edmonton public school board – 2016 value management ... · from existing building condition...

301, 215 – 10 Ave SW Calgary AB. T2R 0A4 t. 403.264.8700 f. 403.264.8029

200, 11460 Jasper Ave NW Edmonton AB. T5K 0M1 t. 780.490.5330 f. 780.490.5380

www.mtalink.com

ã~êëÜ~ää=íáííÉãçêÉ=~êÅÜáíÉÅíë=

Edmonton Public School Board – 2016 Value Management Analysis of Youngstown Elementary School

160820 EPSB Youngstown Final Report B88.2a 16.704.docx

Youngstown Elementary School

August 20, 2016

ã~êëÜ~ää=íáííÉãçêÉ=~êÅÜáíÉÅíë


TABLE OF CONTENTS

Introduction

Executive Summary

Facility Evaluations – All Disciplines

Appendix A

Code Overview

Plan of Youngstown Elementary School

Alberta Infrastructure Uniformat listing identifying theoretical life of building components

Appendix B – Costs

Costs - Introduction

Tech-Cost Consultants Ltd. Cost Information

Youngstown Elementary School Hazardous Materials Removal Cost Estimates



Introduction

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.



Executive Summary

Facility Evaluations, Upgrades and Costs

The evaluation teams were requested to identify the upgrades required to bring the school up to a

condition to allow the building to function without additional major work for the next 40 years.

Youngstown Elementary School, in its present state is made up of an original building constructed

in 1959 and an addition in 1965. The school received a modernization in 1998 with full interior

and partial exterior work included in the scope.

Overall building condition is currently “acceptable” but many components are nearing the end of

their design life-cycle. Summary of highlights from the facility evaluation by discipline are as

follows:

Architectural/Structural – Settlement in some areas – North East corner most significantly

resulting in settlement of concrete slab, cracking of concrete block. Settlement at typical exterior

wall where infill wall has separated from concrete frame should be monitored. BUR is 26 year old

and has a theoretical life of 25 years. A long term solution to the condition in gymnasium where

netting has been installed at ceiling level to contain dust/debris should be implemented. Many

finishes while functional now, will require replacement to achieve the 40 year objective.

Mechanical – In general the mechanical components are in fair to good condition. Some

equipment like glycol loop, customized AHU units are close to end of life cycle. The ventilation

system should be further reviewed against related codes and standards. Fire protection

requirements should be reviewed by Local Authorities to ensure code compliance. A new DDC

control system is recommended.

Electrical – Condition variable. Replacement of several electrical panels installed during the

original building construction is highly recommended. It is also recommended that original

building wiring be replaced when a major renovation is undertaken.

Civil – Generally in fair condition, operating at minimum capacity with significant deficiencies.

Lack of positive drainage away from building in some areas, cracking/shifting concrete sidewalks,

deteriorating concrete curbing, ponding in asphalt areas are some of the conditions noted.

Hazmat – recommended removal costs includes materials from boiler breaching, duct insulation,

pipe fittings and pipe insulation.

The total capital cost of upgrades to meet the 40 year target has been estimated at $6,386,814*

* Note: this is not a Total Project Cost



Facility Evaluations – All Disciplines

Revised 2016/08/20

- 1 -

FACILITY EVALUATION TEMPLATE

SITE NAME: Youngstown Elementary School Site BUILDING NAME: Youngstown Elementary School Evaluation Date: March 22, 2016 Evaluated By: Marshall Tittemore Architects Williams Engineering Canada

Notes: Three 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

K-6 School, original built in 1959,

area - 3140 m2, two storey,

combustible & non combustible

construction, non sprinklered;

Addition in 1965, area - 1449 m2,

two storey, combustible & con

combustible construction, non

sprinklered; Gross Area 4589 m2

The school received a modernization

in 1998 with full interior and partial

exterior work included in scope.

The school contains 19 classrooms

(three classrooms utilized for day

care are included), a science

classroom with prep room, a library,

a music room, an art room, a

computer room & a gymnasium , a

Overall building condition currently

acceptable but many components

are nearing the end of their design

lifecycle.

Stairwell at North East corner of

building, cracking of slab, separation

of concrete block at corner.

Slab South East corner of Classroom

151 has settled 100mm +/-

Common condition at Exterior Wall

particularly on East Elevation is

separation of infill wall structure

from concrete “frame”

3

Revised 2016/08/20

- 2 -

System Description Recommended Action Concerns

QTY/Area Rating

large foyer/assembly space, and

administration & support spaces

Building Site Summary

Site bordered by 2 streets, 163 Street

on the east, 104 Avenue on the

north. The school site is bordered

with Westlawn Cemetary to the

South

Site is generally flat with grassed

playfields & play equipment to the

west. Paved parking lot is located on

the south side of the school. Other

paved areas reserved for play abut

the school.

Site has a number of mature trees &

shrubs around the building and

throughout site.

No significant issues noted. See Civil Facility Evaluation.

3

Structure Summary

1959 Section – Concrete Piles and

Pre-Cast Grade beam, concrete

columns and beams, Ground floor is

100mm slab on grade. Second floor

structure is concrete “tee” with

38mm topping. Roof structure is

concrete “tee”.

1965 Section - Concrete Piles and

Grade beam, concrete columns and

beams, Ground floor is concrete

“tee” over 1066mm crawl space.

Second floor structure is concrete

Stairwell at North East corner of

building, cracking/settlement of

slab, separation of concrete block at

corner. See pictures 2 – 6, 13.

Slab South East corner of Classroom

151 has settled 100mm +/- See

Picture 1 and 12.

Common condition at Exterior Wall

particularly on East Elevation is

separation of infill wall structure

from concrete “frame”. See Pictures

7-9.

3

Revised 2016/08/20

- 3 -


QTY/Area Rating

“tee” with 50mm topping. Roof

structure is concrete “tee” with

50mm topping.

Cracking of Concrete column

structure noted North West. See

Picture 9.

Cracking of walls and floor in gym

noted. It has been reported that

repairs to gym columns were

undertaken summer of 2015. Scope

unknown. See Picture 14.

Further assessment recommended. Building Envelope Summary

BUR throughout the building

reportedly replaced in 1990.

Entrance Canopy (1998

modernization) pre-finished sheet

metal.1959 section shows 1” rigid

insulation while 1965 section had 1

½” rigid insulation.

Exterior concrete and brick masonry

and select areas wood frame. New

concrete masonry introduced to

much of the exterior in the 1998

modernization. Block with loose fill

insulation, 2” fibreglass insulation

and R2.1 and R3.5 batt insulation

referred to in some locations.

Prefinished composite panel at

window areas.

Generally Insulating sealed glass

units in clear anodized aluminium

frames throughout replaced original

windows.

BUR has theoretical life of 25 years.

Roof is at end of Life cycle, however

no specific problems related to roof

could be observed.

Insulation levels for roof and walls

are far below contemporary

standards (1” rigid in roof noted on

original drawings, R.S.I. 2.1/ R.S.I.3.5

batt noted in various places on 1998

modernization drawings).

Windows 18 years old (theoretical

life of 40 years)

3

Revised 2016/08/20

- 4 -


QTY/Area Rating

Roofing

BUR Throughout. Reportedly

installed in 1990. 1959 section shows

1” rigid insulation while 1965 section

had 1 ½” rigid insulation. 2013 A.I.

FCI Report indicates 1990 BUR

replacement with no indication

insulation was replaced at this time.

Roof snow covered at the time of the

review.

BUR has theoretical life of 25 years.

Roof is at end of Life cycle, however

no specific problems related to roof

could be observed.

Insulation level very low by

contemporary standards.

Installation of netting at u/s of

Gymnasium roof structure to catch

debris could only be considered an

interim solution. Cause needs to be

established. This may be indirectly

linked to roof performance even

though the symptom seems to be

falling acoustic tiles.

Roof snow covered at time of

evaluation.

3

Walls

Exterior concrete and brick masonry

and select areas wood frame. New

concrete masonry introduced to

much of the exterior in the 1998

modernization. Block with loose fill

insulation, 2” fibreglass insulation

and R.S.I.2.1 and R.S.I.3.5 batt

insulation referred to in some

locations. Prefinished composite

panel at window areas. Ceramic tile

on exterior of some areas on 1965

section.

No evidence of significant problems

related to exterior wall construction.

Insulation levels and overall thermal

performance levels low by today’s

standards.

3

Revised 2016/08/20

- 5 -


QTY/Area Rating

Windows

2013 A.I. FCI Report indicates that

windows were replaced as part of

the 1998 modernization. Reference

to Curtainwall in 1998 drawings –

Library.

No evidence of significant issues.

Given replacement of most windows

in 1998, windows are 18 years in a

theoretical life cycle of 40 years.

3

Exterior Doors & Openings

Typically metal doors and frames

with some painted wood doors in

painted metal or wood frames at

some locations. 2013 A.I. FCI Report

indicates Main Entrance doors were

replaced as part of the 1998

modernization.

Blinds are typically venetian type.

Bent/Damaged slats noted

throughout, suggesting that constant

use is a challenge to this system. No

evidence of significant

door/hardware issues

3

Special Purpose Doors

Rolling Shutters utilized at Kitchen.

Shutter to Gymnasium is 45 min.

Shutter to Foyer is unrated.

Rolling Shutters new in 1998. No

evidence of any significant issues

3

Special Features

Canopy at Main Entrance – Pre-

finished metal roofing, prefinished

metal fascia and pre-finished metal

soffit.

Canopy new in 1998 modernization.

No evidence of any significant issues.

3

Revised 2016/08/20

- 6 -


QTY/Area Rating

Envelope - Other

Soffit at roof overhang (entrance

canopy) is pre-finished metal.

Typical roof overhang has vented

prefinished metal soffit (soffit is only

100mm +/-).

Entrance Canopy soffit and most of

the building soffit would have been

new in 1998 modernization. Building

parapet/fascia/soffit was upgraded.

70 m2 3

Building Interior Summary

Acoustic tile in suspended T Grid,

Painted GWB or concrete block

partitions, resilient sheet flooring

and select carpet areas in

classrooms, ceramic tile in

washrooms and Granwood Flooring

blocks in Gymnasium.

Overall interior condition currently acceptable but many finishes are nearing the end of their design lifecycle.

3

Partitions

Wood stud and concrete masonry

partitions 1959 and 1965 sections.

Reference to 5” Glued Sandwich

panel with Chalkboard 1959 section.

No significant concerns noted. 3

Interior Finishes

Walls: Painted Gypsum Board,

Painted concrete block, Painted

concrete structural elements,

ceramic wall tile, split face concrete

block, vinyl wall covering (staff

room), carpet (time out room),

wood paneling (resource rm.)

Interior finishes in adequate

condition.

Chipped doors/frames common

throughout. See Picture 15.

3

Revised 2016/08/20

- 7 -


QTY/Area Rating

Floors

1998 modernization resulted

resilient flooring throughout most

locations in the school, including all

classrooms and corridors.

Stairs have rubber treads and

resilient sheet flooring at landings

Carpet – many classroom areas have

a corner or inset area that is

carpeted.

Music Rm./Library/Adminstration are

carpeted throughout.

Gym Floor – Granwood Floor on

concrete slab. 1998 drawings

indicate this floor was to be stripped

and refinished. Product literature

describes Granwood as composition

flooring block composed of wood

granules, fillers, pigments and

linseed oil.

Washrooms – ceramic floor tile

12 x 12 floor tiles - likely vinyl

asbestos tile were noted in one

storage area under stairs

Resilient Flooring in adequate

condition, with some isolated

localized damage. A/V Room second

floor appears as though casework

has been removed exposing floor.

Patching Req’d.

Carpet adequate condition. Appears

newer in administration although

this may be due to less traffic

relative to classroom areas.

Granwood floor in gym suffers from

cracking due to slab settlement.

Subjectively seems like “rock hard”

surface for physical activity. See

Picture 10.

Adequate condition.

Some remaining VAT in storage rm

under stairs See Picture 16.

3

Revised 2016/08/20

- 8 -


QTY/Area Rating

Walls

Painted sandwich panel or gypsum

board wood stud partitions &

painted concrete block walls

3

Ceilings

1998 modernization resulted in

suspended acoustic tile in T-bar

installation in most areas with

suspended GWB in select locations

e.g. washrooms, storage rms.

1998 modernization drawings called

for the existing concrete tee

structure in the Gym to be painted.

A mesh netting has been installed at

the u/s of the Gym structure. It was

reported this was installed to

prevent dust/debris from falling to

the Gym Floor

Water stained ceiling tiles noted in

only a couple of locations. Some

chipped tiles noted, but very few.

Replace all stained/damaged ceiling

tiles.

Gym ceiling – 1959 drawings called

for acoustic tile on strapping at the

u/s concrete tee in some locations

and depict acoustic tile at top of tee.

Daubs of glue likely from acoustic

tile now removed could be seen

above mesh. It seems likely that the

dust/debris may have been coming

from the daubs of glue or possibly

deteriorating rigid insulation vapor

barrier coming through at the joint

3

Revised 2016/08/20

- 9 -


QTY/Area Rating

of the concrete tees – or from

acoustic tiles which are now all gone

at this level. Permanent solution to

problem should be found as netting

should be considered a temporary

condition.

Interior Openings

The school is equipped with wood

doors & wood frames with georgian

wire glass window,

wood doors & pressed steel frames

in other locations, hollow metal

doors in pressed steel frames. Rated

doors noted on drawings – 20/45/90

min. – 60 min observed at one

location in facility.

Chipped frames should be repaired

and repainted.

Georgian Wire Glass in

doors/sidelights throughout the

school. See Picture 17.

No obvious significant issues

observed related to door hardware.

3

Furnishings & Equipment

Much of the millwork in the school

appears to have been

replaced/upgraded as part of the

1998 modernization.

3

Revised 2016/08/20

- 10 -


QTY/Area Rating

Casework Items

Typical of 1998 casework is

birch/maple shelving units with

plastic laminate tops, solid wood

nosing along exterior wall with

mechanical radiation behind,

classroom sink / paper storage units.

Computer Room has birch/maple

linked desktop units with p. laminate

top, solid wood edge. Some “atypical

rooms” have older style painted ply

casework with p. lam. Tops. Library

has movable birch plywood shelving

/ display units. Wood or metal

shelving in storage rooms.

Some shelving has paint chipped

Older style casework/shelving

requires painting in some areas.

Repaint casework/shelving as

required.

Recommendations for casework to

be coordinated with mechanical

recommendations as replacement of

perimeter radiation if required

would impact perimeter casework.

3

Equipment Items

Dishwashers, fridges, microwave &

stoves in staff room and kitchen.

Boot racks at student entrances.

Smart boards in some classrooms.

Equipment not tested but staff did

not identify any concerns.

3

Window Treatments

Most exterior windows in the facility

are equipped with metal Venetian

type blinds. Generally in Adequate

condition. Evidence throughout

classroom areas of bent slats, blinds

do not work particularly well with

the hopper windows used

throughout the school

Bent damaged slats noted in a

number of locations. Blind type may

not be best solution to be used with

hopper windows.

2

Revised 2016/08/20

- 11 -


QTY/Area Rating

Interior - Other

Building Code

See separate Building Code Overview

included in Appendices of the

Report.

Conformance to 2014 A.B.C. is not

required, unless significant safety

concern is identified.

It is assumed that the school

conformed to the code requirements

in place at the time of construction.

General Classification Information:

1959 original building & 1965

addition are two storey, combustible

& non-com Major Occupancy: Group

A Division 2 Schools

Building Areas: 4589 m2 Total

Facing 2 Streets

Combustible and Non Combustible

Construction

No significant safety concern

Revised 2016/08/20

- 12 -


QTY/Area Rating

Barrier - Free

Auto door opener at main entrance ,

washrooms not fully barrier free,

Robertson 2 person 500kg elevator

provides access to 2nd Floor Large

stalls equipped with grab bars can be

found in boys/girls main and 2nd floor

level as well as staff area and

infirmary. However some sinks in

these areas were equipped with

knob rather than levers at sinks.

Others equipped with push button

type set. Door hardware – many

locksets / latchsets have round knobs

Generally speaking the school

embraces the intent of being barrier

free, although it may not meet

specific requirements of A.B.C. 2014.

50% of entrances are not Barrier

Free which would be a requirement

of current code.

Replace all locksets / latchsets with

lever handle hardware.

3

Hazardous Materials

Refer to HAZMAT Report

1959 Section – original drawings –

note refers to ½” Asbestolux 18/36

door.

1964 Section- original drawings

refers to vinyl asbestos tile; line

backs of all window cabinets with ¼”

asbestos board.

1998 Modernization drawings call

for VAT to be removed and exterior

walls were substantially replaced.

Asbestos likely removed in these

areas with the modernization. Extent

of asbestos within the building needs

to be confirmed. Removal of any

remaining VAT should be considered.

Revised 2016/04/18

- 1 -

FACILITY EVALUATION PHOTOGRAPHS

1. Significant 100mm +/- slab

settlement in South East corner

of Classroom 151

2. Movement/Separation concrete

block at North East stairwell 150

3. Movement/Separation concrete

block at North East stairwell 150

4. Cracking/settlement slab in

Storage 159 under stairwell 150

5. Cracking/settlement slab in Storage

159 under stairwell 150

6. Cracking/settlement slab in

Storage 159 under stairwell 150

7. Separation of infill exterior wall

from concrete structure – recurring

condition

8. Separation of infill exterior wall

from concrete structure - recurring

condition

Revised 2016/04/18

- 2 -

9. Cracking in concrete structure South

West corner of Resource Rm. 235

10. Cracking in “Granwood” floor in

Gymnasium

11. Netting installed u/s concrete

“tee” structure in Gymnasium to

catch dust/debris before falling to

floor of gymnasium.

12. Cracking/movement in concrete

masonry exterior wall.

Cracking/movement corresponds

generally with the location of slab

settlement in Classroom 151 (see

also Picture 1.

13. Sealed joint on exterior. Location

corresponds with movement in

masonry in stairwell 150 (See also

Picture 2.

14. Gymnasium column repair. It

was reported that repairs were

undertaken to Gymnasium columns

summer of 2015.

15. Chipped paint on doors/frames

common throughout.

16. VAT in storage rm.

Revised 2016/04/18

- 3 -

17. Georgian Wire Glass in typical

classroom door 1959 section.

Revised 2016/08/17

- 1 -

FACILITY EVALUATION TEMPLATE

SITE NAME: Youngstown School BUILDING NAME: Youngstown School Evaluation Date: March 22, 2016 Evaluated By: Williams Eng Mechanical – Zheng Ling

Notes: Four ratings are listed • 1 = Critical: Unsafe, high risk of injury or system

failure.


• 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

MECHANICAL HEATING Heating Plant

Two newly installed Lochinvar (FBN1500) condensing boilers The glycol heat exchanger (Armstrong W-146-4141), pumps, piping inside north boiler room are close to end of life cycle

Boilers are associated pumps, piping inside boiler room are in good condition. Replacement should be considered.

4 3

Terminal Heating Units and Distribution Systems

Terminal heating radiator inside cabinet and force flow heaters are adequate and in fair condition. No obvious deficiency is observed.

Recommend replacement if budget allows. Replacement will involve millwork and grilles.

150 ea

3

Revised 2016/08/17

- 2 -


VENTILATION AND AIR CONDITIONING Air Handling Units

Two customized AHU units (7000 l/s and 3500 l/s) were renovated in 1998. RTU (Engineered Air DJ-20-0, 4260 cfm, 200 MBH gas input) and exposed gas piping of Gym is in fair condition. Individual exhaust fan in each Gym storage room is undersized.

The units run in mixing mode. Further study of whole ventilation system is required to check if the system is providing enough O/A to each area per ASHRAE 62 and AI design guide. Recommend replacement only if budget allows. Recommend replacement if budget allows. Continuous exhaust system for Gym storage rooms is recommended. The O/A intake and air change rate should meet ASHRAE and AI design guide.

2 2

2 3

Duct Distribution, Grilles and Inlets/Outlets

Most diffusers and ductwork in occupied spaces are in good condition. Effective ventilation should be provided to all areas including corridors per ASHRAE 62 and AI design guide.

Further research is needed check detailed ventilation rate against related code & standard.

1

3

Exhaust Fans

Washroom and building exhaust is provided by several rooftop exhaust fans.

The exhaust fans are in acceptable condition. Their anticipated life span will not be adequate for a new/expansion building and should be replaced for any future school renovations.

5 3

Humidification

There are no humidifier in air system. All air systems should be provided with new humidification systems and associated controls.

3 3

Server room cooling

The server room has transfer fan providing cooling. The room is over heat per Electrical Engineer’s opinion.

A mechanical DX cooling unit should be installed to maintain indoor temperature.

1

1

BUILDING SYSTEM CONTROLS Energy Management Control Systems

The existing system consists of pneumatic and electric controls. There is an air compressor in the south mechanical room that serves the pneumatic system.

The pneumatic/electric controls systems should be replaced with a DDC system to optimize energy utilization and provide accurate control of systems and remote access and monitoring. All terminal control devices (valves, thermostats, dampers, etc.) should also be replaced with electronic devices.

1/4589 sqm

3

Revised 2016/08/17

- 3 -


PLUMBING SYSTEMS Domestic Hot Water

One gas-fired water heaters located in main mechanical room serve the building.

The domestic hot water heating system is in acceptable condition. Another domestic water heater is recommended as redundancy.

1 3

Plumbing Fixtures

Standard plumbing fixtures are provided in washrooms and public areas per design

All fixtures are in acceptable condition. Refer to Architectural section for any required modification.

2

3

Domestic Water Piping, Valves and Insulation

No obvious.

No action is recommended

3

Sanitary and Vent Piping System

A cast iron and copper piping system for the sanitary and vent serves the building.

The sanitary and vent systems are in acceptable condition. A video camera investigation of the underground sanitary system should be conducted.

1 3

Storm Piping System

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

The storm system is in acceptable condition. A video camera investigation of the underground storm system should be conducted.

1 3

Domestic Water Service

One water meter is located in north boiler room. There is no back flow preventer upstream of water meter.

Backflow preventer shall be provided before water meter. The incoming water service should be reviewed and upgraded for a new sprinkler system should one be required.

1 1

Natural Gas Service

The gas meter is installed inside north boiler room.

The existing gas service is in acceptable condition. It is recommended to relocate gas meter to outdoor per gas company’s requirement. Gas loads should be reviewed if new gas fired equipment is added

1 3

FIRE PROTECTION SYSTEMS Wet Protection Systems

There is no fire sprinkler system. Obsolete class II fire hose cabinets are provided without fire pump or FDC connection.

Local authorities should be consulted as to if a new wet sprinkler system is required. Obsolete fire hose cabinets should be removed.

1 3

Fire Extinguishers and Cabinets

Wall hung exposed fire extinguishers are provided throughout the building.

Semi-recessed extinguisher with cabinet should be provided in lieu of surface mounted to prevent damage or accidental initiation of the extinguisher.

20 3

Youngstown School – EPSB 4 Schools Value Management Study WE File No. 034952 Mar 22, 2016 File No. 034952 April 12, 20166 Attention: Bill Vance Subject: Youngstown School Facility Evaluation Summary 10330, 163 St NW Edmonton AB Introduction

Williams Engineering visited the site on March 22, 2016 to review the existing mechanical systems. The building was built in 1959, with several upgrade and modernization in 1964, 1998. Existing condition summary and required upgrades

• Services – there are two mechanical rooms. Water meter resides in north boiler room and serves the building domestic system. Backflow preventer is required before water meter per current ABC. Existing gas meter is installed inside and should be relocated outdoor. Two sets of sanitary lines exit building separately tie into sanitary services in street. Two sets of storm lines exit building separately tie into storm services in street.

• Plumbing –One domestic hot water heaters are installed inside north boiler room. The condition is fair. A second heater is suggested as standby. Standard plumbing fixtures are provided in washrooms and public areas. Fixtures are properly maintained and in good to fair condition. ADA plumbing fixtures is installed per ABC. There is no obvious water line deficiency observed.

• Heating/Cooling – Two newly installed Lochinvar (FBN1500) condensing boilers are inside north boiler room. The boilers are serving the HW loop to heating terminals and glycol heat exchanger for various heating coils throughout building. The boilers and associated pumps, piping system are in good to fair condition. The glycol heat exchanger, pumps, piping should be replaced. A transfer fan is providing cooling for the server room. The indoor temperature is too high according to electrical Engineer’s opinion. A mechanical DX cooling unit should be installed to maintain indoor temperature. Terminal heating units are adequate and in fair condition.

• Ventilation –Two customized air handling units, 5 ventilators and several general exhaust roof mounted fans provide ventilation for classrooms, offices and common areas. The units are in poor to fair condition. Gymnasium has its own RTU (Engineered Air DJ-20-0, 4260 cfm, 200 MBH gas input). The unit and associated exposed gas line are in fair condition, should be replaced. Each Gym storage room has dedicated ceiling mounted exhaust fan with manual switch. Continuous exhaust is recommended for storage rooms.

• Fire Protection – The building is equipped with surface mounted fire extinguishers and obsolete class II fire hose cabinets. There is no fire pump or FDC to serve the fire hoses. Fire hose should be removed. Fire extinguisher units should be installed inside cabinets.

• Controls – The School is served by a pneumatic controls connected to a DDC system. A new DDC control system is recommended to ensure all systems operate as efficiently and effectively as possible per AI design guide.

Youngstown School – EPSB 4 Schools Value Management Study WE File No. 034952 Mar 22, 2016

Building Code review requirements and required upgrades

• Services – Underground sanitary and storm services should be scoped with a video camera to check any damage and leakage. Water service size should be increased if a sprinkler system is required per AHJ.

• Plumbing – Any modification per Architect direction.

• Ventilation – The ventilation AHU units and gym RTU unit use mixed air for ventilation. Further study is required to verify if O/A intake flow rate meets ASHARE standard and AI design guide. This may lead to rebalance or redesign of the AHU units. Effective ventilation is required in all areas including corridors.

• Fire Protection – Local Authorities should be consulted regarding fire protection requirements. A new sprinkler system may be mandatory if proposed renovation leads to code compliance issue that requires whole building to conform to ABC 2014.

Costing Summary

Conclusions

In general, the mechanical components are in good to fair condition. Some equipment like glycol loop, customized AHU units are close to end of life cycle. The ventilation system should be further reviewed against related code & standards. Fire protection requirements should be reviewed by Local Authorities to ensure code compliance. A new DDC control system is recommended. Yours truly, Williams Engineering Canada Inc.

ZHENG LING, P. Eng. Mechanical Suite 200, 10065 Jasper Avenue | Edmonton, AB | T5J 3B1 T: 780.409.3185 F: 780.425.1520 W: williamsengineering.com

Q:\2016\16.704 EPSB Value Study\B Management\B80 Research & Reports\B88 Field Reports\B88.2 Site Reviews\B88.2a Architectural\Youngstown School\160418 DRAFT Report\Submittal\Youngstown Mech summary.docx

Revised 2016/08/17

- 1 -

FACILITY EVALUATION

SITE NAME: Youngstown Elementary School BUILDING NAME: Youngstown Elementary School Evaluation Date: March 22, 2016 Evaluated By: Williams Engineering Canada Inc. Pawel Stefanczyk


failure.


• 3 = End of Life Cycle, performing adequately



BUILDING ELECTRICAL POWER DISTRIBUTION

SERVICE ENTRY Pole mounted transformer Underground feeders Federal Pioneer Main Distribution Panel 800AT/800AF 3P main breaker 800A 120/208V 3Ph 4W distribution Panel

No concerns (equipment is EPCOR’s property) Condition not assessed, given age of the equipment recommended replacement Replacement panel was installed in 1999, appearing to operate and to be in good condition

n/a 1 1

n/a n/a 4

SUB-PANELS, CONDUIT AND WIREWAYS

Federal Pioneer 120/208V branch circuit panels installed throughout the building Panels A2, B, D, E, H and P

Replacement panel were installed in 1999, appearing to operate and to be in good condition Panel installed during original building construction in 1959, breakers worn out,

7 6

4 2

Revised 2016/08/17

- 2 -


replacement parts not available

APPLIANCES/RECEPTACLES Power receptacles installed throughout the building Building wiring

System was upgraded in 1999 Number of receptacles was replaced during 1999 renovation but their wiring was left unchanged

300 1

4 4/3

GROUNDING AND STATIC CONTROL

Building Ground System not assessed, however given age of the building is recommended to replace building ground grid.

1 n/a

LIGHTING Building Exterior Exterior lighting comprised of building

mounted Metal Halide fixtures Exterior lights controlled utilizing mechanical timer

Exterior lighting replaced in 2001 is appearing to operate and to be in good condition Controller was replaced in 2001

20 4 4

Building Interior Interior lighting is primarily T8 fluorescent lighting with electronic ballasts Gymnasium metal halide fixtures Lights controlled by line voltage switches

Interior lighting replaced in 1998 is appearing to operate and to be in good condition Gymnasium lighting replaced in circa 2010 Switches replaced in 1998

500 12 40

4 4 4

EMERGENCY SYSTEMS EXIT/EMERGENCY LIGHTING Emergency lighting is provided by

battery packs and remote lighting heads throughout the building

Fixtures installed in 1998 are at the end of serviceable light span. Recommended system replacement.

40 3

FIRE ALARM AND DETECTION Notifier NFS-320C system, addresable System installed in circa 2014 is in good condition.

1 4

SECURITY Intrusion detection – Magnum Alert Security System

System installed in 1999, appears to be in good condition.

1 4

COMMUNICATIONS TELEPHONE SYSTEM Nortel Norstar System System installed in 1999, appears to be in

good condition. 1 4

T.V./COMPUTER Incoming Supernet service.

Ethernet system throughout the school

No concerns (property of Bell Axia). System installed upgraded in 1999, appears to be in good condition.

1 150

n/a 4

Revised 2016/08/17

- 3 -


utilizing Cat. 5 cabling INTERCOM/PUBLIC ADDRESS Bogen Multicom 2000 integrated with

telephone system System installed in 1999, at end of its service live span. Recommended system replacement.

1 3

CLOCK AND PROGRAM SYSTEM Bogen program timer System installed in 1999, appears to be in good condition.

50 4

COMMUNICATIONS - OTHER Personal Voice Amplification system installed in classrooms. Sound system installed on stage in gymnasium.

Outdated system, recommended replacement. Sound system appears to be outdated. Recommended system replacement.

28 1

3 3

Youngstown Elementary School – Electrical Facility Assessment WE File No. 034952.00 April 10, 20146 File No. 034952.00 April 10, 20146 Attention: Bill Vance Subject: Youngstown Elementary School Facility Evaluation Summary 10330 - 163 Street Edmonton AB Introduction

Williams Engineering visited the site on March 22nd, 2016 to review the existing electrical systems. Observations

Topic • Services – The building is currently serviced by u/g electrical service originating from a pad

mounted transformer located on north-west side of the building. Telephone service comes through u/g conduit from line mounted on the power line poles.

• Electrical distribution – system consists of 800A 120/208V 4 wire main distribution panel, branch circuit panels, motor starters, and branch wiring. Main distribution equipment and sub-distribution panels A, A1, F, G, P1, and P2 were replaced during school modernization in 1999.

• Panel A2, B, D, E and P were installed during original building construction (circa 1959) and are at end of its service life.

• Lighting System – system is primarily comprised of fluorescent light fixtures. Majority of light fixtures uses T8 lamps and T5HO lamps are used in gymnasium. The system was upgraded in 1999 and on later date.

• Life Safety System – system contains addressable fire alarm system NSF-320C by Notifier installed circa 2014, battery operated emergency lighting and exit signage installed in 1999 in the building.

• Communications system – intrusion detection, telephone system, LAN system and PA system are installed in the building. Those systems were installed in 1999 and being in good condition.

Recommendations

1. Services – incoming services to the building are being maintained by the respective utility companies and are in good condition. No necessities for any immediate changes or upgrades of those systems currently exist.

2. Electrical distribution – main distribution panel is in good condition. Also, several panelboards and motor starters were replaced during 1999 overhaul and are being in good condition. The panels A, A1, F, G, P1, and P2 is at the end of its service life. Given age of the branch wiring system is at the end of its service life.

3. Lighting system – luminaires are generally in good condition. The gymnasium lighting was recently upgraded with T5HO fluorescent fixtures.

Youngstown Elementary School – Electrical Facility Assessment WE File No. 034952.00 April 11, 2016

4. Life safety system – fire alarm system was recently replaced and is in good condition. Emergency lighting and exit signage is in good condition.

5. Communications system – the system appears to be in good condition.

Conclusions

In general, the electrical components are in various conditions. Replacement of several electrical panels installed during original building construction is highly recommended. Also, it would be recommended to replace original building wiring when major renovation in the building happens. Yours truly, Williams Engineering Canada Inc. PAWEL STEFANCZYK, M.Sc., P.Eng. Electrical

T 780.409.3178 F 780.425.1520 E [email protected]

PJS/pjs

Q:\2016\16.704 EPSB Value Study\B Management\B80 Research & Reports\B88 Field Reports\B88.2 Site Reviews\B88.2a Architectural\Youngstown School\160418 DRAFT Report\Submittal\Youngstown_summary.docx

Revised 2016/08/17

- 1 -

FACILITY EVALUATION

SITE NAME: Youngstown Elementary School BUILDING NAME: Youngstown Elementary School Evaluation Date: April 1, 2016 Evaluated By: Williams Engineering Canada Inc. Jatinder Jassal


failure.


• 3 = End of Life Cycle, performing adequately



Site Grading and Pavement Structures Over sized trees Tree trunks/roots may be impeding foundation

walls and buried

Evaluate trees on site, remediate as required 2

Cracks in Sidewalk Longitudinal and transverse cracks observed on site concrete sidewalks

Seal cracks or replace concrete sidewalks

2

Pot Holes and Ruts in Asphalt There were areas where potholes, ruts, cracks and alligator cracking observed in the asphalt

Crack Sealing and pot hole repairs. In certain areas, entire asphalt structure needs to be replaced

2

Organics Growing in Asphalt Organics growing in the asphalt was observed, which illustrates a structure failure

Replace structure 2

Negative/Low spots at building Low spots around the building were observed, which does not allow for positive drainage away from the building

Revise grading 2

Site Landscaping There were areas where no grass was going, due to vehicles driving on top of landscaping

Landscaping required 2

Curbs deteriorating Curbs being deteriorated were observed Replace Curbs 2 Water Pooling on Parking Lot Water Pooling on asphalt was observed, indicates

low points Patch or replace low points 2



Appendix A



Building Code Overview

This section is an overview related to issues of compliance with the Alberta Building Code (A.B.C.)

2014 Edition. It is not all-encompassing and a thorough Code review (and confirmation with the

City Code Authority) needs to be undertaken before any modifications are contemplated and

construction documents produced.

Conformance to the 2014 A.B.C. is not a requirement as construction or condition that lawfully

existed before May 01 2015 is acceptable, provided it does not constitute an unsafe condition. It is

assumed that Youngstown School conforms to Codes in effect at the time of its construction.

Both the 1959 original building and the 1965 addition are reviewed together.

General Characteristics:

Major Occupancy: Group A Division 2 Schools

Multiple Occupancies: No

Building Areas: 1959 Building 3140 m2

1965 Addition 1449 m2

Total 4589 m2

Facing 2 Streets

Combustible and Non Combustible Construction

No Sprinklers

2 Storeys High

3.2.2 Building Size and Construction Relative to Occupancy

Youngstown Elementary school does not conform to any specific classification within the A.B.C.

2014 . Requirements related to maximum area allowable, sprinklers, fire-separation between floor

levels, fire-resistance rating of structural elements, characteristics of exits, fire separations between

classrooms and corridors, permitted travel distances to exits were considerably different at the time

of construction of the original building in 1959 and the addition in 1965. It is not reasonable to

assess Youngstown School against the 2014 code.

Installation of sprinklers would improve the fire safety of the building but in itself would not

upgrade it to confirm to current Building Code.

In the absence of a program or statement of objectives for a modernized Youngstown Elementary

school detailed analysis of every aspect of Youngstown that does not meet code is of little value. As

stated at the outset of this commentary, compliance is not a requirement.



3.8 Barrier-Free Design

The requirements of this section apply to the school.

3.8.1.2.1 50% of the entrances to the school are required to be barrier-free, therefore 2 of the 4

required

3.8.1.3 These two entrances will require barrier-free path of travel from the City sidewalk & on-site

parking.

At present only the Main Entrance is equipped with power door opener.

3.8.2.3 Washrooms are required to be barrier-free

School does have stalls that are intended to be Barrier-Free, although they may not meet every

detailed requirement of 2014 Code.

Elevator at Youngstown provides access to 2nd Floor Level.

3.8.3 Design Standards

3.8.3.1 Accessibility signage is required identifying barrier-free entrances & washrooms,

incorporating the international symbol of accessibility for persons with disabilities.

3.8.3.2 Exterior walks may need upgrading to conform to specific detail requirements of 3.8.3.2.

3.8.3.3.1 Existing doors appear to be of sufficient width to provide the required 850mm clear

opening

3.8.3.3.3 Door operating devices (locksets /latchsets with round knobs) will need to be replaced

with lever handle hardware, so as not to require tight grasping or twisting of the wrist.

3.8.3.3.5 Power door opener required to all barrier-free entrances

Power door opener is provided at Main Entrance Doors

3.8.3.8 , 3.8.3.9 & 3.8.3.10 Washrooms may need further modifications to conform fully (Water

Closet Stalls, Water Closets, Urinals, Lavatories, Mirrors, Grab Bars, Etc.)

3.8.3.16 At least one barrier-free Drinking Fountain is required.

Drinking fountains at Youngstown are equipped with round handles.

3.7.2.2 Water Closets

3.7.2.2 7) - one WC per 30 boys / per 25 girls

20 classrooms of 30 students = 600 students (300 boys, 300 girls)

Need 300/30 = 10 WCs for boys (6 urinals, 4 WCs)

Need 300/25 = 12 WCs for girls



7 WC’s , 7 urinals provided for boys.

11 WC’s provided for girls.

There are an additional two uni-sex W.C.’s accessible off corridor and 3 uni-sex washrooms

associated with classrooms.

Provision of washrooms for students appears to be adequate.

Two uni-sex washrooms are provided in Staff Area plus uni-sex washroom in Infirmary

Overall provision of washrooms seems to satisfy 3.7.2.2

Other

Although not an Alberta Building Code issue, it was noted that Georgian Wire Glass (GWG) can

be found in many doors/sidelights throughout the school. EPSB requested that presence of GWG

be identified.

No open handrails where spacing of elements might permit an object to fall through or rails to low,

constituting a safety concern were observed in the building

Uniformat ListingTheoretical Life

B2010.01.06.03 Metal Siding** 40B2010.01.06.04 Wood Siding** 40B2010.01.06.05 Vinyl Siding** 30B2010.01.11 Joint Sealers (caulking): Ext. Wall** 20B2010.01.13 Paints (& Stains): Exterior Wall** 15B2020.01.01.01 Steel Windows (Glass & Frame)** 40B2020.01.01.02 Aluminum Windows (Glass & Frame)** 40B2020.01.01.05 Wood Windows (Glass & Frame)** 35B2020.01.01.06 Vinyl, Fibreglass &Plastic Windows** 40B2020.02 Storefronts: Windows** 40B2020.03 Glazed Curtain Wall** 40B2030.01.01 Aluminum-Framed Storefronts: Doors** 30B2030.01.02 Steel-Framed Storefronts: Doors** 30B2030.01.05 All Glass Entrances and Storefronts: Doors** 30B2030.01.06 Automatic Entrance Doors** 30B2030.01.10 Wood Entrance Door** 30B2030.02 Exterior Utility Doors** 40B3010.02.01.01 Asphalt Shingles** 25B3010.02.01.07 Wood Shingles** 30B3010.02.01.08 Wood Shakes** 30B3010.02.02 Roofing Tiles** 30B3010.04.01 Built-up Bituminous Roofing (Asphalt & Gravel)** 25B3010.04.02 Cold-Applied Bituminous Roofing** 25B3010.04.03 Roll Roofing** 25B3010.04.04 Modified Bituminous Membrane Roofing (SBS)** 25B3010.04.05 Membrane Roofing (Single Ply, EPDM, PVC, TPO)** 25B3010.04.06 Fluid-Applied Roofing** 25B3010.04.07 Coated Foamed Roofing** 25B3010.04.08 Membrane Roofing (Inverted/ Protected)** 30B3010.05 Traffic Coatings: Exterior** 15B3010.07 Sheet Metal Roofing** 40B3010.08.02 Metal Gutters and Downspouts** 30B3020.01 Skylights** 25C1010.03 Interior Operable Folding Panel Partitions** 30C1030.01 Visual Display Boards** 20C1030.02 Fabricated Compartments(Toilets/Showers)** 30C1030.10 Lockers** 30C2020.05 Resilient Stair Finishes** 20C2020.06 Carpet Stair Finishes** 10C3010.02 Wall Paneling** 30C3010.06 Tile Wall Finishes** 40C3010.09 Acoustical Wall Treatment** 20C3020.02 Tile Floor Finishes** 50C3020.04 Wood Flooring** 30C3020.07 Resilient Flooring** 20C3020.08 Carpet Flooring** 15C3020.09 Access Flooring** 25C3020.13 Traffic Coating: Interior** 25C3030.06 Acoustic Ceiling Treatment (Susp.T-Bar)** 25D1010.01.01 Electric Traction Passenger Elevators** 30D1010.01.02 Hydraulic Passenger Elevators** 30


D1010.01.03 Electric Traction Freight Elevators** 30D1010.01.04 Hydraulic Freight Elevators** 30D1010.02 Lifts** 25D1020 Escalators and Moving Walks** 25D2010.04 Sinks** 30D2010.05 Showers** 30D2010.06 Bathtubs** 30D2010.08 Drinking Fountains / Coolers** 35D2010.10 Washroom Fixtures (WC, Lav, Urnl)** 35D2020.01.02 Valves: Domestic Water** 40D2020.01.03 Piping Specialties (Backflow Preventors)** 20D2020.02.02 Plumbing Pumps: Domestic Water** 20D2020.02.03 Water Storage Tanks** 30D2020.02.04 Domestic Water Conditioning Equipment** 20D2020.02.06 Domestic Water Heaters** 20D2090.01 Compressed Air Systems (Non Controls)** 30D2090.02 Deionized Water Systems** 30D2090.03 Distilled Water Systems** 30D2090.10 Nitrous Oxide Gas Systems** 30D2090.11 Oxygen Gas Systems** 30D2090.12 Reverse Osmosis Systems** 30D2090.13 Vacuum Systems (Medical)** 30D2090.14 Acid Waste Systems** 30D2090.15 Pool & Fountain Equipment** 20D3020.01.01 Heating Boilers & Accessories: Steam** 35D3020.01.03 Chimneys (&Comb. Air) : Steam Boilers** 35D3020.02.01 Heating Boilers and Accessories: H.W.** 35D3020.02.02 Chimneys (&Comb. Air): H.W. Boiler** 35D3020.03.01 Furnaces** 25D3020.04.01 Fuel-Fired Duct Heaters** 30D3020.04.02 Fuel-Fired Radiant Heaters** 30D3020.04.03 Fuel-Fired Unit Heaters** 30D3030.01 Absorption Water Chillers** 25D3030.02 Centrifugal Water Chillers** 25D3030.03 Reciprocating Water Chillers** 25D3030.04 Rotary-Screw Water Chillers** 25D3030.05 Cooling Towers** 25D3030.06.01 Refrigeration Compressors** 25D3030.06.02 Refrigerant Condensing Units** 25D3030.07 Heat Pumps** 15D3040.01.01 Air Handling Units: Air Distribution** 30D3040.01.06 Air Terminal Units: Air Distribution (VAV Box)** 30D3040.02 Steam Distribution Systems: Piping/Pumps** 40D3040.03.01 Hot Water Distribution Systems** 40D3040.03.02 Chilled Water Distribution Systems** 40D3040.04.01 Fans: Exhaust** 30D3040.05 Heat Exchangers** 30D3050.01.01 Computer Room Air Conditioning Units** 30D3050.01.02 Packaged Rooftop Air Conditioning Units (& Heating Units)** 30D3050.01.04 Unit Air Conditioners** 30D3050.02 Air Coils** 30


D3050.03 Humidifiers** 25D3050.05.01 Convectors** 40D3050.05.02 Fan Coil Units** 30D3050.05.03 Finned Tube Radiation** 40D3050.05.04 Induction Units** 30D3050.05.06 Unit Heaters** 30D3050.05.07 Unit Ventilators** 30D3050.05.08 Radiant Heating (Ceiling & Floor)** 35D3060.02.01 Electric and Electronic Controls** 30D3060.02.02 Pneumatic Controls** 40D3060.02.05 Building Systems Controls (BMCS, EMCS)** 20D4090.02 Carbon Dioxide Fire Extinguishing Systems** 40D4090.03 Clean Agent Extinguishing Systems** 40D4090.04 Dry Chemical Fire Extinguishing Systems (Kitchen Hood)** 40D4090.05 Halon Extinguishing Systems** 40D4090.06 Smoke Protection & Exhaust Fans** 40D5010.01 Main Electrical Transformers** 40D5010.02 Secondary Electrical Transformers (Interior)** 40D5010.03 Main Electrical Switchboards (Main Distribution)** 40D5010.05 Electrical Branch Circuit Panelboards (Secondary Distribution)** 30D5010.07.01 Switchboards, Panelboards, and (Motor) Control Centers** 30D5010.07.02 Motor Starters and Accessories** 30D5010.07.03 Variable Frequency Drives** 30D5020.02.02.02 Interior Florescent Fixtures** 30D5020.02.03.02 Emergency Lighting Battery Packs** 20D5030.01 Detection and Fire Alarm** 25D5030.02.02 Intrusion Detection** 25D5030.02.03 Security Access** 25D5030.02.04 Video Surveillance** 25D5030.04.03 Call Systems** 25D5030.05 Public Address and Music Systems** 20D5090.01 Uninterruptible Power Supply Systems** 30D5090.02 Packaged Engine Generator Systems (Emergency Power System)** 35E2010.02 Fixed Casework** 35E2010.03.01 Blinds** 30E2010.03.06 Curtains and Drapes** 30E2010.05 Fixed Multiple Seating** 35F1010.02.04 Portable and Mobile Buildings** 30F1010.02.05 Grandstands and Bleachers** 30G2010.02.02 Flexible Pavement Roadway (Asphalt)** 25G2010.04 Rigid Roadway Pavement (Concrete)** 25G2020.02.02 Flexible Paving Parking Lots(Asphalt)** 25G2020.04 Rigid Parking Lot Pavement (Concrete)** 25G2030.02.02 Asphalt Pedestrain Pavement** 20G2030.03 Pedestrian Unit Pavers** 20G2030.04 Rigid Pedestrian Pavement (Concrete)** 25G2040.02.05 Wood Fences and Gates** 30G2040.03 Athletic and Recreational Surfaces** 25



Apendix B – Costs



Costs – Introduction

The overall estimate summary amount is greater than the sum of the individual items because

various project costs are added in order to generate a Total Project Cost (i.e. as if EPS were to

include all the scope items into a single project and take it from the initial stages of design through

construction completion).

For example:

• Contractor's General Conditions and Fee - to pay for site supervision, safety, office trailer,

temporary power/heat, tools, etc. and to allow a fair and reasonable profit to the work

• Contingencies:

o Project Contingency (or Design Allowance) - An allowance for design changes

during the development of the design. The allowance is to cover unforeseen items

during the design phase that do not change the project scope. The allowance,

which is included in the primary stages, is ultimately absorbed into the design and

quantified work as more detailed information becomes available and is therefore

normally reduced to zero at tender stage

o Construction Contingency - An allowance for changes to the contract price

during construction. The allowance is to cover unforeseen items during the

construction period which will result in change orders

o Phasing Contingency - An allowance for increased requirements for projects

being executed in multiple phases. This restriction leads to increased costs due to

increased temporary protection requirements, etc.

• Soft/Other Costs:

o Project Admin - costs associated with EPS's administration of the project (could

be an internal PM, etc.)

o Design Fees - costs for design and contract administration of the project

o Furnishings & Equipment - typical allowance in order to furnish the

modernized school with new Furnishings and Equipment

• Non-refundable GST - typically, school boards do not pay full amount of GST, so these costs

are shown in order to illustrate the full cost of the project

The reason each of these add-ons are not applied to each individual scope item is that particular

approach isn't truly realistic for smaller individual scopes of work (i.e. a site trailer would not be

brought on site to execute a minor scope item). But when all scopes are packed into a larger project

and the timeline becomes longer term then economies of scale may be realized in terms of

individual items' pricing with a slight offset in General conditions. In the long run, it should be

cheaper and faster to do all the scopes in one large project rather than piece-meal.



For mathematical sake, it should also be noted that on the summary page the sum of the sections

A. Demolition and B. Preservation/Modernization equals the sum of the individual items for all

schools.

YOUNGSTOWN ELEMENTARY SCHOOL CALCULATIONS AND ASSUMPTIONS

PROGRAM AREA (m²) A Demolition B Preservation C New D Modulars E Other Total(B+C+D+E)

Architectural 0 4,589 0 0 0 4,589Mechanical 0 4,589 0 0 0 4,589Electrical 0 4,589 0 0 0 4,589Civil / Site 0 4,589 0 0 0 4,589Modulars 0 0 0 0 0 0Demo - Selective 4,589 0 0 0 0 0

TOTAL : 4,589 4,589 0 0 0 4,589

CAPITAL COST

A DemolitionDemo - Selective 4,589 m² $75.00 $344,175Hazmat - Selective 4,589 m² $50.00 $229,450

A Demolition Net : $573,625

B Preservation/ModernizationArchitectural 4,589 m² $210.18 $964,530Mechanical 4,589 m² $435.82 $1,999,975Electrical 4,589 m² $54.65 $250,789Civil / Site 4,589 m² $67.28 $308,750

B Preservation/Modernization Net : $3,524,044

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 $4,097,669GC's & Fee 15.0% $614,650

Other Net : $614,650

Z Contingencies $4,712,319Project 5.0% $235,616Construction 7.0% $329,862Phasing 3.0% $141,370

Z Contingencies Net : $706,848

(A+B+C+D+E+Z) Construction Net : $5,419,167

Soft/Other CostsProject Admin 2.0% $108,383Design Fees 10.0% $541,917Furnishings & Equipment 4.0% $216,767

Soft/Other Net : $867,067

SUB-TOTAL $6,286,234

Non-refundable GST 1.60% $100,580CAPITAL COST TOTAL (April 2016 $) $6,386,814

Escalation $0CAPITAL COST TOTAL $6,386,814

Tech-Cost Consultants Ltd.

SITE NAME: Youngstown Elementary School Site

BUILDING NAME: Youngstown Elementary School

BUILDING AREA (m2): 4,589

ARCHITECURALK-6 School, original built in 1959, area - 3140 m2, two storey, combustible & non combustible construction, non sprinklered; Addition in 1965, area - 1449 m2, two storey, combustible & con combustible construction, non sprinklered; Gross Area 4589 m2

Overall building condition currently acceptable but many components are nearing the end of their design lifecycle.

The school received a modernization in 1998 with full interior and partial exterior work included in scope.

Stairwell at North East corner of building, cracking of slab, separation of concrete block at corner.

3

Slab South East corner of Classroom 151 has settled 100mm +/-

The school contains 19 classrooms (three classrooms utilized for day care are included), a science classroom with prep room, a library, a music room, an art room, a computer room & a gymnasium , a large foyer/assembly space, and administration & support spaces

Common condition at Exterior Wall particularly on East Elevation is separation of infill wall structure from concrete “frame”

Site bordered by 2 streets, 163 Street on the east, 104 Avenue on the north. The school site is bordered with Westlawn Cemetary to the South

No significant issues noted.See Civil Facility Evaluation

Site is generally flat with grassed playfields & play equipment to the west. Paved parking lot is located on the south side of the school. Other paved areas reserved for play abut the school.

Site has a number of mature trees & shrubs around the building and throughout site.

1959 Section – Concrete Piles and Pre-Cast Grade beam, concrete columns and beams, Ground floor is 100mm slab on grade. Second floor structure is concrete “tee” with 38mm topping. Roof structure is concrete “tee”.

Stairwell at North East corner of building, cracking/settlement of slab, separation of concrete block at corner. See pictures 2 – 6, 13.

$4,000 Demo and replace SOG w/ selective foundation repairs 40 m2 $94 $3,760

1965 Section - Concrete Piles and Grade beam, concrete columns and beams, Ground floor is concrete “tee” over 1066mm crawl space. Second floor structure is concrete “tee” with 50mm topping. Roof structure is concrete “tee” with 50mm topping.

Slab South East corner of Classroom 151 has settled 100mm +/- See Picture 1 and 12. $7,000 Demo and replace SOG w/

selective foundation repairs 75 m2 $94 $7,050

Common condition at Exterior Wall particularly on East Elevation is separation of infill wall structure from concrete “frame”. See Pictures 7-9.

$248,000 Design solution TBD?Replace Infill Walls (allow 20%) 918 m2 $270 $248,035

Cracking of Concrete column structure noted North West. See Picture 9. $10,000 Patch Concrete Column(s) 20 ea $500 $10,000

Cracking of walls and floor in gym noted. It has been reported that repairs to gym columns were undertaken summer of 2015. Scope unknown. See Picture 14.

$3,000 Patch Concrete Column(s) 5 ea $500 $2,500

UnitSystem Description Recommended Action Concerns QTY/Area Rating

Structure Summary 3

Building General Summary

Assumed Scope QTY Rate Sub-Total Construction

see Structural details below

see Civil details below

TCCL

Building Site Summary 3

Upgrade Replacement

Cost

Page 1 of 8

UnitSystem Description Recommended Action Concerns QTY/Area Rating Assumed Scope QTY Rate Sub-Total Construction

TCCL

Upgrade Replacement

CostBUR throughout the building reportedly replaced in 1990. Entrance Canopy (1998 modernization) pre-finished sheet metal.1959 section shows 1” rigid insulation while 1965 section had 1 ½” rigid insulation.

BUR has theoretical life of 25 years. Roof is at end of Life cycle, however no specific problems related to roof could be observed.

Exterior concrete and brick masonry and select areas wood frame. New concrete masonry introduced to much of the exterior in the 1998 modernization. Block with loose fill insulation, 2” fibreglass insulation and R2.1 and R3.5 batt insulation referred to in some locations. Prefinished composite panel at window areas.

Insulation levels for roof and walls are far below contemporary standards (1” rigid in roof noted on original drawings, R.S.I. 2.1/ R.S.I.3.5 batt noted in various places on 1998 modernization drawings).

Generally Insulating sealed glass units in clear anodized aluminium frames throughout replaced original windows.

Windows 18 years old (theoretical life of 40 years)

BUR Throughout. Reportedly installed in 1990. 1959 section shows 1” rigid insulation while 1965 section had 1 ½” rigid insulation. 2013 A.I. FCI Report indicates 1990 BUR replacement with no indication insulation was replaced at this time.

BUR has theoretical life of 25 years. Roof is at end of Life cycle, however no specific problems related to roof could be observed.

Roof snow covered at the time of the review. Insulation level very low by contemporary standards.

Installation of netting at u/s of Gymnasium roof structure to catch debris could only be considered an interim solution. Cause needs to be established. This may be indirectly linked to roof performance even though the symptom seems to be falling acoustic tiles.

Roof snow covered at time of evaluation.

Walls Exterior concrete and brick masonry and select areas wood frame. New concrete masonry introduced to much of the exterior in the 1998 modernization. Block with loose fill insulation, 2” fibreglass insulation and R.S.I.2.1 and R.S.I.3.5 batt insulation referred to in some locations. Prefinished composite panel at window areas. Ceramic tile on exterior of some areas on 1965 section.

No evidence of significant problems related to exterior wall construction. Insulation levels and overall thermal performance levels low by today’s standards.

3

$0 No scope required 0 m2 $0 $0

Windows 2013 A.I. FCI Report indicates that windows were replaced as part of the 1998 modernization. Reference to Curtainwall in 1998 drawings – Library.

No evidence of significant issues. Given replacement of most windows in 1998, windows are 18 years in a theoretical life cycle of 40 years.

3


Exterior Doors & Openings Typically metal doors and frames with some painted wood doors in painted metal or wood frames at some locations. 2013 A.I. FCI Report indicates Main Entrance doors were replaced as part of the 1998 modernization.

Blinds are typically venetian type. Bent/Damaged slats noted throughout, suggesting that constant use is a challenge to this system. No evidence of significant door/hardware issues

3

$0 No scope required 0 ea $0 $0

Special Purpose Doors Rolling Shutters utilized at Kitchen. Shutter to Gymnasium is 45 min. Shutter to Foyer is unrated.

Rolling Shutters new in 1998. No evidence of any significant issues

3$0 No scope required 0 ea $0 $0

Special Features Canopy at Main Entrance – Pre-finished metal roofing, prefinished metal fascia and pre-finished metal soffit.

Canopy new in 1998 modernization. No evidence of any significant issues.

3$0 No scope required 0 m2 $0 $0

Soffit at roof overhang (entrance canopy) is pre-finished metal.

Typical roof overhang has vented prefinished metal soffit (soffit is only 100mm +/-).

Re-roof 2,295 m2 $194 $444,846

Misc replacement 70 m2 $75 $5,250

Building Envelope Summary 3

Details below

Roofing 3

$0

$445,000

Envelope - Other Entrance Canopy soffit and most of the building soffit would have been new in 1998 modernization. Building parapet/fascia/soffit was upgraded.

70 m2 3

$5,000

Page 2 of 8


TCCL

Upgrade Replacement

Cost

Partitions Wood stud and concrete masonry partitions 1959 and 1965 sections. Reference to 5” Glued Sandwich panel with Chalkboard 1959 section.

No significant concerns noted. 3


Interior Finishes Walls: Painted Gypsum Board, Painted concrete block, Painted concrete structural elements, ceramic wall tile, split face concrete block, vinyl wall covering (staff room), carpet (time out room), wood paneling (resource rm.)

Interior finishes in adequate condition.

Chipped doors/frames common throughout. See Picture 15.

3

$0 Details below

Floors 1998 modernization resulted resilient flooring throughout most locations in the school, including all classrooms and corridors.

Resilient Flooring in adequate condition, with some isolated localized damage. A/V Room second floor appears as though casework has been removed exposing floor. Patching Req’d.

$7,000 Patch resilient flooring 100 m2 $65 $6,500

Stairs have rubber treads and resilient sheet flooring at landings $0 No scope required 0 m2 $0 $0

Carpet – many classroom areas have a corner or inset area that is carpeted.

Carpet adequate condition. Appears newer in administration although this may be due to less traffic relative to classroom areas.


Music Rm./Library/Adminstration are carpeted throughout.$0 No scope required 0 m2 $0 $0

Gym Floor – Granwood Floor on concrete slab. 1998 drawings indicate this floor was to be stripped and refinished. Product literature describes Granwood as composition flooring block composed of wood granules, fillers, pigments and linseed oil.

Granwood floor in gym suffers from cracking due to slab settlement. Subjectively seems like “rock hard” surface for physical activity. See Picture 10.

$79,000 Replace gym flooring 450 m2 $175 $78,750

Washrooms – ceramic floor tile Adequate condition. $0 No scope required 0 m2 $0 $0

12 x 12 floor tiles - likely vinyl asbestos tile were noted in one storage area under stairs

Some remaining VAT in storage rm under stairs See Picture 16. $3,000 Replace VAT with Vinyl Sheet

Goods 50 m2 $65 $3,250

Walls Painted sandwich panel or gypsum board wood stud partitions & painted concrete block walls

3$38,000 Misc Interior Wall Finishes

(allow 20%) 918 m2GFA $41 $37,745

1998 modernization resulted in suspended acoustic tile in T-bar installation in most areas with suspended GWB in select locations e.g. washrooms, storage rms.

Water stained ceiling tiles noted in only a couple of locations. Some chipped tiles noted, but very few. Replace all stained/damaged ceiling tiles.

$21,000 Misc. Ceiling Finishes(allow 10%) 459 m2

GFA $46 $21,109

1998 modernization drawings called for the existing concrete tee structure in the Gym to be painted.A mesh netting has been installed at the u/s of the Gym structure. It was reported this was installed to prevent dust/debris from falling to the Gym Floor

Gym ceiling – 1959 drawings called for acoustic tile on strapping at the u/s concrete tee in some locations and depict acoustic tile at top of tee. Daubs of glue likely from acoustic tile now removed could be seen above mesh. It seems likely that the dust/debris may have been coming from the daubs of glue or possibly deteriorating rigid insulation vapor barrier coming through at the joint of the concrete tees – or from acoustic tiles which are now all gone at this level. Permanent solution to problem should be found as netting should be considered a temporary condition.

$5,000 Remove remaining ACT and paint gym ceiling 450 m2 $10 $4,500

See details below

Ceilings 3

Building Interior Summary Acoustic tile in suspended T Grid, Painted GWB or concrete block partitions, resilient sheet flooring and select carpet areas in classrooms, ceramic tile in washrooms and Granwood Flooring blocks in Gymnasium.

Overall interior condition currently acceptable but many finishes are nearing the end of their design lifecycle.

3

3

$0

Page 3 of 8


TCCL

Upgrade Replacement

CostChipped frames should be repaired and repainted.

Georgian Wire Glass in doors/sidelights throughout the school. See Picture 17.

No obvious significant issues observed related to door hardware.

Furnishings & Equipment Much of the millwork in the school appears to have been replaced/upgraded as part of the 1998 modernization.

3

Typical of 1998 casework is birch/maple shelving units with plastic laminate tops, solid wood nosing along exterior wall with mechanical radiation behind, classroom sink / paper storage units.

Some shelving has paint chippedOlder style casework/shelving requires painting in some areas

Computer Room has birch/maple linked desktop units with p. laminate top, solid wood edge. Some “atypical rooms” have older style painted ply casework with p. lam. Tops. Library has movable birch plywood shelving / display units. Wood or metal shelving in storage rooms.

Repaint casework/shelving as requited

Recommendations for casework to be coordinated with mechanical recommendations as replacement of perimeter radiation if required would impact perimeter casework.

Equipment Items Dishwashers, fridges, microwave & stoves in staff room and kitchen. Boot racks at student entrances. Smart boards in some classrooms.

Equipment not tested but staff did not identify any concerns.

3$0 No scope required 4,589 m2

GFA $0 $0

Window Treatments Most exterior windows in the facility are equipped with metal Venetian type blinds. Generally in Adequate condition. Evidence throughout classroom areas of bent slats, blinds do not work particularly well with the hopper windows used throughout the school

Bent damaged slats noted in a number of locations. Blind type may not be best solution to be used with hopper windows.

2

$11,000 Window Blinds 229 m2 $50 $11,473

Interior - Other$0 No scope required

See separate Building Code Overview included in Appendices of the Report.Conformance to 2014 A.B.C. is not required, unless significant safety concern is identified.It is assumed that the school conformed to the code requirements in place at the time of construction.

General Classification Information:

1959 original building & 1965 addition are two storey, combustible & non-com Major Occupancy: Group A Division 2 SchoolsBuilding Areas: 4589 m2 TotalFacing 2 StreetsCombustible and Non Combustible Construction

No scope required

Misc repairs 1 ls $15,000 $15,000

Misc repairs/coordination scope(allow 5% of GFA) 229 m2

GFA $82 $18,872

Interior Openings The school is equipped with wood doors & wood frames with georgian wire glass window, wood doors & pressed steel frames in other locations, hollow metal doors in pressed steel frames. Rated doors noted on drawings – 20/45/90 min. – 60 min observed at one location in facility.

3

Casework Items 3

$15,000

$19,000

Building Code No significant safety concern

Page 4 of 8


TCCL

Upgrade Replacement

CostBarrier - Free Auto door opener at main entrance , washrooms not fully barrier free,

Robertson 2 person 500kg elevator provides access to 2 nd Floor Large stalls equipped with grab bars can be found in boys/girls main and 2 nd

floor level as well as staff area and infirmary. However some sinks in these areas were equipped with knob rather than levers at sinks. Others equipped with push button type set. Door hardware – many locksets / latchsets have round knobs

Generally speaking the school embraces the intent of being barrier free, although it may not meet specific requirements of A.B.C. 2014.

50% of enterances are not Barrier Free which would be a requirement of current code.

Replace all locksets / latchsets with lever handle hardware

3

$46,000 Barrier Free Allowance 4,589 m2GFA $10 $45,890

Demolition Demolition - Selective $344,000 Demolition - Selective 4,589 m2 $75 $344,175Refer to HAZMAT Report

1959 Section – original drawings – note refers to ½” Asbestolux 18/36 door.

1964 Section- original drawings refers to vinyl asbestos tile; line backs of all window cabinets with ¼” asbestos board.

Sub‐Total = $1,538,155

MECHANICALHEATINGHeating Plant Two newly installed Lochinvar (FBN1500) condensing boilers Boilers are associated pumps, piping

inside boiler room are in good condition.4

The glycol heat exchanger (Armstrong W-146-4141), pumps, piping inside north boiler room are close to end of life cycle

Replacement should be considered. 3

Terminal Heating Units and Distribution Systems

Terminal heating radiator inside cabinet and force flow heaters are adequate and in fair condition. No obvious deficiency is observed.

Recommend replacement if budget allows. Replacement will involve millwork and grilles.

150 ea 3

$512,000 Terminal & Packaged Units 4,589 m2GFA $112 $512,247

VENTILATION AND AIR CONDITIONINGAir Handling Units Two customized AHU units (7000 l/s and 3500 l/s) were renovated in

1998. The units run in mixing mode. Further study of whole ventilation system is required to check if the system is providing enough O/A to each area per ASHRAE 62 and AI design guide. Recommend replacement only if budget allows.

2 2

Included above

RTU (Engineered Air DJ-20-0, 4260 cfm, 200 MBH gas input) and exposed gas piping of Gym is in fair condition. Individual exhaust fan in each Gym storage room is undersized.

Recommend replacement if budget allows. Continuous exhaust system for Gym storage rooms is recommended. The O/A intake and air change rate should meet ASHRAE and AI design guide.

2 3

Included above

Duct Distribution, Grilles and Inlets/Outlets

Most diffusers and ductwork in occupied spaces are in good condition. Effective ventilation should be provided to all areas including corridors per ASHRAE 62 and AI design guide.

Further research is needed check detailed ventilation rate against related code & standard.

1 3$647,000 Ductwork 4,589 m2

GFA $141 $647,049

Exhaust Fans Washroom and building exhaust is provided by several rooftop exhaust fans.

The exhaust fans are in acceptable condition. Their anticipated life span will not be adequate for a new/expansion building and should be replaced for any future school renovations.

5 3

$2,000 Exhaust Fans 5 ea $450 $2,250

Humidification There are no humidifier in air system. All air systems should be provided with new humidification systems and associated controls.

3 3

Included above

$189,000

$229,450

Heat Generation and Refrigeration 4,589 m2

GFA $41 $188,723

Hazmat (Allowance) 4,589 m2GFA $50

Hazardous Materials 1998 Modernization drawings call for VAT to be removed and exterior walls were substantially replaced. Asbestos likely removed in these areas with the modernization. Extent of asbestos within the building needs to be confirmed. Removal of any remaining VAT should be considered.

$229,000

Page 5 of 8


TCCL

Upgrade Replacement

CostServer room cooling The server room has transfer fan providing cooling. The room is over

heat per Electrical Engineer’s opinion.A mechanical DX cooling unit should be installed to maintain indoor temperature.

1 1$20,000 DX Cooling Unit 1 ea $20,000 $20,000

BUILDING SYSTEM CONTROLSEnergy Management Control Systems

The existing system consists of pneumatic and electric controls. There is an air compressor in the south mechanical room that serves the pneumatic system.

The pneumatic/electric controls systems should be replaced with a DDC system to optimize energy utilization and provide accurate control of systems and remote access and monitoring. All terminal control devices (valves, thermostats, dampers, etc.) should also be replaced with electronic devices.

1/4589 sqm 3

$216,000 Instrumentataion & ControlsTesting & Balancing 4,589 m2

GFA $47 $215,683

PLUMBING SYSTEMSDomestic Hot Water One gas-fired water heaters located in main mechanical room serve the

building.The domestic hot water heating system is in acceptable condition. Another domestic water heater is recommended as redundancy.

1 3

$15,000 Water heater 1 ea $15,000 $15,000

Plumbing Fixtures Standard plumbing fixtures are provided in washrooms and public areas per design

All fixtures are in acceptable condition. Refer to Architectural section for any required modification.

2 3

$0 No scope required 4,589 m2GFA $0 $0

Domestic Water Piping, Valves and Insulation

No obvious. No action is recommended 3$0 No scope required 4,589 m2

GFA $0 $0

The sanitary and vent systems are in acceptable condition.

A video camera investigation of the underground sanitary system should be conducted.

The storm system is in acceptable condition.

A video camera investigation of the underground storm system should be conducted.Backflow preventer shall be provided before water meter.

The incoming water service should be reviewed and upgraded for a new sprinkler system should one be required.

The existing gas service is in acceptable condition. It is recommended to relocate gas meter to outdoor per gas company’s requirement.

Gas loads should be reviewed if new gas fired equipment is added

FIRE PROTECTION SYSTEMSWet Protection Systems There is no fire sprinkler system. Obsolete class II fire hose cabinets

are provided without fire pump or FDC connection.Local authorities should be consulted as to if a new wet sprinkler system is required. Obsolete fire hose cabinets should be removed.

1 3

$332,000 Sprinklers (w/ Ceiling Finishes) 4,589 m2GFA $72 $331,523

Fire Extinguishers and Cabinets Wall hung exposed fire extinguishers are provided throughout the building.

Semi-recessed extinguisher with cabinet should be provided in lieu of surface mounted to prevent damage or accidental initiation of the extinguisher.

20 3

$15,000 Fire Extinguishers 20 ea $750 $15,000

Sub‐Total = $1,999,975

$0

$0

$45,000

$8,000

m2GFA

m2GFA

Backflow Preventer 1 ea $45,000 $45,000

No scope required 4,589 $0 $0

ea $7,500 $7,500

No scope required 4,589 $0 $0

Sanitary and Vent Piping System A cast iron and copper piping system for the sanitary and vent serves the building.

1 3

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

1 3

Domestic Water Service One water meter is located in north boiler room. There is no back flow preventer upstream of water meter.

1 1

Natural Gas Service The gas meter is installed inside north boiler room. 1 3

Relocate Gas Meter 1

Page 6 of 8


TCCL

Upgrade Replacement

Cost

ELECTRICALPOWER DISTRIBUTION

Pole mounted transformer No concerns (equipment is EPCOR’s property)

n/a n/a

Underground feeders Condition not assessed, given age of the equipment recommended replacement

1 n/a

Federal Pioneer Main Distribution Panel800AT/800AF 3P main breaker 800A 120/208V 3Ph 4W distribution Panel

Replacement panel was installed in 1999, appearing to operate and to be in good condition

1 4

Federal Pioneer 120/208V branch circuit panels installed throughout the building

Replacement panel were installed in 1999, appearing to operate and to be in good condition

7 4

Panels A2, B, D, E, H and P Panel installed during original building construction in 1959, breakers worn out, replacement parts not available

6 2

Power receptacles installed throughout the building System was upgraded in 1999 300 4

Building wiring Number of receptacles was replaced during 1999 renovation but their wiring was left unchanged

1 4/3

Grounding and Static Control Building Ground System not assessed, however given age of the building is recommended to replace building ground grid.

1 n/a

LIGHTINGExterior lighting comprised of building mounted Metal Halide fixtures Exterior lighting replaced in 2001 is

appearing to operate and to be in good condition

4

Exterior lights controlled utilizing mechanical timer Controller was replaced in 2001 4

Interior lighting is primarily T8 fluorescent lighting with electronic ballasts

Interior lighting replaced in 1998 is appearing to operate and to be in good condition

500 4

Gymnasium metal halide fixtures Gymnasium lighting replaced in circa 2010 12 4

Lights controlled by line voltage switches Switches replaced in 1998 40 4EMERGENCY SYSTEMSEmergency Lighting Emergency lighting is provided by battery packs and remote lighting

heads throughout the buildingFixtures installed in 1998 are at the end of serviceable light span. Recommended system replacement.

40 3

$23,000 Emergency Lighting 4,589 m2GFA $5 $22,945

Fire Alarm and Detection Notifier NFS-320C system, addresable System installed in circa 2014 is in good condition.

1 4$0 No scope required 0 m2

GFA $15 $0

Security Intrusion detection – Magnum Alert Security System System installed in 1999, appears to be in good condition.


GFA $8 $0

COMMUNICATIONSTelephone System Nortel Norstar System System installed in 1999, appears to be in

good condition.1 4

$205,000

$0

No scope required (would be included in Data below if it were)

$100 $0No scope required 0

Assume replacement 4,589

Service Entry

Building Interior

Building Exterior 20

Sub-Panels, Conduit, and Wireways

Appliances/Receptacles

m2GFA

m2GFA $45 $204,899

Page 7 of 8


TCCL

Upgrade Replacement

CostIncoming Supernet service. No concerns (property of Bell Axia). 1 n/a $0 No scope required 0 m2

GFA $1 $0

Ethernet system throughout the school utilizing Cat. 5 cabling System installed upgraded in 1999, appears to be in good condition.

150 4 $0 No scope required 0 m2GFA $20 $0

Intercom/Public Address Bogen Multicom 2000 integrated with telephone system System installed in 1999, at end of its service live span. Recommended system replacement.

1 3

$23,000 P.A. System replacement 4,589 m2GFA $5 $22,945

Clock and Program System Bogen program timer System installed in 1999, appears to be in good condition.


GFA $3 $0

Personal Voice Amplification system installed in classrooms. Outdated system, recommended replacement.

28 3

Sound system installed on stage in gymnasium. Sound system appears to be outdated. Recommended system replacement.

1 3

Sub‐Total = $250,789

CIVILSITE GRADING AND PAVEMENT STRUCTURESOver sized trees Tree trunks/roots may be impeding foundation walls and buried Evaluate trees on site, remediate as

required2

$4,000 Allowance for Tree Removal 15 ea $250 $3,750

Cracks in Sidewalk Longitudinal and transverse cracks observed on site concrete sidewalks

Seal cracks or replace concrete sidewalks 2$85,000 Demo and replace site concrete 500 m2 $170 $85,000

Pot Holes and Ruts in Asphalt There were areas where potholes, ruts, cracks and alligator cracking observed in the asphalt

Crack Sealing and pot hole repairs. In certain areas, entire asphalt structure needs to be replaced

2

Organics Growing in Asphalt Organics growing in the asphalt was observed, which illustrates a structure failure

Replace structure 2

Negative/Low spots at building Low spots around the building were observed, which does not allow for positive drainage away from the building

Revise grading 2$50,000 Grade away from building 1,000 m2 $50 $50,000

Site Landscaping There were areas where no grass was going, due to vehicles driving on top of landscaping

Landscaping required 2 $20,000 Landscaping 1,000 m2 $20 $20,000

Curbs deteriorating Curbs being deteriorated were observed Replace Curbs 2 $0Water Pooling on Parking Lot Water Pooling on asphalt was observed, indicates low points Patch or replace low points 2 $0

Sub‐Total = $308,750

TOTAL $4,100,000 $4,100,000

$150,000

$0

T.V./Computer

Communications - Other

Included in PA System (above) 4,589 m2GFA $0 $0

Included above in Demo and Replace Site ConcreteIncluded above in Asphalt Replacement

Demo and replace site asphalt 1,500 m2 $100 $150,000

Page 8 of 8

Item Square Footage Total removal cost

Boiler Breaching 200 sq ft 18.00$ / sq ft 3,600.00$

Duct Insulation-Nail Parging 300 ft 15.00$ / ft 4,500.00$

Pipe Fittings 35 units 45.00$ / unit 1,575.00$

Pipe Insulation-Boiler Pipe 140 ft 25.00$ / ft 3,500.00$

13,175.00$ :Total

ESTIMATED

Cost per

edmonton public school board – 2016 value management ... · from existing building condition...

Documents