor starters have been provided for motor control. Starters are complete with pilot lights and selector switches.

Based on a 30 year life cycle, this equipment has at least 11 years left.

5 3

Electrical Branch Wiring Branch wiring is copper and installed in conduit.

No concerns. 1 4

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QTY/Area

Rating

LIGHTINGInterior Fluorescent Fixtures

(1963) Lighting is provided by fluorescent fixtures that are complete with T12 lamps and magnetic ballasts. Equipment appears to be in very good shape. Could not determine if original or if it has been replaced.

New gym lighting – 1x4 Fluorescent wraps.

Fixtures are not energy efficient. Some ballasts may contain PCB’s.

No concerns.

600

1

3

4

Exterior High Pressure Sodium Fixtures

(1998) Roof mounted H.P. Sodium light fixtures around the building to illuminate the site.

No concerns. 1 4

Lighting Accessories: Interior

(1958) Line voltage switching has been provided throughout the school. Each area is locally controlled. A GE low voltage switching system has been provided in the gym.

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

1 3

Lighting Accessories: Exterior

Exterior lighting is controlled by photo-cell with manual override.

No concerns. 1 3

COMMUNICATIONSPublic Address and Music Systems

(1997) A Bogen Multicom 2000 system has been provided. It is interfaced with the telephone system. Ceiling mounted speakers have been provided in the classrooms and common areas.

No concerns. 1 4

Clock and Program Systems

Mixture of 120V and battery powered clocks. Manually set.

Replace with WIFI clocks as existing equipment fails

1 2

DATA SYSTEMSCables (1999) Category 5 data cable has

been provided throughout. Data outlets have been provided in each classroom and theadministration area

No concerns. 1 4

Server Equipment (2015) Main data network is located in the G.O. Storage Room. It is complete with a rack containing patch panels, hubs, etc.

No concerns 1 4

WIFI Access (2015) New WIFI access points are located in each classroom and corridor.

No concerns. 1 4

EMERGENCY SYSTEMS Detection and Fire Alarm An Edwards 6616 zoned, hard

wired fire alarm system has been provided. The main panel is located in the general office, with a remote annunciator in the main entrance vestibule. The system is

Equipment has exceeded expected service life and should be replaced.

The fire alarm control panel is obsolete and no longer

1 1

Revised 2016/08/12

- 3 -


QTY/Area

Rating

complete with detection devices and bells, but no strobes. The system is externally monitored and tested annually.

supported by the manufacturer. Should system fail, the school will be without a fire alarm system.

Emergency Lighting Battery Packs

(2001) Emergency lighting is provided by battery packs and remote heads. All paths and points of egress are adequately covered.

No concerns. 1 4

Exit Signs Exit signs complete with LED lamps have been provided at required exits.

No concerns. 1 4

SECURITYIntrusion Detection (1997) A Napco/Magnum Alert

Security system complete with motion sensors and keypadswhich is externally monitored.

No concerns. Service life remaining is a minimum of 6 years.

1 3

OTHERResidential Equipment (1958) Classroom 1 - has 1

microwave. Classroom 9 - has 1 microwave, 1 dishwasher, 1 fridge. Staff Room 39 - has 2 microwaves, 1 fridge, and 1 freezer.

Equipment is either past or approaching end of service life. New equipment is more energy efficient.

8 3

The school site has road frontage onto 134 Street and 136 Avenue. The roadways and sidewalks along the school are in acceptable condition. The sidewalks along 134 Street and 136 Avenue consist of a monolithic rolled face curb and gutter with sidewalk. There are no layby lanes for bus and/or parent parking, but the pavement width does allow for parking on both sides of 134 Street and 136 Avenue. There is a signed bus drop off zone on 134 Street adjacent to the school.

The staff parking lot and garbage area at the southeast corner of the school has recently been paved and provides 20 on-site parking stalls, plus one entrance to 134 Street. The parking lot is well graded towards 134 Street. The garbage bins are located in a fenced enclosure at the north end of the parking lot and have been placed directly on the asphalt. The area in front of the bins is concrete, which should prevent rutting caused by the front tires of the garbage trucks. There is no identified barrier free parking stalls in the lot, but an area has been signed on 134 Street in front of the main entry for barrier free drop off.

The concrete sidewalks provide good circulation around the building and vary in width from 1.2m to 4.0m. The sidewalks are generally in good repair and the main entry sidewalk has been recently replaced. There is minor cracking in the sidewalk on the east side of the building. There is a 4.0m wide sidewalk and driveway access from 134 Street to the rear play area. The northerly portion of the sidewalk is in good condition, but the westerly 50m from 134 Street should be removed and replaced due to significant cracking and potential trip hazards, including a sidewalk connection to the south doors.

The play surface on the south and east side of the building is in varying states of repair and primarily consists of concrete. The asphalt areas require crack sealing. The concrete panels exhibit some cracking, but the surface is generally in good repair. There is a 6m by 6m area in the middle that should be removed and replaced to eliminate any trip hazard.

CIVIL SUMMARY

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 is one settlement in the landscaping along the north wall of the school at the northwest corner of the building. This concern is minor and can be dealt with when larger scale improvements are planned.

The school site is serviced with a sanitary sewer, storm sewer and watermain connection. A 150mm diameter sanitary service is provided from the southeast corner of 134 Street and 136 Avenue, northwest of the main building entry. A 200mm diameter storm service is provided from 131 Street, approximately 180m east of the building. The roof drainage is captured and conveyed to the building storm sewer service. A 50mm diameter water service is provided from a PUL located to the south and enters the building under the south wall of the school. 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 settlements in the landscaping along the north wall of the school at the northwest corner of the building. This concern is minor and can be dealt with when larger scale improvements are planned.

The sidewalk outside the east doors has settled and drains toward the building. This could be replaced, if a barrier free entrance is desired at this location.

3

G2022.02 – Flexible Pavement Roadway (Asphalt)

Public asphalt paved roadways are 134 Street and 136 Avenue, which are in reasonable condition. There is rolled face monolithic curb, gutter and walk on 134 Street and 136 Avenue.

The staff parking lot and garbage area have been paved recently, and are in good condition.

There does not appear to be any dedicated barrier free parking stalls on site.

None. 4

Revised 2016/08/12

- 2 -


QTY/Area Rating

G2025.01 – Pavement Markings

The staff parking stalls are painted in yellow and are in good condition.

None. 4

G2031.02 – Flexible Pedestrian Pavement (Asphalt)

There is a minor amount of the play surface that is asphalt and is starting to exhibit some cracking.

The cracks in the asphalt play surface should be sealed.

Crack sealing

3

G2031.05 – Rigid Pedestrian Pavement (Concrete)

The concrete sidewalks provide good circulation around the building and vary in width from 1.2m to 4.0m. The sidewalks are generally in good repair and the walk to the main entry door has been recently replaced.

There is minor cracking in the sidewalk on the east side of the building.

The concrete play surface is generally in good repair with minor cracking. There is an area in the middle that is cracking/breaking sufficiently to create a tripping hazard.

There is a 4.0m wide sidewalk and driveway access from 134 Street to the rear play area. The northerly portion of the sidewalk is in good condition, but the westerly 50m from 134 Street exhibits significant cracking and potential trip hazards.

A 6m by 6m section of the concrete play surface in the middle should be removed and replaced due to deterioration.

A section of the 4.0m wide sidewalk and driveway access should be removed and replaced, including a new concrete walk connection to the south doors to create a barrier free entrance.

36m2 of concrete play surface

200m2 of concrete walk

3

Revised 2016/08/12

- 3 -


QTY/Area Rating

G2033 – Exterior Steps and Ramps

There are seven points of entry to the school. Five entries consist of double door and two entries consist of single doors. Four of the double door entries are barrier free. The remaining three entries have one riser. The exterior steps and ramps are in good repair.

The east entry could be made barrier free by raising the adjacent sidewalk.

The asphalt walk connection to the south doors should be replaced with a concrete walk connection, as per G2031.05.

3

G2058.11 – Garbage Disposal

The school has one garbage and one recycle container located in a fenced enclosure at the north end of the staff parking lot. The area in front of the enclosure is concrete, which will prevent rutting.

None. 4

G3011 – Site Potable Water Distribution and Storage

A 50mm diameter water service is provided from a PUL south of the school and enters the building from the south.

None. 3

G3014 – Site Fire Protection Water Distribution

There is one fire hydrant at the northwest corner of 134 Street and 135 Avenue southwest of the school. There is one fire hydrant on the north side of 136 Avenue opposite the north wall of the school.

None. 3

G3021 – Sanitary Sewage Collection

A 150mm diameter sanitary service is provided from a manhole at the southeast corner of 136 Avenue and 134 Street, northwest of the main building entry.

A camera survey should be completed for the building service from the manhole in the boulevard to the building to confirm the sewer alignment, integrity and condition.

20m 3

Revised 2016/08/12

- 4 -


QTY/Area Rating

G3031 – Storm Water Collection

A 200mm diameter storm service is provided from 131 Street, approximately 180m east of the school. The roof drainage is captured and conveyed to the building storm sewer service.

No catchbasins were observed in the immediate vicinity of the school.

A camera survey should be completed for the building service from the 675mm storm sewer on 131 Street to the building to confirm the sewer alignment, integrity and condition.

180m 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 2April 06, 2016

218953344-001ANDERSEN, 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 *

13535 - 134 STREET NWPlan 4479KS Blk 21 Lot 1 (Title(s): 4H170)

Wellington940+32-03

THOMAN5307 47 STREETEDMONTON, ALBERTAT6B3T4

AL-TERRA ENGINEERING LTDCell # 780-722-6424

N-37858 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):

136 AVENUE200 TILE

1.68M NORTH OF SOUTH PL OF 136 AVENUE1.98M NORTHEAST OF SOUTHWEST CORNER OF LOT 1UNKNOWN

MANHOLE #2907220

SEPARATE TRENCH N Jan 01, 18005940653.578 29672.048

5940659.749 29667.021Proposed Pipe Type:

Status: AS-BUILT Service Pipe Size (mm): 150 Service Pipe Type: UNKNOWN Service Pipe Length (m): 3.7

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:

AS-BUILT

PUL #2U150 PVC

2.10M NORTH OF SOUTH PL OF PUL #2U53.91M EAST OF EAST PL OF 134 STREETUNKNOWN

0.30M OUT ON PUL #2U53.91M EAST OF EAST PL OF 134 STREET

0UNKNOWN

SEPARATE TRENCH July 09, 19585940492.253 29725.545

5940491.953 29725.5485940485.231 29725.598

; SERVICE RECONNECTED ON 1986-06-08

7.3Service Pipe Length (m):Service Pipe Type: COPPERService Pipe Size (mm): 50

Proposed Pipe Size (mm): Proposed Pipe Type:

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 2 of 2April 06, 2016

218953344-001ANDERSEN, 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 *

13535 - 134 STREET NWPlan 4479KS Blk 21 Lot 1 (Title(s): 4H170)

Wellington940+32-03

THOMAN5307 47 STREETEDMONTON, ALBERTAT6B3T4

AL-TERRA ENGINEERING LTDCell # 780-722-6424

N-37858 Remarks:Application #:Storm Service Number:

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

)Easting:)Easting:

Trench: Date Constructed:

Proposed Pipe Type:

Riser Exists (Yes/No):

R-15294

131 STREET675

UNKNOWNMANHOLE #289377

0UNKNOWN

SEPARATE TRENCH N Mar 31, 19595940604.154 29956.156

5940605.193 29968.641

Sewer Main Pipe Type: CONCRETE

AS-BUILT 16.2Service Pipe Size (mm): Service Pipe Length (m):UNKNOWNService Pipe Type:200

12.70M EAST OF WEST PL OF 131 STREET56.02M SOUTH OF SOUTH PL OF 136 AVENUE

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:

Coordinates at Main: ( Northing:Coordinates at Property Line: ( Northing:Invert Elevation at Plug (m):

Proposed Pipe Size (mm):Note:

Status:

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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.

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

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.

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

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

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