8. Building Systems Evaluation -...

Master Plan Study October 2008 Moncton High School 207 Church Street, Moncton, N.B. Page 30

8. Building Systems Evaluation (Pages 30 - 56)


Building Systems Evaluation

A Building Systems Evaluation was conducted per discipline, architectural, structural, mechanical and electrical for the Moncton High School facility. The results are as follows:

a) Architectural • Roof System • Attic Area • Exterior Stone Wall System • Window Systems • Asbestos Material

b) Structural

Refer to Systems Analysis Report

c) Mechanical


d) Electrical


Master Plan Study October 2008 Moncton High School 207 Church Street, Moncton, N.B. 2

8. a) Architectural Condition Assessment Report (Pages 32 - 53)


Roof System Description, Assessment and Recommendations The existing Moncton High School facility consists of four types of roof systems:

• System #1 - Sloped granular shingle system • System #2 - Granular four ply organic felt built-up roof system • System #3 - Granular two ply modified system • System #4 - Pre-finished metal panel system

o Pre-finished copper panel system (1935) o Pre-finished copper panel system (1948) o Galvanized steel panel (1987)

Refer to existing enclosed roof layout. These systems and their conditions were verified as per site inspection and in conjunction with the Roof and Inspection Report for Moncton High School prepared by the Department of Supply & Services in 2007. System #1 - Sloped granular shingle system Description The granular asphalt shingle system is located on the existing gable roof structures, including dormers constructed in 1935 and 1945. The construction components of this system generally consists of the following:

• granular asphalt shingles (nailed) • organic felt underlay • fibreboard • 38mm steel deck • structural steel truss system

Small capital roof replacement projects have taken place in 1994, 1998, 1999 and 2002. Assessment In general, the installed systems are not retaining their expected life performance of approximately 20 years.

1. The existing uncontrolled attic environment (refer to Attic System Description, Assessment and Recommendations) located under all gable roof areas is contributing to the rapid acceleration of shingle deterioration. This is evident but varies in the 1994, 1998 and 1999 installations.


o Extensive lifting and coupling of shingles due to the variation of attic temperature.

o Extensive chewing and splitting of shingles along the perimeter of the roof eave is due to icicle formation.

o The original 1935 existing eave detail contributes to the infiltration of water between the termination of the roof structure and stone wall system. It is to be noted that the eave detail on the 1945 addition attempts to address this problem.

2. The variety of steep slopes exposes the roof system to high wind, rain,

snow, sleet conditions that deteriorates the system.

3. The roof shingle systems have experienced expected colour fading. Not all installations, match previous installed systems.

System #2 - Granular four ply organic felt built-up roof system Description The existing granular four ply organic felt built-up roof system is primarily located on the roof areas related to the 1987 gymnasium addition. The general construction components of this flat roof system consists of the following:

• Granulars • Four ply organic felt/asphalt membrane • Tapered fibreboard • 100mm rigid insulation • Vapour barrier • Steel deck/open web steel joist system

Assessment The installed system is experiencing deterioration in its life expectancy. The Roof Data and Inspection Report indicates deficiencies in its membrane, wall flashings and roof joints. In addition, user group discussions indicate that the gymnasium roof system is failing as water infiltration has been readily occurring, affecting the wood floor system and studio below. It is to be noted that this existing system would not meet roof requirements as per the 5 year MRGNB warranty program.


System #3 – Granular two ply modified system

Description

The existing granular two ply modified roof system is located on roof areas concentrating on the quad area, below the tower structure and at a theatre staircase fronting Mountain Road. The general construction components of this flat roof system consists of the following:

• Granular 2 ply modified base and cap sheet system • 13mm fibreboard • 2 ply organic felt system • 13mm gypsum board on steel deck*

*base structural system do vary on site System installation dates range from 1990, 1999, 2001, 2008 which reflect 2 year CRCA and 5 year MRGNB warranty details.

Assessment The 1990, 1999 installations are in fair condition thus are meeting life expectancy. The 2001, 2008 installations are in good condition.

System #4 - Pre-Finished Metal Panel System Description The pre-finished metal panel system consists of two installation types as per the following:

1. Copper panel system on tower (1935) / Copper panel system on end staircase (1948)

2. Galvanized steel panel system on pedway (1987) 1. Copper Panel System on Tower (1935) / Copper Panel System on End Staircase

(1948)

The general construction components of the 1935/1945 copper panel systems installation consists of the following:

• Pre-finished copper panel system • Wood structural support


Assessment A direct on site inspection could not be conducted on the 1935/1948 copper panel system. However, the Roof Data and Inspection Report prepared by the Department of Supply & Services indicates that the roof systems are in good condition. 2. Galvanized Steel Panel System on Pedway (1987)

The general construction components of 1987 galvanized steel panel system on pedway consists of the following:

• Pre-finished corrugated galvanized steel panel system • 75mm rigid insulation • Metal linear interior panel, steel frame system

Assessment As per site inspection and in reference to the Roof Data and Inspection Report prepared by the Department of Supply & Services, the system is in good condition. However, colour fading of steel panel system is evident. Recommendations The following recommendations are being offered based on the roof assessments. System #1 - Sloped Granular Shingle System The existing granular shingle roof system (1990, 1994) should be replaced in its entirety with a new granular roof shingle system with a minimum 25 year guarantee as they have met their life performance expectancy. It is predicted that the remaining 1999, 2002 installations may extend additional performance for a maximum of 10 years, but it is recommended that these systems should be replaced at the time of the previous 1990 and 1994 installations in order to achieve the following: .1 To provide an entire roof system with a common life expectancy .2 Continuous common colour and shingle type selection throughout. Colour of

system should be selected to complement building stone envelope. .3 Provide adjusted eave detail to eliminate water infiltration at eaves/ stone

cornice location. .4 Eliminate patched appearance of roof line.


It is to be noted that roof replacement should not be scheduled until attic upgrade work has been completed. System #2 - Granular four ply organic felt built-up roof system The existing granular four ply organic felt built-up roof system should be replaced in its entirety as the system has reached its life performance expectancy, i.e. membrane, flashing, roof drain failures. It is recommended that a new 2 ply modified system be installed as per 5 year MRGNB warranty details. System #3 – Granular two ply modified system The existing granular two ply modified system installed in 1990 and 1991 should be replaced in its entirety as the system has reached its life performance expectancy. These roof replacements are to be coordinated with the proposed resource centre extension located within the quad area. It is estimated that the existing 2001 and 2008 roof installations should perform up to an additional 20 years. However, these installations located at the perimeter of the proposed resource centre extension will require coordination. System #4 - Pre-Finished Metal Panel System It is recommended that all three pre-finished metal panel systems are to remain. The original 1935 / 1948 copper panel system should be well maintained in order to conserve the original integrity of the 1935 tower and 1948 stairwell construction. The galvanized steel panel system located at the pedway will require a new paint application due to its colour fading.


Attic Area Description, Assessment and Recommendations The existing Moncton High School facility contains an attic area accessible by an existing extended interior staircase located within the tower foyer. This present attic area is located over the original 1935 classroom wings, tower entrance, theatre area, and 1948 classroom wing construction. The entire area can be broken into six convenient zones, zones 1, 2, 5 and 6 located over 1935/1948 classroom and tower entrance, zone 3 and 4 over theatre and stage area. Refer to as-founds, A-5 Existing Attic Plan. Zone 1, 2, 5 and 6 Description This area is constructed of non-combustible and combustible material. The centre attic roof structure is constructed of a combination of a steel truss, beam and perling system enclosed by a steel deck system. Lower flat roof extensions are constructed of wood rafters, wood decking and a vertical wood stud system. The floor system is constructed of a steel mesh and T system (3/4” hyrib 28 gauge) topped with 2 1/2” concrete slab. Attic floor elevations differ within zone 2. The gable roof structure forms a massive triangular volume in which its peak height reaches 6 meters. The floor slab is insulated with blown in loose pink insulation, approximately 12” thickness within zones 1, 5 and 6. No insulation is present over zone 2. Uninsulated mechanical exhaust ductwork and insulated steam and water pipe lines run through the space. Inadequate writing, lighting are switches are present. Assessment In general, the environmental quality of the space is poor as the air quality is contaminated by airborne pink insulation fibres. Testing of the insulation indicates that rodent urine and feces is present. Testing of sections of insulated pipe and elbow wraps by All-Tech Environmental Services Limited was found to contain asbestos.


The entire attic area experiences seasonal temperatures fluctuations due to uninsulated exhaust ducts, solar heat absorbance by the asphalt shingle roof system, steel/deck structure, non-existent temperature control within the attic area and minimal ventilation. Zone 3 Description This area is constructed of non-combustible and combustible (wood) construction. The steel truss and steel roof deck system is similar to zone1, 2 and 5. However, the steel truss system aids in the support in the existing 2” x 5” wood rafter system supporting the theatre ceiling. The original finished wood interior of the theatre contains wood boxed in beams around the bottom chord of the steel truss system. Fibreboard ceiling panels infill in between the exposed boxed beams. A required 1 hour fire separation is not present. Exposed blown-in cellulose insulation is located between the 2” x 5” wood rafters and truss chord cavity. Uninsulated mechanical exhaust ductwork is present within the space. Inadequate writing, lighting are switches are present. Assessment In general, the environmental quality is poor as the air quality is contaminated by airborne dust created from the exposed cellulose insulation. The attic area experiences seasonal temperature fluctuation due to uninsulated exhaust ducts, solar heat absorbance by the asphalt shingle roof system, steel truss and deck system, non-existent temperature control within the space and minimal ventilation. In addition, the heat gain is developed within the space by means of heat transfer through open ceiling grilles and spacing around theatre ceiling lights. Safety issues are also present within the space due to minimal, narrow walkways constructed over the wood joists system, in order to access theatre lighting, ductwork, etc. The narrow walkway also poses problems in which it is difficult for the user to adjust theatre lighting. Inadequate lighting is also an issue.


Zone 4 Description This area is located directly over the stage area and is constructed of non-combustible and combustible (wood) construction. Assessment A partial non-rated demise wall enclosure separates zone 3 and 4. A non-rated wood access door and unsafe wood access ladder is present. The steel truss system is similar to zone 3. The floor system consists of a non-rated wood plank system with open spaces originally designed to operate the lowering and raising of stage panels. Zones 1, 2, 3, 4, 5 and 6 Icicle Formation Description Moncton High School is experiencing a major icicle formation problem. In discussion with School District 02, the formations are not sporadic but are continuous along the roof eaves of the1935 and 1948 building façade. The icicle formations are large and thus create a safety issue with the building’s occupants. Assessment The results of the on site inspections of zones 1, 2, 3, 4, 5, 6 of the attic area indicate that the icicle formations are occurring due to excessive heat build-up, loss within the attic space. In theory, the formation are caused by snow melting fastest at its peaks where the higher concentration of interior attic heat exists. Water drips down the roof edge meeting cold air temperatures and freezes into ice dams forming icicles. The existing dramatic roof slopes and multiple gabled peaks contribute to the melting of water and accelerating its rate to form oversized icicles. In addition, the freeze and thaw cycle of icicle formations also contributes to the linear dispersion of water along the roof’s perimeter eaves, then infiltrating into a continuous air space within the stone wall cavity. This water infiltration eventually capillerates through the air space leading to the deterioration of window lintels.


Recommendations for Zones 1, 2, 3, 4, 5 and 6 1, Attic temperature must be mechanically lowered and continuously controlled

in order to eliminate excessive heat build up within the attic spaces. The proposal to develop an enclosed insulated service corridor containing new exhaust systems throughout zones 1, 2, 3, 4, 5 and 6 is required. Refer to mechanical.

2. The attic zones are to be separated by means of a 1 hour fire rated

compartmental wall systems in order to efficiently control air temperature and create fire separations between zones. Refer to mechanical

3. The theatre attic space containing combustible material is to be treated as per

the following in order to provide a required 1 hour fire rating equivalency for the existing theatre ceiling structure.

• A complete dry sprinkler system is to be installed within the proposed

service area and outside perimeter area in order to protect the proposed plywood flooring installation, existing 2” x 5” wood rafters, fibreboard ceiling infill and simulated wood boxed beams. The dry sprinkler system will also be designed to provide protection within the theatre space.

• Fire rated batt insulation is to be installed between the existing 2” x 5”

wood rafters and inserted within the dropped cavity space in which simulated boxed beams are supported by an extended truss system.

• Structural upgrade to the theater attic space is required in order to carry

new loading of service room/plywood flooring over theatre area. Reinforcement is to be rivet application. No welding is required.

• Existing new 19mm plywood to be installed over existing 2” x 5” wood

rafter system.

• Electrical upgrades and fire alarm pull stations/audio-visual signals are required. Refer to mechanical.

4. All asbestos insulation on mechanical pipe systems to be removed as per

type 2/type 3 procedures upon removal of mechanical pipe system. Refer to mechanical.

5. All blown-in pink batt insulation to be removed in its entirety and replaced. 6. New exhaust dormer systems and louvre vent system to be installed as per

mechanical design. New dormer systems to match existing gable roof design.


Exterior Stone Wall System Description, Assessment and Recommendations The Moncton High School facility is an identifiable building landmark due to its distinctive stone façade. The Ashlar cut sandstone, random rock pattern is continuous throughout the original 1935, 1948 vocational and 1987 gymnasium facades. However, the exterior wall construction is different from the 1987 wall construction. Description Original 1935/1948 Wall Construction Detail (Refer to as-founds) As a result of on site investigation of the 1935/1948 wall construction and referencing to the 1948 contract documents, the following wall sections are being proposed. Exterior Stone Wall System Exterior Wall

• 6” to 12” depth sandstone face stone • 4” to 6” depth of poured concrete backing or brick • 3” air space • 4” pyrobar • 1 ½ plaster finish

Note: Total wall depth approximately 24”, R-value 5.3 Foundation Wall

• 6” to 12” sandstone face (above ceiling grade)/brick backing • 18” concrete foundation wall c/w footings • 7” air space (mechanical line runs) • 4” pyrobar • 1 ½” plaster finish Note: R-value 5.15


1987 Gymnasium Addition

• 200mm concrete block • vapour barrier membrane/thru-wall flashing • 75mm cavity insulation • 25mm air space • 125mm sandstone face stone

Note: R-value 13.72

Assessment Original 1935/1948 Vocational Addition The condition of the existing stone system was examined on site. The results are as follows:

• spalding of chiseled red sandstone detailing around window frames, previous parging repairs

• cracking of stone lintels • evidence of repointing in past contracts, areas requiring new repointing • cleaning of stone is required

In discussion with School District 02, it was indicated that on going repairs to interior window lintels are required due to water infiltration. As a result of on site investigation, water infiltration is occurring at the existing roof eave detail due to the freeze and thaw cycle of icicle formation, by driving rain and effects of interior negative building pressure. The wall construction detail allows water to penetrate at the top of the stone/wood plate/truss connection and drain down into a 3” air space, eventually reaching the interior wood /existing plaster lintel. No vapour barrier or weep hole system is present to alleviate the moisture. In addition, there is evidence that water infiltration within the air space has affected the existing steel beam lintels running through the reinforced concrete beam systems spanning the existing window openings. (Refer to structural report) Lintel cracks indicate that water infiltration has most likely created a rustification condition on the surface of the steel beams. This condition, in conjunction with potential freeze and thaw cycles has attributed to the contraction / expansion of steel beams, thus creating tension/ compression cracks within the stone lintels and vertical jambs.


1987 Gymnasium Addition On site investigation indicates that there appears to be no failure to the exterior wall system. However, stress cracks are located on the interior concrete block at the corners of the upper gymnasium. In discussion with School District 02 water penetration is occurring at the foundation wall within the lower fitness weight room. In reference to the 1987 contract documents, a waterproofing membrane and drain tile system was specified for the foundation wall and under the concrete slab system. Recommendations 1935/1948 Construction Option 1

1. Existing stone/concrete or brick backing envelope is to remain. Structural investigation indicates that the existing stone/poured concrete or brick backing system can structurally stand alone.

2. In reference to Asbestos Material Assessment, interior/exterior wall

construction, it is recommended that the existing wall component; pyrobar/plaster finish, speed tile/plaster finish, and 2 ½” plaster front infill adjacent to radiator panel inserts is to be removed in its entirety. The system would be replaced with 140mm concrete block. The final wall construction make-up would not be insulated or have a continuous vapour barrier system.

3. Decorative stone lintel and two layers of above stone coursings located

over window spans is to be removed to verify condition of steel beams. Beams are to be cleaned, grouted or replaced.

A tedious new thru-wall flashing detail c/w weep hole system at all window lintels requires to be designed in order to eliminate water infiltration into the new proposed interior drywall lintel system.

4. Existing roof eave detail to be modified to prevent direct infiltration of

water into stone cavity wall/air space. 5. Two layers of continuous stone coursings is to be removed at the top of

the foundation wall, in order to install a new vapour and weep hole detail.

6. Repair or replace stone details where required.

7. Repoint stone as required.


8. Clean surface stone.

NOTE: 1. The above proposed retrofit wall system is a semi band-aid solution in

which the proposed wall system will not meet NBC 2005 standards. R-values will remain minimal.

2. It is recommended that this option not be applied to the theatre

envelope as the interior detailing of the theatre should be considered as heritage quality and therefore should not be dismantled, i.e. interior walls.

Option 2

1. Removal of the entire exterior wall system containing pyrobar/plaster or

speed tile/plaster, including dismantling of entire stone system. Prior to dismantling stone system, existing stone pattern would be documented, stones numbered and stockpiled on pallets for reinstallation.

2. Repair or replace deteriorated stone.

3. Construct typical cavity wall construction:

• 140mm reinforced concrete block • vapour barrier • 75mm rigid insulation • 50mm air space • reinstalled existing stone tied into reinforced concrete blocking*

*reinstalled stone may require cutting in order to fit width of stone into new cavity wall construction

4. Clean stone NOTE: 1. This proposed system would provide a building envelope design

meeting NBC 2005 standards. 2. It is recommended that this option not be applied to the theatre

envelope as the interior detailing of the theatre should be considered as heritage quality and therefore should not be dismantled.


3. It is recommended that this option not be applied to the tower envelope as the exterior stone detailing of the tower will reflect extraneous costs.

GENERAL RECOMMENDATIONS: 1935/1948 Construction 1. Before selection of option 1 or 2, it is recommended that further on site

field investigation of the exterior stone wall system be performed upon project/phase approval.

The condition of the existing steel structure, i.e. column system, within the exterior wall cavity is uncertain. It is recommended that stone section tests be performed on the existing building facades in order to verify building section components and steel system conditions. Costs for stone section test were prohibitive at the time of this report.

1987 Gymnasium Addition 1. It is recommended that further on site field investigation, i.e.

geotechnical investigation report, be performed on a project/phase approval, concentrating within areas presenting poor drainage and foundation leakage located along gymnasium façade, Mountain Road and Quad area (transformer location to gymnasium façade)

Cost for site field investigation were prohibitive a the time of this report.


Window Systems Description, Assessment and Recommendations The existing Moncton High School facility has undergone a series of small capital window replacement projects within the last 30 years. As determined from the project description list provided by the Department of Supply & Services, window replacement projects for Moncton High School took place in 1979, 1980, 1982, 1986, 1992, 1993, 1999, 2001 and 2002. Description All original windows have been replaced with black anodized aluminum frame systems. On site inspection indicates that at least five types of window designs have been installed. The following five window type designs are present:

1. Type 1 – Black anodized aluminum frame system consisting of minimal insulated panel, operable awning at top, retrofitted insulated fixed glazed unit*.

*retrofitted insulated fixed glazed units are constructed of 12.7mm outer glazing unit, approximately 75mm air space, 12.7mm interior glazing unit c/w window stops. Screens are present.

2. Type 2 – Black anodized aluminum frame system consisting of lower

operable sliders and retrofitted fixed glazed units*.

*retrofitted insulated fixed glazed units are constructed of 12.7mm outer glazing unit, approximately 75mm air space, 12.7mm interior glazing unit c/w window stops. Screens are present.

3. Type 3 – Black anodized aluminum frame consisting of lower operable sliders

and standard fixed glazed insulated units.*

*standard fixed glazed insulated units are constructed of 12.7mm outer glazing unit, 12mm air space and 12.7mm inner glazing unit.

4. Type 4 – Black anodized aluminum frame system consisting of operable

awning and standard fixed glazed insulated units.*



5. Type 5 – Black or bronzed anodized insulated aluminum frame system consisting of standard fixed glazed insulated units.* Note: Theatre units have coloured glazing.


Assessment On site investigation of window installation systems indicate the following deficiencies within the systems.

1. Window frame systems installed previous to 1999 may not be insulated systems.

2. Insulated window panels systems installed previous to 1999 have minimal R

value.

3. Systems installed previous to 1999 containing retrofitted insulated fixed glazed units are not a true thermal broken system. These systems are sweating.

4. Systems installed previous to 1999 have operable slider units that promote air

and water infiltration. Many slider units have been installed at grade level promoting the opportunity of vandalism.

5. Numerous operable awning units are installed at the top of the window

systems, creating difficulty in accessibility.

6. Numerous operable awnings units are installed to swing outward (hinged at top) with interior screens.

7. Numerous screens are torn or missing.

8. Window frame colours have faded.

9. A majority of broken interior hardware is present as per custodian comments.

10. Caulking has deteriorated around the perimeter of the window frames.

Spaulding stone at lintels, jambs and sills attribute to caulking adherence.

11. Generally, 85% of the existing window systems are energy inefficient and do not meet the Design Guidelines for Educational Facilities developed by the Department of Supply & Services.


12. The type 5 – generally, black or bronzed anodized insulated aluminum frame system consisting of standard fixed glazed insulated units located at tower and theatre elevations appear to meet the Design Guidelines for Educational Facilities prepared by the Department of Supply & Services.

Recommendations Retrofitting existing window types 1 to 4 will not meet current design standards as per the Design Guidelines for Educational Facilities prepared by the Department of Supply & Services. The retrofit costs will be equal or greater than a new window installation. Therefore, it is recommended that all window systems types 1 to 4 except for type 5 be replaced.


Asbestos Material Description, Assessment, Recommendations Description An extensive asbestos material assessment was conducted by All-Tech Environmental Services Limited of the Moncton High School facility for School District 02. The objective of the assessment was to determine if the building contained asbestos containing material. The assessment consisted of 57 bulk sample testing throughout the facility, accompanied by a report dated January, 2005 indicating test results and recommendations. It was determined that the building does contain asbestos containing materials as per the following list:

• Parging cement on pipe fittings containing up to 65% chrysotile asbestos • Parging cement on pipe fittings containing up to 55% chrysotile and 20%

amosite asbestos • Straight-run pipe insulation containing greater than 75% chrysotile

asbestos • Gasket in boiler containing greater than75% chrysotile asbestos • Parging cement on exhaust pipe from boiler containing up to 65%

chrysotile asbestos • Chalkboards with transite paneling containing up to 55% chrsotile

asbestos • Plaster finishes containing up to 5% chrysotile asbestos • Texture coating on ceilings containing up to 5% chrysotile asbestos • 9” x 9” floor tiles containing up to 15% chrysotile asbestos • 12” x 12” floor tiles containing up to 5% chrysotile asbestos • Vinyl sheet floor containing up to 15% chrysotile asbestos

Exterior Wall Construction/Interior Demise Wall Construction – Plaster Finishes Assessment a) Exterior Wall Construction – Plaster Finishes

The existing 1935/1948 exterior wall construction consists of an interior face wall component consisting of either of 4” pyrobar or 4” speed tile c/w approximately 1 ½ ” of plaster finish. The Asbestos Material Assessment Report indicates that the existing plaster contains 5% chrysotile asbestos and requires attention #7 or type 2 abatement procedure if removed.


b) Interior Demise Wall Construction

The existing 1935/1948 interior demise wall construction consists of either 4” pyrobar or 4” speed tile c/w approximately 1 ½” of plaster finish. The Asbestos Material Assessment Report indicates that the existing plaster contains 5% chrysotile asbestos and requires attention #7 or type 2 abatement procedure if removed.

Pyrobar/Plaster Application On site investigation and discussion with All-Tech Environmental Services

Limited confirm that the plaster would be partially absorbed into the soft (light weight) gypsum compound of the pyrobar. The pyrobar block contains a horizontal striated surface for ease of plaster embedment. Thus partial asbestos contamination may have become part of the block system. As a note, the manufacturer originally recommended that the mortar mix for pyrobar application was to contain an asbestos content. In discussion with abatement companies who have performed previous work within this facility and examination by the Structural Engineer consultant, it was concluded that removal of plaster from the pyrobar block could only be done by means of a grinding method, reducing thickness of block and structural integrity of wall system. Speed Tile/Plaster Application Removal of plaster from speed tile would require a similar grinding technique as recommended for the pyrobar. The frailty of speed tile is a concern during the removal of the plaster finish thus affecting the structural integrity of the wall system. Recommendations 1. Based on the complexity of the project, it is recommended for health

and safety reasons, the existing plaster and accompanied pyrobar or speed tile system is to be removed in its entirety on exterior and interior wall systems throughout the building.

2. Theatre exterior wall system is not to be included as it should be

considered as heritage quality. 3. The removed wall systems, i.e. interior face wall component of exterior

wall construction, interior demise wall construction for classrooms and corridors would be replaced with a reinforced 140mm concrete block system c/w proper lateral support ties that meet the 2005 NBC requirements.


Floor Material Installations Assessment The existing floor tiles located in the building area consists of original 9” x 9” tiles, 12” x 12” tiles and vinyl sheet flooring. A variety of unmatched floor tiles is continuous throughout the building. The tile systems condition varies. The Asbestos Material Assessment Report indicates that these floor material installations contain 5% and 15% chrysotile asbestos and requires action #7 or type 2 abatement procedure, if removed. Recommendations 1. Based on the complexity of the project, i.e. redesign of spatial areas and

recommendations to remove existing wall systems, aesthetic consideration and deterioration of lifetime performance it is recommended that all flooring material, except theatre space, be removed and replaced within the building.

Miscellaneous: Chalkboards/Transit Panels/Textured Coating Assessment Specific existing chalkboards, transit panels and textured ceiling coatings are located throughout the building. The Asbestos Material Assessment Report indicates that the materials contain 5%, 55% chrysotile asbestos and requires action #7 or type 2 abatement procedure, if removed. Recommendations 1. It is recommended that the above materials be removed. Parging Cement, Straight Run Pipe Insulation, Gasket Assessment Existing pipe fittings, pipe runs and gaskets (boiler room) contain 55%, 65%, 75% asbestos material content as per The Asbestos Material Assessment Report.


Recommendations 1. In reference to mechanical recommendations, all mechanical pipe systems

will be replaced, therefore, the above asbestos material is to be removed.


8. b) Structural Condition Assessment Report (As prepared by R.A. Lawrence Engineering Ltd.)

R. A. LAWRENCE ENGINEERING LTD.

STRUCTURAL ENGINEERS61 UNION ST., SAINT JOHN, N. B. E2L 1A2

PHONE: 506-634-8259 Fax: 506-634-8353 email: [email protected]

September 26, 2008

Boyd Algee

40 Foundry Street

Moncton, N.B.

E1C 9M2

Attention: Mr. Boyd Algee

RE: Moncton High School Renovations

Moncton, New Brunswick

Gentlemen:

The interior walls of Moncton High are constructed with speed tile and gypsum blocks, to

which a plaster finish has been applied. It is our understanding the plaster contains asbestos and is

scheduled to be removed.

With the removal of the plaster finish, it will not be possible to salvage the gypsum blocks and

speed tiles. The replacement walls will be required to meet the requirements of the National Building

Code. A suitable replacement would be concrete block; reinforced to meet earthquake requirements.

Although the replacement blocks are heavier, the supporting beams, (12" and 15" deep channels),

appear to have adequate capacity. Where the interior partitions are parallel to the existing steel joists,

additional beams will be required to supported the concentrated loads from the partitions.

The new partitions will increase the loads on the columns by approximately 15%.

Reinforcement of the columns may be required at the lower levels.

With the major renovations being carried out, and the mass of the building increased, it will

be necessary to upgrade the structure to earthquake design requirements. To resist the lateral loads,

vertical bracing will be required in a number of bays. The large cavities present at the corridor walls

will accommodate the installation of bracing with minimal disruption to the interior layout.

of 2

R. A. Lawrence Engineering Ltd. Structural Engineers

61 Union St. Saint John, N. B. E2L 1A2 506-634-8259

Near the main entrance, a decorative stone between windows has failed in compression.

Corrosion was evident in the beam supporting the stone over the window. Due to corrosion, the

expanding metal has imposed a compression load on the stone below; causing failure. Around the

building, similar conditions exist with various degrees of corrosion in the beams. Corrective action

is required to prevent compression failures in the decorative stones. Above the windows, the stones

should be removed to expose the steel members. Where corrosion is extensive, the members should

be replaced with new beams. Action should be undertaken to prevent further corrosion of the steel

members.

To date, our assessment is based on a site review and a preliminary analysis. Further

investigation will be required to clearly define the scope of remedial work.

If further discussion and/or assistance is required, please contact the undersigned.

Yours truly,

R. A. LAWRENCE ENGINEERING.

Raine Lawrence, P. Eng.

Moncton High School

Structural Cost Estimate

For The Two Storey

Court Yard Addition

Steel: Roof ------------------- $175,000

2nd

Floor ---------- $210,000 $385,000

Deck: Roof ------------------- $ 15,000

Floor ---------- $ 20,000 $ 35,000

Floor Slabs: Concrete ---------- $ 45,000

Mesh ------------------- $ 7,000

Rebar ------------------- $ 13,000

Finishing ---------- $ 10,000 $ 75,000

Foundations ---------------------------- $ 80,000 $ 80,000

Total $575,000 + HST

Moncton High School


For The Addition To The

Music Room

Steel: ---------------------------------------------- $ 83,000

Deck: ------------------------------------ ---------- $ 7,000

Concrete Slab: ---------------------------- $ 10,000

Foundations and Slab Repairs: --------- $ 25,000


Moncton High School


For The

Vocational Building

Building: Steel ------------------- $330,000

Metal Deck ---------- $ 35,000

Foundation ---------- $120,000

Slab ------------------- $ 85,000 $570,000 + HST

Overhead Walkway:

Steel ------------------- $ 95,000

Metal Deck ---------- $ 3,000

Foundation ---------- $ 22,000

Slab ------------------- $ 5,000 $125,000 + HST



8. c) Mechanical Condition Assessment Report (As prepared by Peerless Consultants Ltd.)

Fire Protection Description, Assessment, Recommendations The existing Moncton High School fire protection systems consist of: • Fire Hose Cabinet and Standpipe 1935 Construction • Fire Hose Cabinet and Standpipe 1948 Construction • Automatic Wet Sprinkler System 1988 Gym Addition • Automatic Dry Sprinkler System 2008/2009 Partial Theatre System (expected to be installed by February, 2009) • Portable Fire Extinguishers Description & Assessment Fire Hose Cabinet and Standpipe 1935 & 1948 Construction The existing hose cabinets with ½ hose connections are in poor condition and beyond their life expectancy, with the facility to be fully sprinklered are no longer required. The fire hoses have been removed with portable extinguishers installed in the cabinets. Automatic Wet Sprinkler System 1988 Gym Addition The automatic wet sprinkler system serving the gymnasium and support facilities is supplied from a 4” entrance from Mountain Road. The wet system is in good condition with no visible signs of leaking or repairs, however the existing 4" entrance is undersized to handle the complete facility. Automatic Dry System 2008/2009 Partial Theatre System This system is presently being tendered with the expectation it will be installed and operational by February 2009. The supply for this system is from the existing 4” serving the 1988 gym addition. Portable Extinguishers Presently the portable fire extinguishers are 10 lb units installed within the fire hose cabinets as well as wall mounted throughout the facility. Recommendations The existing Moncton High School and the New Vocational Wing Addition will require complete automatic wet and dry systems to NFPA-13, The Office of the Fire Marshal and the Department of Supply and Services.

Portable fire extinguishers will also be required to NFPA-10 standards. With the building being completely sprinklered, the fire hose cabinet/standpipe systems are no longer required, therefore, these systems will be removed. The existing 4” water entrance from Mountain Road is to be abandoned with a new 6” entrance to be installed from Church Street. This new entrance is to be located in a newly created sprinkler room adjacent to the entrance serving the administration and resource centre. As part of the entrance; monitored isolation valves, backflow preventor, flow switches and a new siamese connection will be included. An interconnection to the existing wet gymnasium system and the dry system serving the attic and service room above the theatre and the main theatre ceiling will be from the new entrance. The remaining attic spaces in the high school roof spaces in the vocational wing and unheated spaces will be protected by dry systems installed to NFPA-13. All other spaces to be served by a zoned wet system. The intent is to install the new sprinkler entrance in the first phase and to do the interconnection to the existing gym and theatre systems. The system will be designed to allow development of the individual phases when they are constructed. Site Services and Plumbing Systems Description, Assessment, Recommendations The site services and plumbing systems consist of the following: • Sanitary Service • Storm Service • Domestic Water Entrance • Propane Gas • Domestic Hot Water • Distribution System • Fixtures and Trim Description and Assessment Sanitary Service The school is presently serviced by a 150 mm Ø sanitary sewer from the lower level to the municipal sewer on Church Street. We believe the sewer is in good condition and will provide adequate service for the high school.

Storm Service The existing storm sewer is 200 mm Ø connecting to the municipal sewer on Church Street. Like the sanitary it is believed to be in good condition and will remain in service, however, it is undersized to handle the additional roof load. Domestic Water Entrance Presently the domestic water is supplied by a 102 mm Ø entrance from Church Street under the basement floor into the boiler room. This service supplies both the domestic usage, as well as, the 1935 and 1948 fire hose cabinet standpipe systems. A water meter and double check backflow preventor are located within the existing boiler room. The condition of the main below the basement floor is unknown. Propane Gas Propane gas for the laboratories is supplied by a 400lb cylinder located on the east side of the building. It is anticipated the propane will be replaced by natural gas in the future. Domestic Hot Water Domestic hot water is provided by a (48” x 142’) vertical storage heater installed in 1988. The heat exchanger in the tank is supplied with steam from the new steam boilers installed in 2005. The storage heater is in good condition, suitable for future needs. In addition to the vertical storage heater, there are numerous electric domestic hot water tanks serving the kitchen, laboratories and for summer sue when the boilers are shut down. The tanks are in good condition, however, the recommendation is to remove them and to supply hot water from a central source. Distribution Systems Typically the pipe material used for the distribution is copper and is in reasonable condition. The domestic cold, hot and re-circulation piping servicing the upper floor of the 1935 wing is installed in the attic and must be removed. Piping in the 1935 and 1948 construction are insulated with asbestos bearing material being addressed under asbestos material. Plumbing Fixtures and Trim

Generally the plumbing fixtures are standard china water closets, urinals and lavatories. The water closets and urinals are regular flow fixtures and the trim on the lavatories are the two handle type. These fixtures do not meet the new educational guidelines. Recommendations Sanitary Service The existing 150 mm Ø sanitary servicing the high school to remain in service, with a new 150 mm Ø sanitary sewer to be installed from Church Street to serve the new vocational wing. Storm Service The existing 200 mm Ø storm sewer to remain with a new storm sewer to Church Street to handle the additional roof loading. Domestic Water Entrance The existing 102 mm Ø to the boiler room to be abandoned and to be replaced by a new 102 mm Ø entrance from Church Street. The new water line to be installed along with the new fire main and to share the same room. New metering and backflow prevention to be included. Propane Gas Where as there is natural gas on the property, we are recommending the propane gas system serving the laboratories be replaced by natural gas. Domestic Hot Water It is proposed the electric domestic hot water heaters for the kitchen and laboratories be removed and those fixtures be supplied from a central source. We recommend the existing vertical storage heater remain, however, steam supply to the heating bundle to be from a new steam boiler. Distribution Systems In general the domestic cold, hot and re-circulation systems are to be replaced due to location (attic), asbestos insulation and changes in demand. The exception would be the 1988 gymnasium addition where the system is in reasonably good condition with proper insulation requiring some minor repair.

Fixtures and Trim Fixtures and trim to be replaced throughout. New fixtures shall be low consumption water closets, low or waterless urinals. All fixtures to be complete with water conserving electronic trim. In the gymnasium addition all shower heads to be replaced with low flow heads. Heating System Description, Assessment, Recommendations The existing heating systems consists of the following: • Steam Heating Plant • Radiation and Piping • Domestic Hot Water Heating • Steam Heating Coils Description and Assessment Steam Heating Plant The existing steam heating plant consists of two (2) natural gas fired 100HP low pressure steam boilers on guarded plant. These boilers along with a new condensate receiver were installed in 2005. Obviously the boilers are in good condition and should provide adequate service for future needs. Radiation Piping Space heating is achieved using cast iron radiator and wall-fin convectors. The heaters and piping are at the end of their useful life expectancy. Piping is insulated with asbestos bearing materials being addressed under asbestos material. Radiation within the theatre to remain. Domestic Hot Water Heating Presently the domestic hot water is heated from the new low pressure steam boilers.

Steam Heating Coils Air handling units serving the 1988 gymnasium addition, 1989 art room ventilation systems and the cafeteria systems all have steam heating coils. These coils appear to be in relatively good condition , however, with the conversion to hot water heating they are to be replaced. Recommendations Steam Heating Plant The existing plant is only three (3) years old and is to remain in service, however, due to the increased ventilation load and the addition of the vocational wing and art resource areas, they do not have adequate capacity. To handle the increased load, we are recommending the installation of an additional 100HP low pressure gas fired steam boiler and a new condensate receiver. Radiation & Piping Due to the age and condition of the radiation and piping in the 1935 and 1948 wings, we are recommending removal. The steam pipe in the attic of the 1935 wing is to be removed. We are also recommending replacement of the steam system serving the 1988 gymnasium addition. New radiation will consist of wall-fin radiation concealed behind enclosure fronts designed to match the existing. Considering the tentative prioritized project construction the heating system can be phased to match the construction with the installation of steam to hot water heat exchangers and associated circulators. Heat exchangers and circulators to be located in the service corridor adjacent to the boiler room, each phase will have a dedicated exchanger and circulators.. Domestic Hot Water Heating To allow for the installation of the new boiler, the existing domestic hot storage heater is to be relocated to the service corridor with new steam piping from the boiler being added to handle additional load. Steam Heating Coils The existing steam heating coils in the air handlers are to be replaced with hot water/glycol mixture coils with individual heat exchanger and circulators.

Ventilation Systems Description, Assessment, Recommendations The existing ventilation exhaust systems consist of: • 1935 and 1948 Construction • 1988 Gymnasium Addition Systems • 1989 Art Room Ventilation • 1992/93 Cafeteria Systems • 2000 Tech Lab Systems • Various Washroom Renovations Description and Assessment 1935 and 1948 Construction Exhaust Systems The ventilation for the 1935 and 1948 wings is mainly exhaust systems. Exhaust grilles located in the classrooms, connected to vertical shafts to exhaust fans located in the attic. The exhaust fans discharge through goose necks on the roof and are controlled by switches in the classrooms. The vast majority of the fans are non-operational, in poor condition and do not meet today’s standards. 1988 Gymnasium Addition Systems The systems (3) servicing the gymnasium, lockers/showers and the music room are in relatively good condition. The large system is located in the upper mechanical room and serves the gymnasium, two smaller systems are located in the mechanical room off the music room, one serves lockers/showers, the other does the music room and associated areas. All systems are in relatively good condition. 1989 Art Room Ventilation The existing art room ventilation to be removed and replaced b y AHU-5. 1992/93 Cafeteria Systems The kitchen cafeteria systems are comprised of two (2) wall exhauster and kitchen exhaust canopy, make-up/air ventilation unit located in the mechanical/electric room adjacent to the kitchen with the exhaust fan located in a mechanical room at the opposite end of the kitchen. Systems are in good condition and for the most part will remain.

2000 Tech Lab Systems This area is served by a heat recovery ventilator located in a storage room adjacent to the lab on the second floor. Duct work is exposed within the lab and is quite noisy. Unit is in good condition, however do to a change in occupancy, is no longer required. Various Washroom Renovations A number of the washrooms in the 1935 and 1948 wings have been upgraded including new exhaust fans. The exhaust systems are simply dedicated exhaust for each washroom with discharge through the side wall. Fans are operational, however, they are to be replaced with a more efficient system.

Recommendations 1935 and 1948 Construction These areas require the replacement of the existing exhaust fans with new ventilation systems designed to Ashrae and the Department of Education guidelines. The attic space is an ideal location for mechanical rooms to house the systems and service corridors for the horizontal supply and return duct work to vertical risers on each side of the corridor. The existing exhaust shaft will be incorporated into the design to achieve a better ventilation effectiveness. Ductwork from the service corridors in the attic will run vertically to a locker area at the back of the classrooms. From there, ductwork is distributed into the classroom maintaining the existing ceiling heights, Intake and exhaust louvers arranged in domers on opposite exposure is proposed. The four mechanical rooms proposed allows the tentative prioritization project construction. Refer to drawings M-2 through M-5 for the location of mechanical rooms and areas served by each of the systems. Below is a brief description of each system serving the 1935 and 1948 wings plus the in-fill addition. Note: All systems are built-up with acoustic plenums , thermal plenums, floating SLAB beneath air handlers high efficiency filters, hot water heating coils, gas fired humidifiers and supply and return fans.

System Description Area Served AHU-1 Supply/Return System Basement, Level One with dedicated outdoor and Two and Class air/heat recovery package Rooms and Administration AHU-2 same as AHU-1 Basement, Level One and Two, Class Rooms

and Lab Areas AHU-3 same as AHU-1 Level One and Two Class Rooms AHU-5 Supply/Return System Basement and Level One with economizer Addition, Art, Resource arrangement and Technology AHU-6 Supply/Return System Theatre and Associated with economizer Areas arrangement and provision for future cooling AHU-7 Packaged Heat Recovery Music Room Ventilator The attic spaces of the 1935 and 1948 construction are to be ventilated to prevent icicle formation at the eaves. A system of intakes, exhaust and fans are thermostatically controlled to maintain space temperature. Refer to architectural comments for details. 1988 Gymnasium Addition Systems As stated, the gymnasium system is in good condition requiring only minor retrofit. The steam coil is to be replaced by a glycol/hot water coil, filters up-graded, gas fired humidifier added and new DDC controls. This system is referred to as AHU-8 on the drawings. The locker/shower system to be replaced with a built-up heat recovery package utilizing the existing intake and exhaust louvers. This is system AHU-9. The music room system is to be up-graded with new heating coil, filters, humidifier and DDC controls. This is system AHU-10 now serving the drama area. 1989 Art Room Ventilation This area is part of the addition and is ventilated by AHU-5 mentioned in 1935 and 1948 construction.

1992/93 Cafeteria System Systems up-grade to include replacing the steam heating coil with a glycol/hot water coil, new filters, heat recovery run around loop and DDC controls. This system is AHU-4. 2000 Tech Labs Systems and Various Wash Room Renovations These areas have been included in AHU-1 and AHU2 systems referenced in 1935 and 1948 construction. In addition to the above, the new vocational wing will be ventilated to Ashrae and Department of Supply and Service standards. Systems will be comprised of ventilation units with dedicated heat recovery packages, automotive exhaust systems, welding exhaust systems, saw dust collection systems and make-up air units. Controls Description, Assessment, Recommendations The existing heating and ventilation systems are controlled by a mix of digital and pneumatic control systems. The complete system is dated and does not meet the guidelines. Recommendation A complete new native backnet DDC system is required for the heating and ventilation systems. Estimate of Probable Cost Tentative Prioritized Project Construction Phases 1. a) Administrative/Personnel Centre and Remainder of Attic Upgrades. Fire Protection 400,000 Plumbing 450,000 Heating 670,000 Air Distribution 655,000 Controls 145,000 2,320,000 2,320,000 b) Resource/Student Services, Art, Computer Technology, Transformer/Custodian Extension Fire Protection 85,000 Plumbing 40,000 Heating 280,000 Air Distribution 340,000 Controls 75,000 820,000 820,000

2. North Wing Fire Protection 150,000 Plumbing 300,000 Heating 420,000 Air Distribution 620,000 Controls 136,500 1,626,500 1,626,500 3. East Wing Fire Protection 150,000 Plumbing 70,000 Heating 340,000 Air Distribution 400,000 Controls 88,000 1,048,000 1,048,000 4. Vocational Program (this phase could be build during 1,2 or 3) Fire Protection 170,000 Plumbing 75,000 Heating 300,000 Air Distribution 400,000 Controls 88,000 1,025,000 1,025,000 Tentative Prioritized Project Construction Phases 5. Theatre Upgrade including New Music Room Construction and Tower Upgrade Fire Protection 85,000 Plumbing 20,000 Heating 115,000 Air Distribution 435,000 Controls 95,000 750,000 750,000 6. Gymnasium Upgrade Fire Protection 10,000 Plumbing 55,000 Heating 340,000 Air Distribution 250,000 Controls 75,000 730,000 730,000 7. Quad/Plaza/Sports Field Upgrade TOTAL 8,319,500 * Use $8,500,000


8. d) Electrical Condition Assessment Report

(As prepared by R.E. Leblanc Consultants)

1

MONCTON HIGH SCHOOL

MONCTON, NB

ELECTRICAL CONDITION

ASSESSMENT REPORT

R. E. LEBLANC CONSULTANTS

October 2008

Our reference: 08-988

2

Table of Contents

1.0 Introduction

2.0 Distribution

3.0 Panelboards

4.0 Miscellaneous Power

5.0 Lighting

6.0 Fire Alarm System

7.0 Public Address System

8.0 Class Change System

9.0 Security System

10.0 CCTV Surveillance System

11.0 Telephone System

12.0 Data System

13.0 Cable TV Distribution System

14.0 Theatre Lighting and Sound Systems

15.0 Estimated Costs

16.0 Summary

3

1.0 Introduction

During the week of August 25, 2008, R. E. LeBlanc Consultants personnel visited the Moncton High

School. The following is a report on the existing electrical systems at the school, and their non-

conformance with the latest electrical and building codes, including the Programming and Design

Guidelines for Education Facilities, along with recommendations for corrective measures to be

taken.

2.0 Distribution

S The school is fed underground from a utility pole on Church Street to a pad-mounted transformer

in the quadrangle, and then underground to the electrical room, at 208/120 V, 3 phase, 4 wire.

The pad mounted transformer is in the way of the proposed expansion of the west wing.

S The service entrance equipment consists of a Square D main incoming 1200 A switch, with

bussing to two (2) main distribution panelboards. The maximum demand recorded for last year

was 238.9 kW. The entrance equipment was last serviced in 2007.

S The recessed distribution panelboards, back onto an electrical service room where the main

building ground is located. Cables leave the panelboards in free air, and enter conduits

terminated at a metal plate just below the ceiling, bonded to the panelboards. The majority of the

panel feeders are not bonded with a separate bonding conductor.

Recommendations

S Replace the existing pad mounted transformer with an indoor substation consisting of a main

incoming switch, metering, 1500 kVA 12.47 kV to 600 V transformer, 600 V distribution

panelboard, a 300 kVA 600 to 208 V transformer and 208/120 V distribution panelboard. New

mechanical loads and the proposed vocational building would be fed at 600 V, and the existing

service entrance equipment back-fed at 208/120 V.

4

S Replace the two (2) existing distribution panelboards with new panels, with sufficient capacity

to provide individual feeder breakers (3 pole) for feeding new branch panelboards, replacing

existing.

S Provide new conduit and wiring to all new panelboards, replacing existing.

3.0 Panelboards

S Most existing panelboards, except for the most recent, are in poor condition, and are not labeled.

S The oldest panels have feed-through lugs, and feed panels on three floors.

S There are both single and three phase panelboards.

S Panel capacities vary from 18-42 circuits, with no spare capacity, and in some instances, half size

breakers are used.

S It was noted that there are double lugged breakers in panels, and breaker toggles wired together to

form 2 pole breakers.

S Filler plates are required in some panels.

S Panelboard directories require upgrading.

S Some panels are located such that they are inaccessible.

Recommendations

S Replace all existing panelboards, except for the most recent, with 3 phase, 225 A, 4 wire, 72

circuit panelboards, and install lamicoid nameplates.

5

4.0 Miscellaneous Power

S The majority of receptacles in the school are in very poor condition, with no tension, and are

loose and floating in the walls.

S Most receptacles are wired correctly, although one (1) receptacle was noted to have hot and

neutral reversed.

S There is no separate bond conductor to receptacles.

S The majority of the classrooms have only 2-3 receptacles, and there is no receptacle adjacent to

data drop.

S The spacing of corridor receptacles is adequate, but they are 15 A.

S Receptacles adjacent to sinks are not GFI type, except for those in recent renovations (chemistry

lab for example).

S There are no exterior receptacles.

S There is no phase loss, phase reversal, or low line voltage protection on motors 5 HP or over.

S A few open junction boxes were noted.

S Redundant wiring was observed.

Recommendations

S Replace and rewire all receptacles, with three (3) conductors, from new panelboards.

6

S Add additional receptacles in classrooms so that they have a minimum of six (6) on two (2)

different circuits.

S Add new 20 A, 5-20RA type receptacles in corridors, and GFI type adjacent to sinks.

S On the exterior, add 120 V GFI protected receptacles in lockable outlet box, at all entrances,

and 45 m apart around the perimeter of the school.

S Up-grade all motor starters for motors 5 HP and larger with phase loss, phase reversal and low

line voltage protection.

S Install covers on all open junction boxes.

S Remove all redundant wiring

5.0 Lighting

S The lighting in the school is mainly fluorescent luminaries with T12 lamps and magnetic ballasts

(some preheat with starters) containing PCB’s.

S Classroom luminaries are either suspended or surface mounted type, two (2) or three (3) lamp,

with suspended chalkboard luminaries, and lamps of different color temperatures. The surface

mounted luminaries have styrene cube louvers, and are very yellow. Some fixtures have lenses or

reflectors missing, and have noisy ballasts.

S Corridors are illuminated with screw in compact fluorescent lamps (earth lights) in the original

decorative fixtures, and do not meet lighting levels recommended in programming and design

guidelines.

7

S Storage areas have incandescent lamps.

S Footcandle levels in the classrooms vary from 300-500 lux and corridors at 20-50 lux, and are

below minimum levels recommended in programming and design guidelines.

S Lighting control is with ganged toggle switches, in poor condition. There are many switches in

classrooms which do not appear to control anything. Corridors and stairwells are controlled with

non-lockable three way switches. There are no occupancy sensors used.

S Exterior lighting is achieved with HPS wall packs with individual photocell control, and appears

adequate. One (1) photocell is not functioning properly. The parking lot is illuminated with shoe

box type luminaries on 9 m poles, and it was noted that two (2) fixtures are not working. There

are also “heritage” luminaries over entrances, with incandescent lamps, (not working) and two (2)

decorative poles at the theatre entrance.

S Exit signs are incandescent type with cast aluminum stencil faces. Positioning is adequate, but

some stencil faces are loose. Exit signs are tied to emergency lighting units, but are not on

dedicated circuits.

S Emergency lighting is accomplished using Q-bic type emergency battery packs with dual heads in

corridors, and single remote heads in stairwells. The battery packs appear to be in good condition

but are spaced too far apart and too far from end walls. The emergency battery packs are also on

their own circuit. The emergency lighting is not adequate in stairwells.

Recommendations

S Replace all fluorescent luminaries with energy efficient T8 lamps and electronic ballasts, and

rewire from new panelboards. Lighting levels to be as recommended by the D.O.E.

Guidelines.

S Replace existing main corridor luminaries with similar style (or retrofit existing), with more

efficient compact fluorescent lamps, so as to meet guidelines.

8

S Replace all incandescent luminaries with compact fluorescent or strip fluorescent luminaries.

S Replace existing lighting control in classrooms with a combination of switches and photocell

occupancy sensors, key operated switches for corridor and stairwell lighting control, and

infrared occupancy sensors in washrooms.

S Repair and refurbish the two (2) decorative exterior lighting standards at the main entrance,

especially at the hand holes.

S Replace all exit signs with LED type, C860 approved, and recircuit.

S Replace the emergency lighting units and install at maximum 15 m apart and 4.5 m from end

walls. Wire emergency lighting units to line side of ambient lighting circuit serving the same

area for AC power.

S Install two (2) lamp emergency remote heads in stairwells, and aim lamps up and down stairs

at landings.

6.0 Fire Alarm System

S The existing fire alarm system is an obsolete Edwards 6632 hardwired system, which requires

replacement.

S There are no visual signals (strobes) on the system.

Recommendations

S Replace existing fire alarm system with an addressable type, including all new wiring.

S Provide strobe lights in all washrooms, cafeteria, gymnasium and gymnasium locker rooms

9

and shower areas.

S Provide combination horn/strobes in corridors and in the attic.

7.0 Public Address System

S The existing public address system consists of a main rack (Dukane #MCS 350) with

administrative handsets, wall mounted speakers with three (3) position switches in classrooms,

and exterior horn speakers. There are no corridor speakers.

S The public address system is not wired to the sub-systems in the gymnasium and cafeteria.

S There is no independent door bell system tied into the public address system, for after hour

signaling for the custodian.

S The cafeteria system is not working properly, and does not have an assisted listening system.

S The gymnasium system has unacceptable sound quality, and does not have an assisted listening

system. The equipment is located in an office, not in a locked, accessible closet in gym.

S The auditorium sound system does not work, and does not have an assisted listening system.

Recommendations

S Provide ceiling mounted corridor speakers on a separate paging zone from classrooms.

S Provide for door bell interface for signaling custodian after hours.

S Tie the main public address system into the cafeteria and gymnasium systems.

S Up-grade or repair the cafeteria public address system, and add an assisted listening system.

10

S Up-grade or repair the gymnasium public address system, and add an assisted listening system.

S Install a new public address system in the theatre, complete with assisted listening system.

S Provide TVSS protected receptacles for power to all public address systems.

8.0 Class Change System

S The class change system is through a Latham programmable clock controller, with 150 mm bells

in the corridors, and exterior. The system is functioning well, but is obsolete.

Recommendations

S Provide a tone generator in the existing PA rack, and use the speaker system to annunciate the

class change program.

9.0 Security System

S The existing security system is a DSC system and consists of a main control panel in the

custodian’s office, an arming keypad at the custodian entrance, motion sensors at entrances, some

corridors and classrooms on the main floor. There are also door contacts on the music room

doors.

10.0 CCTV Surveillance System

S There is no CCTV surveillance system.

11

Recommendations

S Supply and install a maximum of 16 color monitoring cameras, and a 16 channel digital

recorder with network connection. Cameras to cover entrances, corridors, cafeteria, bus drop-

off areas, quadrangle, and other areas as designated by the Department of Supply and Services.

11.0 Telephone System

S The existing telephone/cable TV entrance is underground from Church Street, into the old

electrical service entrance room, and consists of incoming cables to bix blocks. This room is to

be deleted.

Recommendations

S Provide a new telephone/cable TV entrance to a new main communications room, and

distribute to telephones in offices and other areas of the building as designated by the

Department of Education Guidelines, using Cat. 5e cable.

12.0 Data System

S The existing data system consists of one (1) data drop per classroom, wired in Cat. 3 or Cat. 5e

cable to two (2) server rooms on the second floor. There is also a wireless data system.

S The server equipment is on TVSS protected receptacles.

S There are two (2) computer labs fed from a dedicated panelboard which is not TVSS protected,

nor are the receptacles in the lab.

Recommendations

S Supply two (2) additional data drops and one (1) printer drop in each classroom, using Cat. 6

12

cable.

S Add additional data racks, patch panels and patch cords as necessary for new data outlets.

S Replace the panelboards feeding the computer labs with a TVSS protected panel.

13.0 Cable TV Distribution System

S There is no cable TV distribution system.

Recommendations

S Supply and install a cable TV distribution system consisting of a 50mm conduit from the main

communication room, to a closet in the resource center. A 25mm conduit shall be run from

this closet to each data distribution server location. A 21mm conduit shall be run to each

classroom, cafeteria and resource center, terminating in a flush wall box, located at the front of

classrooms adjacent to a receptacle. Conduits shall have a pull string, and blank coverplates

on the recessed boxes.

14.0 Theatre Lighting and Sound Systems

S The existing theater lighting system is inadequate.

S The dimming rack must be replaced

S Projectors must be replaced

S New wiring strips for projectors are needed

S The existing sound system is obsolete and does not work.

13

S A new sound system for the theater is required; a digital projector would be part of this new

system.

Recommendations

S Provide a new theatre lighting system with 150 dimmer rack, new projector strips, console and

new projectors. Include new power source.

S Provide a new sound system including speakers, amplifiers, microphones, console, projector

and wiring.

15.0 Estimated Costs

15.1 West wing including attics

.1 Distribution 305,000

.2 Power 165,400

.3 Lighting 275,700

.4 Communications 122,000

.5 Basic materials 81,200

.6 Demolition 25,800

975,100

15.2 North wing

.1 Panelboards 15,000

.2 Power 129,300

.3 Lighting 218,600



.6 Demolition 8,800

470,300

14

15.3 East wing


.2 Power 80,200

.3 Lighting 130,500



.6 Demolition 5,200

313,000

15.4 Vocational program

.1 Distribution / Panelboards 50,000

.2 Power 77,200

.3 Lighting 87,000



278,300

15.5 Theatre upgrade


.2 Power 78,500

.3 Lighting 137,100



.6 Theatre stage lighting 200,000

.7 Theatre sound system 150,000

.8 Demolition 5,500

639,100

15.6 Tower Upgrade

.1 Electrical 5,000

15

15.7 Gymnasium upgrade

.1 Power 10,000

.2 Lighting 8,000


43,000

15.8 Tower upgrade

.1 Electrical 5,000

15.9 Site upgrade

.1 Power 10,000

.2 Building lighting 10,000

.3 Site lighting 20,000

40,000

15.9 Total electrical $ 2,763,800

16.0 Summary

S In summary, as the above recommendations would indicate, the electrical systems in the school

are either in very poor condition, or do not meet existing codes or standards as outlined in the

Programming and Design Guidelines for Educational Facilities. All systems, power distribution,

miscellaneous power, lighting and communications, need to either be upgraded, or replaced in

their entirety.

R080827.988


9. Master Plan Layout Description (Pages 57 - 64)


Master Plan Layout Description The proposed master plan layout, refer to drawings A-1, A-2, A-3, A-4 is a direct response to the Educational Specifications prepared by the Educational Facilities and Pupil Transportation Branch, user group assessment meetings, on site building/site review. Building Design Elements Report, Building Systems Evaluation Report, NBC 2005 requirements and consultant review meetings. In addition, the proposed master plan has been developed based on a functional sequence of projected construction projects. The proposed building layout has been adjusted based on location of existing corridor and classroom walls and potential expansion of the building facilities on the site with least disturbance to the existing building envelope, interior layout and its present site development, i.e. bus drop off, parking lot, etc. The assumption is to retain the central Church Street entrance as the main student/public entrance to the school. Description 1. Resource Areas

a) Resource Teaching The five proposed teaching rooms have been allocated over the main and upper floor plan as per the following distribution: Main Level: four locations

• Two resource rooms in existing classroom 201 • One resource room in existing student council/office storage

area • One resource room in existing classroom 209

Upper Floor Plan: one location

• One resource room in existing teacher’s lounge

The above existing spaces have been selected as they will be replaced elsewhere within the building. Remaining extra required space in program was achieved by renovating two existing classrooms.


2. Resource Centre and Student Services

a) Resource Centre

The Educational Specifications indicate an increase in spatial area requirement for the resource centre. In order to meet this requirement and maintain the resource area in the “heart of the school” on one level, it has been proposed that the existing west portion of the building be extended into the quad area. The existing stone wall structure may or may not remain within the extended space.

b) Student Services

Student services has been increased in spatial area as per the Educational Specifications. This area requires to be located on the main level within the “heart of the school” in close proximity to the resource and administration area. The proposed student services have been allocated within the proposed building quad extension adjacent to the resource centre. The existing stone wall structure may or may not remain within the extended space.

3. Administration

In order to achieve increase in required spatial area, proximity to the main entrance and visual connection to Church Street, the administration space has been allocated to the main level, present area occupied by vice-principal offices and student services.

4. Personnel Centre

In order to achieve increase in required spatial area, close proximity to administration and main entrance, the proposed personnel centre has been allocated to the main floor level overlooking Church Street.

Three teacher’s work spaces have been allotted over the three floor levels.

a) Main Floor Level

• one work space located adjacent to the proposed teacher’s centre

b) Upper Floor Level

• one work space located in existing rooms 309 and 31


c) Basement Floor Level • one work space located in existing room 103 and adjacent

spaces 5. Art

The required spatial area indicated in the Educational Specifications for art teaching station is less than the existing art instruction area. Results from the user group meeting indicate that art is a major expanding component within Moncton High School and requires greater spatial area to accommodate the present art curriculum. Proposed art teaching station has been located in the basement level within the proposed resource centre extension. The existing stone/ foundation wall structure would be adjusted and remain within the extended space. This location allows for direct access of students, art work and material to the exterior.

6. Computer Technology

The Educational Specification indicates an increase in proposed spatial area for proposed computer technology. This teaching station has been allocated adjacent to the proposed art teaching station within the basement level. The existing foundation wall structure would be adjusted and remain within the extended space.

7. Science

Existing chemistry and physics labs will remain as per present locations and will require upgrade. Proposed general lab and biology lab have been allocated to the existing art classroom 120 and art storage room location. This will create a common science core facility.

8. Music

The required spatial area for music indicated in the Educational Specification is less than anticipated by the user groups. User group recommended that ceiling heights be approximately 6 meters not 3.6 meters. In order to achieve required spatial proximity to the stage area and high ceilings, the music room teaching station has been allocated to a proposed second floor construction located directly behind the existing theatre stage.

9. Physical Education

The existing physical education spatial layout will remain, however, addressing minor upgrades.


10. Cafeteria

Existing cafeteria will remain in its present location, however addressing minor upgrades.

11. Vocational Programs

The proposed teaching station for the vocational programs requires a new building structure as the additional1715 sq.m. per educational specifications is not available within the existing building. Potential location for the facility within the existing site was examined. Two location options were considered as follows: Option 1 – green space within school property facing Church Street in

front of existing bus drop off area Option 2 – green space within school property adjacent railway track

behind existing bus drop off area Option 2 was not selected for the following reasons:

o Area of the property was not large enough to accommodate the required building footprint without major redesign of existing bus drop off area

o Location of proposed building link is less desirable than option 1 has it is

not located near the “heart of the school” or elevator systems. Greater cross over distance is required for this link location

The proposed new structure would be located on Option 1 property. The structure would address the street in a similar fashion as to the Church Street elevation of the existing school, i.e. similar material, building form, set back, etc. The location allows for ease of access for delivery of materials, car circulation at the building’s east elevation accessible from the existing bus drop off area. The building link would be located adjacent the existing north staircase. An elevator system/lobby is proposed within the new facility in order to accommodate barrier-free accessibility.

12. Custodian Services

The existing building is lacking in a custodian service core area. A proposed service core area has been located in the basement area of the proposed building quad extension. It is proposed that the existing oil tank room be removed in its entirety. A new floor structure be constructed to access existing grade.


13. Building Services

It is proposed that the existing transformer unit be relocated to the interior of the building. Its proposed location would be adjacent to the new custodian services and accessible at grade. Existing oil tank room including slab structure would be removed in its entirety and replaced to accommodate custodian and transformer room. Refer to electrical.

14. Theatre

The existing music room is to be replaced by theatre storage. 15. Barrier-Free Accessibility

It is proposed that the following barrier-free accessible systems be integrated within the Master Plan design.

o A proposed access entrance will be located within the west wing

proposal in order to maintain direct proximity to the existing elevator lobby with the quad area

o It is proposed that a new exterior ramp system replace the existing, to

link into interior corridor ramp adjacent theatre. This adjustment is due to proposed west elevation extension.

o It is proposed that a new ramp system be integrated into the Church

Street/Mountain Road plaza location, in order to address theatre facility access.

o It is proposed that the vocational pedway will be accessible at the main

level and that a proposed elevator system be constructed within the new vocational extension.

16. Quad/Plaza

It is proposed that the Original 1935 Plaza, located at the corner of Mountain Road and Church Street be upgraded. Existing asphalt surface and wood ramp be replaced with landscape plaza stone and new ramp design, tying into the existing building character. It is proposed that the Quad Area be redesigned to functionally accommodate school activities. Occupied surfaces to be treated with appropriate landscape materials. A new gate system is proposed. It is proposed that the Original 1935 Plaza and Quad be renovated after construction of the West Wing extension.


17. Existing Sports Field

It is proposed that the existing sports field be upgraded, repair to field base and hydro-seeded. It is proposed that the existing track be upgraded. It is proposed that the field be enclosed by a security fence and lighted.


Comparative Spatial Area Analysis Moncton High School Assumptions 1200 Students Grade Splits 300 Students per Grade Teaching Stations Existing Educational Proposed

Building Area Specification Master Plan Area

Classrooms 40 Classrooms 4 Classrooms 44 Classrooms

M2 280 M2 (in which 4 are included in proposed Vocational)

Resource Areas 149 225 225 Resource Centre 185 580 587

Science Existing 0 174 + existing Art 398 300 430 Music 311 300 358 Physical Education Existing Existing Vocational Program 138 1715 1715 Computer Technology 129 160 162 Cafeteria Existing Existing Student Services 138 266 266 Personnel Center 95 192 192 Administration 105 121 120 TOTAL 1688 4139 4509


10. Proposed Phased Renovation Project Plan (Pages 65 - 67)


Proposed Phased Renovation Project Plan In response to the proposed Master Plan Layout and Building Systems Evaluation, the following proposed phased renovation project plan has been developed. The intent of this plan is to be referenced by the Province of New Brunswick in order to determine prioritized scope of work and related capital costs improvement budgets for the Moncton High School facility. This proposal plan is presented as seven phases and each phase will include architectural, structural, mechanical and electrical disciplines. The extent of the scope of work selected per phase will depend on the approval of the Department of Education and the Department of Supply & Services. Phase Description Schedule Estimated Costs Phase 1 – 1 year $16,553,670.00 Attic Upgrade and West Wing (phased) Renovation / Extension (administration, personnel services, resource/student services, art, computer lab technology and custodial services) Phase 2 1 year $11,423,868.00 North Wing Renovations Phase 3 1 year $ 9,413,500.00 East Wing Renovations Phase 4 1 year $ 4,369,300.00 Vocational Wing Extension/ Pedway Construction Phase 5 1 year $ 3,985,100.00 New Music Room//Theatre/ Tower Upgrades Phase 6 1 summer $ 1,433,000.00 Gymnasium Upgrade Phase 7 1 summer $ 1,080,000.00 Quad/Plaza/Sport Field Upgrade TOTAL $48,258,438.00


It is to be noted that phase 4 and 7 can be constructed simultaneously to phases 1, 2, 3,5 and 6. Phases 2, 3, 5 and 6 could be a combination development packages.


11. Proposed Phased Renovation Project Plan Estimates

(Pages 68 - 80)


Proposed Phased Renovation Project Plan Estimates Estimated Construction Costs The following are preliminary construction cost estimates for Phases 1, 2, 3, 4 ,5, 6 and 7. Phase 1 – Attic Upgrade and West Wing Renovation / Extension Description Estimate Costs ARCHITECTURAL Attic Upgrade $ 300,000.00 Exterior stone wall $5,900,000.00

a) Removal, numbering of stone, reinstallation of wall

system including 140mm reinforced concrete block, rigid Insulation vapour barrier, air space, original cleaned stone

Interior wall systems a) Removal of all interior pyrobar/speed tile, plaster $ 925,000.00

wall systems b) Replacement of interior walls with 140mm concrete $1,200,000.00

block or steel stud drywall system Roofing a) Gable asphalt shingle roof replacement $ 240,000.00 b) Flat roof installation (new extension) $ 128,000.00 Windows $ 385,000.00 Flooring a) Demolition of existing floor system $ 34,570.00 b) Installation of new flooring system c/w base $ 423,000.00


Phase 1 – Attic Upgrade and West Wing Renovation / Extension Description Estimate Costs Architectural, cont’d Ceilings $ 265,000.00 Doors/ door frames and hardware $ 305,000.00 Special construction (finishes) $ 250,000.00 Specialties $ 250,000.00 Painting $ 108,000.00

Sub-Total $10,713,570.00 STRUCTURAL Attic upgrade $ 200,000.00 West wing extension $ 575,000.00 West wing general structural upgrade $ 200,000.00 Sub-Total $ 975,000.00 MECHANICAL Attic upgrade / west wing extension $3,140,000.00 Sub-Total $3,140,000.00 ELECTRICAL Attic upgrade / west wing extension $ 975,100.00 Sub-Total $ 975,100.00 General requirements/profit/overhead $ 750,000.00 Total Estimated Construction Cost - Phase 1 $16,553,670.00


Phase 2 - North Wing Renovations Description Estimate Costs ARCHITECTURAL Exterior stone wall $5,180,000.00




wall systems b) Replacement of interior walls with 140mm concrete $ 739.431.00

block or steel stud drywall system Roofing a) Gable asphalt shingle roof replacement $ 225,000.00 b) Flat roof installation $ 50,000.00 Windows $ 250,000.00 Flooring a) Demolition of existing floor system $ 30,537.00 b) Installation of new flooring system c/w base $ 271,450.00 Ceilings $ 169,650.00 Doors/ door frames and hardware $ 200,000.00 Special construction (finishes) $ 200,000.00 Specialties (lockers, chalkboard, cabinetry, stair Upgrade) $ 450,000.00


Phase 2 - North Wing Renovations Description Estimate Costs Architectural, cont’d Painting $ 80,000.00

Sub-Total $8,427,068.00

STRUCTURAL North wing general structural upgrade $ 400,000.00 Sub-Total $ 400,000.00 MECHANICAL North wing renovations $ 1,626,500.00 Sub-Total $ 1,626,500.00 ELECTRICAL North wing renovations $ 470,300.00 Sub-Total $ 470,300.00 General requirements/profit/overhead $ 500,000.00 Total Estimated Construction Cost - Phase 2 $11,423,868.00


Phase 3 - East Wing Renovations Description Estimate Costs ARCHITECTURAL Exterior stone wall $4,480,000.00




wall systems b) Replacement of interior walls with 140mm concrete $ 650,000.00

block or steel stud drywall system Roofing a) Gable asphalt shingle roof replacement $ 200,000.00 Windows $ 320,000.00 Flooring a) Demolition of existing floor system $ 22,500.00 b) Installation of new flooring system c/w base $ 200,000.00 Ceilings $ 125,000.00 Doors/ door frames and hardware $ 200,000.00 Special construction (finishes) $ 200,000.00 Specialties $ 250,000.00 Painting $ 80,000.00

Sub-Total $7,252,500.00


Phase 3 - East Wing Renovations Description Estimate Costs STRUCTURAL East wing general structural upgrade $ 400,000.00 Sub-Total $ 400,000.00 MECHANICAL East wing renovations $ 1,048,000.00 Sub-Total $ 1,048,000.00 ELECTRICAL East wing renovations $ 313,000.00 Sub-Total $ 313,000.00 General requirements/profit/overhead $ 400,000.00 Total Estimated Construction Cost - Phase 3 $9,413,500.00


Phase 4 - Vocational Wing Extension/Pedway Construction Description Estimate Costs ARCHITECTURAL Vocational Wing Extension Exterior cavity wall construction (including stone or $ 500,000.00 Brick envelope) Interior wall systems $ 30,000.00 Roofing a) Gable asphalt shingle roof system $ 240,000.00 Windows $ 60,000.00 Flooring a) Installation of new flooring system c/w base $ 146,000.00 Ceilings $ 90,000.00 Doors/frames, hardware and overhead door systems $ 60,000.00 Specialties $ 200,000.00 Painting $ 45,000.00 Elevator System/Stair System $ 350,000.00 Landscaping $ 50,000.00 Sub-Total $1,771,000.00 Pedway $ 200,000.00

Sub-Total $ 200,000.00


Phase 4 - Vocational Wing Extension/Pedway Construction Description Estimate Costs STRUCTURAL a) Vocational wing extension $ 570,000.00 b) Pedway $ 125,000.00 Sub-Total $ 695,000.00 MECHANICAL Vocational wing extension/pedway $ 1,025,000.00 Sub-Total $ 1,025,000.00 ELECTRICAL Vocational wing extension/pedway $ 278,300.00 Sub-Total $ 278,300.00 General requirements/profit/overhead $ 400,000.00 Total Estimated Construction Cost - Phase 4 $4,369,300.00


Phase 5 – New Music Room/Theatre/Tower Upgrades Description Estimate Costs ARCHITECTURAL Exterior stone wall $1,000,000.00 Repair, repointing and cleaning of exiting stone Music room/theatre storage area a) Demolition/patching of existing floor and $ 200,000.00 structure related to music room construction b) Construction of acoustic wall, ceiling systems, in $ 450,000.00

Music room, step flooring, door/hardware, and painting.

Roofing a) Gable asphalt shingle roof system $ 240,000.00 b) Flat roof installation $ 120,000.00 Flooring a) Ramp corridor adjacent to theatre and tower $ 45,000.00 Ceilings a) Ramp corridor adjacent to theatre $ 16,000.00 Painting a) Ramp corridor adjacent to theatre and tower $ 20,000.00

Sub-Total $2,091,000.00


Phase 5 - New Music Room/Theatre/Tower Upgrades Description Estimate Costs STRUCTURAL Music room/theatre/tower construction $ 125,000.00 Sub-Total $ 125,000.00 MECHANICAL Music room/theatre/tower construction $ 750,000.00 Sub-Total $ 750,000.00 ELECTRICAL Music room/theatre/tower construction $ 644,100.00 Sub-Total $ 644,100.00 General requirements/profit/overhead $ 375,000.00 Total Estimated Construction Cost - Phase 5 $3,985,100.00


Phase 6 – Gymnasium Upgrade Description Estimate Costs ARCHITECTURAL Roofing System a) Flat roof replacement $ 160,000.00 Gymnasium floor repair $ 50,000.00 General architectural repairs $ 250,000.00 Sub-Total $ 460,000.00 MECHANICAL Gymnasium upgrade $ 730,000.00 Sub-Total $ 730,000.00 ELECTRICAL Gymnasium upgrade $ 43,000.00 Sub-Total $ 43,000.00 General requirements/profit/overhead $ 200,000.00 Total Estimated Construction Cost - Phase 6 $1,433,000.00


Phase 7 – Quad/Plaza/Sports Field Upgrade Description Estimate Costs ARCHITECTURAL Quad/plaza/ramp/stairs upgrade including quad gate $ 500,000.00 And general landscaping Sports field upgrade $ 450,000.00 Sub-Total $ 950,000.00 ELECTRICAL Quad/Plaza/Sports Field Upgrade $ 40,000.00 Sub-Total $ 40,000.00 General requirements/profit/overhead $ 90,000.00 Total Estimated Construction Cost - Phase 7 $1,080,000.00


12. Project Summary (Pages 81 - 82)


Project Summary The results of the Master Plan Report indicate that the existing building systems for the Moncton High School facility have met their life performance expectancy. The results are summarized:

o Existing building systems; architectural, structural, mechanical and electrical require to be replaced in its entirety or upgraded due to system deterioration and/or original building construction detail/technology.

− The condition of the stone façade and structural steel system requires

further on-site investigative study in order to confirm safety conditions of systems. Refer to revised letter from R.A. Lawrence Engineering Ltd, dated September 26, 2008.

− To ensure occupants safety a proposed sprinkler system requires to be

installed throughout the facility.

− The existing electrical system creates unsafe conditions, which requires immediate attention.

− The proposed extensive construction scope of work for the facility will

create safety issues for user groups as a disturbance to present encapsulated asbestos contaminant in wall plaster, etc. will be unlimited and difficult to control throughout the building.

− The overall washroom counts meet code, but will be an inconvenience

to user group due to the lack of present washroom facilities in basement level.

o The antiquated existing systems do not meet National Building Code of

Canada 2005 requirements or provide building efficiency.

o The deterioration of existing systems and original building construction detail/technology have created secondary building issues within the facility.

o The recommendation for building system replacement is accompanied by a

major cost premium. However, the existing conditions can be repaired.

o The estimated proposed phased construction budget outweighs the construction budget for a new built structure.


o The Proposed Phased Renovation Project Plan presents seven phases which may accumulate accordingly or be compressed. The selection of phases will influence occupant users and the ability to utilize the building during normal school semesters. Alternative planning for student location may be required.

o It is difficult to compare the construction cost for the existing building upgrade

versus new building construction as each maintain their own values.

o The existing school still harbours a significant presence within the City of Moncton since 1935, as the building has retained its unique exterior and interior architectural character. A strong sense of school spirit still exists from its original and present graduates and building occupants.

R. A. LAWRENCE ENGINEERING LTD.STRUCTURAL ENGINEERS

September 26, 2008

RE: Moncton High School Renovations Moncton, New Brunswick

Gentlemen:

The interior walls of Moncton High are constructed with speed tile and gypsum blocks, to

which a plaster finish has been applied. It is our understanding the plaster contains asbestos and is

scheduled to be removed.

With the removal of the plaster finish, it will not be possible to salvage the gypsum blocks

and speed tiles. The replacement walls will be required to meet the requirements of the National

Building Code. A suitable replacement would be concrete block; reinforced to meet earthquake

requirements. Although the replacement blocks are heavier, the supporting beams, (12" and 15" deep

channels), appear to have adequate capacity. Where the interior partitions are parallel to the existing

steel joists, additional beams will be required to supported the concentrated loads from the partitions.

The new partitions will increase the loads on the columns by approximately 15%.

Reinforcement of the columns may be required at the lower levels.

With the major renovations being carried out, and the mass of the building increased, it will

be necessary to upgrade the structure to earthquake design requirements. To resist the lateral loads,

vertical bracing will be required in a number of bays. The large cavities present at the corridor walls

will accommodate the installation of bracing with minimal disruption to the interior layout.

Above the windows the perimeter stones are supported on steel lintels. In a number of

locations the exposed portion of the steel member has corroded. As the metal corrodes and expands,

load from the beams is transferred to the ornamental stone mullions erected tight to the underside

of the lintel. In at least one location the load imposed on the ornamental stone has resulted in shear

failure of the stone. ( i.e. extensive near vertical fractures).

of 2

Over the windows, corrosion of the steel lintels is ongoing and generally more prevalent on

the sides exposed to the weather (usually the south and west sides). Further investigation is required

to identify the extent of corrosion throughout the building.

Where corrosion is evident, the stones directly above should be removed. The actual extent

of corrosion can be assessed and the appropriate remedial action taken. The stones would be

removed in small sections allowing the remaining masonry to bridge the opening. After the remedial

action has been carried out to a particular section, the stone would be reconstructed. With the stone

masonry reinstalled, a new section of the lintel would be exposed. This process would continue until

the entire lintel is exposed and remedial action taken. By removing only small sections of the stone

at a time, it would not be necessary to provide temporary shoring.

In walls constructed with solid masonry, water can penetrate into the wall. Over time the

moisture will migrate to the bottom and exit the wall. Members embedded in the wall, such as steel

lintels, are exposed to this moisture and over time will corrode. The remedial action proposed will

address the deterioration in the steel beams. With the migration of moisture within the solid wall,

a maintenance program should be established to prevent distress within the ornamental stones.

To date, our assessment is based on a site review and a preliminary analysis. Further

investigation will be required to clearly define the scope of remedial work.

If further discussion and/or assistance is required, please contact the undersigned.

Yours truly,R. A. LAWRENCE ENGINEERING.

Raine Lawrence, P. Eng.

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