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FACILITIES STUDY

August 28, 2014

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Kewaunee School District Facilities Study Table of Contents

August 28, 2014

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EUA No. 314242-01

TABLE OF CONTENTS

SECTION 1 Executive Summary

SECTION 2 Site and Building Capacity Data a) Site Size Analysis b) Analysis of Building Capacity (HS) c) Analysis of Building Utilization (HS) d) ADA Study Overview

SECTION 3 Site and Building Inspection Summary - by School

1. Grade School a) Floor Plans & Historical Plans b) Educational Adequacy Assessment c) ADA Compliance Report d) Building System Lifespan Comparison e) Building Inspection Report – EUA f) Mechanical Inspection Report – Fredericksen Engineering g) Electrical Inspection Report – Muermann Engineering h) Plumbing Inspection Report – Muermann Engineering

2. High School

a) Floor Plans & Historical Plans b) Educational Adequacy Assessment c) ADA Compliance Report d) Building System Lifespan Comparison e) Building Inspection Report – EUA f) Mechanical Inspection Report – Fredericksen Engineering g) Electrical Inspection Report – Muermann Engineering h) Plumbing Inspection Report – Muermann Engineering

3. Hillcrest Building a) Floor Plans & Historical Plans b) Educational Adequacy Assessment c) ADA Compliance Report d) Building System Lifespan Comparison e) Building Inspection Report – EUA f) Mechanical Inspection Report – Fredericksen Engineering g) Electrical Inspection Report – Muermann Engineering h) Plumbing Inspection Report – Muermann Engineering

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Kewaunee School District Facilities Study Table of Contents

August 28, 2014

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EUA No. 314242-01

TABLE OF CONTENTS (CONTINUED)

SECTION 4 Appendices a) Reference Plans from Education Adequacy Assessment

a. Campus Site Plan b. Grade School c. High School d. Hillcrest Building

b) Construction Date and Approximate Size of Facilities c) Districtwide Utility Usage by Building d) Articles

1. Do School Facilities Affect Academic Outcomes? – Mark Schneider 2. Educational Trends Shaping School Planning, Design, Construction, Funding and

Operation – Kenneth Stevenson 3. School Facility Conditions and Student Academic Achievement – Glen Earthman 4. Flipped Classrooms Spreading in Wisconsin – Matthew Defour, Wisconsin State Journal 5. 2011 ASHRAE Handbook – HVAC Applications

SECTION 1

EXECUTIVE SUMMARY

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Kewaunee School District Districtwide Facilities Study Executive Summary

August 28, 2014

Section 1

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EUA No. 314242-01

EXECUTIVE SUMMARY

The Facilities Study is a critical first step in the planning process which helps school districts and their communities to better understand the current state of its facilities and how well these components support educational goals. The Facilities Study provides an independent, objective analysis of the present conditions and capabilities of the district’s facilities and grounds. This study also serves as a foundational resource document to support immediate and long term facilities planning. The information presented in this report was gathered through on-site inspections of the sites and buildings, interviews with various building administrators and maintenance staff. Included in this report is an analysis of the existing building capacities, ADA facility assessments, educational adequacy, building systems assessments, and an overview of the site occupied by the Kewaunee School District campus. Kewaunee School District serves approximately 983 students in grades 4K-12 in two buildings. Kewaunee’s relatively rural setting allows students to enjoy small class sizes and participate in many extra-curricular opportunities. Kewaunee School District Vision:

Provide the opportunity for each student to belong, engage, and excel

Demonstrate professional commitment and integrity

Sustain a visionary, collegial culture

Uphold the trust of our community

Ensure organizational quality

Celebrate success

For each building and major section of this report, Eppstein Uhen Architects (EUA) has identified professional observations and recommendations to inform future facilities planning. This Executive Summary attempts to capture significant findings that are detailed within the larger Facilities Study. Please reference the complete Facilities Study in the following sections for supporting data to the observations and recommendations. The Kewaunee School District Facilities Study indicates that building systems in several of the existing buildings are outdated, some core spaces are either under utilized or undersized for intended use, several of the buildings could be more energy efficient, and building security could be improved. All buildings provide appropriate capacity for today’s student population with flexibility for growth in students and educational programs. However, the high school (built in 1967) and Hillcrest (built in 1958) each have major building systems, such as/e.g., roofs, windows, mechanical, electrical, and plumbing systems that are beyond or approaching the end of their expected service life. Compared to the grade school, the high school provides less equitable learning environments and several departments are vastly underutilized due to a combination of lower student enrollment and reduced staff. Designed in the mid 20th century when building codes were less stringent, the high school and Hillcrest now face significant code compliance issues related to required fresh air in classrooms and fire alarm systems. Americans with Disabilities Act (ADA) compliance is also a factor for serious consideration at Hillcrest as the building does not have an elevator and occupants are served on multiple levels. While Hillcrest is legally “grandfathered” by the previous building codes, significant improvements to this building would likely require the entire school to comply with the current accessibility code. Therefore a cost-benefit analysis of maintaining or replacing these components is advised for future planning purposes. The intention of the Facilities Study is to focus on the areas that are inadequate and/or require a significant investment in the near future. Any decisions made to maintain or improve the high school and Hillcrest should support long term solutions. Providing the optimum combination of adaptable and appropriate spaces for teaching and learning should support student and staff achievement and reflect the Kewaunee School District’s community values.

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The following paragraphs provide an introductory description of the specific issues reviewed in each report section:

SITE AND BUILDING CAPACITY DATA The 4K-12 Kewaunee School District campus occupies approximately 41 acres of land bordered by Center Street to the north, Third Street to the east, Lincoln Street to the south, and Fifth Street to the west. The 4K-12 campus side is relatively flat and doesn’t have land set aside for detention/retention ponds. Based on the total existing enrollment for each of the schools, a similar campus should have approximately 50 acres of buildable area as recommended by the Council of Educational Facility Planners International (CEFPI) and other guideline publications. When a school lacks land that can be developed it is most often apparent with complicated traffic patterns. This has proven to be somewhat of an issue on the Kewaunee Campus as described in the Educational Adequacy Assessment. Kewaunee also owns land on the other side of Third Street that is associated with the Hillcrest facility. The Hillcrest site is relatively flat at 18.6 total acres. Although some of the land is used as agricultural, this buildable property could allow for future expansion of existing campus amenities. The student capacity of the High School was reviewed and evaluated against several nationally recognized educational planning recommendations. Three different capacity calculation methods were used:

1. Functional Capacity by Area is based on the maximum number of students recommended per the area of each educational (classroom/teaching) space.

2. Functional Capacity by Scheduling Procedure is based on administrative practice for number of students that can be scheduled in each educational (classroom/teaching) space.

3. Capacity based on Building Area analyzes the entire school’s gross square footage and determines capacity by utilizing best practices for square foot per student in comparable facilities.

Over the past decade, recommended space provided per student has increased. The major reasons are:

• Space is needed to support children with special needs; students with disabilities, cognitively disabled students and special education needs.

• Space needed to support specialists in the area of reading, speech, occupational therapy, physical therapy, and Title I programs.

• Space needed to support paraprofessionals, volunteers and parent support groups. • Space needed to support personalized learning, team teaching, and flexible collaboration in common areas. • Space to accommodate technology and its infrastructure.

The capacity study indicates, however, that even with the increased space needs, the high school is well under capacity:

• The 2013 WDPI enrollment for the facility was 316 total students. • The three calculations show possible capacities ranging from 532 to 819 total students. • Depending on the capacity method used, there is room for between 216 and 503 additional students. • Common spaces within the building appear to be disproportionately small compared with the amount of

academic space provided. The high school was also studied to determine exactly how its academic spaces were being used throughout the day. This analysis give us a clear picture of the current Building Utilization. Based on timetables provided by staff the following observations were made: (Note: This data may need to be updated once class schedules are finalized)

1. The Building Utilization Factor for KHS is at 46.5%. Schools are considered at recommended utilization when utilization averages 80%. This means that significantly more educational spaces are empty during a typical school day.

2. Average Class Size for KHS is at 61.3% Capacity. Generally, based on current space sizes and staffing levels, additional students could be added in many of the classrooms.

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3. Spaces that may be particularly underutilized include Technical Education, Agricultural, and Science areas. Additional analyses of staffing and scheduling procedures may be warranted for Computer Labs and Special Education areas.

FACILITIES SUMMARY The following summary of each building is divided into two specific sections. The Educational Adequacy Assessment (EAA) is a comprehensive review of the following key areas and departments:

Grade school: overall school site; entrances / security; and general observations

High school: overall school site; entrances / security; lobbies, corridors, and common spaces; science classrooms; Library/Media Center; Physical Education, and Auditorium

Hillcrest: overall site; entrances / security; and general observations

The EAA reviews the actual program activities, use of the building, and physical space required for each activity and provides analysis of how effectively the spaces support student learning and program delivery. The Building Systems Assessment considers the building’s shell and interior materials, mechanical, electrical, and plumbing systems, and finally the compliance with the Americans with Disabilities Act (ADA) relative to accepted industry standards. A building’s compliance with the ADA is based on the review of the accessible routes to and through the building and site, as well as accessible features and accommodations inside the building as defined by ADA design guidelines and the International Building Code. The following is a summary of EAA, Building Systems, and ADA observations. A deeper analysis is provided within the complete Facilities Assessment report. The findings presented in this report will provide the Kewaunee School District with up-to-date information to assess its existing site and building conditions relative to providing optimal learning environments for successful curriculum delivery. The report identifies the positive aspects of the facility as well as deficient conditions that impact building function and educational opportunity. SITE Below is a summary of the site as it relates to the Education Adequacy Assessment: Positives:

Grounds are relatively well maintained

4K-12 students served on a common campus environment

All athletic activities are contained in a single vicinity (spread over two disjointed properties) Negatives:

Existing 4K-12 campus site is undersized for the existing student enrollment (not including Hillcrest site)

Traffic separation of parents, staff, buses, and students can be challenging during daily pick-up and drop off

The Hillcrest acreage does not provide an easy solution to ease traffic challenges because it is separated by Third Street

The southeast corner of the grade school site is underutilized

A lack of fencing around the grade school playground makes supervision of students difficult during recess

The grass athletic fields get heavy use

The existing storage shed is beyond its useful life and its current location makes traffic paths challenging

Hillcrest site is underutilized

Running track asphalt is badly deteriorated

Parking lots and drives have deteriorated asphalt

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GRADE SCHOOL Below is a summary of the grade school as it relates to the Education Adequacy Assessment: Positives:

Marginal security at front entrance

Identifiable main entrance

Ability to compartmentalize portions of the building in the event of an emergency or for nighttime activities

Negatives:

Main entrance security does not include passive supervision

Access into the building does not provide additional security measures for the control of visitors

Secondary exterior doors are not electronically monitored

Gymnasium atrium space is underutilized

Restrooms for nighttime use are not easily accessible from the gymnasium

Gym is heavily used by high school athletics

Wrestling team must practice at the Hillcrest facility due to scheduling of athletics GRADE SCHOOL Below is a summary of the grade school as it relates to the Building Systems Assessment: Positives:

Constructed in 1998 and is in generally good condition

Some existing light fixtures have been updated from T8 to LED in the cafeteria

Lighting motion sensors have been added to the classrooms

Gym recently updated to 2x4 high bay fluorescent fixtures

Building has digital and IP based cameras and access control software

Negatives:

Several areas of the roof have leaks

Hollow metal doors and frames on the exterior are starting to rust

Heating - hot water pump is only single speed flow and is not energy efficient

Cooling - chilled water pump is only single speed flow and is not energy efficient

Mechanical control system software needs updating

Classrooms lack occupancy sensors that are connected to the VAV boxes

Exterior lacks proper lighting for security

Data room lacks dedicated Air Conditioning to cool equipment

Data room lacks emergency power

Flush valves and faucets are beyond expected life and are not low-flow

Hot water heater is beyond the expected life and is not energy efficient

Boiler and hot water storage tank are oversized for the current building demand and are not energy efficient

Interior and exterior below grade sewers should be regularly investigated with a camera for deficiencies

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HIGH SCHOOL Below is a summary of the high school as it relates to the Education Adequacy Assessment: Positives:

Marginal security at front entrance

Building is within the calculated capacity

Select learning environments are relatively large for the current student population

Negatives:




The entrance lobby lacks furniture to be used as a pre-function space for the Auditorium

The school generally lacks mobile classroom furniture which promotes independent, personalized, small group, and large group learning opportunities

Cafeteria is not utilized for student socialization and academic purposes beyond dining and study hall

Nearly 580 student lockers in the hallway are empty. These lockers block supervision from the classrooms into the hallway which limits the use of the corridors for small group instruction opportunities

Outdated/unused technology and audio/visual equipment is prevalent in the building

Family and Consumer Education spaces are outdated for the curricula of fashion design and culinary arts

Media Center and its furniture is outdated for modern instruction and use

Technical Education spaces are large but underutilized for the current student and staff population

Science spaces are large but underutilized for the current student and staff population

Auditorium lacks several major spaces; backstage for scene construction, side stages for performers, dressing rooms, storage, and orchestra pit

Gym space is over utilized by athletic teams

Weight room location in the basement does not lend itself to any type of shared community use and lacks cardiovascular equipment

Basement wrestling room lacks proper ventilation

HIGH SCHOOL Below is a summary of the high school as it relates to the Building Systems Assessment: Positives:

The building has no sigs of being built on unsuitable soils.

Interior finishes are generally in good condition.

Roofing is in good condition

Electrical service may be large enough for future additions

Gym recently updated to 2x4 high bay fluorescent fixtures

Exterior lighting is LED type

Wireless data receivers are being added to the building


Fire alarm was updated in 2001

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Negatives:

Asphalt, curbs, and sidewalks on the accessible route from the street and handicap parking stalls are deteriorated

Site lacks a designated accessible crosswalk from handicap parking stalls to entrance

Handrails, guardrails, restrooms, door knobs, and shower facilities are not ADA compliant

1967 windows are single pane and not energy efficient

Exterior steel doors and frames are original, rusted, and are not energy efficient

Exterior brick walls needs tuck-pointing and sealant replacement

Exterior steel lintels are rusted

Metal canopy fascia needs replacement and soffits require painting

School contains asbestos floor tile

Acoustic ceiling tiles are stained and beyond useful life

Heavily used door hinges are damaged

Restroom flooring and wall tile will require replacement when bathrooms are reconfigured for ADA compliance

Classroom doors should have intruder locksets

Heating - hot water pump is only single speed flow and is not energy efficient

Air handling units are beyond expected life

Auditorium is not correctly ventilated for the occupant load

Administrative office area is poorly ventilated due to the pressurized plenum method

Chilled water from the Grade School runs to the High School but the equipment was never added o Further investigate if Grade School can provide entire AC load of HS

Constant volume air and unit ventilators do not provide zoned control and are not energy efficient

Pneumatic system controls are outdated, difficult to calibrate, and replacement parts are difficult to find

Electrical service panel is full, beyond the expected life, and does not have surge protection

Several branch electrical panels are original to the building and beyond the expected life

Building lacks daylighting sensors in the classrooms

Some incandescent lights still exist in the building

Exit lighting is not LED type

Emergency lighting does not meet current code including the Technical Education area


Data room lacks independent air conditioning (window unit is not acceptable)

Public address speakers are beyond expected life

Generator is beyond expected life and is no longer code compliant

Data room lacks emergency power

Technical Education lacks a master shut off switch

Plumbing fixtures are not low flow

Science room faucets are beyond expected life and lack backflow prevention

Hot water boiler & storage tank is oversized and beyond expected life

Water softeners are beyond expected life


Sanitary main is not PVC

Although the supply pipes are copper, they are beyond expected life

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HILLCREST Below is a summary of the Hillcrest building as it relates to the Education Adequacy Assessment:

Positives:

Building is used by community partners

The building allows the district to use an existing asset

Negatives:

The main entrance is not secure




The facility is not designed to be used as a tenant office building

Only a few of the tenants pay rent

The operational cost to maintain the facility should be studied further HILLCREST Below is a summary of the Hillcrest building as it relates to the Building Systems Assessment: Positives:


Negatives:

Asphalt, curbs, and sidewalks on the accessible route from the street and handicap parking stalls are deteriorated

Site lacks a designated accessible crosswalk from handicap parking stalls to entrance

Handrails, guardrails, restrooms, door knobs, and shower facilities are not ADA compliant

Building lacks a lift/elevator for accessibility

Stairs are not compliant with the current building code

Parking lots slope toward the building and cause water damage

Parking lots are badly deteriorated

Concrete stoops have heaved and are a walking hazard

Single pane windows are beyond useful life, deteriorated, and are not energy efficient

Entire roof requires replacement

Downspouts and gutters leak

Exterior wood doors and frame are deteriorated

Exterior brick and concrete block walls are deteriorated, require tuck-pointing, and sealant replacement

Noticeable leaking into the building occurs in several locations

Wood fascia is deteriorated

Exterior metal soffit is rusted

All interior walls should be painted to cover staining

Building contains asbestos floor tile

Acoustic ceiling tile and grid is stained and beyond useful life

Metal ceiling structure requires painting

Interior wood doors are worn and require refinishing or replacement

Restroom flooring and wall tile will require replacement when bathrooms are reconfigured for ADA compliance

Cabinetry and counters are worn and beyond useful life

Basketball equipment does not meet current safety standards

Steam boiler is beyond expected life and is not energy efficient

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Boiler piping is beyond expected life

Heat exchanger is beyond expected life

Unit ventilators are beyond expected life

Pneumatic system controls are outdated, difficult to calibrate, and replacement parts are difficult to find

Service switchgear is outdated and beyond expected life

Electrical feeders are outdated and beyond expected life

Electrical panels are full, beyond expected life, and breakers to do operate properly

Classrooms lack adequate number of outlets

Most lighting has not been updated

Emergency lighting does not meet current code


Data room lacks a dedicated room, independent air conditioning, and heat

Fire alarm system is outdated in its entirety and does not comply with the current code

Building lacks an intercom system

Plumbing fixtures are not low-flow

Grease interceptor is beyond expected life

Water heater will reach expected life in 5-7 years

Although the supply pipes are copper, they are beyond expected life

Galvanized and cast iron sanitary piping is beyond expected life

Cast iron storm piping is beyond expected life


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As of July, 2002 the building code in the State of Wisconsin changed to the International Building Code (IBC). One major difference between the prior code and the current IBC that impacts school projects is the requirement for schools to be protected by a fire sprinkler system if the fire areas within the facility are over 12,000 square feet. Although this requirement does not affect existing facilities that do not receive upgrades, significant remodeling or additions to an existing structure may trigger this requirement.

CONCLUSION As stated, the Executive Summary highlights specific sections of the complete Facilities Study. Although all of the buildings are within the calculated capacity, there are minor to significant deficiencies found in the schools and the campus. Specifically, the high school appears to be at a point that attention should be given to update the systems and learning environment before it falls further behind the conditions of the grade school. There are several options that could be explored through a planning process that range from mechanical, electrical, and plumbing updates all the way to significant academic space remodeling. Attention should also be given to the future of the Hillcrest facility. Based on the grade school and high school capacities, this facility will not be needed as an educational space but it was never designed for its current use as office tenant space. The building is in need of significant improvements but the fiscal benefit of this structure to the school district should be studied further. This study is not intended to provide specific solutions but rather to allow the school district to understand the existing conditions of the buildings and campus layout. The educational market is entering an era of increased consumer choice and increasing competition between public, private and charter schools options. This ultimately impacts enrollment and the associated operational funding.

RECOMMENDED NEXT STEPS At the conclusion of a Facilities Study, many schools ask how to proceed. It is our recommendation that the Administration and Board of Education review the document for content and understand the observations and recommendations. The next step should be prioritizing the items identified in this report into two different categories; items that can be budgeted for with annual maintenance funds and those items which would require significant capital expenditure. This facilities study could be considered a work in progress and a system should be put in place to track items that get updated through a Capital Improvement Plan. This study should serve as a reference to the district and its constituents in making informed decisions for effective planning into the future. Thank you for the opportunity to participate in this endeavor. If you have any questions or concerns regarding this summary, please feel free to contact the EUA team.

Sincerely, Eric Dufek, RA, LEED AP Senior Design Architect

Robert Vajgrt, AIA, LEED AP Senior Project Manager

Bob Morris, RA Design Architect

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