Facility Condition Assessment Report West Branch Community School District

July 12, 2013

Facility Condition Assessment Report

West Branch High School The West Branch High School is a 77,500 square foot, one-story facility originally constructed in 1981. A one-story gymnasium addition was added to the complex in 2011 and additional parking was added in the last 1-2 years. Also in 2011, interior remodeling of the building’s group toilet areas and locker rooms were completed. The building in sited on a 40 acre parcel in the southwest portion of the city and is accessed off of West Main Street. The complex includes a football stadium and track, baseball field and bleachers and softball field and bleachers. On the western portion of the site are 3 little-league sized baseball fields. Exterior Envelope & Super Structure 1. Walls are brick and concrete block masonry bearing walls with metal cladding on a steel framed overhang fascia. Masonry is generally in good condition, but brick retaining walls are starting to degrade from water infiltration. Brick walls should be repaired immediately were deteriorating. Metal cladding on the exterior walls is showing signs of fading and paint system degradation. Design life on the product is 30 to 40 years and paint system is typically rated for 20-25 years. Metal panels should be considered for replacement in 10-15 years. 2. Roofing on the original building and addition is EPDM single-ply membrane roofing over approximately 4” of rigid insulation over metal roof deck. Expected lifespan of this roofing system is 20-30 years and membrane on the main building appears to be original to the building. This system should be considered for replacement in 1-5 years. 3. Windows on the building are thermally broken aluminum framing with double pane glass and are generally in good condition. Perimeter caulking should be inspected regularly and replaced where it has failed. Caulking is nearing the end of its design life. Exterior entries on the facility are hollow metal frames and doors and most are showing signs of degradation and rusting on the lower portions. These should be considered for replacement in 5-10 years as needed. 4. The building is earth bermed on the perimeter to about 5 feet above floor line. The walls are protected from moisture by a waterproofing membrane with 2” perimeter insulation outboard. This system should be inspected as some leakage into the building was found on the north wall toward the center. Signs on degradation of interior finishes due to water infiltration were found on the interior. Interior Finishes and Fixtures 1. Interior ceilings are generally 2x2 suspended acoustical panels with metal grid with some 2x4 panels that appear to have been replaced within the last five years. The 2x2 panels are generally in good condition. Any remaining original ceilings have reached the end of their design life of 25 years and these should be replaced in 1-5 years were they have not been replaced already. 2. Wall finishes are in good to average condition and show signs of normal wear and should be repaired and repainted as needed. 3. Floor finishes in the public areas appear to be original to the building but some finishes in the academic wings have been replaced recently. Some floors show signs of cracking and these should be investigated for failure of the floor system and repaired as necessary. 4. Cabinetry in the building appears to be original and generally in fair condition. Rooms with excessive wear like science labs, art, and F&CS labs should be considered for replacement in 1-5 years. HVAC 2

West Branch Community School District

Facility Condition Assessment Report 1.

The existing central heating plant consists of three, gas-fired, high efficiency, “Thermal Solutions” condensing boilers. Boiler inputs are, are 1,500 MBH, 1,500 MBH, and 750 MBH. The boilers were installed in 2008. The heating system is estimated to be 90% to 92% efficient. ASHRAE tables indicate fire tube boilers with an expected service life of around 20 to 25 years. 2. Building HVAC controls are pneumatic. Compress air is by means of two air compressors. Remote setpoints, scheduling, and unoccupied hours do not appear to be available with the current control system. 3. Combustion air for boilers is by direct connection. 4. The entire building is air conditioned. 5. The new gym and weight room utilize a geothermal heat exchanger with air to water heat pumps. Ventilation is by means of an energy recovery ventilator. Units are in excellent condition. It is unknown if code required minimum ventilation is being delivered to the classrooms. 6. Cooling for the existing building is provided by a new 50 Ton, air cooled, “Carrier” chiller. 7. Chilled water pumps and heating pumps appear to be original with newer motors. Pumps appear to be in average condition. 8. The majority of the building utilizes two-pipe change over, chilled water/hot water unit ventilators. The units are original and are in average condition. 9. Building HVAC controls are pneumatic. Remote setpoints, scheduling, and unoccupied hours are not available with the current control system. 10. Hydronic piping insulation appears to be in average condition. Many hot water lines are missing insulation in the boiler room. 11. Unitary rooftop units serve auditorium and office area. 12. With any significant renovation it is recommended that the existing HVAC components be removed and replaced. New mechanical systems could realize a heating energy savings of approximately 20 to 30% compared to the existing heating and ventilation system. Additionally, the new system would provide cooling and dehumidification for the entire building. Plumbing The plumbing system consists of restrooms, janitor’s receptors, electric water coolers, and classroom sinks. 2. Plumbing fixtures are a mix of original and new. Fixtures appear to be in average to good condition with adequate pressures at most flush valves. Newer fixtures include autoflush sensors. 3. The building uses indirect, hot water heat exchangers and two 115 gallon storage tanks for water domestic water heating. Tanks and heat exchangers were installed in 2008. 4. The entire domestic water system is softened. 5. Piping insulation is a mix of original and new, and is in average condition. 6. Roof drainage is by roof drains. Drains appear to be in average condition with no signs of blockage. 7. Under-floor sanitary piping is the original cast iron. 8. The four (4) inch water entrance is located in the mechanical room. The entrance does not include the code required backflow preventer. 9. There is a single gas entrances for the building. 10. The majority of domestic water piping appears to be copper. 11. The art room sinks are in average condition and do not have mud traps. 12. With any significant renovation it is recommended a backflow preventer be installed on the water entrance. 1.

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Fire Protection Other than the new gym, the building currently does not have a sprinkler system. With any large renovation it is recommended that a fire protection sprinkler system be installed for the rest of the building. A new water service entrance will likely be required for installation of the fire protection system. 3

West Branch Community School District

Facility Condition Assessment Report

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Power A new electric service was installed in conjunction with the new gymnasium addition and is suitable for continued use. Branch circuit panels throughout the building are also suitable for continued use, but many are full and do not have space for additional circuits. Science classrooms do not have ground fault protected receptacles. Lighting T8 fluorescent lamps are used throughout the building. Commons and many classrooms contain more fixtures and/or lamps than necessary, contributing to a higher lighting power density than allowed by current energy code. Only the recently renovated areas (gym addition, toilets, and locker rooms) have automatic lighting control (occupancy sensors) for interior lighting. Emergency lights and exit signs are not adequate in the corridors, band room and old gymnasium. There are no exterior emergency egress lights at building exits. Special Systems The fire alarm system is relatively new and is adequate for continued use. Fire alarm strobe coverage in the classrooms and old gymnasium is not adequate. Site Elements The facility has paved parking and drives that are in fair to good condition. Parking on the site is minimal for the building population and lack of alternative street parking. The baseball field has a gravel parking lot which acts as an overflow lot during events. Lots should be paved and expanded. The bus drop-off is achieved in the lane in front of the school. This drop-off conflicts with visitor traffic and the lane does not allow for adequate turning radius for large vehicles. This should be redesigned and removed from other traffic areas. The site has a competitive track and stadium that is in good condition. The football field is built for competitive events, but only used for practice. Concessions and public toilet access for this area is limited. Competitive football is held on the filed on Oliphant Street and has a strong tradition in town. This field has very limited amenities and limited access to public toilets. Visitor seating is very limited for this site and is not ADA compliant. Additional access to restrooms, compliant seating and stadium access as well as alternative concession facilities should be considered in the near future.

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West Branch Community School District

Facility Condition Assessment Report

West Branch High School System / Repair Description

Grade

Low Cost

High Cost

Priority

Exterior Envelope & Super Structure Repair Brick Retaining Walls & Install Stone Caps Replace Metal Wall Panels on Original Building Replace Roof on Original Building Security Vestibule Inspect and Repair Caulking on Windows Inspect and Repair Earth Bermed Areas

F B D F B C

$765,000 $40,000 $150,000 $500,000 $25,000 $25,000 $25,000

$1,140,000 $50,000 $200,000 $750,000 $40,000 $50,000 $50,000

1 4 2 2 3 3

Interior Finishes and Fixtures Replace Misc Original & Damaged Acoustical Ceilings Update Science Area Casework Floor Finishes in Common Areas Update Casework in F&CS Update Art Room Finishes Update Finishes in Auditorium

B C D D D D

$300,000 $25,000 $30,000 $50,000 $25,000 $20,000 $150,000

$435,000 $40,000 $50,000 $70,000 $40,000 $35,000 $200,000

2 3 3 2 2 2

C C

$1,867,000 $1,862,000 $5,000

$2,138,000 $2,128,000 $10,000

4 1

Plumbing Upgrade water entrance to the building Install sinks w/ Clay traps in Art

X D

$43,000 $40,000 $3,000

$65,000 $60,000 $5,000

2 2

Fire Protection & Special Systems Additional Fire alarm/Strobe Coverage Add Fire Suppression System to Building

D C

$240,000 $50,000 $190,000

$295,000 $75,000 $220,000

2 5

Power Systems Add new Electrical Branch Panels Add additional power receptacles in Classrooms Add Ground Fault Receptacles to Science

B C X

$137,500 $35,000 $100,000 $2,500

$204,000 $50,000 $150,000 $4,000

3 3 1

Repair and add Emergency Exit Lights

D

$60,000 $60,000

$85,000 $85,000

1

Additional Paved Parking, Road, Walks Install Additional Site Lighting by Walks Create Separate Bus Drop-Off Area

C C D

$475,000 $250,000 $50,000 $175,000

$615,000 $300,000 $65,000 $250,000

3 2 1

$3,887,500

$4,977,000

HVAC Replace Mechanical System in Original Building Repair Insulation on Piping

Lighting

Site

Estimated Cost Range For Repairs

1 2 3 4 5

Priority Code Index - Critical, Correct Immediately - Potentially Critical; Correct in 1-5 Years - Necessary, But Not Critical; Correct in 6-10 Years - Recommended, But Not Critical; Correct in 10+ Years - Does Not Meet Current Code, But Grandfathered

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West Branch Community School District

Facility Condition Assessment Report

West Branch Middle School The West Branch Middle School is a 24,820 square foot, one-story facility originally constructed in 1958. Improvements have been completed on the building over successive years that have included windows and doors, mechanical and electrical systems, and roofing. The building sits on the same site as the elementary building and both buildings occupy a 10.3 acre site in the middle of the City. The Middle School building, originally built as the senior high, faces South but is accessed by parking and drives to the North of the building. A small access drive does reach the South side of the lot but is minimally used. The building sits on the high point of the site with a significant grade drop to the South and East portion of the site. 1.

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Exterior Envelope & Super Structure The building is constructed of brick and concrete block masonry with interior masonry bearing walls and exterior precast concrete accent panels below the windows. Masonry is in fair to good condition and has been tuckpointed recently in several locations. Exterior stone panels are in mostly good condition. Continuing annual inspection and repair of mortar and caulking joints should be completed as necessary. Roofing is EPDM single-ply membrane roof sloped to internal drains. Roofing has been recently replaced on approximately half of the building. The half that hasn’t been replaced is leaking in in several locations and needs to be repaired or replaced immediately. The system does not include overflow water management as required by code but only primary drain system. Windows on the building were replaced with aluminum framed sliding/fixed windows with fixed aluminum panels above. Age of the system was not able to be determined, but appears to have been done in the early 1980’s. The exterior finish is chalking and fading the system should be considered for replacement in 5-10 years. Inspection and repair of joints and calking should be done annually. Exterior doors are hollow metal doors and frames and are generally in fair to poor condition. Some rusting at the bottom of frames and doors was present. These should be considered for replacement in 1-5 years. Exterior wall fascia and copings are in good condition where the roof has been replaced. Continued replacement of coping were the roof is replaced should be completed. Interior Finishes and Fixtures Interior floor finishes are in good to average condition. Most educational spaces have been recently replaced and are in very good condition. Public area is terrazzo flooring and in average to fair condition for the age of the building. Ceilings in most areas have been recently replaced and are in very good condition. Some areas show signs of damage from roof leaks and should be replaced as required after roof has been repaired. Wall finishes in the building are in good to average condition. Public areas are glazed block and in good condition with a dated color scheme. Other areas of the building are painted concrete block that has been updated as areas were refinished. Some minor wall cracking was noted and should be investigated and repaired. Interior visual display boards have been replaced in the last 10 years and are in generally good condition. Interior cabinetry is in mixed condition and some original cabinets are still in use. Cabinetry throughout the building should be considered for replacement in 1-5 years. 6

West Branch Community School District

Facility Condition Assessment Report

HVAC The existing central heating plant consists of one “Kewanee”, 4,480 MBH input, atmospheric, low pressure steam boilers. The boiler, condensate pump, and associated components were installed in 1958 and appear to be in average condition. The heating system is estimated to be around 78% efficient. The “Gordon Piatt” burner is in average condition and is approximately 15 years old. 2. Combustion air for the boiler is by means of an outdoor air connection thru wall louver. 3. Hydronic piping insulation appears to be in average condition. The majority of the piping is original. 4. Building HVAC controls are by means of a building management control system. Trane controls are the system platform; CI3 is the controls provider. Remote setpoints, scheduling, and unoccupied hours are available with the current control system. 5. Steam piping is routed thru exterior tunnels to “Trane” unit ventilators and radiant heaters/convectors. The unit ventilators are in average condition and were installed in 2003. It is unknown if code required minimum ventilation is being delivered to the classrooms. 6. Unit ventilators include DX (direct expansion) cooling coils. Air cooled condensers for the coils are located on the roof. Coils and condensing units were installed in 2009. 7. The library and joined classrooms (302 and 306) are served by two rooftop units. The “Trane” unit was installed in 2003 and the “Ruud” unit was installed in 2012. Both units appear to be in good condition. Units provide electric heating and DX cooling. It is unknown if ventilation rates are adequate. 8. Relief air is primarily thru roof mounted reliefs and central bathroom exhaust fans. 9. The principal’s office is not conditioned or ventilated. It is understood that a portable cooling units is used to condition the space. 10. The majority of the building is air conditioned. 11. Unit ventilators do not allow for additional dehumidification control. It is understood that at peak latent load conditions, elevated humidity levels are occurring in the building. Portable dehumidification units have been used to reduce the issue. 12. With any significant renovation it is recommended that the existing HVAC components be reviewed for potential energy savings techniques. One option to review could include replacing the steam boiler with a high efficiency hot water boiler. Existing heating coils at unit ventilators would need to be reviewed for reuse with hot water. Dehumidification should be addresses as well. Options include providing central dehumidification unit and modified controls. Alternate HVAC systems should also be reviewed which could reduce energy and provide additional comfort. New mechanical systems (such as geothermal with energy recovery) could realize energy savings of approximately 20 to 30% compared to the existing heating, cooling, and ventilation system. Additionally, a new system could provide dehumidification for the entire building. 1.

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Plumbing The plumbing system consists of restrooms, janitor’s receptors, electric water coolers, and classroom sinks. The mechanical room had standing water; it is not clear what the source of the water. Plumbing fixtures are a mix of original and new. Fixtures appear to be in average to good condition with adequate pressures at most flush valves. Newer fixtures include autoflush sensors. 7

West Branch Community School District

Facility Condition Assessment Report 4.

The building uses a single water heater for domestic water heating. The heater is a “Rheem” atmospheric, gas-fired, 40MBH input, 50 gallon water heater located in the mechanical room. The domestic water heater is estimated to be 80% efficient and was installed 2005. The system circulation pump was installed recently and is in good condition. 5. The domestic hot water system is not softened. 6. Piping insulation is original and is in average condition; however, many pipes in the mechanical room have insulation missing. 7. Roof drainage is by roof drains. Drains appear to be in average condition with no signs of blockage. There are overflow drains. 8. Under-floor sanitary piping is the original cast iron. 9. The three (3) inch water entrance is located in the mechanical room. The entrance does not include the code required backflow preventer. 10. There is a single gas entrances for the building. 11. The majority of domestic water piping appears to be copper. However, there appear to be several areas where the original galvanic piping still is being used. It is recommended that with any major renovation all galvanic piping be replaced with copper. 12. With any significant renovation it is recommended a backflow preventer be installed on the water entrance, the mechanical room be reviewed for water source, and a high efficient water heater be installed. Additionally, it is recommended that under-floor piping be fully videotaped to understand the condition of the cast iron piping. 1. 2.

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Fire Protection The building currently does not have a sprinkler system. With any large renovation it is recommended that a fire protection sprinkler system be installed. A new water service entrance will be required for installation of fire protection system. Power The electrical distribution system is relatively new and is adequate for continued use. Standing water was observed in front of several electrical panels in the boiler room. This is a potentially dangerous condition and should be corrected immediately. Electrical panels in corridors are newer, but do not have room for additional circuits. Several newer electrical panels have incomplete breaker schedules. In general, the quantity of 120 volt convenience receptacles in classrooms is not adequate for the quantity of electronic equipment typically used in modern classrooms. Receptacles near sinks in the science classroom do not have ground fault protection. Lighting General lighting in most areas have been updated to T8 fluorescent lamps. Incandescent lighting is still in use in the boiler room. The library contains more fixtures and/or lamps than necessary, contributing to a higher lighting power density than allowed by current energy code. Only the recently renovated 5th grade classrooms have automatic lighting control (occupancy sensors) for interior lighting. Emergency lights and exit signs in the corridors provide adequate coverage. There are no exterior emergency egress lights at building exits. Additional exterior lighting is recommended for safety and security, especially in the parking lot and areas of frequent pedestrian traffic.

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West Branch Community School District

Facility Condition Assessment Report

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Special Systems The fire alarm system panel is relatively new and is suitable for continued use. There are no smoke detectors or fire alarm strobes in classrooms. A newer wireless clock system is in place and most clocks have been replaced with new wireless clocks. Wireless access points are installed in corridors throughout the facility. Site Elements Walks around the building are in average condition with some cracking and deterioration present. Walks leading to the Elementary building do not appear to meet maximum slope requirement for ADA. Landscaping around the building is in average condition and is of minimum maintenance materials. Building entry is very hard to identify for visitors to the building and is located away from the primary parking. Parking and drives are in good to average condition. Parking lot is not laid out efficiently and lacks adequate parking stalls. Bus drop-off is achieved in the same lot creating potentially dangerous conditions.

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West Branch Community School District

Facility Condition Assessment Report

West Branch Middle School System / Repair Description

Grade

Low Cost

High Cost

Priority

Exterior Envelope & Super Structure Exterior Masonry Repair & Tuck-pointing Exterior Door & Frame Replacement Exterior Window Replacement Security Vestibule Repair Water Infiltration in the Boiler Room Replace Roofing on Remaining Half of Building

B D B F F F

$396,000 $35,000 $40,000 $180,000 $30,000 $15,000 $96,000

$510,000 $50,000 $50,000 $200,000 $40,000 $20,000 $150,000

2 3 4 2 1 1

Interior Finishes and Fixtures Hazardous Material Abatement ADA Compliant Restrooms Replace Ceilings in Damaged Areas Replace Lockers Casework and Finishes in Various Areas Replace Non-ADA Compliant Door Hardware (Var.) Update Furnishings

F D D D C X B

$330,000 $100,000 $40,000 $5,000 $50,000 $45,000 $10,000 $80,000

$447,500 $150,000 $50,000 $7,500 $60,000 $65,000 $15,000 $100,000

3 2 2 2 3 1 4

C

$685,000 $685,000

$785,000 $785,000

2

Plumbing Upgrade water entrance to the building Repair Missing Pipe Insulation on Plumbing Replace Galvanic Piping w/ Copper Inspect & Repair Underfloor Piping

X C C C

$62,500 $20,000 $2,500 $25,000 $15,000

$105,000 $35,000 $5,000 $40,000 $25,000

1 2 4 2

Fire Protection & Special Systems Add Fire Suppression System to Building Add Fire Alarm system to Classrooms

C C

$110,000 $75,000 $35,000

$150,000 $100,000 $50,000

5 2

Power Systems Add new Electrical Branch Panels Add additional power receptacles in Classrooms Add Ground Fault Receptacles to Science

B C C

$77,500 $15,000 $60,000 $2,500

$104,000 $20,000 $80,000 $4,000

3 3 3

Add Exterior Egress Lighting Replace Gymnasium Fixtures w/ More Efficient Fixtures Repair and add Emergency Exit Lights

C C D

$75,000 $10,000 $15,000 $50,000

$110,000 $15,000 $20,000 $75,000

2 3 1

Repair Concrete Walks Install Additional Site Lighting by Playgrounds and Walks Create Separate Bus Drop-Off Area Landscaping and Exterior Signage for Entry Identity

C C D D

$195,000 $20,000 $40,000 $100,000 $35,000

$290,000 $30,000 $60,000 $150,000 $50,000

2 2 2 3

$1,931,000

$2,501,500

HVAC New / Upgraded Mechanical System

Lighting

Site

Estimated Cost Range For Repairs

1 2 3 4 5

Priority Code Index - Critical, Correct Immediately - Potentially Critical; Correct in 1-5 Years - Necessary, But Not Critical; Correct in 6-10 Years - Recommended, But Not Critical; Correct in 10+ Years - Does Not Meet Current Code, But Grandfathered

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West Branch Community School District

Facility Condition Assessment Report

West Branch Hoover Elementary School The West Branch Hoover Elementary School is a 55,774 square foot, one and two-story facility originally constructed in 1953. A two-story addition to the South end of the facility was completed in 1955 and a one-story early childhood addition was added to the north end of the building in 1992. Improvements have been completed on the building over successive years that have included windows and doors, mechanical and electrical systems, finishes, and roofing. The building sits on the same site as the middle school building and both buildings occupy a 10.3 acre site in the middle of the City. The Elementary School building faces East and sit on the lowest potion of the site. The 1955 addition transitions from the lower portion of the site to the upper portion on the second floor. An elevator in the link connection provides accessible pathway to the upper floor. 1.

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Exterior Envelope & Super Structure The building is constructed of brick and concrete block masonry with interior masonry bearing walls and exterior stone accents. Masonry is in fair to good condition and has been tuckpointed recently in several locations. Some masonry deterioration was found present under stone sills and ongoing maintenance and inspection of these areas is recommended. Continuing annual inspection and repair of mortar and caulking joints should be completed as necessary. Roofing is EPDM single-ply membrane roof sloped to internal drains in all areas except the gymnasium. Roofing has been replaced on all of the building but age is unknown. Visually the membrane appears in fair to average condition, but various areas of leaking are evident on the Southern addition. The system does not include overflow water management as required by code but only a primary drain system. Windows on the original building were replaced with aluminum framed sliding/fixed windows with fixed aluminum panels above. Age of the system was not able to be determined, but appears to have been done in the early 1980’s. Windows on the 1955 addition in academic areas have been replaced by metal-clad wood windows in in filled opening and painted plywood siding. Common areas in this addition have been infilled with aluminum framing and double pane glass with insulated facing panels. Some leaking is noted in “bridge” area connection due to missing seals. The exterior finish on the original building is chalking and fading the system should be considered for replacement in 5-10 years. Inspection and repair of joints and calking should be done annually. Exterior doors are hollow metal doors and frames and are generally in fair to poor condition. Some rusting at the bottom of frames and doors was present. These should be considered for replacement in 1-5 years. Exterior wall fascia and copings are in good condition where the roof has been replaced. Interior Finishes and Fixtures Interior floor finishes range from good to poor condition. Some educational spaces have been replaced in the last 5-10 years and are in good condition. Public areas of the building are a mix of vinyl tile, vinyl-asbestos tile, and carpet and is mostly in poor condition. Replacement of flooring in these areas should be considered in 1-5 years. Ceilings in most areas have been recently replaced and are in good condition. Some areas show signs of damage from roof leaks and should be replaced as required after roof has been repaired. Wall finishes in the building are in average condition. Public areas are a mix of masonry, painted concrete block, drywall, and painted concrete. Finishes are average to poor condition and deterioration was noted on the lower level of the South addition due to water infiltration from the exterior. 11

West Branch Community School District

Facility Condition Assessment Report 4.

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Interior visual display boards have been replaced in the last 10 years and are in generally good condition. Interior cabinetry is in mixed condition and some original cabinets are still in use. Cabinetry throughout the older portions of the building should be considered for replacement in 1-5 years. The building still contains asbestos in finishes. Some of those finishes are still exposed, but most have been encapsulated by carpeting. It is recommended these finishes be removed instead of encapsulated because as the encapsulating finishes wear out the substrate then needs to be removed as well. Complete removal of hazardous material is recommended in 1-10 years as finishes are replaced. HVAC The building utilizes a geothermal heat exchanger. Header piping is located in the main mechanical room. The heat exchanger, pumps, header piping, and associated components were installed in 2009 and appear to be in good condition. The entire building is air conditioned. The two hydronic system pumps utilize variable frequency drives (VFD) for modulating system flow requirements. Pumps and drives appear to be in good condition. Hydronic piping insulation appears to be in good condition. Building HVAC controls are by means of a building management control system. CI3 is the controls provider. Remote setpoints, scheduling, and unoccupied hours are available with the current control system. Classrooms and most auxiliary spaces utilize “Venmar” vertical, geothermal, packaged units. Units are located in spaces; ductwork is routed above drop ceilings. Units include energy recovery ventilators for total sensible heat recovery. It is understood that code required minimum ventilation is being delivered to the classrooms. Gym and multipurpose room utilize fabric ductwork for air distribution. A pad mounted heat pump with an integral energy recovery ventilator serves the gym. Ductwork connected to the unit is routed outside and extended to interior gym fabric ductwork. Unit and ductwork appear to be in good condition. A vertical heat pump connected to an energy recovery ventilator serves the multipurpose room. Units appear to be in good condition. Corridors are served by horizontal heat pumps located in closets and above ceilings. Heat pumps do not include dehumidification (hot gas reheat). It is understood that one unit compressor has been replaced recently. There are five energy recovery rooftop mounted ventilators. Units serve spaces which are not conditioned by packaged units. A gas-fired, DX (direct expansion) rooftop unit serves the kitchen. A gasfired, make-up air unit serves the grease hood. Make-up air is ducted to a plenum in front of the grease hood. Kitchen HVAC equipment includes a grease hood, dishwasher hood, and exhaust fans. Fans and hoods appear to be in good condition. Elevator equipment room utilizes an exhaust fan and electric unit heater for space conditioning. Plumbing The plumbing system consists of restrooms, janitor’s receptors, electric water coolers, classroom sinks, and kitchen equipment including a triple bowl sink and commercial dishwasher. The mechanical room utilizes a sump pit with a duplex submersible pump for water drainage. It is understood the mechanical room receives a significant amount of ground water, and that at times the sump pump system has failed or been unable to maintain drainage flow amounts.

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West Branch Community School District

Facility Condition Assessment Report 3. 4.

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1. 2.

1. 2. 3. 4. 5.

Plumbing fixtures are a mix of original and new. Fixtures appear to be in average to good condition with adequate pressures at most flush valves. The building uses multiple water heaters for domestic water heating. The majority of the building utilizes a “Rheem” atmospheric, gas-fired, 40MBH input, 40 gallon water heater located in the mechanical room. The domestic water heater is estimated to be 80% efficient and was installed 2006. The system circulation pump was installed recently and is in good condition. The remaining classrooms and spaces are served by electrical point of use 5 and 10 gallon water heaters located below sinks and in closets. The kitchen utilizes a “Rheem” atmospheric, gas-fired, 199 MBH input, 91 gallon water heater located in the mechanical room. The kitchen water heater is estimated to be 80% efficient and was installed 2006. The domestic hot water system for the majority of the building is not softened. The kitchen water heater is softened. Piping insulation is original and is in average condition; however, many pipes in the mechanical room have insulation missing. Roof drainage is by roof drains. Drains appear to be in average condition with no signs of blockage. Under-floor sanitary piping is the original cast iron. It is understood that several sections have had areas that were corroded and have been replace. There are two water entrances. A two (2) inch entrance is located in the mechanical room, and a second two (2) inch entrance is located in the kitchen. Both entrances are missing the code required backflow preventer. There are two gas entrances for the building. The majority of domestic water piping appears to be copper. However, there appear to be several areas where the original galvanic piping still is being used. It is recommended that with any major renovation all galvanic piping be replaced with copper. Kitchen waste does not connect to a code required grease interceptor. The art room sinks are in average condition and do not have mud traps. With any significant renovation it is recommended backflow preventer be installed on water entrances, plumbing fixtures be updated with efficient, low water units, a grease interceptor be installed for kitchen waste, mud traps be installed for art sinks, the mechanical room sump be reviewed for size and capacity, and a high efficient water heater be installed for the kitchen. Additionally, it is recommended that under-floor piping be fully videotaped to understand the condition of the cast iron piping. Fire Protection The building currently does not have a sprinkler system. With any large renovation or addition it is recommended that a fire protection sprinkler system be installed. A new water service entrance will be required for installation of fire protection system. Power A new electrical service and panelboards were installed to accommodate the geothermal HVAC remodel. However, original electrical equipment was backfed by the new equipment and is still in use. Building is energized at 208/120V, 3-phase, 4 wire, but original equipment is energized at 240/120V, single phase. Branch circuit electrical panels in the original boiler room and the gymnasium are original to the building, do not have additional capacity, are obsolete and should be replaced. The original electrical panels in the south wing are obsolete and generally do not have capacity for new circuits. This electrical gear should be replaced. The sump pump in the boiler room runs almost continuously to remove ground water. Multiple pumps provide redundancy, but adding battery backup is recommended so water does not accumulate during a brief power outage. Electrical panels in the south wing custodial room, kiln room, and multipurpose room storage room do not have code-required 36” working clearance. 13

West Branch Community School District

Facility Condition Assessment Report 6. 7. 8.

Leaking water appears to be dripping on or near an electrical panel in the multipurpose room storage room (evidenced by plastic sheet draped over panel). Many receptacles in the kitchen do not have ground fault protection. In general, the quantity of 120 volt convenience receptacles in classrooms is not adequate for the quantity of electronic equipment typically used in modern classrooms.

Lighting Most general lighting utilizes T8 fluorescent lamps, but some obsolete T12 fixtures are still in use in a few areas. 2. The old gymnasium has metal halide high bay fixtures which could be easily replaced with more energy efficient high bay T8 fluorescent. 3. Incandescent lighting is still used in a few storage rooms, crawl spaces, etc. in the original building. 4. Many corridors and classrooms use more fixtures and/or lamps than necessary, contributing to a higher lighting power density than allowed by current energy codes. 5. There is no automatic lighting control (occupancy sensors) for interior lighting. 6. Emergency lights and exit signs in the kindergarten wing provide adequate coverage. 7. In general the quantity of emergency lights and exit signs do not meet life safety code requirements. This applies primarily to the corridors and gymnasiums. 8. Emergency lights are not functioning in several locations. The northwest emergency light in the old gymnasium is damaged. 9. There are no exterior emergency egress lights at building exits. 10. Additional exterior lighting is recommended for safety and security, especially in areas of pedestrian traffic and adjacent to playgrounds. 1.

1. 2. 3. 4. 5. 1.

2.

3. 4.

Special Systems The fire alarm system panel is relatively new and is suitable for continued use. Smoke, heat, and beam detectors are used to provide full detection throughout the facility. A newer wireless clock system is in place and most clocks have been replaced with new wireless clocks. Wireless access points are installed in corridors throughout the facility. A card reader access control system has been installed at several doors. Site Elements Walks around the building are in average to poor condition with some cracking and deterioration present. Walks leading to the Middle School building and to the front entry do not appear to meet maximum slope requirement for ADA. Landscaping around the building is in average condition and is of minimum maintenance materials. Building entry is very hard to identify for visitors to the building and is confused with the former “original” entry serving the district office. This creates an issue with proper security protocol for visitors. The site lacks off-street parking for staff and visitors and creates congestion along Oliphant Street. Bus drop-off is achieved along the same street, which creates a potentially dangerous condition during peak times. The site is steeply graded in the rear and lacks proper level green space play areas for the population served. Water management in the rear of the building creates ongoing maintenance issues and overflow runoff from this area is achieved through the foundation on the link area. This drainage should address in the future.

14

West Branch Community School District

Facility Condition Assessment Report

Hoover Elementary School System / Repair Description

Grade

Low Cost

High Cost

Priority

B D B F X/G F F

$704,000 $25,000 $40,000 $200,000 $20,000 $365,000 $4,000 $50,000

$1,143,000 $50,000 $75,000 $350,000 $35,000 $550,000 $8,000 $75,000

3 3 4 2 5 1 1

F F C D D X B

$340,000 $95,000 $80,000 $15,000 $25,000 $20,000 $5,000 $100,000

$553,000 $175,000 $120,000 $25,000 $40,000 $35,000 $8,000 $150,000

3 2 3 2 2 1 4

B D

$7,500 $5,000 $2,500

$25,000 $20,000 $5,000

2 1

Plumbing Upgrade water entrance to the building Repair Damaged Pipe Insulation on Plumbing Replace Galvanic Piping w/ Copper Install Grease Interceptor on Kitchen Waste System Install sinks w/ Clay traps in Art Inspect & Repair Underfloor Drainage

X C C X D C

$90,500 $20,000 $2,500 $20,000 $40,000 $3,000 $5,000

$165,000 $35,000 $5,000 $35,000 $60,000 $5,000 $25,000

1 2 4 2 2 2

Fire Protection & Special Systems Add Fire Suppression System to Building

C

$175,000 $175,000

$250,000 $250,000

5

Power Systems Replace Original Electrical Branch Panels Replace Electrical Switch Gear Replace Panels located in non compliant code locations Add additional sump pump in lower area for redundancy Add additional power receptacles in Classrooms Add Ground Fault Receptacles to Kitchen

D D X D C C

$378,500 $125,000 $75,000 $25,000 $1,000 $150,000 $2,500

$571,500 $175,000 $100,000 $40,000 $2,500 $250,000 $4,000

2 2 1 1 3 3

Replace Remaining T-12 Lighting Replace Gymnasium Fixtures w/ More Efficient Fixtures Repair and add Emergency Exit Lights

C C D

$75,000 $10,000 $15,000 $50,000

$110,000 $15,000 $20,000 $75,000

2 3 1

Repair or Replace Retaining Walls Around Playgrounds Install Additional Site Lighting by Playgrounds and Walks Create Separate Bus Drop-Off Area Landscaping and Exterior Signage for Entry Identity

C C D D

$305,000 $20,000 $75,000 $175,000 $35,000

$440,000 $30,000 $110,000 $250,000 $50,000

1 2 2 2

$2,075,500

$3,257,500

Exterior Envelope & Super Structure Exterior Masonry Repair & Tuck-pointing Exterior Door & Frame Replacement Exterior Window Replacement Security Vestibule Replace Roofing & Drainage (add overflow drainage) Repair Leaking Roof Areas Repair Water Penetration into Lower Level Interior Finishes and Fixtures Hazardous Material Abatement ADA Compliant Restrooms in Classrooms Replace Ceilings & Lighting (in remaining areas) Address Open Coat Storage in Corridors Casework and Finishes in Art & Music Area Replace Non-ADA Compliant Door Hardware (Var.) Update Furnishings & Add Storage HVAC Diagnose & Repair HVAC Control Issues Add Condensate Drain to Mech Unit by Multi-Purpose

Lighting

Site

Estimated Cost Range For Repairs

1 2 3 4 5

Priority Code Index - Critical, Correct Immediately - Potentially Critical; Correct in 1-5 Years - Necessary, But Not Critical; Correct in 6-10 Years - Recommended, But Not Critical; Correct in 10+ Years - Does Not Meet Current Code, But Grandfathered

15

West Branch Community School District