RECAPP Facility Evaluation Report - Alberta · 2013-05-29 · Fire sprinklers serving the entire...

Report run on: February 5, 2010 11:11 AM

RECAPP Facility Evaluation Report

Crowsnest Consolidated High SchoolB2969A

Municipality Of Crowsnest Pass

Livingstone Range Sch Div #68

Report run on: February 5, 2010 11:11 AM of 49

B2969ABuilding Id:

Crowsnest Consolidated HighBuilding Name:

Municipality Of Crowsnest PaLocation: Address:

6,830.60Gross Area (sq. m): $24,103,510Replacement Cost:1969Construction Year:

Evaluation Date: June 2 2009

Jacques Whitford Stantec AXYS Limited

Evaluation Company:

Dave BurnesEvaluator Name:

The Crowsnest High School is located at 8901 - 20th Avenue in the Town of Coleman, Alberta and has a reported capacity of 655 students (the school currently houses 353 students). The facility was originally constructed in 1971 and underwent a major renovation/modernization in 2003. The 2003 renovation included repainting of the exterior, new roofing, new exterior doors & windows, new elevator, new interior doors, new fixed casework, new visual aid boards, and replacement of all interior finishes (interior walls and ceilings were stripped down to the structural members during the renovation). Also as part of the 2003 renovation, a new Drama Room was constructed (approximately 120 sq. m) and a new elevator vestibule was constructed (approximately 6 sq. m). A small canteen is located in the southeast corner of the school. The two storey (consisting of a Lower Floor and a Main Floor), masonry block facility has a reported total gross floor areaof 6830 sq. m and is founded on concrete frost walls, foundation walls, and footings. The school is built into the side of ahill and the Lower Floor is approximately only located under the southern third of the Main Floor. Concrete crawl space tunnels for access to mechanical systems are located under the north portion of the Main Floor of the school. The exterior finish of the school consists predominantly of painted concrete block, however, portions of the south elevation are also finished with glazed curtain wall units that were installed in 2003. Exterior windows and entrance doors consist of insulating glazing units (IGU's) set in aluminum frames and were installed in 2003. Roofing consists of modified bituminous membrane assemblies (SBS) over the gymnasium and auditorium and these were installed in 2008. The remainder of the roofing consists of white PVC assemblies that were installed in 2003. All asbestos was reportedly removed from the building at the time of the 2003 renovation. Two storage garages are located on the property - one near the southwest corner of the property and the other at the west end of the upper parking lot. The 2007 wood framed buildings are set on concrete pads and are finished with vinyl siding and asphalt shingles. Each garage is equipped with two prefinished metal sectional overhead doors and a man door.

General Summary:

Structural Summary:The foundation for the school consists of cast-in-place concrete strip footings and pad footings supporting concrete foundation walls, frost walls, and columns. The floors of the Lower Floor and the northern portion of the Main Floor are slabs-on-grade. The southern portion of the Main Floor is a suspended floor consisting of metal decking and a concrete topping. The roof structure is comprised of metal decking supported by open web steel joists. Framing for the majority of the building consists of loadbearing concrete block walls and columns. Steel framed entrance canopies are located on the south elevation. No major work has been recommended. The structural elements of the building appeared to be in acceptable condition.

Envelope Summary:Exterior finishes for the facility consist mainly of painted concrete block with areas of glazed curtain wall on the south elevation. Corrugated galvanized steel panels are located above and below windows as decorative accents. The exterior windows are comprised of insulating glazing units (IGU's) set in aluminum frames. The entrances consist of IGU's set in aluminum framed storefronts. Roofing for the majority of the building consists of a white PVC membrane assembly. Roofing over the gymnasium and the auditorium are modified bituminous membrane assemblies (SBS). The roof is drained by internal drains and scuppers that are connected to downspouts which drain to ground level splash pads. There are 16 skylights located mainly above the Library. Major work recommended includes the following:

5.97%5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $1,438,500

Municipality Of Crowsnest Pass - Crowsnest Consolidated High School (B2969A)


- replace sealant in the control joints of the exterior concrete block walls - repaint the blistered areas on the exterior walls - install six roof drains to reduce ponding Overall, the facility's building envelope appears to be in acceptable condition.

Interior Summary:All interior finishes in the Crowsnest High School were replaced in a 2003 renovation/modernization. Floors in the building are generally finished with resilient sheet flooring with areas of carpet and wood. A paint finish has been applied to the gypsum board and concrete block partitions. Ceilings are mainly finished with suspended T-Bar assemblies with some areas of painted gypsum board and painted, exposed structure. Barrier-free upgrades recommended include renovating the student washrooms for compliance with the barrier free requirements of the current building code and constructing a designated barrier-free parking area. Major work recommended includes the following: - install firestopping around penetrations through fired rated walls, ceiling, and floors in locations where it is currently missing - repaint the concrete floors in the mechanical/electrical rooms - replace wood wall paneling in the Auditorium - repair the vinyl siding of the storage garage in the upper parking lot Overall, the facility's interior is in acceptable condition.

Mechanical Summary:The Crowsnest Consolidated High School went through a major mechanical renovation in 2002. Mechanical systems replaced during the modernization include a complete upgrade and replacement of the air handling equipment and distribution (excluding the duct distribution in the gymnasium), plumbing fixtures and domestic piping systems and heating piping and terminal units. The existing hot water boilers, pumps, vents and accessories were retained during the modernization and remain in service. Six natural gas fired Engineered Air units provide ventilation for the school, with a stand-alone A/C unit servicing the computer server room. Heating for the school is provided by the roof-mounted units along with natural gas fired hot water boilers and pumps, which provide heating to perimeter radiation and cabinet unit heaters. Two hot water tanks and pumps provide hot water to the plumbing fixtures throughout the school. Plumbing fixtures throughout the school were replaced during the renovation. All above slab waste and vent piping for the washrooms was replaced at this time. Exhaust fans with roof vents service the washrooms. Fire sprinklers serving the entire school were installed in 2002, with bell and stroke annunciators, manual pull stations and fire extinguishers dispersed throughout the school. Following are the recommended actions to be undertaken in the next 5 years relating to the mechanical systems associated with the Crowsnest Consolidated High School: - Replace the existing hot water boilers, re-circulation pumps, expansion tanks, venting and accessories - Repair the steam humidifiers to prevent leaks and allow for operation - Replace the multi-user sink in the Industrial Arts area - Re-balance the air distribution throughout the school to minimize noise - Repair the exterior ducting for the Industrial Arts dust collector Overall, the mechanical systems throughout the school are in good condition.



Electrical Summary:The electrical service for the Crowsnest Consolidated High School is fed underground from a Fortis Alberta padmount transformer to a Square D, 1000A, 277/480V main service entrance switchgear. A Siemens 300kVA secondary transformer is installed to provide 120/208V service. A Siemens Motor Control Center distributes electrical power to the larger mechanical loads throughout the school, while all other loads are fed from panelboards distributed throughout. A significant portion of the electrical systems throughout the school were replaced during the renovation in 2002. Interior lighting throughout the school is provided almost entirely by fluorescent fixtures employing T8 lamps in combination with electronic ballasts; other interior lighting is in the form of ceiling pendant mounted metal halide fixtures in the gymnasium and main entrance. Lighting is controlled by a combination of local light switches and occupancy sensors. Wall and ceiling mounted emergency and exit lighting fixtures, along with battery packs provide emergency lighting in the event of power failure. Exterior lighting in the form of wall mounted high pressure sodium fixtures are installed around the school, with a photocontrol device mounted on an exterior wall. The telephone and data systems are of the typical variety, with Category 5e cabling runs from the communications infrastructure to voice and data outlets located throughout the school. Wireless internet access is also available throughout. The school is connected to the Alberta Supernet system, which provides connectivity between infrastructure buildings throughout the province. A paging / public address system, tied into the telephone system with roof and wall mounted speakers provides both single and two-way communications to all locations throughout the school, as well as the schoolyard. The fire alarm system is comprised of an Edwards EST Quick Start panel, with heat detectors, bell and strobe annunciators and manual pull stations located throughout the school. Bell annunicators are also mounted on the exteriorof the building. The fire alarm system, along with the motion detection security system are monitored by ADT. Recommended actions concerning the electrical systems associated with the school in the next 5 years includes: - Replace the main electrical switchgear (lifecycle replacement) - Replace a portion of the exterior wall-mounted lighting (lifecycle replacement / damage) The electrical systems throughout the school are in good condition overall.


Condition Rating Performance1 - Critical Unsafe, high risk of injury or critical system failure.2 - Poor Does not meet requirements, has significant deficiencies. May have high operating/maintenance costs.

3 - Marginal Meets minimum requirements, has significant deficiencies. May have above average operating maintenance costs.4 - Acceptable Meets present requirements, minor deficiencies. Average operating/maintenance costs.

Rating Guide

5 - Good Meets all present requirements. No deficiencies.6 - Excellent As new/state of the art, meets present and foreseeable requirements.


A1010 Standard Foundations*

A1030 Slab on Grade*

A2020 Basement Walls (& Crawl Space)*

B1010.01 Floor Structural Frame (Building Frame)*

B1010.02 Structural Interior Walls Supporting Floors (or Roof)*

B1010.03 Floor Decks, Slabs, and Toppings*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

1971

1971

1971

1971

1971

1971

Installed

Installed

Installed

Installed

Installed

Installed

100

100

100

100

100

100

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Updated


S1 STRUCTURAL

The foundation for the facility consists of cast-in-place concrete strip footings and pad footings supporting concrete foundation walls, frost walls, and columns.

The Lower Floor and the northern portion of the Main Floor consist of cast-in-place concrete slabs-on-grade.

There is no basement in the school building, however, there are several concrete-lined crawl space tunnels under the northern portion of the Main Floor for access to mechanical systems.

The southern portion of the Main Floor is suspended and is supported by open web steel joists, loadbearing concrete block walls, and concrete columns.

The majority of the interior loadbearing walls in the school building consist of concrete block assemblies.

The suspended portion of the Main Floor (the south half of the floor) consists of metal decking supporting a concrete topping.


B1010.09 Floor Construction Fireproofing*

B1010.10 Floor Construction Firestopping*

B1020.01 Roof Structural Frame*

B1020.04 Canopies*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2003

2003

1971

1971

Installed

Installed

Installed

Installed

50

50

100

50

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated


The open web steel joists and metal decking of the suspended concrete floor slab are protected with spray-on fireproofing.

Penetrations through the suspended slab floor are generally sealed with firestopping.

The roof of the school consists of metal decking supported by open web steel joists.

There are steel framed canopies over the east and the central/main entrances on the south elevation of the school.


B2010.01.02.02 Concrete Block: Ext. Wall Skin*

B2010.01.06.03 Metal Siding** - Library Wall Extension

B2010.01.06.03 Metal Siding** - Windows, Elevator Shaft, and Skylights

B2010.01.09 Expansion Control: Exterior Wall Skin*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1971

2003

2003

1971

Installed

Installed

Installed

Installed

75

40

40

75

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace approx. 60 sq. m of metal siding on librarywall extennsion

Replace approx. 150 sq. m of metal siding

Lifecycle Replacement


2043

2043

$9,000

$28,000

Unassigned

Unassigned


S2 ENVELOPE

Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The majority of the exterior walls of the school consist of painted concrete block.

The library wall that extends above the lower roof (which is located between the gymnasium and the library) is clad with prefinished metal siding panels.

The exterior walls of the elevator shaft and the roof top skylights are clad with corrugated, galvanized steel panels. The majority of the exterior windows of the school are accented with corrugated galvanized steel panels above and below the windows.

Expansion/contraction joints are installed within the exterior concrete block walls at regular intervals.


B2010.01.11 Joint Sealers (caulking): Ext. Wall** - Control Joints

B2010.01.11 Joint Sealers (caulking): Ext. Wall** - Windows and Doors

2 - Poor

4 - Acceptable

Rating

Rating

1971

2003

Installed

Installed

20

20

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Replace approx. 165 m of sealants in control joints of concrete block

Replace approx. 350 lineal m. of caulking/sealants

Failure Replacement


2010

2023

$7,000

$22,000

Medium

Unassigned

The sealants around openings and where different materials areused has failed (lack of cohesion, lack of adhesion, loss of pliability) in many areas. Significant gaps are present within the caulking/sealants.

Concern:

It is recommended that the exterior caulking/sealants be replaced.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

A sealant/caulking is installed in the control joints in the exterior walls.

A sealant/caulking is installed around the perimeters of windows, doors, and other openings in the exterior walls.

Consequences of Deferral:Moisture entry into the building envelope, accelerated deterioration, and loss of aesthetics is likely.


B2010.01.13 Paints (& Stains): Exterior Wall**

B2010.02.03 Masonry Units: Ext. Wall Const.*

B2010.03 Exterior Wall Vapor Retarders, Air Barriers, and Insulation*

B2010.06 Exterior Louvers, Grilles, and Screens*

3 - Marginal

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2003

1971

1971

1971

Installed

Installed

Installed

Installed

15

100

100

50

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Repaint approx. 2500 sq. m of exterior concrete block walls

Repaint approx. 400 sq. m of blistered areas of exterior walls


Repair

2018

2010

$120,000

$15,000

Unassigned

Medium

Although the exterior walls were repainted during the 2003 renovation, many areas of blistering were observed in the paint on all elevations but most particularly on the west elevation.

Concern:

It is recommended that the blistered areas be repainted.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The exterior concrete block walls are finished with paint.

The majority of the exterior walls of the facility consist of painted concrete block.

Since the majority of the exterior walls of the school are concrete block, it is not likely that the walls contain an air/vapor barrier. The block cores are filled with loose insulation. The site representative reported that the insulation was tested in 2003 which confirmed that it does not contain asbestos.

Several prefinished metal louvers/vents are situated in the exterior walls of the building.

Consequences of Deferral:Loss of protective finish for the exterior walls, potential moistureentry into the building envelope, and loss of aesthetics.


B2010.09 Exterior Soffits*

B2020.01.01.02 Aluminum Windows (Glass & Frame)**

B2020.02 Storefronts: Windows**

B2020.03 Glazed Curtain Wall**

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1971

2003

2003

2003

Installed

Installed

Installed

Installed

50

40

40

40

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace approx. 75 sq. m of exterior windows (75 windows)

Replace approx. 85 sq. m of storefront windows onsouth elevation

Replace approx. 140 sq. m of curtain wall on southelevation




2043

2043

2043

$140,000

$175,000

$330,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Canopy soffits consist of painted metal decking.

Exterior windows set in the exterior walls of the school and in the skylight walls consist of insulating glazing units set in aluminum frames.

The central portion of the south elevation at the Lower Floor level consists of a storefront which contains insulating glazing units set in aluminum framing.

The central portion (at the second floor level) and sections at the east and west ends of the south elevation are clad with a glazed curtain wall system which consists of insulating glazing units set in aluminum framing.


B2030.01.01 Aluminum-Framed Storefronts: Doors**

B2030.01.06 Automatic Entrance Doors**

B2030.02 Exterior Utility Doors**

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2003

2003

1971

Installed

Installed

Installed

30

15

40

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace 6 storefront entrances (doors and sidelites)

Replace 2 automatic entrance doors

Replace 9 exterior utility doors




2033

2018

2013

$155,000

$50,000

$20,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Three storefront entrances are located on the south elevation and another three are located on the north elevation. The storefronts consist of insulating glazing units IGU's) set in aluminum framed doors with IGU sidelites.

An automated door is located in the main central entrance on the south elevation and in the northeast entrance on the northelevation.

Utility doors are located on various elevations of the building and consist of painted metal units set in painted metal frames.


B2030.03 Large Exterior Special Doors*

B3010.01 Deck Vapor Retarder and Insulation*

B3010.04.04 Modified Bituminous Membrane Roofing (SBS)**

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

2003

2003

2008

Installed

Installed

Installed

20

25

25

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace overhead door in the Shop

Replace approx. 1500 sq. m of SBS roofing over gym and auditorium



2023

2033

$10,000

$375,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

A prefinished metal, sectional, overhead door is located near the southwest corner of the school and provides access to the Shop.

Since the roofing was replaced in 2003 and 2008, it is assumed that the roofing assembly includes a vapor retarder. It was reported that insulation was added to the roofing assembly when it was replaced, however, the type and thickness are unknown.

The roofs over the gymnasium and the auditorium are protected with modified bituminous membrane assemblies (SBS).


B3010.04.05 Membrane Roofing (Single Ply, EPDM, PVC, TPO)**

3 - MarginalRating

2003Installed

25Design Life

JAN-10Updated

Install 6 roof drains in areas of excessive ponding

Replace approx. 4000 sq. m. of PVC roofing

Repair


2009

2028

$51,000

$1,140,000

High

Unassigned

The site representatives reported that there are several areas ofthe roof where excessive and widespread ponding occurs. Evidence of this was observed during the site visit (large dirt stained areas).

Concern:

It is recommended that roof drains be installed to prevent excessive ponding.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The roofing over the majority of the school (except for the gymnasium and auditorium) consists of a mechanically fastened, PVC membrane assembly (white in color). The site representatives reported that they have had continual leaking problems with this roofing assembly since its installation and many of them have been difficult to find. At the time of the site visit it was reported that the school has recently experienced leaking in the Staff Room, the student gathering area on the Main Floor, the book storage room, and inthe Girl's Washroom. It was also reported that the roofing system is under a 15 year warranty (labour and materials) and thus the roofing contractor has been, and is continuing, to resolve the leaks as they appear. It was also observed during the site visit that the exposed PVC membrane over some intermediate parapets was bulged/billowed in many areas. This could potentially indicate an air leakage problem through the air/vapor barrier. Further it may cause premature failure of the membrane as well as condensation within the insulation and subsequent leaks into the building (and potential for mold growth). Additionally, it was observed that there were no sealants applied to the majority of the parapet joints. Because the roofing is still under warranty and the roofing contractor is still trying to actively resolve the leaking problems attheir own cost, we have not included a leak repair event or a parapet repair in this report. No repair event has been provided for installing parapet sealants since this should also be handled under the roofing warranty.

Consequences of Deferral:Accelerated deterioration of the roofing membrane and potentialoverloading of the roof structure.


B3010.07 Sheet Metal Roofing**

B3010.08.02 Metal Gutters and Downspouts**

4 - Acceptable

4 - Acceptable

Rating

Rating

2003

1971

Installed

Installed

40

30

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Replace approx. 115 sq. m of metal roofing over skylights

Replace approx. 45 lineal m. of downspouts



2043

2013

$24,000

$1,500

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The roofs of the skylights are protected with prefinished ribbed metal panels.

The roof is drained by internal roof drains that are piped through the exterior walls and by perimeter scuppers. The piping and the scuppers are connected to downspouts which drain to splash pads on the ground surface.


C1010.01 Interior Fixed Partitions*

C1010.03 Interior Operable Folding Panel Partitions** - Gymnasium

C1010.03 Interior Operable Folding Panel Partitions** - Stage

C1010.05 Interior Windows*

C1010.06 Interior Glazed Partitions and Storefronts*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1971

1971

1971

2003

2003

Installed

Installed

Installed

Installed

Installed

0

30

30

80

80

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Replace sliding, folding partition in gym (approx. 180 sq. m)

Replace approx. 35 sq. m of folding panel partition- Stage



2013

2013

$34,000

$60,000

Unassigned

Unassigned


S3 INTERIOR

Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

Interior fixed partitions within the facility consist of concrete block and gypsum board walls.

An operable (sliding and folding), vinyl fabric partition (upper portion is vinyl mesh) is situated in the gymnasium and is used to divide the gymnasium into two separate rooms.

A manually operated, gypsum clad,folding panel partition is located between the Stage and the Auditorium. The Stage sideis finished with vinyl wallpaper and the Auditorium side is finished with wood laminate.

The Canteen is equipped with an aluminum rolling shutter window and an aluminum folding panel window. The Administration area is equipped with an aluminum rolling shutter window and single glazed windows in painted steel frames.

A single glazed, aluminum framed storefront separates the Library from the Gathering area.


C1010.07 Interior Partition Firestopping*

C1020.01 Interior Swinging Doors (& Hardware)*

C1020.02.01 Aluminum-Framed Storefronts*

C1020.02.06 Automatic Entrance Doors*

2 - Poor

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2003

2003

2003

2003

Installed

Installed

Installed

Installed

50

40

0

0

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Install missing firestopping

Code Repair 2009 $3,000 Medium

Penetrations through service room walls for piping, ducts, electrical conduit etc. were not all properly sealed.

Concern:

Seal or repair the voids and gaps as necessary to provide a proper firestopping barrier.

Recommendation:


Event:

Type Year Cost Priority

Updated: JAN-10

Interior partitions that are fire walls or fire separations are generally constructed with masonry block or are gypsum board assemblies. Penetrations are filled with a fire-rated sealant.

Interior doors in the classrooms, the administrative area, some corridors, etc. generally consist of painted wood units set in painted steel frames. Some doors have glazing inserts.

The main central entrance vestibule on the south side of the school and the two entrances on the north side are equipped with single glazed, aluminum framed storefronts with double doors. One door in the south entrance and one door in the northeast entrance are automated.

The main central entrance vestibule on the south side of the school is equipped with a single glazed, aluminum framed, interior storefront with double doors. One of the doors is automated for barrier-free access.

Consequences of Deferral:Potential accelerated migration of smoke or flame in the event of a fire emergency.


C1020.03 Interior Fire Doors*

C1030.01 Visual Display Boards**

C1030.02 Fabricated Compartments(Toilets/Showers)**

C1030.08 Interior Identifying Devices*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2003

2003

2003

2003

Installed

Installed

Installed

Installed

50

20

30

20

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace approx. 155 visual display boards

Replace 25 toilet partitions



2023

2033

$88,000

$47,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

Interior fire doors are located at stairwells, in some corridors, in utility rooms, and in storage rooms and consist of painted metal units set in painted metal frames (both are fire rated components).

The corridors, the classrooms, the labs, and several rooms in the administration area are equipped with white boards and tack boards.

Pre-finished metal partitions separate the toilet stalls in the student washrooms.

Interior identifying devices in the school consist of wall-mounted and door-mounted metal signage.


C1030.10 Lockers**

C1030.12 Storage Shelving*

C1030.14 Toilet, Bath, and Laundry Accessories*

C2010 Stair Construction*

C2020.05 Resilient Stair Finishes**

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

2003

1971

2003

1971

2003

Installed

Installed

Installed

Installed

Installed

30

30

20

100

20

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Replace 320 lockers

Replace approx. 90 sq. m of resilient finishes on stairs



2033

2023

$454,000

$13,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

Prefinished steel lockers are located in change rooms and corridors.

Wood and metal storage shelving units are located in several storage rooms.

Standard commercial quality washroom hardware is provided in the student and the staff washrooms.

Stairs providing access between the two floors of the facility (the southeast, southwest, and central stairs) consist of steel framed structures with concrete filled treads. The steps leading down to the gymnasium from the corridor, the steps leadingto the Junior High Gathering area from the corridor, and the steps from the corridor to Classroom 102 are cast-in-place concrete structures.

Stairs are finished with resilient flooring and non-slip nosings.


C2020.08 Stair Railings and Balustrades*

C2030.01 Ramp Construction*

C2030.02 Ramp Finishes*

C2030.03 Ramp Railings*

C3010.02 Wall Paneling**

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

3 - Marginal

Rating

Rating

Rating

Rating

Rating

1971

2003

2003

2003

1971

Installed

Installed

Installed

Installed

Installed

40

100

30

50

30

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Replace approx. 155 sq. m of wood wall finishes inAuditorium

Failure Replacement 2011 $65,000 Low

The wood wall finishes in the Auditorium are original (1971) andare showing signs of advanced age (the finishes are scratched, gouged, stained, etc.).

Concern:

It is recommended that the wood wall finishes in the Auditoriumbe replaced.

Recommendation:


Event:


Updated: JAN-10

Stairs are equipped with steel framed ballusters and hand rails.

Concrete ramps are provided from the corridor to the gym, from the corridor to the Junior High Gathering area, and from the corridor to Classroom 102.

Ramps are finished with resilient flooring.

Ramps are equipped with painted steel rails and ballusters.

The walls of the Auditorium are finished with wood panels and wood slats.

Consequences of Deferral:Loss of aesthetics.


C3010.06 Tile Wall Finishes**

C3010.11 Interior Wall Painting*

C3010.12 Wall Coverings*

C3020.01.02 Paint Concrete Floor Finishes*

4 - Acceptable

4 - Acceptable

4 - Acceptable

2 - Poor

Rating

Rating

Rating

Rating

2003

2003

1971

1971

Installed

Installed

Installed

Installed

40

10

15

10

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace approx. 45 sq. m of ceramic wall tiles

Repaint approx. 440 sq. m of concrete floors in main utility rooms


Failure Replacement

2043

2010

$17,000

$25,000

Unassigned

Medium

The paint finish on the floors of the main utility rooms has almost completely worn off and is very soiled/stained.

Concern:

It is recommended that the concrete floors be repainted.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The walls of the showers in the change rooms and a portion of the walls around the urinals in the Boy's washrooms are finished with ceramic tile.

Interior concrete block and gypsum clad walls are finished with paint.

The Stage side of the folding panel partition between the Stage and the Auditorium is finished with vinyl wall paper.

The floors of the boiler room, the CTS Shop, and the other main mechanical/electrical rooms are finished with paint.

Consequences of Deferral:Loss of protective finish for the floors, loss of ease of cleaning, and loss of aesthetics.


C3020.04 Wood Flooring** - Drama Room

C3020.04 Wood Flooring** - Gym and Stage

C3020.07 Resilient Flooring**

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2003

1971

2003

Installed

Installed

Installed

30

30

20

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace approx. 90 sq. m of plywood panel floor inDrama Room

Replace approx. 765 sq. m of hardwood floors in Gym and Stage

Replace approx. 4735 sq. m of resilient flooring




2033

2013

2023

$3,500

$278,000

$582,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

The floor in the Drama Room is finished with painted plywood panels.

The floors of the Gymnasium and the Stage are finished with hardwood strip flooring. The floor of the Gymnasium was refinished in 2004.

The majority of the floors in the schools (which includes the classrooms, the corridors, etc.) are finished with resilient flooring (mainly sheet marmoleum).


C3020.08 Carpet Flooring**

C3030.05 Veneer Plaster Finishes (Stipple)*

C3030.06 Acoustic Ceiling Treatment (Susp.T-Bar)**

C3030.07 Interior Ceiling Painting*

C3030.09 Other Ceiling Finishes* - Fireproofing

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

2003

1971

2003

2003

1971

Installed

Installed

Installed

Installed

Installed

15

0

25

20

0

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Replace approx. 465 sq. m of carpet flooring

Replace approx. 5125 sq. m of suspended T-bar ceilings



2018

2028

$38,000

$400,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The floors in the Auditorium, the Library, the Staff Room, and a portion of the Administration area are finished with carpet.

The ceiling of the Auditorium is finished with a stippled plaster.

Approximately 75% of the ceilings in the school (ie- in the administrative area, the corridors, classrooms, library, etc.) are finished with suspended T-Bar assemblies with inlaid acoustic tile.

Gypsum board ceilings and the exposed structure ceilings in the Gymnasium and the Drama Room (approximately 10% of the facility's ceilings) are finished with paint.

The ceiling of the Shop is finished with a spray-on fireproofing material.


D1010.01.02 Hydraulic Passenger Elevators**

4 - AcceptableRating

2003Installed

30Design Life

JAN-10Updated

Replace hydraulic passenger elevator

Lifecycle Replacement 2033 $85,000 Unassigned


Event:


Updated: JAN-10

The school is equipped with a Concord brand hydraulic elevator with a capacity of 454 kg. The elevator is provided for barrier-free access between the Main Floor and the Lower Floor.


D2010.04 Sinks - 1971**

D2010.04 Sinks - 2002**

D2010.05 Showers**

2 - Poor

5 - Good

5 - Good

Rating

Rating

Rating

1971

2002

2002

Installed

Installed

Installed

30

30

30

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace (1) Sink - 1971

Replace (20) stainless steel sinks

Replace (6) Showers

Failure Replacement



2010

2032

2032

$5,000

$40,000

$12,000

Medium

Unassigned

Unassigned

The multi-faucet sink in the Industrial Arts area no longer functions.

Concern:

Replace the sink with a new unit.Recommendation:


S4 MECHANICAL

Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

A multi-faucet, foot operated sink is installed in the Industrial Arts area.

New stainless steel sinks were installed in the art, science & home ec rooms, staff area and canteen in the 2002 modernization. Janitorial sinks are installed at various locations throughout the school.

Built in showers in the gymnasium locker/change room areas were replaced during the 2002 modernization.

Consequences of Deferral:Hand washing in the Industrial Arts area will not be possible.

Hand washing sink in the Industrial Arts area.


D2010.08 Drinking Fountains / Coolers**

D2010.10 Washroom Fixtures (WC, Lav, Urnl)**

D2020.01.01 Pipes and Tubes: Domestic Water*

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

2002

2002

2002

Installed

Installed

Installed

35

35

40

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace (10) Drinking Fountains

Replace Washroom Fixtures (18xWC, 19xLav, 7xUrnl)



2037

2037

$30,000

$95,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

All drinking fountains throughout the school were replaced during the 2002 modernization.

Floor mounted ceramic water closets with bottom outlets are located in all washrooms throughout the school. All units are complete with electronic flush valves. 3 station Bradley basins with thermostatic valves and counter top basins with electronic faucets are located in the student washrooms. Porcelain sinks are installed in the staff washrooms. Wall mounted ceramic urinals are located in the student's men's washrooms. All urinals are controlled with electronic flush valves connected to building electrical power. All fixtures throughout the school were installed during the 2002 modernization.

All domestic hot & cold water supply piping to fixtures throughout the school was replaced during the 2002 modernization. The piping was observed to be copper.


D2020.01.02 Valves: Domestic Water**

D2020.01.03 Piping Specialties (Backflow Preventors)**

D2020.02.02 Plumbing Pumps: Domestic Water**

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

2002

2002

2002

Installed

Installed

Installed

40

20

20

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace Domestic Water Valves

Replace (2) Backflow Preventors

Replace (2) Plumbing Pumps




2042

2022

2022

$60,000

$15,000

$12,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Domestic water shut-off valves in the mechanical room and water service entrance were replaced as part of the 2002 modernization. Local shut-off valves are installed for the washrooms and sinks throughout the school.

The 6" domestic water backflow preventor was replaced during the 2002 modernization. A 6" fire sprinkler system backflow preventor was added at the same time.

Two new domestic hot water recirculation pumps were installed in the mechanical room during the 2002 modernization.


D2020.02.06 Domestic Water Heaters**

D2020.03 Water Supply Insulation: Domestic*

D2030.01 Waste and Vent Piping*

D2030.03 Waste Piping Equipment*

D2040.01 Rain Water Drainage Piping Systems*

D2040.02.04 Roof Drains*

5 - Good

5 - Good

5 - Good

5 - Good

5 - Good

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

2002

2002

2002

2002

2002

1971

Installed

Installed

Installed

Installed

Installed

Installed

20

40

50

30

50

40

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Updated

Replace (2) Domestic Water Heaters



Event:


Updated: JAN-10

Two new A.O. Smith tank style water heaters, each with 250 mbh capacity were installed during the 2002 modernization.

Hot and cold domestic water piping with fiberglass pipe insulation and canvas jacketing was installed during the 2002 mondernization.

New vent piping for all plumbing fixtures and new underslab fixture drainage to existing main line was installed during the 2002 modernization. Piping was observed to be a combination of PVC, copper and stainless steel.

Dilution traps on science room sinks were installed during the 2002 modernization

The internal storm drainage piping connected to the rainwater leaders and downspouts on the building exterior was replacedduring the 2002 modernization.

The existing roof drains were retained during the 2002 modernization. The roof drains are complete with gravel strainers. Scuppers were installed on the building parapets during the 2002 modernization and roof replacement.


D3010.02 Gas Supply Systems*

D3020.02.01 Heating Boilers and Accessories: H.W.**

5 - Good

3 - Marginal

Rating

Rating

1969

1971

Installed

Installed

60

35

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Replace Heating Boilers and Accessories

Failure Replacement 2010 $300,000 High

The heating system boilers and accessories are from the original construction and are at the end of their theoretical lifecycle.

Concern:

Replace the heating system boilers and accessories with new equipment.

Recommendation:


Event:


Updated: JAN-10

The existing 150mm low pressure gas supply system was retained during the 2002 modernization and services the new andexisting rooftop and mechanical room equipment.

The heating boiler system for the school consists of three modular banks of Hydro-Therm boilers. The boiler system is from the original 1971 construction.

Consequences of Deferral:Major loss of heating ability for the entire school will occur if theboiler system fails.


D3020.02.02 Chimneys (&Comb. Air): H.W. Boiler**

D3020.02.03 Water Treatment: H. W. Boiler*

3 - Marginal

3 - Marginal

Rating

Rating

1971

1971

Installed

Installed

30

30

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Replace Hot Water Boiler Chimneys

Replace Water Treatment Systems

Failure Replacement

Failure Replacement

2010

2010

$120,000

$20,000

High

Medium

The venting and chimneys for the heating boiler system are from the original construction and have reached the end of their theoretical lifecycle.

The water treatment for the heating boiler system is from the original construction and has reached the end of its theoretical lifecycle.

Concern:

Concern:

Replace the venting and chimneys with new equipment.

Replace the water treatment system with new equipment.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The existing combustion air intake and combustion venting of gas fired appliances was retained during the 2002 modernization.

The existing micron filter system and pot feeders were retained during the 2002 modernization.

Consequences of Deferral:

Consequences of Deferral:

Major loss of heating ability for the entire school will occur if theventing and chimney system fails.

Major loss of heating ability for the entire school will occur if thewater treatment system fails.


D3040.01.04 Ducts: Air Distribution*

D3040.01.06 Air Terminal Units: Air Distribution**

D3040.01.07 Air Outlets & Inlets:Air Distribution*

D3040.03.01 Hot Water Distribution Systems - 1971**

5 - Good

5 - Good

5 - Good

4 - Acceptable

Rating

Rating

Rating

Rating

2002

2002

2002

1971

Installed

Installed

Installed

Installed

50

0

30

40

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Air distribution throughout the school is noisy.

Replace Hot Water Distribution Systems - 1971 (costbased on gfa)

Repair


2010

2013

$20,000

$200,000

Medium

Unassigned

Portions of the air distribution throughout the school is noisy and may affect class studies.

Concern:

Rebalance air distribution and air handling equipment.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

The duct distribution for the air handling units throughout the school was installed during the 2002 modernization. New dampers, linkages and accessories on the ducted distribution were also installed at this time.

The air supply, return and exhaust terminals were replaced during the 2002 modernization.

The air-handling roof intake and exhaust hoods were replaced during the 2002 modernization.

The existing chemical feed, expansion tanks, and radiation, reheat and boiler water heating pumps within mechanical room 163 were retained from the original construction.

Consequences of Deferral:Noisy distribution will continue to impact the learning environment.


D3040.03.01 Hot Water Distribution Systems - 2002**

D3040.04.01 Fans: Exhaust - 1971**

D3040.04.01 Fans: Exhaust - 2002**

5 - Good

4 - Acceptable

5 - Good

Rating

Rating

Rating

2002

1971

2002

Installed

Installed

Installed

40

30

30

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace Hot Water Distribution Systems - Piping (cost based on gfa)

Replace (15) Exhaust Fans - 1971

Replace (2) Exhaust Fans - 2002




2042

2013

2032

$600,000

$60,000

$10,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

The heating supply & return piping distribution in the boiler room and through out the school to all heating terminal devices was replaced in 2002. The piping is insulated with fiberglass insulation with recovery jacket in exposed areas.

Exhaust fans in the locker rooms and washrooms throughout the school were retained during the 2002 modernization.

New roof-top exhaust fans for the science room and industrial arts kiln room were installed during the 2002 modernization.


D3040.04.02 Air Cleaning Devices: Exhaust*

D3040.04.03 Ducts: Exhaust*

D3040.04.05 Air Outlets and Inlets: Exhaust*

D3050.01.01 Computer Room Air Conditioning Units**

4 - Acceptable

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

Rating

1971

2002

2002

2002

Installed

Installed

Installed

Installed

0

50

30

30

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Repair Dust Collector ducting

Replace Computer Room Air Conditioning Unit

Repair


2010

2032

$2,000

$20,000

Medium

Unassigned

The exterior ducting for the Industrial Arts dust collector unit is damaged and no longer sealed.

Concern:

Replace or repair the portion of ductwork connecting the dust collector to the exterior of the building.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

A dust collector for the Industrial Arts area was retained from the original 1971 construction during the 2002 modernization.

All duct work for exhaust fans throughout the school was replaced during the 2002 modernization. All exhaust dampers, access doors & accessories were replaced at this time.

All exhaust fan terminal units were replaced during the 2002 modernization.

A standalone ductless Mitsubishi Mr. Slim condensing unit services the computer room and was installed during the 2002 modernization.

Consequences of Deferral:Dust collected from the shop will be lost to the outside environment; dust collection will not function at peak capability.

External ductiing for Industrial Arts dust collector.


D3050.01.02 Packaged Rooftop Air Conditioning Units (& Heating Units)**

D3050.02 Air Coils**

5 - Good

5 - Good

Rating

Rating

2002

2002

Installed

Installed

30

30

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Replace Packaged Rooftop Air Conditioning Units (& Heating Units)

Replace Air Coils



2032

2032

$220,000

$50,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

Six new gas fired Engineered Air DJ air-handling units were installed during the 2002 modernization. The gymnasium and drama room units are located on the roof, with the classroom and shop units located in mechanical fan room internally.

Zone reheat coils were installed in 2002 to maintain classroom air temperature control.


D3050.03 Humidifiers**

D3050.05.01 Convectors**

5 - Good

5 - Good

Rating

Rating

2002

2002

Installed

Installed

25

35

Design Life

Design Life

JAN-10

JAN-10

Updated

Updated

Repair Humidifiers

Replace (2) Steam Humidifiers

Replace (1) Convector

Repair



2010

2027

2037

$5,000

$30,000

$2,000

Low

Unassigned

Unassigned

The steam humidifiers leak and are not in use.Concern:

The steam humidifier system should be repaired to prevent leakage and allow for operation.

Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

New steam generation humidifiers with distribution pipe to all new classroom air handling units were installed in 2002.

A new convector cabinet was installed in the auditorium area during the 2002 modernization.

Consequences of Deferral:Steam humidifier system will continue to go unused.


D3050.05.02 Fan Coil Units**

D3050.05.03 Finned Tube Radiation**

D3050.05.06 Unit Heaters**

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

2002

2002

2002

Installed

Installed

Installed

30

40

30

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace (6) Fan Coil Units

Replace Finned Tube Radiation (cost based on gfa)

Replace (4) Unit Heaters




2032

2042

2032

$36,000

$400,000

$16,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Wall mounted cabinet unit heaters are installed in the entry vestibules and are tied into the hot water boiler system.

New radiation cabinet and fin was installed during the 2002 renovation in the in the classrooms, skylights, entrance areas and gymnasium.

Ceiling mounted, hot water unit heaters were installed in the mechanical room and fan rooms during the modernization in 2002.


D3050.05.08 Radiant Heating (Ceiling & Floor)**

D3060.02.02 Pneumatic Controls**

D3060.02.05 Building Systems Controls (BMCS, EMCS)**

D4010 Sprinklers: Fire Protection*

5 - Good

4 - Acceptable

5 - Good

5 - Good

Rating

Rating

Rating

Rating

2002

1971

2002

2002

Installed

Installed

Installed

Installed

35

40

25

60

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replacement (15) Radiant Heating Panels

Replace Pneumatic Controls (cost based on gfa)

Replace Building Systems Controls (cost based on gfa)




2037

2013

2027

$15,000

$50,000

$190,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Hot water radiant panels at the high level main entrance were installed during the modernization in 2002.

The existing controls compressor and pneumatic system is utilized to maintain room temperature.

A Control System International DDC was installed in 2002 to control the boilers, pumps and ventilation for the school. The CSI system also provides key-fob door access.

A new 6" water service and fire sprinkler system was installed in 2002.


D4030.01 Fire Extinguisher, Cabinets and Accessories*

5 - GoodRating

2002Installed

30Design Life

JAN-10Updated


Fire extinguishers are wall mounted throughout the school to meet applicable codes.


D5010.02 Secondary Electrical Transformers (Interior)**

D5010.03 Main Electrical Switchboards (Main Distribution) - 1971**

D5010.03 Main Electrical Switchboards (Main Distribution) - 2002**

5 - Good

4 - Acceptable

5 - Good

Rating

Rating

Rating

2002

1971

2002

Installed

Installed

Installed

40

40

40

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace (1) Secondary Electrical Transformer

Replace (1) Main Electrical Switchboard - 1971

Replace (1) Main Electrical Switchboard - 2002




2042

2013

2042

$25,000

$40,000

$20,000

Unassigned

Unassigned

Unassigned


S5 ELECTRICAL

Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

A 300kVA, 480-120/208V, 3 phase, 4 wire Siemens transformer was installed in 2003.

A 1000A, 277/480V, 3P, 4W, Square D main electrical switchgear is fed underground from pad mounted transformer. The switchboard feeds lighting and mechanical equipment throughout the school, as well as a secondary transformer.

A 1200A, 120/208V, 3P, 4W, Siemens electrical switchgear is fed from the secondary electrical transformer and distributes power to panelboards throughout the school. Surge suppression is installed on the switchboard.


D5010.05 Electrical Branch Circuit Panelboards (Secondary Distribution) - 1971**

D5010.05 Electrical Branch Circuit Panelboards (Secondary Distribution) - 2002**

D5010.07.01 Switchboards, Panelboards, and Motor Control Centers**

D5020.01 Electrical Branch Wiring*

4 - Acceptable

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

Rating

1971

2002

2002

1971

Installed

Installed

Installed

Installed

30

30

30

50

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace (6) Electrical Branch Circuit Panelboards - 1971

Replace (4) Electrical Branch Circuit Panelboards - 2002

Replace (1) Motor Control Center




2013

2032

2032

$36,000

$24,000

$32,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

(6) electrical panelboards throughout the school are from the original construction. The panels have spare capacity for futureneeds.

(4) electrical panelboards throughout the school were replaced during the 2002 modernization. The panels have spare capacity for future needs.

A Siemens Motor Control Center was installed in the 2002 modernization to control exhaust fans and air handling units throughout the school. The MCC has 1 section spare capacity.

Electrical wiring is run concealed in walls and ceilings wherever possible throughout the school. Metallic, rigid PVC and surface mounted raceway conduit is used for exposed wiring runs in the electrical / mechanical room and in various other locations.


D5020.02.01 Lighting Accessories (Lighting Controls)*

D5020.02.02.01 Interior Incandescent Fixtures*

D5020.02.02.02 Interior Florescent Fixtures - 1971**

D5020.02.02.02 Interior Florescent Fixtures - 2002**

D5020.02.02.03 Interior Metal Halide Fixture - 1971*

5 - Good

5 - Good

4 - Acceptable

5 - Good

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

2002

2002

1971

2002

1971

Installed

Installed

Installed

Installed

Installed

30

30

30

30

30

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Replace Interior Florescent Fixtures - 1971 (cost based on gfa)

Replace Interior Florescent Fixtures - 2002 (cost based on gfa)



2013

2032

$14,000

$700,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

JAN-10

JAN-10

Lighting in the classrooms, gymnasium and administration areas is controlled by local switches. Lighting in the utility rooms is controlled by motion detection switches.

MR-16 pot lamps are installed in the staff room and hallway display cabinets.

Recessed fluorescent fixtures provide illumination in the amphitheatre.

Surface, pendant suspended and recessed fluorescent fixtures provide the majority of the lighting throughout the school. All fixtures employ T-8 lamps and were installed during the 2002 modernization.

Pendant suspended metal halide fixtures provide illumination for the gymnasium and stage.


D5020.02.02.03 Interior Metal Halide Fixture - 2002*

D5020.02.03.02 Emergency Lighting Battery Packs**

D5020.02.03.03 Exit Signs*

D5020.02.05 Special Purpose Lighting*

D5020.03.01.01 Exterior Incandescent Fixtures*

D5020.03.01.03 Exterior Metal Halide Fixtures*

5 - Good

5 - Good

5 - Good

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

Rating

Rating

Rating

2002

2002

2002

1985

1971

2002

Installed

Installed

Installed

Installed

Installed

Installed

30

20

30

30

30

30

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated

Updated

Replace Emergency Lighting Battery Packs



Event:


Updated: JAN-10

Pendant suspended metal halide fixtures provide illumination for the main lobby and were installed during the modernization in 2002.

Emergency lighting is provided by battery packs units and one and two head remote units wall mounted throughout the school. The emergency lighting system is interconnected with the LED exit fixtures installed throughout.

LED exit signs are installed throughout the school to meet code requirements. The signs are interconnected with the battery backup emergency lighting system.

A light bar stage lighting system is installed above the stage. The system is complete with a Strand dimming control system.

Recessed incandescent fixtures are installed in the front soffit.

Up/down metal halide canister fixtures are installed at the main entrance.


D5020.03.01.04 Exterior H.P. Sodium Fixtures - 1971*

D5020.03.01.04 Exterior H.P. Sodium Fixtures - 2002*

D5020.03.02 Lighting Accessories: Exterior (Lighting Controls)*

3 - Marginal

5 - Good

5 - Good

Rating

Rating

Rating

1971

2002

2002

Installed

Installed

Installed

30

30

30

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace Exterior H.P. Sodium Fixtures - 1971

Failure Replacement 2010 $4,000 Low

Exterior wall pack lighting is at the end of lifecycle and many are damaged or underperforming.

Concern:

New exterior lighting wall packs should be installed to replace the wall packs from the original construction.

Recommendation:


Event:


Updated: JAN-10

High Pressure Sodium fixtures are wall mounted around the exterior of the school and are controlled by a wall mounted photocontroller.

High Pressure Sodium fixtures are wall mounted around the exterior of the school and are controlled by a wall mounted photocontroller.

An exterior roof mounted photocontrol provides for dusk to dawn operation of the exterior fixtures.

Consequences of Deferral:Exterior lighting levels around the perimeter of the school will increasingly diminish.


D5030.01 Detection and Fire Alarm**

D5030.02.02 Intrusion Detection**

D5030.02.04 Video Surveillance**

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

2002

2002

2002

Installed

Installed

Installed

25

25

25

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace Detection and Fire Alarm (cost based on gfa)

Replace Intrusion Detection (cost based on gfa)

Replace Video Surveillance - 4 cameras




2027

2027

2027

$250,000

$250,000

$18,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

The fire alarm panel is a Edwards EST Quick Start unit, located in the main entryway, and monitored by ADT. Heat detectors, combination strobe and bell annunciators, and manual pull stations are located throughout the school to meet code requirements. Annunciator bells are wall mounted on the exterior of the building.

An ADT Focus D50 security system is installed complete with motion detectors throughout. A control keypad is located at the staff entrance.

Video survellience is installed to monitor the exterior perimeter of the school.


D5030.04.01 Telephone Systems*

D5030.04.05 Local Area Network Systems*

D5030.05 Public Address and Music Systems**

D5030.06 Television Systems*

5 - Good

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

Rating

2002

2002

2002

2002

Installed

Installed

Installed

Installed

25

15

25

20

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace Public Address and Music Systems



Event:


Updated: JAN-10

Hardware infrastructure for the 25 pair telephone system is located in the mechanical / electrical room. Category 5e cabling is run concealed from this point to voice outlets located throughout the school. The telephone service for the building is provided by TELUS. The telephone system is integrated with the PA system serving the interior and exterior of the school.

The Local Area Network hardware is located in a wall mounted cabinet in the administration area and is comprised of D-Linkequipment c/w UPS and surge protection. From this point, Category 5e cables are run concealed to data outlets throughout the school. Wireless internet access is also available throughout the school, with wall and ceiling mounted wireless repeaters installed where necessary. The school is connected to the Alberta Supernet system, which connects schools, hospitals, libraries and government offices throughout the province.

The telephone system is tied into the paging / public address system to provide communication to the individual classroomsand areas, or to the school as a whole, with ceiling speakers distributed throughout. Each classroom has a wall mounted handset to access the paging system. Public Address speakers are also mounted on the exterior walls of the school. A TOA 900 series amplifier complete with commercial grade EV speakers provide public address and music to the gymnasium.

A cable television service with CATV booster and outlets is installed throughout the school.


E1020.02 Library Equipment*

E1020.03.01 Stage Curtains*

E1020.07 Laboratory Equipment*

E1090.04 Residential Equipment*

E1090.07 Athletic, Recreational, and Therapeutic Equipment*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

2003

2003

2003

2003

1971

Installed

Installed

Installed

Installed

Installed

25

0

25

10

15

Design Life

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Updated


S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION

The Library is equipped with several rows of wooden shelving for display of books and moveable furnishings such as tables and chairs.

The Stage is equipped with a fabric curtain and a vinyl curtain to cover the full opening of the Stage and four other smaller sets of fabric curtains.

The science labs are equipped with sinks and faucets. The Arts Room is equipped with a kiln.

Residential equipment consists of the following: - a fridge in the Canteen - three stoves, two microwaves, two fridges, one washer, and one dryer in the Home Economics room - a fridge, a microwave, and two dishwashers in the Staff Room

The gymnasium is equipped with standard commercial quality basketball hoops/backstops (four wall mounted and two ceiling mounted) as well as an electronic score clock.


E2010.02 Fixed Casework**

E2010.03.01 Blinds**

F1010.02.04 Portable and Mobile Buildings*

4 - Acceptable

4 - Acceptable

3 - Marginal

Rating

Rating

Rating

2003

2003

2003

Installed

Installed

Installed

35

30

30

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Replace approx. 885 lineal m. of fixed casework

Replace approx. 60 sq. m of blinds

Repair vinyl siding of storage garage in upper parking lot



Repair

2038

2033

2009

$878,000

$12,000

$3,000

Unassigned

Unassigned

Medium

The vinyl siding on the storage garage located in the upper parking lot has sustained damage to the vinyl siding from vandalism (stone impact holes/cracks and missing sections).

Concern:

It is recommended that the vinyl siding be repaired.Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

JAN-10

JAN-10

JAN-10

Fixed casework, generally consisting of wood-framed counter/shelving/cabinet units, finished with laminate are located in the administrative area, the classrooms, the Library, the Physical Education office, etc.

The exterior windows of the school are equipped with roll-up fabric blinds.

The school site is equipped with two storage garages. One is located on the west side of the upper west parking lot and the other is located near the southwest corner of the property. Both wood framed garages sit on concrete pads and have similar finishes which consist of asphalt shingles and vinyl siding. Each garage is accessed by two prefinished metal sectional overhead doors and a man door.

Consequences of Deferral:Accelerated deterioration of the vinyl siding and moisture entry into the building envelope.


F1010.02.05 Grandstands and Bleachers**

F2020.01 Asbestos*

F2020.04 Mould*

F2020.09 Other Hazardous Materials*

4 - Acceptable

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2003

0

0

0

Installed

Installed

Installed

Installed

25

0

0

0

Design Life

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Updated

Replace gym bleachers (111 seats)



Event:


Updated: JAN-10

The gymnasium is equipped with two sets of motorized bleachers (total of 111 seats). The bleachers are steel framed unitswith plastic seats.

The site representatives reported that all asbestos in the building was removed during the 2003 renovation/modernization.

No suspected mould growth was noted on visible surfaces during the assessment. Wall cavities, crawl spaces, and the majority of the ceiling cavities were not reviewed during the site visit.

No other hazardous materials were observed or reported during the site visit.

Existing bleachers


K4010.01 Barrier Free Route: Parking to Entrance*

K4010.02 Barrier Free Entrances*

K4010.03 Barrier Free Interior Circulation*

2 - Poor

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2003

1971

2003

Installed

Installed

Installed

0

0

0

Design Life

Design Life

Design Life

JAN-10

JAN-10

JAN-10

Updated

Updated

Updated

Add asphalt paved area (approx. 135 sq. m) for barrier-free parking near northeast entrance

Barrier Free Access Upgrade 2009 $20,000 High

There is no designated area for barrier-free parking on the school site.

Concern:

It is recommended that an asphalt paved parking area be constructed near the northeast entrance for a minimum of threedesignated barrier-free stalls.

Recommendation:


S8 FUNCTIONAL ASSESSMENT

Event:


Updated: JAN-10

The northeast entrance of the school allows barrier-free entry (it has an automated set of doors), however, there are no designated barrier-free parking stalls and the area that could be designated for barrier-free parking is gravel surfaced. The main entrance on the south side of the school also allows barrier-free entry (it has an automated set of doors), however,there is no ramp from the asphalt paved parking lot to the entrance.

The northeast entrance of the school allows barrier-free entry via an automated set of doors (the main entrance on the southside of the school also allows barrier-free entry via an automated set of doors, however, there is no ramp from the asphalt paved parking lot to the entrance so this is not a practical barrier-free entrance).

All interior public spaces have barrier free accessibility via ramps at changes in floor elevation. An elevator provides access between the Main Floor and the Lower Floor.

Consequences of Deferral:Non-compliance with current barrier-free codes/standards and an impedance for handicapped users.


K4010.04 Barrier Free Washrooms*

3 - MarginalRating

2003Installed

0Design Life

JAN-10Updated

Upgrade 4 student washrooms to be fully barrier-free compliant

Barrier Free Access Upgrade 2009 $40,000 High

The student washrooms do not meet current barrier-free standards. The non-compliant items consist of, but are not limited to, the following: - the designated toilet stalls are not large enough - lack of door pulls on stall doors - the urinals do not have grab bars - washroom accessories (mirrors, hand dryers, soap dispensers, etc.) are generally mounted too high - no barrier-free signage

Concern:


Event:


Updated: JAN-10

The 2003 renovation/modernization upgraded the student washrooms but they do not meet current barrrier-free standards.

RECAPP Facility Evaluation Report - Alberta · 2013-05-29 · Fire sprinklers serving the entire...

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