Ecole Secondaire Beaumont Composite High School B2439A

Transcription

RECAPP Facility Evaluation Report
Black Gold Regional Div #18
Ecole Secondaire Beaumont Composite High School
B2439A
Beaumont
Report run on: February 4, 2005 3:18 PM
Beaumont - Ecole Secondaire Beaumont Composite High School (B2439A)
Facility Details
Building Name: Ecole Secondaire Beaumont
Address: 5417 - 43 Avenue
Location: Beaumont
Building Id: B2439A
8,395.96
$14,261,743
Construction Year: 0
Gross Area (sq. m):
Replacement Cost:
Evaluation Details
Evaluation Company: O'Neill O'Neill Procinsky Architects
Evaluation Date: May 1 2004
Evaluator Name: Mr. Dermot O'Neill
Evaluator Phone: (780) 482-4813
Total Maintenance Events Next 5 years:
5 year Facility Condition Index (FCI):
$758,860
5.32%
General Summary:
Ecole Secondaire Beaumont Composite High School was built in1988. In 2002 there was an addition built which
consisted of four classrooms, a computer lab, a welding CTS lab with a mezzanine, a general office modernization and
two existing classrooms were modernized into a career center. Other than the necessary replacement of systems that
require lifecycle replacement and normal wear and student abuse this school has been maintained. There are some
concerns with the moisture in the crawlspace and water run off at all sloped glass entrance canopies. Mechanically the
building is in excellent condition with exception of the crawlspace. Electrically the school is in good condition with the
exception of the fire alarm system.
Structural Summary:
The original building is constructed of concrete piles and grade beam construction with hollow core precast concrete floor
slabs over crawlspace areas. Floor and roof structures bear on concrete block walls, precast columns, steel beams and
steel roof joists, trusses and steel roof deck. The 2002 addition is concrete bell pile and grade beam foundations with
structural concrete beams and slabs on grade. The second floor is concrete topping on metal deck with steel joists bearing
on concrete block walls and steel beams and columns. The roof construction is metal deck on owsj bearing on concrete
block walls and steel beams and columns. The structure is in good condition.
Envelope Summary:
The envelope construction is 90% brick veneer with airspace, insulation, and exterior air barrier. There are some areas
where load bearing concrete block is protected only by paint. Some of the walls extending above the roof around the
gymnasium, mechanical room and mezzanine have a cement stucco on furring over concrete block without insulation or
an air barrier. All exterior walls should have proper rainscreen protection. All original entry canopies have sloped
glazing which is icing up in winter and has no provision to control water run off. The canopies should be modified to
prevent snow sliding, and collect the water run off. The roof construction is 95% inverted system with a small portion
being buit-up roofing. These roof areas require replacement. The 2002 addition is all brick veneer with exterior insulation
and air barrier. Roof canopies are sloped metal roofing with gutters to collected water run off. The roof construction is a
SBS membrane. The envelope of the original school is in need of some repairs to maintain performance.
Interior Summary:
Interior construction for the most part is in good condition as finishes are long lasting. some repairs/replacements are
required for materials that are worn out such as carpet, ceiling tiles, millwork, doors and frames and items which have
been damaged through student use and abuse.Overall the building interior is in fair condition.
Mechanical Summary:
In 2002 the school underwent a modernization of the mechanical systemThe heating system consists of two water
tube boilers of the 1988 vintage. The air system consists of eight air handling units of which only one has a cooling
section. A new coil was installed in 2003 due to failure of the original unit. The air system has terminal reheat coils.
There is a steam boiler for humidification of the gymnasium only. (All others have been removed.) The glycol heat
exchanger was replaced in 2003. The ventilation rate is very good with glycol coils in the air handlers. The controls
(BMCS) services everything from fans to car plugs. Two 500MBH hot water tanks supply domestic hot water. (They
were replaced on warranty in 2002.) All equipment and mechanical rooms were clean and well serviced. There are no
leaks or unexplained sounds coming from the equipment. There is a maintenance program, as motors are burnt out,
replacements of a better performance are installed. The only area found to be substandard is the crawlspace. This
area should be studied and targeted for a vent system. Overall the mechanical systems are in very good shape.
Page 2 of 39
Electrical Summary:
In 2002 this school underwent a modernization of the electrical system. This school is in overall good condition. All
systems with in the school are of current technology. However the existing fire alarm system consists of a hardwired
system that will be obsolete in a few years. At this time we would recommend a new addressable system complete
with isolation modules. this new system can utilize the existing infrastructure system.
Condition Rating
1 - Critical
2 - Poor
3 - Marginal
4 - Acceptable
5 - Good
6 - Excellent
Rating Guide
Performance
Unsafe, high risk of injury or critical system failure.
Does not meet requirements, has significant deficiencies. May have high operating/maintenance costs.
Meets minimum requirements, has significant deficiencies. May have above average operating maintenance costs.
Meets present requirements, minor deficiencies. Average operating/maintenance costs.
Meets all present requirements. No deficiencies.
As new/state of the art, meets present and foreseeable requirements.
Page 3 of 39
S1 STRUCTURAL
A1020.07 Grade Beams
Concrete piles and grade beams with structural hollow core slab supported on steel angles.
Rating
2 - Poor
Event:
Installed Design Life
0
0
Updated
November 2004
Repair steel angles supporting floor.
Concern:
Steel angles supporting floor structure have been exposed to
moisture & extensive corrosion is evident.
Recommendation:
Control moisture content within crawlspace. Repair steel angle
floor supports by sandblasting and repriming/painting.
Type
Repair
Year Cost
2005 $5,000
Priority
Medium
Updated: November 1 2004
A1020.07 Grade Beams - 2002
Concrete bell piles and grade beams with structural slab on grade.
Rating
6Excellent
0
0
Updated
November 2004
A1030.02 Structural Slabs on Grade
Cast in place structural floor slabs.
Rating
5 - Good
0
0
Updated
November 2004
Page 4 of 39
A1030.06 Subdrainage Systems
Crawlspace floors are exposed rough grade
Rating
Installed Design Life Updated
30
0
November 2004
Marginal
Event: Install weeping tile, drainage sumps, polyethelene
vapour barrier, and sand cover.
Concern:
Entire crawlspace doesnot have a vapour barrier to existing
native soil. Floor surface is exposed rough grade clay. There
is excessive moisture within crawlspace.
Recommendation:
Install weeping tile throughout crawlspace area to eliminate
water build up. Install additional drainage sumps to remove
water. Install 100 mm sand over polyethelene vapour barrier
over regraded native base. Check any exisitng materials for
possible mold contamination an remove as necessary.
Type
Year Cost
Preventative Maintenance 2004 $30,000
Priority
High
A2020.01.01 Cast-in-place Concrete: Crawlspace Wall
Cast in place concrete foundations.
Rating
5 - Good
0
0
Updated
November 2004
A2020.04 Basement Wall Vapor Retarder & Insulation
Concrete crawlspace walls are covered with 50 mm of rigid insulation, wood blocking, vapour barrier and gypsum wallboard.
Rating
2 - Poor
Event:
0
0
Updated
November 2004
Interor g.w.b. skin is covered with mould.
Concern:
Due to excessive moisture in basement/crawlspace interor
finish and insulation have substantial mould growth.
Recommendation:
Remove exisitng materials and replace with proper vapour
barrier, insulation and gypsum board after the moisture problem
has been resolved.
Type
Hazardous Materials
Abatement
Year Cost
2004 $5,000
Priority
High
Page 5 of 39
B1010.01.01.01 Cast-in-place Concrete: Columns
Minimal cast in place concrete columns.
Rating
5 - Good
0
0
Updated
November 2004
B1010.01.01.02 Precast Concrete: Columns
Octagonal shaped precast concrete columns located in Libray, Atrium, and Cafeteria.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B1010.01.01.03 Masonry Units: Columns
Concrete block reinforced masonry columns
Rating
5 - Good
0
0
Updated
November 2004
B1010.01.01.05 Structural Steel: Columns-2002
2002- Steel columns supporting floor structure.
Rating
6Excellent
0
0
Updated
November 2004
B1010.01.02.01 Cast-in-place Concrete: Beams-2002
Cast in place concrete beams and shear walls located around stairwells, elevator shaft and around gymnasium.
Rating
5 - Good
0
0
Updated
November 2004
B1010.01.02.04 Structural Steel: Beams
Steel beams located around two storey openings at second floor level in foyer, Atrium, and cafeteria. Steel beams
supporting second floor in 2002 addition.
Rating
5 - Good
0
0
Updated
November 2004
B1010.01.04.02 Steel Joists - 2002 Addition
Steel joists for second floor structure.
Rating
6Excellent
0
0
Updated
November 2004
B1010.02.05 Concrete Masonry Units:Structural Wall
Loadbearing concrete block interior masonry walls. Du-al block is used in gymnasium.
Rating
5 - Good
0
0
Updated
November 2004
Page 6 of 39
B1010.03.04 Concrete Topping
50 mm concrete topping to all structural hollow core precast slabs
Rating
4Acceptabl
e
0
0
Updated
November 2004
B1010.03.05 Metal Deck
Concrete topping on metal decking on steel c channel framing at Drama Music Theatre.
Rating
5 - Good
0
0
Updated
November 2004
B1010.03.05 Metal Deck -2002
Metal floor deck with concrete topping located at 2002 addition second floor slab.
Rating
6Excellent
0
0
Updated
November 2004
B1010.05 Mezzanine Construction*
Concrete topping on structural hollow core precast slab and cast inplace concrete beam at mezzanine in automotive shop.
Rating
4Acceptabl
e
0
80
Updated
November 2004
B1010.05.03 Structural Metal Framing: Mezzanine-2002
Concrete on metal decking on steel beams and columns.
Rating
6Excellent
0
0
Updated
November 2004
B1010.06.01 Cast-in-place Concrete:Exterior Ramp
Cast in place concrete ramps integral with concrete plaza areas.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B1010.07.01 Cast-in-place Concrete:Exterior Stairs
Cast in place concrete stairs with inset quarry tile on treads integral with concrete plaza areas.
Rating
4Acceptabl
e
0
0
Updated
November 2004
Page 7 of 39
B1010.09 Floor Construction Fireproofing*
Concrete floors provide fire separation required.
Rating
5 - Good
0
50
Updated
November 2004
B1010.10 Floor Construction Firestopping*
Firestopping at openings for electrical and mechanical openings with firestopp insulation, sealants, and firerated gypsum
board.
Rating
4Acceptabl
e
0
50
Updated
November 2004
B1020.01.01.02 Precast Concrete: Roof Column
Precast concrete columns from ground level through to roof of atrium.
Rating
5 - Good
0
0
Updated
November 2004
B1020.01.01.05 Structural Steel: Roof Column- 2002
Steel columns located at 2002 addition.
Rating
6Excellent
0
0
Updated
November 2004
B1020.01.02.03 Structural Metal Framing:Roof Beams
Steel beams bearing on precast concrete columns at atrium perimeter. Steel beams bearing on concrete block walls.
Rating
6Excellent
0
0
Updated
November 2004
B1020.01.03.02 Structural Steel:Roof Trusses
Steel roof trusses located in Atrium.
Rating
5 - Good
0
0
Updated
November 2004
B1020.01.04.02 Steel Joists
Open web steel joist through out school.
Rating
5 - Good
0
0
Updated
November 2004
B1020.02.03.02 Concrete Masonry Units: Struct. Wal
Concrete block loadbearing room demizing walls support roof joists and beams. Du-al block is used in the gymnasium.
Rating
5 - Good
0
0
Updated
November 2004
Page 8 of 39
B1020.03.05 Metal Deck
Metal roof decking throughout school with acoustic deck located at the automotive shop and gymnasium.
Rating
5 - Good
0
0
Updated
November 2004
B1020.04.03 Structural Metal Framing: Canopies
Structural steel h.s.s framing system and steel space frame for all canopies.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B1020.05 Roof Construction Vap. Ret., Air Bar., and Insul. - 2002
Sbs roof membrane on fibreboard on rigid insulation, vapour retarder on exterior grade gypsum board on roof structure.
Rating
6Excellent
0
100
Updated
November 2004
B1020.06 Roof Construction Fireproofing*
Second floor roof structure is fireproofed with 1 hour spray fireproofing.
Rating
5 - Good
0
25
Updated
November 2004
Page 9 of 39
S2 ENVELOPE
B2010.01.02.01 Brick Masonry: Ext. Wall Skin*
75 mm metro brick with 25 mm airspace.
Rating
5 - Good
0
75
Updated
November 2004
B2010.01.02.02 Concrete Block: Ext. Wall Skin*
A small portion of the school exterior wall construction at the main floor Gymnasium corridor, Mechanical room, and Weight
Room on the second floor is painted exposed concrete block with no air seal or insulation.
Rating
30
75
November 2004
Marginal
Event: Exposed exterior concrete block walls.
Concern:
Exterior wall construction of this 1988 era without any air seal
or insulation does not provide the proper wall protection and
insulation value. Loadbearing block is exposed to extreme
temperature changes.
Recommendation:
Provide proper envelope construction to match
existing
construction with brick veneer, air space, rigid insulation, and
air seal membrane.
Type
Year Cost
Energy Efficiency Upgrade 2008 $32,000
Priority
Low
B2010.01.08 Portland Cement Plaster: Ext. Wall*
Cement plaster painted on k-lath on 38 x 89 wood framing @ 400 mm o.c. on dual block wall at gymnasium second floor
wall area.
Rating
30
75
November 2004
Marginal
Event: Gym upper walls require insulation and
rainscreen.
Concern:
Upper gymnasium walls adjacent low roof are not insulated.
Heat loss through walls is excessive
Recommendation:
Provide proper air seal membrane and rigid insulation with rain
screen.
Type
Year Cost
Energy Efficiency Upgrade 2008 $13,000
Priority
Low
Page 10 of 39
B2010.03 Exterior Wall Vapor Retarders, Air Barriers, and Insulation*
50 mm rigid insulation with full mastic air/vapour barrier is typical for 85% of wall area.
Rating
4Acceptabl
e
0
30
Updated
November 2004
B2010.04 Exterior Wall Interior Skin
Interior face of exposed concrete block is painted for the majority of the school with some desco coated areas.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B2010.05 Parapets*
Desco tonecrete over parapet metal cap flashing over roof felts 13mm plywood on sloped wood blocking anchored to
concrete block with 50 mm rigid insulation to exterior and interior face of parapet typical. On some parapets that extend
beyond the typical 400 mm height the inside face of the parapet has cement plaster with k-lath on concrete block.
Rating
30
30
November 2004
Marginal
Event: Roof side of parapet is without insulation, air
barrier or proper weather laps.
Concern:
Concrete block parapets are not properly protected
continuously with air seal membrane, insulation and flashing on
the roof side.
Recommendation:
At time of roof replacement insulation, air seals and proper slocked flashings should be added to all parapets which do not
have continuous envelope protection.
Type
Year Cost
Energy Efficiency Upgrade2007 $10,000
Priority
Medium
B2010.06 Exterior Louvers, Grilles, and Screens*
50mm aluminum vent with bug screen typical at cold soffits over entrances.
throughout the school.
Rating
4Acceptabl
e
0
30
Mechanical grilles and louvres painted
Updated
November 2004
Page 11 of 39
B2010.08 Exterior Balcony Walls and Railings
Exterior rail between the upper atrium roof deck and the gravel ballast is a 38 mm dia pipe rail set in precast concrete curbs
set on pavers. Exterior rail at art studio balcony is 63 mm diameter rail set into concrete block parapet with 3 horizontal
rails and verticals @ 1000mm on centre.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B2010.09.04 Portland Cement Plaster:Soffits
Cement plaster on metal lath on furring channels supported with susupension system.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B2020.01.01.02 Aluminum Windows*
The typical classroom windows are anodized aluminum windows with hopper operable lites inset into frame with
hermetically sealed double glazing.
Rating
4Acceptabl
e
0
35
Updated
November 2004
B2020.03.02 Glazed Aluminum Curtain Wall
Anodized aluminum curtain wall frames with hermetically sealed double glazing located with sloped glazing at Textiles
Resource Room, Cafeteria, Greenhouse, Exit Stairs, and Exit Vestibules.
Rating
4Acceptabl
e
0
0
Updated
November 2004
B2020.03.06 Sloped Glazing Assemblies
Anodized aluminum curtain wall frames with hermetically seal double glazing located at Entrance Vestibules, Exit Stairs,
Textile Resource Room, Cafeteria, and Greenhouse.
Rating
4Acceptabl
e
0
0
Updated
November 2004
Page 12 of 39
B2030.01 Exterior Entrance Doors
Insulated hollow metal glazed doors with lower glazed panel typical at all public entrane/exits.
Rating
30
30
Marginal
Event: Replace exit doors.
Updated
November 2004
Concern:
Exit doors from vestibules take extreme abuse or are used
extensively and have not stood up. Doors and hardware are not
working properly.
Recommendation:
Replace 7 double entrance vestibule doors and hardware with
new insulated hollow metal doors with 1/2 lite.
Type
Lifecycle Replacement
Year Cost
2004 $20,000
Priority
Medium
B2030.01.06 Automatic Entrance Doors*
Automatic door at main entrance.
Rating
5 - Good
0
15
Updated
November 2004
B2030.02.01 Metal Doors and Frames
Insulated hollow metal doors with pressed steel frames.
Rating
3Marginal
Event:
0
0
Updated
November 2004
Repaint exterior I.H.M. door.
Concern:
Doors are warn and paint is peeling or wearing off from use.
Recommendation:
Prime and paint doors to maintain proper protection.
Type
Year Cost
Priority
Low
B2030.03.02 Sectional Overhead Doors
Insulated high lift metal doors located at Automotive CTS Shop.
Rating
4Acceptabl
e
0
0
Updated
November 2004
Page 13 of 39
B2030.03.02 Sectional Overhead Doors- 2002
Insulated high lift overhead door located at Welding CTS Lab.
Rating
6Excellent
0
0
Updated
November 2004
B2030.03.04 Industrial Doors
Large oversized door added to mechanical room on second floor to exterior for installing equiptment.
Rating
30
0
November 2004
Marginal
Event: Large door from mechanical does not have a
safety guard and opens to a 4.5m drop.
Concern:
Large door from second floor mechanical room opens to drop
approximately 4.5m and is dangerous.
Recommendation:
Provide saftey bar or guard that could be removable to allow
access for large mechanical equiptment.
Type
Code Repair
Year Cost
2004 $1,500
Priority
High
B3010.04.01 Built-up Bituminous Roofing (Asphalt & Gravel)*
Low roof over Home Economics area is standard 4 ply built-up roof with gravel ballast. Price for re-roof in B3010.04.08.
Rating
2 - Poor
0
25
Updated
November 2004
B3010.04.04 Modified Bituminous Membrane Roofing (SBS)*-2002
SBS roof membrane on fiberboard on rigid insulation, vapour retarder on exterior grade gypsum board on roof structure.
Rating
6Excellent
0
25
Updated
November 2004
Page 14 of 39
B3010.04.08 Membrane Roofing (Inverted/ Protected)*
1988 original Inverted roof with gravel ballast or pavers where required at roof patios.
Rating
2 - Poor
Event:
0
30
Updated
November 2004
Replace roof.
Concern:
Inverted and built up roof has reached the end of it's lifecycle
and failure is already evident in leaks.
Recommendation:
Replace entire roof system with SBS. Approximate area is
5560m2.
Type
Year Cost
Priority
2007 $480,000 Medium
B3010.07 Sheet Metal Roofing-2002
Small sloped roof over new entrance vestibule at new cts addition.
Rating
6Excellent
0
40
Updated
November 2004
B3010.09 Roof Specialties and Accessories*
At entrances with sloped canopies snow falls and drips off the front face and creates icing problems on the entrance
walkways. Heat tape has been added to reduce the problem. However, the problem still exists.
Rating
3Marginal
Event:
0
25
Updated
November 2004
Investigate ice build-up at entrances from snow
melting off canopies.
Concern:
Ice and snow build up on edge of sloped glazing at entrances.
Heat tape has been added but the problem still exists.
Recommendation:
Retain building envelope specialist to review problem of
snowmelt at entrance canopies and recommend possible
solution(s).
Type
Study
Year Cost
2006 $2,000
Priority
High
Page 15 of 39
B3020.01.01.02 Pyramidal Unit Skylights
Polycarbonite unit skylights.
Rating
2 - Poor
Event:
0
0
Updated
November 2004
Replace skylight components with new
Concern:
Polycarbonite acrylic skylights have deteriorated over time.
Recommendation:
Replace skylights as they fail. Replace existing components
with new
Type
Year Cost
2007 $50,000
Priority
Medium
B3020.01.02.05 Vaulted Metal-Framed Skylights
Curtain wall glazed sealed skylight frame for individual corridor skylights and at Art Studio, center of Atrium, main floor
Foyer and Second floor Foyer. Vaulted and octagonal shaped units.
Rating
2 - Poor
Event:
0
0
Updated
November 2004
Water damage due to skylight leaks.
Concern:
Vaulted and octagonal shaped sealed curtainwall skylights
seals require replacement. Leaks and water damage is
evident.
Recommendation:
Re seal all skylights and repair damage to interior finishes.
Type
Repair
Year Cost
2005 $12,000
Priority
Medium
Page 16 of 39
S3 INTERIOR
C1010.01.02 Precast Concrete
Precast concrete walls located in Atrium area.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C1010.01.03 Unit Masonry Assemblies
Typical wall construction through out the school is concrete block loadbearing and non load bearing.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C1010.04.01 Metal Railings
Horizontal guardrails and handrails on mezzanine in Automotive shop.
Rating
1 - Critical
Event:
0
0
Updated
November 2004
Retrofit guardrails.
Concern:
Mezzanine guardrails in automotive shop
approximately 350mm between horizontal rails.
have
gaps
Recommendation:
Retro fit handrails with additional balustrades to meet the
current building code.
Type
Code Repair
Year Cost
2004 $2,500
Priority
Medium
C1010.04.03 Tempered Glass Railing Assemblies
Tempered glass set in metal horizontal railings located at second floor atrium area.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C1010.04.04 Grilles and Screens
Metal framed screen between mezzanine and gymnasium.
Rating
4Acceptabl
e
0
0
Updated
November 2004
Page 17 of 39
C1010.05.02 Steel Windows
Borrowed lites in pressed steel frames.
Rating
30
0
Marginal
Event: Repair window frames.
Updated
November 2004
Concern:
Pressed steel frames take alot of abuse in public areas and
require repair.
Recommendation:
Repair damaged frames and paint.
Type
Year Cost
Priority
Low
C1020.01 Interior Swinging Doors* - Hardware
Crawlspace fire compartment doors do not have any hardware.
Rating
2 - Poor
Event:
0
40
Updated
November 2004
Install hardware on crawlspace compartment
doors.
Concern:
Original hardware on crawlspace fire compartments has been
removed or was never installed.
Recommendation:
Install proper fire compartment door closers and passage
latches as required by code.
Type
Code Repair
Year Cost
2004 $3,000
Priority
High
Page 18 of 39
C1020.01.02 Steel Doors and Frame
Door frames throughout school are pressed steel frame.
Rating
30
0
November 2004
Marginal
Event: Repaint pressed steel doors and frames.
Concern:
Pressed steel door frames and hollow metal doors through
school in classrooms and corridors take high traffic abuse and
are heavily warn.
Recommendation:
Repaint 50% of all pressed steel doors and frames.
Type
Year Cost
Priority
Low
C1020.01.07 Wood Doors
Wood doors are located in administration spaces.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C1030.01.02 Markerboards
Whiteboards complete with penrails and map rails are typical to all classrooms.
Rating
5 - Good
0
0
Updated
November 2004
C1030.01.03 Tackboards and Visual Aid Boards
Tackboards with fabric covering are typical throughout the school
Rating
4Acceptabl
e
0
0
Updated
November 2004
C1030.02 Fabricated Compartments(Toilets/Showers)*
Metal toilet compartments.
Rating
4Acceptabl
e
0
20
Updated
November 2004
Page 19 of 39
C1030.10 Lockers*
Prefinished metal lockers.
Rating
4Acceptabl
e
0
30
Updated
November 2004
C1030.11 Postal Boxes and Chutes
Millwork postal box for teachers located in general office copy room.
Rating
5 - Good
0
0
Updated
November 2004
C1030.12.04 Prefabricated Wood Storage Shelving
Shelving throughout is painted wood custom millwork.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C2010.01 Cast-In-Place Concrete Stair Construction
Cast-in-place concrete stairs
Rating
5 - Good
0
0
Updated
November 2004
C2010.03 Metal Stair Construction
Steel ships ladder up to Emergency Generator Room.
Rating
5 - Good
0
0
Updated
November 2004
C2020.01 Tile Stair Finishes*
Quarry tile to all public stairs.
Rating
4Acceptabl
e
0
30
Updated
November 2004
C2020.05 Resilient Stair Finishes*
Resilient sheet flooring on Gymnasium stair to Mezzanine.
Rating
4Acceptabl
e
0
20
Updated
November 2004
Page 20 of 39
C2020.06 Carpet Stair Finishes*
Drama/Music room stairs are finished in carpet.
Rating
30
10
November 2004
Marginal
Event: Carpet on stairs is zippering at joints.
Concern:
Carpet is fraying and zippering at stair risers and joints.
Recommendation:
Replace carpet with proper edge and nosing details to prevent
continual break down from excessive use.
Type
Repair
Year Cost
2006 $3,000
Priority
Low
C2020.08.06 Metal Railings and Balustrades
Wall mounted stair handrails are 40mm O.D. steel pipe painted.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C2020.08.08 Tempered Glass Railing Assemblies
Continous handrail /guardrails on open end of stairs are 73mm o.d. steel pipe with glass panels inset with continous top rail.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C2020.10 Stair Painting
Concrete painted stair in automotive shop.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C3010.01 Concrete Wall Finishes*
Sandblasted concrete wall finish at atrium stair.
Rating
5 - Good
0
100
Updated
November 2004
Page 21 of 39
C3010.02 Wall Paneling*
V joint cedar wall paneling in administration suite.
Rating
4Acceptabl
e
0
30
Updated
November 2004
C3010.03 Plaster Wall Finishes*
Desco glazette coating on cemtex leveling coat over dual block on gymnasiumwalls to 3000 above the floor.
Rating
4Acceptabl
e
0
40
Updated
November 2004
C3010.03 Plaster Wall Finishes*
Desco glazette coating on concrete block walls in corridors and where graphics are placed.
Rating
5 - Good
0
40
Updated
November 2004
C3010.04 Gypsum Board Wall Finishes*
Gypsum wall board glued to concrete block in Administration wing to allow fabric wall covering. Bulkheads over lockers and
millwork/cabinetry is constructed of gypsum wallboard on metal studs.
Rating
5 - Good
0
40
Updated
November 2004
C3010.06 Tile Wall Finishes*
Ceramic wall tile in all shower/change rooms, washrooms, janitor rooms and in south foyer exit there is a large ceramic tile
wall mural.
Rating
5 - Good
0
50
Updated
November 2004
C3010.06.02 Quarry Tile
Quarry tile base extends up on walls around water fountains.
Rating
4Acceptabl
e
0
0
Updated
November 2004
C3010.09 Acoustical Wall Treatment*
Cedar boards on acoustic fabric wall over wood strapping and batt insulation located in Drama/Music Room.
Rating
5 - Good
0
15
Updated
November 2004
Page 22 of 39
C3010.11 Interior Wall Painting*
Concrete block walls through out are painted with semi gloss paint unless noted otherwise.
Rating
4Acceptabl
e
0
5
Updated
November 2004
C3010.12 Wall Coverings*
Fabric wall coverings locate in staff lounge and administration area.
Rating
4Acceptabl
e
0
10
Updated
November 2004
C3020.01 Concrete Floor Finishes*
Concrete floor finish in CtS Automotive Shop, CTS Welding and Wood Shop and mechanical rooms.
Rating
5 - Good
0
20
Updated
November 2004
C3020.02 Tile Floor Finishes*
Quarry tile flooring in all vestibule entrances and main hallway around atrium.
Rating
4Acceptabl
e
0
30
Updated
November 2004
C3020.02.01 Ceramic Tile
Ceramic floor tile in all Washrooms, Gymnasium change rooms, and Janitor rooms.
Rating
5 - Good
0
0
Updated
November 2004
C3020.04 Wood Flooring*
Hardwood gymnasium flooring on wood sleepers.
Rating
4Acceptabl
e
0
10
Updated
November 2004
C3020.07 Resilient Flooring*
Classrooms and corridors are typically resilient flooring.
Rating
4Acceptabl
e
0
20
Updated
November 2004
Page 23 of 39
C3020.08 Carpet Flooring*
Carpet and carpet tile is located in classrooms and in central student Atrium crush space.
Rating
2 - Poor
Event:
0
10
Updated
November 2004
Replace carpet.
Concern:
In original building carpet tile and carpet is worn and zippering
extensively.
Recommendation:
Replace carpet tile in public atrium area and hall ways on main
and second floor and 50% of carpets in classrooms.
Approximately 1160 m2.
Type
Year Cost
2005 $53,360
Priority
Low
C3030.02 Ceiling Paneling (Wood)*
Cedar wood ceilings in staff lounge and workroom, Principal offices, Library, and around skylight openings.
Rating
5 - Good
0
25
Updated
November 2004
Page 24 of 39
C3030.03 Plaster Ceiling Finishes*
Spraytex textured coating on gypsum board ceilings in general offices, beauty culture, Health Services, Library, Main
Atriium and Hall/Foyer.
Rating
3Marginal
Event:
0
50
Updated
November 2004
Determine cause of leaks
Concern:
Spray textured ceilings are badly damaged and stained. It is
difficult to determine the cause of the leaks due to the ceiling
space being unaccessible. Leaks could be from the skylight or
the roof or mechanical pipes.
Recommendation:
Create an access panel in the ceiling to determine the source
of the leaks.
Type
Study
Year Cost
2004 $3,000
Priority
Low
Event:
Repair spraytex ceiling finishes.
Concern:
Water leaks have caused some damage to ceiling finishes.
Recommendation:
Repair and repaint after leaks have been fixed or reroofed.
Type
Repair
Year Cost
2006 $5,000
Priority
Low
C3030.04 Gypsum Board Ceiling Finishes*
Painted gypsum board ceilings in all washrooms, change rooms, Janitor rooms, Automotive shop offices, Home Economics
cooking and Cafeteria Kitchen.
Rating
4Acceptabl
e
0
50
Updated
November 2004
Page 25 of 39
C3030.06 Acoustic Ceiling Treatment (Susp.T-Bar)*
Suspend t-bar ceilings with coffered lay in lights typical to all classrooms and corridorswith textured gypsum board
classroom border. Suspended t-bar concentional ceilings in 2002 additon classrooms and corridors.
Rating
3Marginal
Event:
0
15
Updated
November 2004
Replace damaged ceiling tiles.
Concern:
Extensive damage to ceiling tiles in corridors and gym
mezzanine.
Recommendation:
Replace all tile in corridors maintaining existing grid.
Type
Repair
Year Cost
2005 $15,000
Priority
Low
C3030.08 Ceiling Trim and Decoration*
Wood trim around feature ceilings at skylight openings and recessed feature areas.
Rating
30
0
Marginal
Event: Repair edge moulding.
Updated
November 2004
Concern:
Edge of feature dropped bulkhead around feature lighting and at
skylights in atrium public area is being damaged by students
jumping up and pull down on edge of bulkhead.
Recommendation:
Install edge mouldings to protect the edge of textured gypsum
board bulkheads.
Type
Repair
Year Cost
2004 $10,000
Priority
Medium
D1010.01.02 Hydraulic Passenger Elevators*
2000lb two stop hydraulic elevator. Key operated control.
Rating
4Acceptabl
e
0
30
Updated
November 2004
Page 26 of 39
S4 MECHANICAL
D2010.01 Water Closets*
2002 - Plumbing fixtures Water Closets - flush valve. Plumbing fixture conditions are good.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D2010.02 Urinals*
2002 - Plumbing fixtures Urinals - flush valve. Plumbing fixture conditions are good.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D2010.03 Lavatories*
2002 - Plumbing fixtures Counter sinks - stainless steel. Plumbing fixture conditions are good.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D2020.01.01 Pipes and Tubes: Domestic Water*
1988 - Plumbing fixture piping conditions is good.
Some section of copper show to be thin & drawn, and sudject to leaks.
Rating
4Acceptabl
e
Event:
0
40
Updated
November 2004
Concern:
Leaks and water damage
Recommendation:
When ever an area comes up for renovation , the piping system
should be reviewed and replaced .
Type
Repair
Year
0
Cost
$0
Priority
Low
D2020.01.03 Piping Specialties (Backflow Preventors)*
1988 - There is a backflow prevention valve on the water make-up to the hot water heating system.
haved backflow prevention on hose bibbs.
Rating
4Acceptabl
e
0
0
Exterior hose bibbs
Updated
November 2004
Page 27 of 39
D2020.02.06 Domestic Water Heaters*
1999 - Two gas fired DHW tanks (500 MBH each). Recirculation pump. Heat exchangers from old tanks retained. (School
has 2 spare heat exchangers) 2004-One unit had a leak in the tank this year and was repaired.
Rating
4Acceptabl
e
0
20
Updated
November 2004
D2030.01 Waste and Vent Piping*
Sewer is connected to towns system. Storm water to towns storm sewer. .
Rating
4Acceptabl
e
0
50
Updated
November 2004
D2040.02 Rain Water Drainage Specialties*
Interface of roof drainage and ground drainage systems.The majority of roof drainage is to the storm sewer.
Rating
4Acceptabl
e
0
0
Updated
November 2004
D3010.01.01 Storage Equipment (Fuel Oil, Diesel)
Steel diesel tank for emergency generator - in ground
Rating
30
0
Marginal
Event: Remove steel diesel tank.
Updated
November 2004
Concern:
Environmental concerns- steel tanks in ground
( no product lost to date )
Recommendation:
Remove inground tank.
Type
Code Upgrade
Year Cost
2005 $2,000
Priority
Medium
D3020.02.01 Heating Boilers and Accessories: H.W.*
1988 Unilux - Two water tube boilers @ 6000 MBH. Boilers have fully modulating Burners. Boilers back up each other.
Boiler controls system through BMS.
Rating
5 - Good
0
30
Updated
November 2004
Page 28 of 39
D3020.02.03 Water Treatment: H. W. Boiler*
.Chemicals in hot water heating.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D3040.01 Air Distribution Systems
Heating/ventilation units HV-1,2,3 and 9 - low velocity single area ventilation. HV 4-8 low velocity supply with terminal
reheat. ( 1988 )
Rating
4Acceptabl
e
0
30
Updated
November 2004
D3040.01.01 Air Handling Units: Air Distribution*
Air handling units HV-1 2670cfm, HV-2 7685 cfm, HV-3 unknown, HV-4 17580 cfm, HV-5 12185 cfm, HV-6 12425 cfm,
HV07 17385 cfm, HV-8 13510 cfm,(1988) & HV-9 HV-10 (2002) all units are Eng-Air
Rating
4Acceptabl
e
0
30
Updated
November 2004
D3040.01.03 Air Cleaning Devices:Air Distribution*
Low efficiency filters on all unith.
Rating
4Acceptabl
e
0
0
Updated
November 2004
D3040.01.06 Air Terminal Units: Air Distribution*
Mixing boxes/dampers/linkages are in reasonable condition. Pneumatic controls on dampers.
Rating
4Acceptabl
e
0
0
Updated
November 2004
D3040.04 Fans*: Exhaust (shops)
Kitchen hood has exhaust system. Kitchen hood exhaust fans to be cleaned.
Science and preparation rooms have fume hoods.
Rating
4Acceptabl
e
0
30
Updated
November 2004
Page 29 of 39
D3040.04.01 Fans* : Exhaust (Kitchen)
Welding shop has bench type snorkel exhauster on stop/start switchs.
Automotive shop has a general exhaust system tied to air handing unit for area.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D3040.05 Heat Exchangers*
2002 - One heat exchanger hot water to glycol. The glycol is used for heating for the heat/vent units.
Rating
4Acceptabl
e
0
30
Updated
November 2004
D3050.01.04 Unit Air Conditioners*
2002 - There are two split DX systems one for the Drama area the other for Comuter Lab.
Rating
6Excellent
0
30
Updated
November 2004
D3050.03 Humidifiers*
Humidification system for HV3 to HV8 were wetted pad system. Due to excessive maintenance problems, these units taken
out of service. Install gasfired steam humidifier system for humidification of these systems.
Rating
30
25
November 2004
Marginal
Event: Provide humidification on heat/vent air systems .
Concern:
Lack of humidity has negative impact on indoor air quality.
Recommendation:
Humidification on heat/vent air systems HV3 to 8.
Humidification is wetted pad with pump recirculation water.
Provide gasfired steam humidifier system for humidification of
these systems.
Type
Year Cost
Indoor Air Quality Upgrade 2004 $25,000
Priority
Medium
D3050.05.06 Unit Heaters*
Hot water projection heaters use in shops and central mechanical room on second floor. Electric thermostat control. Hour
of operation on EMCS timer.
Rating
4Acceptabl
e
0
30
Updated
November 2004
Page 30 of 39
D3060.02.05 Building System Controls(BMCS, EMCS)*
There is EMCS. Control system is a combination of DDC and pneumatic. EMCS controls provide energy management for
all mechanical system controlling every thing from car plugs to fans.
DDC is 20% which handles set points, on/off,trend logs, device activation, & master control.
Pneumatic 80% is inter phased with DDC providing valve & damper positioning to regulate flows. There is electric control on
force flows to cycle fans on/off.
System access can be from any computer on a dial up & pass word from any where.
System is upgrades with more DDC components with each modernization upgrade.
Rating
4Acceptabl
e
0
25
Updated
November 2004
D3090 Other Special HVAC Systems and Equipment*
Investigate need for Crawl space ventilation, very musty smelling, poor drainage and sump system.
Rating
3Marginal
Event:
0
0
Updated
November 2004
Investigate need for Crawl space ventilation.
Concern:
Crawl space has no ventilation (Mold / health problems)
Recommendation:
Investigate the requirements for ventilation in the crawl space. ,
Review with architectural for appropriate action ( eg. ventilate
& in ground weeping laterials to sump)
Type
Year Cost
Indoor Air Quality Upgrade 2004 $2,000
Priority
High
D4030.01 Fire Extinguisher, Cabinets and Accessories*
Hand extinguishers, blankets and showers (i.e., in CTS areas).Portable hand extinguishers are located throughout.
Rating
4Acceptabl
e
0
30
Updated
November 2004
Page 31 of 39
S5 ELECTRICAL
D5010.03 Main Electrical Switchboards (Main Distribution)*
The main distribution is rated at 347/600volt 3ph 4 wire witha 1200 amp breaker,with ground fault protection, with an existing
demand of 290 amps, this represents approx. 30 % of the sevice is being used.The switchgear manufacture is Siemens.
The main distirbution is in good conditon with room for exspansion.The main as surge protection as manufactured by Cutler
Hammer.
Rating
6Excellent
0
40
Updated
November 2004
D5010.05 Electrical Branch Circuit Panelboards (Secondary Distribution)*
Approx. 7 new branch circuit panels have been replaced in the 2002 moderinzation. the panels and wireways have approx.
65% spare capacity.One new MCC was installed in 2002 modernzation as manufactured by CutlerHammer.
Rating
6Excellent
0
30
Updated
November 2004
D5010.07 Motor Control Centers (Motor Control)*
Motor controls. There are (2) motor control centres, one in the upper mechanical room,
second is in the boiler room also with 3 spares spaces. MCC as manufactured by siemens.
Rating
6Excellent
0
25
with 3 spare spaces, the
Updated
November 2004
D5020.01 Electrical Branch Wiring*
2002 some new wiring in modernization.
Rating
6Excellent
0
50
Updated
November 2004
D5020.02 Interior Lighting
All existing fluorescent fixtures have been replaced or retrofited with t8 lamps and electronic ballasts.
Rating
6Excellent
0
35
Updated
November 2004
D5020.02.01 Lighting Accessories (Lighting Controls)*
Lighting control is a combination of low voltage and line voltage with main switch detail located in the main office area as
manufactured by GE.
Rating
6Excellent
0
0
Updated
November 2004
Page 32 of 39
D5020.02.02.01 Interior Incandescent Fixtures*
Incandescent fixtures are located in the staff lounge
Rating
40
0
November 2004
Acceptabl
e
Event: replace incandescent light fixtures
Concern:
incandescent fixtures are not energy efficient
Recommendation:
replace incandescent
fluorescent lights.
,
with
energy
Type
Year Cost
Energy Efficiency Upgrade2005 $4,500
efficent
compact
Priority
Low
D5020.02.02.02 Interior Florescent Fixtures*
2002 All fluorescent fixtures upgraded to T8 lamps and electronic ballast.
Rating
6Excellent
0
0
Updated
November 2004
D5020.02.02.03 Interior Metal Halide Fixture*
Gym has 250w metal halide hi bay fixtures,main entry gathering area has combination 175w and 250 w metal halide wall
mounted fixtures; lighting levels are good fixtures are in good condition.
Rating
6Excellent
0
0
Updated
November 2004
D5020.02.03 Emergency Lighting*
Emergency lighting systems (i.e., safety concerns, condition).Emergency power source is diesel generator rated at 156
KVA
347/600volt. all exit lights and some corridor light fixtures are powered from the emergency gen set.
Rating
6Excellent
0
0
Updated
November 2004
Page 33 of 39
D5030.01 Detection and Alarm Fire Alarm*
The existing fire alarm system is in good condition and is verified annually. Recommened installation of visual signaling
devices, However the existing system will soon be obsolete and replacesment parts will not be available.Recommened the
total system be upgraded with current addressable technolg, utilizing the existing infrastructure. The existing system is as
manufactured by edwards.
Rating
30
25
November 2004
Marginal
Event: Replace fire alarm system with current technolgy.
Concern:
Existing fire alarm system will be obsolete in the near future.
Recommendation:
Install a new addersable fire alarm system with zone isolation
modules.
Type
Operating Efficiency
Upgrade
Year Cost
2005 $65,000
Priority
Medium
Event:
Replace fire alarm system with current technolgy
Concern:
Existing fire alarm system will be obsolete in the near future
Recommendation:
Install a new addessable fire alarm system with zone isolation
modules
Type
Code Upgrade
Year Cost
2005 $0
Priority
Medium
D5030.02.02 Intrusion Detection*
Intrusion alarms (if applicable).Building is very well covered for intrusion with door contact and motion detectors. .System
as manufactured by DSG,MAXSYS.
Rating
6Excellent
0
25
Updated
November 2004
D5030.02.04 Video Surveillance*
CCTV cameras located in various areas of the school and exterior with split screen monitor in general office.
Rating
6Excellent
0
25
Updated
November 2004
Page 34 of 39
D5030.03 Clock and Program Systems*
Master clock system. This system works well and to-date has not required major maintenance.
manufactured by Dukane, digital type.
Rating
6Excellent
0
20
All clocks are as
Updated
November 2004
D5030.04 Voice and Data Systems
Other communication systems (i.e., public address, intercom, CCTV, satellite or cable TV).P.A. system is in very good
condition also with room for expansion. System is as manufactured by Bogen, equipment located in the main office area.
Rating
6Excellent
0
15
Updated
November 2004
D5030.04.01 Telephone Systems*
Telephone system and components (i.e., capacity, reliability, condition).Meridian NT System in very good condition with
room for expansion. System installed approx. 6 years ago.
Rating
6Excellent
0
15
Updated
November 2004
D5030.04.04 Data Systems*
Cat 5,, racks all have room for expansion. Cabling is not in conduit,all hubs and computors appear to have dedicated
circuits.
Rating
6Excellent
0
15
Updated
November 2004
D5090.02 Packaged Engine Generator Systems (Emergency Power System)*
generator size is a 156 kva rated at 347/600volts,utilized for em power to all exit lights some corridor lights and mech. heat
pumps.
Rating
6Excellent
0
40
Updated
November 2004
Page 35 of 39
S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION
E1030.01 Vehicle Service Equipment*
Extensive Automotive shop equiptment appears to be well used.
Rating
4Acceptabl
e
0
0
Updated
November 2004
E2010.02 Fixed Casework
Fixed casework with plastic laminate tops and fronts.
Rating
30
25
Marginal
Event: Replace millwork.
Updated
November 2004
Concern:
Cabinetry in Beauty Culture, Home Economics Lab, Cafeteria,
Washrooms and Science Labs are falling apart from excessive
use. Hardware is broken, doors and drawers do not operate
and plastic laminate is peeling off.
Recommendation:
Replace 30% of millwork with functional appropriate design.
Type
Failure Replacement
Year Cost
2005 $40,000
Priority
Low
E2010.02.09 Library Casework*
Library Casework.
Rating
4Acceptabl
e
0
0
Updated
November 2004
E2010.06 Fixed Interior Landscaping*
Interior planters in atrium area are being filled in and made into benches.
Rating
4Acceptabl
e
0
10
Updated
November 2004
Page 36 of 39
F1010.02.05 Grandstands and Bleachers
Gymnasium has pull out bleachers recessed under the mezzanine.
Rating
30
0
November 2004
Marginal
Event: Repair damaged bleachers and provide guardrails
at ends.
Concern:
Gymnasium bleachers are damaged.
requires guardrails at ends of bleachers.
The building code
Recommendation:
Repair bleachers and provide guardrails.
Type
Repair
Year Cost
2005 $2,000
Priority
Low
F1020.02.13 Paint Booths*
Located in 2002 Cts welding and wood shop.
Rating
6Excellent
0
0
Updated
November 2004
F2020 Hazardous Components Abatement
Crawlspace exterior at stairwell shows evidence of mould. Price in section A2020.04.
Rating
3Marginal
0
0
Updated
November 2004
Page 37 of 39
S8 FUNCTIONAL ASSESSMENT
K3010 Building Services
Day tank for Emergency Generator located in Emergency Generator room in Mechanical Room.
Rating
2 - Poor
Event:
0
0
Updated
November 2004
Install fuel tank retention.
Concern:
Emergency Generator room day tank is not equipt with a
retention curb/pan in the case of a spill or overflow. This is a
code requirement.
Recommendation:
Provide concrete retention curb or pan at emergency generator
day tank.
Type
Code Repair
Year Cost
2004 $1,500
Priority
Medium
K40 Current Code Issues
Fire exit from beauty culture to exterior doesnot meet code for exit width access.
Rating
30
0
November 2004
Marginal
Event: Beauty culture exterior exit doesnot have required
exit width.
Concern:
Exit from beauty culture is obstructed by 45 degree angled wall
and doesn't meet code for clear exit width.
Recommendation:
Relocate door to other side of curtain wall to allow for clear door
opening exit width.
Type
Code Upgrade
Year Cost
2004 $3,000
Priority
Medium
K4010.01 Barrier Free Route: Parking to Entrance
Barrier free parking is provided.
Rating
5 - Good
0
0
Updated
November 2004
Page 38 of 39
K4010.02 Barrier Free Entrances
Automatic entry door operator is present.
Rating
4Acceptabl
e
0
0
Updated
November 2004
K4010.03 Barrier Free Interior Circulation
Elevator is provided between the first and second floor.
Rating
4Acceptabl
e
0
0
Updated
November 2004
K4010.04 Barrier Free Washrooms
Washroom marked with signage as barrier free does not have levered handles for lavatory.
Rating
30
0
November 2004
Marginal
Event: No levered handles on barrier free lavatory.
Concern:
No levered handles on barrier free washroom sink.
Recommendation:
Provide levered handles to meet code.
Type
Barrier Free Access
Upgrade
Year Cost
2004 $1,000
Priority
Low
Page 39 of 39
Beaumont - Ecole Secondaire Beaumont Composite High School (S2439)
Facility Details
Building Name: Ecole Secondaire Beaumont
Address:
Location: Beaumont
Building Id: S2439
0.00
$0
Construction Year: 0
Gross Area (sq. m):
Replacement Cost:
Evaluation Details
Evaluation Company: O'Neill O'Neill Procinsky Architects
Evaluation Date: May 1 2004
Evaluator Name: Mr. Dermott O'Neill
Evaluator Phone: (780) 482-4813
Total Maintenance Events Next 5 years:
5 year Facility Condition Index (FCI):
$86,000
0%
General Summary:
The site is in need of some repairs to the asphalt paving, concrete curbs and sidewalks. The entrance promenade
stairs, ramps, and benches require repair. As well the site lighting requires upgrading.
Structural Summary:
Envelope Summary:
Interior Summary:
Mechanical Summary:
Electrical Summary:
Condition Rating
1 - Critical
2 - Poor
3 - Marginal
4 - Acceptable
5 - Good
6 - Excellent
Rating Guide
Performance
Unsafe, high risk of injury or critical system failure.
Does not meet requirements, has significant deficiencies. May have high operating/maintenance costs.
Meets minimum requirements, has significant deficiencies. May have above average operating maintenance costs.
Meets present requirements, minor deficiencies. Average operating/maintenance costs.
Meets all present requirements. No deficiencies.
As new/state of the art, meets present and foreseeable requirements.
Report run on: January 28, 2005 1:46 PM
Page 2 of 10
S7 SITE
G2010 Roadways
Asphalt roadways require resurfacing and repair of potholes.
Rating
3
Event:
0
20
Updated
November 2004
Repair asphalt roadways.
Concern:
Existing cracks and potholes will continue to errode and cause
further deterioration.
Recommendation:
Repair asphalt roadways.
Type
Repair
Year Cost
2005 $20,000
Priority
Medium
G2010.04 Rigid Roadway Pavement (Concrete)*
Concrete roadways located immediately around the catch basins.
Rating
6
0
30
Updated
November 2004
G2010.05 Roadway Curbs and Gutters*
Roadway concrete curbs nearing 20 years old are very chipped, cracked, and deteriorated.
Rating
3
Event:
0
30
Updated
November 2004
Replace concrete curb.
Concern:
Cracked, chipped and crumbling curbs require replacement
Recommendation:
Provide new roadway curbs as required to heavily used areas.
Type
Year Cost
2007 $20,000
Priority
Low
Page 3 of 10
G2020.02.02 Flexible Paving Parking Lots(Asphalt)*
Parking lot asphalt pavement at (northeast) front of school requires resurfacing.
Rating
3
Event:
0
10
Updated
November 2004
Repave parking area.
Concern:
Parking at front entrance is integral with roadways and is
heavily used. Cracks and potholes are present.
Recommendation:
Repair and resurface front parking area to requirements for
heavy vehicles such as busses.
Type
Year Cost
2007 $15,000
Priority
Low
G2020.05 Parking Lot Curbs and Gutters*
Cast in place concrete curbs at front entry parking.
Rating
3
Event:
0
30
Updated
November 2004
Replace concrete curb.
Concern:
Main entrance concrete curbs are cracked and crumbling.
Recommendation:
Replace and repair concrete curbs at main entrance.
Type
Year Cost
2007 $5,000
Priority
Low
G2020.06.02 Parking Bumpers*
Precast pinned wheels stops
Rating
4
0
0
Updated
November 2004
Page 4 of 10
G2020.06.04 Pavement Markings*
Painted lines are warn and parking spaces are becoming unidentifiable.
Rating
3
Event:
0
0
Updated
November 2004
Paint parking lines.
Concern:
Painted parking lines are worn and becoming unidentifiable.
Recommendation:
Paint new parking lines when asphalt pavement is resurfaced.
Type
Year Cost
2007 $2,000
Priority
Low
G2030.04 Rigid Pedestrian Pavement (Concrete)*
Pedestrian walkways are cast in place concrete
Rating
3
Event:
0
30
Updated
November 2004
Replace quarry tile sidewalk.
Concern:
Existing inset quarry tile at east, west, and south entrance
promenade is popping loose from concrete and causes tripping
hazard.
Recommendation:
Remove inset grid of quarry tile and replace with crushed
concrete finish as was done at north entrance promenade.
Type
Repair
Year Cost
2005 $10,000
Priority
Medium
Page 5 of 10
G2030.06 Cast-in-place Concrete Steps and Ramps
Concrete ramps have steep slopes without non-slip surfacing.
Rating
2
Event:
0
25
Updated
November 2004
Concrete ramps do not have non-slip surfaces.
Concern:
Concrete ramps do not have non-slip surfaces and are very
steep.
Recommendation:
Provide inset carborundum strips to prevent slipping hazard.
Type
Code Repair
Year Cost
2005 $3,000
Priority
Medium
G2030.06.05 Metal Handrails and Railings
Metal handrails at entrance stairs and ramps.
Rating
3
Event:
0
0
Updated
November 2004
Paint metal handrails.
Concern:
Paint is peeling from metal handrails.
Recommendation:
Sandblast and refinish all handrails to prevent further
deterioration.
Type
Repair
Year Cost
2005 $2,000
Priority
Low
Page 6 of 10
G2030.06.08 Stair Treads and Nosings
Steel angle to all stair treads at main entrances.
Rating
3
Event:
0
0
Updated
November 2004
Paint steel stair nosing.
Concern:
Stair treads have steel angle at all edges of nosing. Steel
angles are rusting.
Recommendation:
Sandblast and refinish all stair tread angles.
Type
Repair
Year Cost
2005 $4,000
Priority
Medium
G2040.02 Fences and Gates*
Chain link fencing around Automotive Shop yard and Welding CTS outdoor storage.
Rating
5
0
30
Updated
November 2004
G2040.05 Site and Street Furnishings*
Precast concrete benches with tile and steel angle edges at main entrance. Wood top benches with precast concrete
supports located at south entrance adjacent portables.
Rating
3
Event:
0
20
Updated
November 2004
Repair exterior benches.
Concern:
Steel angle on edge of precast benches is rusting. wood tops
on benches has rotted.
Recommendation:
Sandblast and refinish steel angles. Replace wood tops with
low maintenance material.
Type
Repair
Year Cost
2005 $3,000
Priority
Low
G2040.06 Exterior Signs*
Precast concrete freestanding building sign with inset brick and individual brass letters
Rating
4
0
15
Updated
November 2004
Page 7 of 10
G2040.08 Flagpoles*
Anodized aluminum flagpole. Escutcheon plate is damaged.
Rating
4
0
25
Updated
November 2004
G2040.11 Retaining Walls*
Precast concrete walls at front promenade are cracked where raised floor meets retaining wall. This may be due to sinkage
and mudjacking previously required.
Rating
4
0
40
Updated
November 2004
G2050.01 Irrigation Systems*
Irrigation systems c/w vacuum breakers and exterior hose bibbs.
Rating
4
0
0
Updated
November 2004
G2050.04 Lawns and Grasses*
All grounds are grassed. Some areas have new sod where 2002 addition was connected to existing.
Rating
3
Event:
0
30
Updated
November 2004
Install new walkway.
Concern:
Students take the shortest path through the grassed area from
the corner of the street to the main entrance. The grass is
worn to a path of dirt.
Recommendation:
Provide paved path or crushed shale walkway to minimize the
mud tacked into the school.
Type
Repair
Year Cost
2005 $2,000
Priority
Low
G2050.05 Trees, Plants and Ground Covers*
Trees and shrubs present throughout site.
Rating
5
0
0
Updated
November 2004
G3010.02 Site Domestic Water Distribution*
Domestic water supply from the Town of Beaumont.
Rating
5
0
50
Updated
November 2004
Page 8 of 10
G3010.03 Site Fire Protection Water Distribution*
Two fire hydrants located at the east and west sides of the school. Siamese connection at front entrance.
Rating
5
0
50
Updated
November 2004
G3020.01 Sanitary Sewage Collection*
Sanitary sewer is connected toTown of Beaumont system.
Rating
5
0
0
Updated
November 2004
G3030.01 Storm Water Collection*
Two catch basins located on north and south side of school. Surface drainage at west parking lot to swale into Four
Seasons Park.
Rating
4
0
50
Updated
November 2004
G3060.04 Fuel Storage Tanks*
Steel diesel tank for emergency generator - in ground.
Steeltank for waste oil from shop - in ground.
Rating
4
0
0
Updated
November 2004
G4010.03 Electrical Power Distribution Equipment*
Utility pad mounted transformer.
Rating
5
0
0
Updated
November 2004
G4010.04 Car Plugs-ins*
46 energized stalls.
Rating
6
0
0
Updated
November 2004
Page 9 of 10
G4020 Site Lighting
South side of exterior is very poorly illuminated. All entrances have incandescent surface mounted lights.
Rating
2
Event:
0
0
Updated
November 2004
Upgrade site lighting.
Concern:
South side of the school is very poorly illuminated. All
entrances require better lighting. Fixture types at entrances
are surface mounted incandescent lights with opal lenses that
have turned yellow. Existing pole lights in parking areas are
showing their age - finish is peeling off.
Recommendation:
Replace existing incandescent lighting withlow wattage and low
cutoff metal halide lights at all entrances. Replace existing
pole site lighting and provide additional pole lighting at front
entry.
Type
Operating Efficiency
Upgrade
Year Cost
2004 $13,000
Priority
Low
Page 10 of 10

Ecole Secondaire Beaumont Composite High School B2439A

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