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Home My WebLink About12 ASD DOWA ZCS Briscoe05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Ashland School District Facility & Capacity Assessment Report 2005 Briscoe Elementary School (Closed Facility) Address: 265 N Main Street Area: 33,980 square feet Buildings: Original Building 1948 Music Addition 1997 Enrollment 2004: 0 students FINDINGS Architectural - Findings Briscoe Elementary School is currently a closed school that is being leased to two different businesses. A portion of the school is housing the Migrant Headstart. The other portion is housing a community of local artist studios. Overall the school is in moderate condition. There is no off street parking and very limited playground areas. The classroom capacity of the facility can support 275 students and could increase 25 students per double session kindergarten classroom. The multipurpose room can support 235 for eating and over 500 in an assembly. The adjacent kitchen is extremely inadequate and the stage is not used for performances. The library and offices are inadequate with current capacity. The whole facility lacks conference and meeting spaces for staff, parents and students. Evaluation of the toilet facilities are pending. General observations made for the building exterior during this visit include: 1) The windows are wood frames with single pane glazing. The wood frames possibly painted with lead paint. 2) All the door hardware in the Headstart area has been upgraded to ADA standards, the remainder of the building is not ADA or egress code compliant. 3) The roof is near the end of its life cycle but appears in good condition. The roof occasionally leaks when leaves build up in gutters and on the roofs. 4) There is no site lighting and minimal building lighting for after dark events and for safety/security of the campus. The following general observations were made regarding the building interior: 1) There is an outdated fire sprinkler system in the older building that should be replaced. 2) The school in general has many ADA issues including building access, door hardware, and plumbing fixtures. 3) Most of the carpeting is in good condition but installed on suspect asbestos tile. 4) VCT is in poor condition and suspect of asbestos. 5) Due to the age of this facility the cabinets and casework is beginning to show wear. 6) The ceiling tiles are stained in the stage. For long-range planning this facility is in overall moderate condition. This facility may be a target facility for the district to consider for a special program or to sell. The site is small and the building is small. There is little room for additions or site improvements like parking and drop off areas. If the facility was to be converted back into an educational facility, the following improvements should be made. The administration should be enlarged and improved functionally. The library is extremely small and should be enlarged to service the population. It .kGCOA050149 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. would also be suggested to improve the kitchen in size and equipment. The code and accessibility issues identified in the assessment would be expensive to address, however, these too could be part of a long-range overall improvements program. Mechanical and Plumbing Systems - Findings Part 1 – HVAC Primary Heat Source: -System: Two lower pressure steam boilers (one has been disconnected) -Fuel: Natural gas / Oil -Capacity: 1800 lbs/hr each -Age: Original -Condition: Marginal, both boilers have been retubed -Capacity for future expansion: Good – If 2nd boiler is re-connected. Space Conditioning Systems: -New portable units served by packaged gas packs with cooling. -Classrooms are heated and ventilated by perimeter unit ventilators. -There is a heating and ventilating unit serving the multi-purpose room and a fan coil unit serving the kitchen. -Restrooms are gravity vented. -There is no make-up air in the kitchen and no dishwasher hood. -Controls are Pneumatic with boiler time clock and a night-low limit thermostat. Unsafe or Undesirable Conditions: -No make up air for kitchen. -Dishwasher hood required. Part II Plumbing Systems Domestic Water: -Source: Unknown -Pressure: Good -Piping System: Poor - Galvanized Sanitary: -To public sewer Rain Drains: -To public storm sewer Domestic Water Heating: -Gas fired Domestic Hot water heater Unsafe or Undesirable Conditions: -None noted .k)COA050150 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Part III – Automatic Fire Protection Sprinklers -Building is not sprinklered Electrical Systems - Findings Part I - Electrical Distribution Service: There are two services to the school. One service is located in the Boiler Room of the original building and the second one is located in the newer Music Building. Service drops from a utility pole serve both services. Switchboard: Original Building -120/240 volt, 1 phase, 3 wire (manufactured by Trumbull). Music Building – 120/240 volt, 3 phase, 4 wire(Siemens). Capacity: The Original Building is 600 amps and the Music Bldg. addition is rated 250 amps. Breakers: The electrical distribution equipment in the old boiler room uses Trumbull “swing gate” fusible switches. The Music/Gym is breakers. Installation & Condition: The distribution equipment in the Original Building was installed in 1948 and is in very poor condition. The electrical infrastructure has exceeded its life expectancy. The switchboard for the Music Building Addition was installed in the 1980s. It is in good condition and does not need to be replaced. Panelboards: Original panels are manufactured by Trumbull and should be replaced. In general, most have very limited or no space available. The newer siemens panel still looks good and has space for additional circuits. Wiring: Wiring is original and could not observe condition. Technology Upgrade: Technology was added fairly recently but power to support the upgrade did not occur. Receptacles: The receptacles in the typical classroom varied. Most of the original classrooms had two original receptacles and also some had multiple receptacle extension track installed. The blade supports in the receptacles are wearing out in a lot of the receptacles and should be replaced. .jwCOA050151 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Part II - Lighting General: Lighting throughout the original school is very outdated. The lighting should be replaced with latest technology to save energy. Typical fixtures in the corridors and classrooms were surface wraparounds. The in the classrooms were 4 lamp fixtures. Fixtures in the kitchen were replaced with fluorescent on pendants. The lighting in the Multi-purpose Room is Metal Halide fixtures which are extremely noisy. The wire guards have been cut away to allow re-lamping and several of the fixtures are not used to save on energy. There is a lot of incandescent lighting still used including exterior lighting. Mostly the interior lamps in the original building are fluorescent T-12’s with magnetic ballasts. Most of these ballasts have PCPs in them. This lamp/ballast combination should be replaced. The lighting in the newer Music Building is T-8 3 lamp parabolic fixtures. Emergency System: An Emergency egress lighting system does not exist in the original building which is a code violation and needs to be added. The newer addition does have battery packs within the parabolic fixtures. Exits: Exit lights are code violation. In general, the exit signs should be replaced with latest technology and battery packs to meet code. Part III - Fire Alarm Control Panel: A DMP fire alarm system was added and is monitored by the Security Company. The panel is located in the storage room and the anunciator is near the front entry by the office. The Fire alarm system is a non-supervised 120 volt pull station and sirens. Detection: There are no smoke detectors in the building except in the Music Building and the Multipurpose Room area which is connected to the DMP Fire Alarm panel. Manual Pulls: Manual pull stations are located at exit doors and are 120 volt. .j.COA050152 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Notification Devices: Bells located throughout building. This does not meet the ADA requirements and visual devices need to be added throughout the building. The newer building does have combination horn/strobes as well as the multipurpose room. Part IV - Clocks Master Time Keeper: The master clock system is Simplex 2350 installed in mid 1980s. Program signals are distributed by an original IBM cross-connect panel. Bells are located in the corridors Clocks: Original Standard Part V - Intercoms System: The intercom is a Bogen system which is over twenty years old but still is functioning adequately. Seismic Report – Findings See Appendix .jHCOA050153 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. RECOMMENDATIONS High Priority Architectural and Code-Related Recommendations * does not include asbestos abatement Moderate Priority Architectural and Code-Related Recommendations Description of Item Estimated Cost Replace windows $489,042 ADA upgrades $324,981 Add site lighting $28,168 Add parking $318,709 Replace VCT* $37,742 Total Cost $1,198,642 Description of Item Estimated Cost Expand kitchen/replace equipment $544,059 Expand and remodel administration $237,423 Replace marker board $16,740 Replace ceiling tile at stage $3,220 Repair roof $295,357 Expand and remodel library $446,677 Total Cost $1,543,476 .jTCOA050154 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Lower Priority Architectural and Code-Related Recommendations Mechanical, Plumbing, and Electrical Recommendations Description of Item Estimated Cost Replace cabinets $382,870 Total Cost $382,870 Description of Item Estimated Cost Replace the domestic hot and cold water piping $259,803 Replace boilers including backflow devise for make-up water $169,012 Install Fire Sprinkler System $161,354 Upgrade controls to DDC for energy conservation $164,088 Upgrade receptacles and add as needed for technology $109,390 Upgrade lighting throughout $218,784 Add emergency lighting $109,390 Upgrade fire alarm system $109,390 Upgrade electrical service $246,131 Replace panelboards $109,390 Total Cost $1,656,732 .jvCOA050155 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/22/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Higher Priority Seismic Recommendations Description of Item Estimated Cost Reinforce parapets $80,096 Reinforce CMU walls $563,375 Tie walls to roof, ceilings and floors $529,453 Reinforce roof diaphragm $321,610 Tie chords and plates together $160,964 Attach Brick Veneer $154,531 Total Cost $1,810,029 .jkCOA050156 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Briscoe Elementary School Ashland School District Visual Inspection – Building Exterior Part I – Building Exterior – Rated on a Scale of 1 (poor) to 5 (excellent) Area Rating Comments • Structural Condition: 2 See Appendix • Window Frames & Glass: 1 All single pane glazing in wood frames. Wood frames possibly painted with lead paint. • Doors & Frames: 4 Hardware has been updated to meet ADA and egress code requirements in the Headstart portion of building only. • Exterior Siding: 4 • Roof Condition: 4 Built-up roof with bitumous cap sheet, good condition but near end of life cycle. Sheetmetal gutters and coping in good condition. Roof occasionally backs-up and leaks when leaves fall and build up from surrounding trees on roof, causing leaks. • Site Sidewalks & Stairs: 4 • Play Equipment: 5 • Hard Surface Play Areas: 5 • Soft Surface Play Areas: 5 • Parking & Drive Surfaces: 1 None located on site. • Bus Loop and Circulation: 1 None located on site. • Landscaping: 5 • Grading & Drainage: 4 • Irrigation System(s): 5 • Site Lighting: 3 No site lighting, minimal lighting on the building. • Other: 0 Part II – Unsafe Undesirable Conditions • The school exterior finish is primarily reinforced brick, creating a safety hazard in the event of seismic activity. • ADA Issues: o There are no ADA parking stalls. o There is only one ADA accessible entrance to the building through the service court. Once inside the building, this access is barred by a one-way egress fire door recently installed. • There is no parking or bus loading/unloading on site. All parking is off-site. • Service court access is tight, difficult to turn around and maneuver. 166COA050157 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Part III – Comments • School has been closed by the school district, and spaces are currently being rented out. A majority of the building is being used by Headstart, and small portion of the building is being used by local artists. • It would be costly to make front entrance ADA accessible due to the level change from the street level to the front doors. School District may want to consider providing an alternative main entrance to this building. 167COA050158 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Briscoe Elementary School Ashland School District Visual Inspection – Building Interior Part I – Basic Components – Rated on a Scale of 1 (poor) to 5 (excellent) Area Rating Comments • Sprinkler System/Location(s): 1 Outdated fire sprinkler system in older building. • Floor/Finishes - Carpeting: 4 Carpeting is in good condition. Installed over suspect asbestos tile in many locations. • Floor Finishes – VCT/Vinyl: 4 Suspected to contain asbestos. • Walls – Paint/Finishes: 5 • Ceilings - ACT: 5 • Ceilings – Glue-up tiles: 4 Tiles stained over stage. • Window Coverings: 5 • Doors and Hardware: 4 Doors and hardware have been updated to meet ADA and egress code requirements in the Headstart portion of building only. Part II – Fixtures and Equipment – Rated on a Scale of 1 (poor) to 5 (excellent) • Casework & Cabinetry: 3 Old, beginning to show wear. • Markerboards\Projection Screens: 2 • Plumbing Fixtures: 2 Functioning but old, not ADA code compliant except in (1) unisex toilet in the new addition. • Acoustics: 4 None in Gymnasium, excellent in Music room. • PE Equipment: 4 • Other: 0 Part III – Unsafe or Undesirable Conditions • Suspected asbestos floor tiles throughout the school, including under carpeting and sheet vinyl. Pipes in boiler room also covered with asbestos. • ADA Issues: o School building in general has many levels with no ADA access to many of classrooms. Level changes are so great that an ADA ramp would not be feasible, only lifts or elevators could accommodate level changes. o In general, the toilet rooms are not ADA compliant throughout the school except for (1) unisex toilet in the new addition. • Water quality is poor. Plumbing in building is old and rusting, causing discoloration of water. vwqCOA050159 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Part IV – Comments • The portion of the building used by Headstart has been upgraded with a new fire alarm and security system, fire walls and egress from each of the classrooms. • Kitchen equipment, including dishwasher, cooler and freezer, are not energy efficient and are nearing the end of life cycle. • School has poor identifying devices, non of which are ADA code compliant. District facilities as a whole should be updated with ADA compliant room signage that clearly demark room numbers and room usage. • Classrooms appear to be using enamel finish markerboards that are nearing the end of their life cycle and projection screens that are outdated. Some rooms are still using chalkboards. District facilities as a whole should be updated with new marker boards and projections screens. • As a minimum, (2) lifts and several ADA ramps will need to be installed to provide ADA access throughout the building. vwECOA050160 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Briscoe Elementary School Ashland School District ANALYSIS OF CODE ISSUES Section A – Existing Conditions Part I – Building Information • Number of Structures: 2 • Building Area(s): 33,980 SF • Number of Stories: 1 • Sprinkler System/Location(s): 0 (outdated) • Area Separation(s): Yes • Construction Type(s): VB • Number of Students: 0 (potential for 275) • Number Faculty/Staff: Pending • Total Number of Classrooms: 12 • Total SF of Assembly Space: 3650 sq. ft. multipurpose; 1280 sq. ft. library Part II –Site Information • Yards & Setbacks Front: Pending Side: Pending Rear: Pending • Fire Dept Access: Pending • Fire Hydrant(s): 2 • Standard Parking Spaces: 0 • Accessible/Van Spaces: 0 Part III – Plumbing Fixture Count • Boys Restrooms Number of Lavatories: Washfountain per room Number of Toilets: 6 Number of Urinals: 10 • Girls Restrooms Number of Lavatories: Washfountain per room Number of Toilets: 10 • Staff Restrooms Number of Lavatories: Pending Number of Toilets: Pending • Number of Drinking Fountains: 12 Part IV – Comments • Some items are pending waiting for information VHTCOA050161 05019 Ashland School District August 05 Facility & Capacity Assessment Report 2005 Printed 08/21/05 D U LL O LS O N W E EK E S AR C H I TE C TS I NC. Section B – Code Issues Part I – Building • Allowable Area: pending • Area Increases Yards: 100% Sprinkler System: 0 • Total allowable area: Pending • Area Separation Required? Pending • Construction Type(s) OK? Pending Part II – Egress • System in General: OK • Travel Distance: Ok • Intervening Rooms: Ok • Occupant Loads: 2 exits required for rooms with more than 50 occupants (some classrooms and library) Part III – Plumbing Fixtures – Required Numbers per Code (per UBC Chapter 29) • Boys Restrooms Number of Lavatories: 9 Number of Toilets: 5 Number of Urinals: 5 • Girls Restrooms Number of Lavatories: 9 Number of Toilets: 12 • Staff Restrooms Number of Lavatories: 2 Number of Toilets: 2 • Number of Drinking Fountains: 1 per building level Part IV – Parking Requirements • Code Requirement: 1.5 parking spaces per classrooms 18 spaces required • Number of Existing Spaces: 0 • Required Accessible Spaces: 1 plus 1 van space • Number of Existing Spaces: 0 Part V – Comments • Some items are pending waiting for information. VHVCOA050162