Save Williams Elementary School

Williams School just received this document yesterday. There are currrently two privately funded architectural/engineering studies being conducted on the Williams School facility. I will post them as soon as I receive them.Three Rivers School DistrictWillliams Elementary SchoolFacility Maintenance Recommendationsand Cost EstimateJanuary 2008Crow/Clay Associates Inc.125 W. Central Avenue, Suite 400Coos Bay, Oregon 97420Project No. 07370Study OverviewThis report outlines recommended repair and remodel projects that should be addressed if Williams Elementary School is to remain open for the next 5-10 years, or longer. The suggested work includes projects needed to:1. Conform to current code requirements2. Reduce energy consumption3. Improve security and accessiblility4. Improve functionality and5. Reduce maintenance costThe following is a budget summary estimate:Total Budget EstimateExterior Work $624,800Interior Work $377,500Contingency at 10% $100,230Permits at 2% $22,500Architectural/Engineering FeesPrinting/Reimbursables $168,700Total Budget Estimate $1,293,280See the following for more detailed descriptions of individual work projects.Exterior-see Attachment A for expanded description of work1. Asphalt overlay at parking lot, bus turn around and playgrounds. $72,0002. Construct handicapped accessible ADA ramps at (2) entrancesto gym. 1:12 maximum slope, steel pipe railings. $5,0003. Install new exterior plywood siding on entire complex (exceptfor 5 portable classrooms. $90,0003. Replace old single pane windows with new insulated thermal $21,000pane windows.3. Dry rot repair contingency at 10%. $11,0004. Replace asphalt shingle roofing on (4) portable classroom $22,000buildings.5. Install automatic irrigation system at soccer field and $36,000playgrounds.6. Construct new shed for storage of hazardous materials. $2,0007. Install 6” high chain link fence in front of school with (2) gates. $6,0008. Refurbish track area. Install new decomposed granite surface. $9,5009. Replace (7) exterior doors, complete with panic hardware. $15,00010. Install approsimately (6) security lights at parking area and $7,500selected campus locations.11. Remove existing underground fuel storage tank at playground $10,000area adjacent to outdoor restroom structure.11. Install new 2,000 gallon above ground fuel oil storage tank at $13,000north side of building or at bus turnaround area.11. ADD +/- $40,000 if oil contaminated soil is detected and $40,000requires abatement12. Construct handicapped accessible (ADA concrete ramp at $30,000front entry. 1:12 maximum slope; steel pipe railings.13. Paint Exterior (all buildings on campus) $54,00014. Gym roof structural reimforcementReinforce existing structurally deficient bow string trusses $47,800Reinforce existing roof diaphragm $22,50015. Install site drainage system to prevent flooding of basement $103,000during abnormally high rainfall.16. Insulate existing exterior wood framed walls at portions of $7,500gym/classroom building (R11 minimum blown in insulation).Exterior work total $624,800Interior-see Attachment B for expanded description of work1. Remove asbestos floor tile in classrooms and replace with carpet $8,0002. Retrofit all interior lighting on campus to increase energy efficiency $33,0002. Retrofit gym lighting: Remove existing incandescent lights and install $20,000new energy efficient gym fluorescent.3. Existing outside girls and boys restroom: Remodel, upgrade and $75,000expand restroom building as required. Restrooms to be handicappedaccessible.4. Remove (2) old ceiling mounted oil fired furnaces in gym and replace $58,000with roof top HV (heating/ventilating) units.4. Note: Add $10,000-15,000 for cooling option, (HVAC heat pumpsystem5. Add additional electrical receptacles throughout entire school as $41,000required for new technology equipment.6. Add additional security for computer lab and roof areas. Includes $7,500alarms, video surveillance cameras, etc.7. Paint entire interior of school. All walls and ceilings $35,0008. Basement Upgrade: Renovate as required to comply with current $100,000code for fire separation.Interior work total $377,500Attachment A-Exterior-Expanded Work Description and Comments1. Install 3” asphalt overlay at gravel parking lot and bus turn-around area. Install 2” asphalt overlay on existing deteriorated asphalt at playgrounds. The existing gravel parking lot to be re-graded to improve drainage prior to installing asphalt overlay. This will help reduce flooding in the basement. New paving will reduce dust and mud and keep school cleaner, thus reducing maintenance costs. Handicapped accessible parking stalls will be provided near the handicapped accessible entries.2. Construct handicapped accessible (ADA) concrete ramps at (2) entrances to the gymnasium. One entrance is on the south east corner and the other entrance is at the northwest corner. Ramps to have a 1:12 slope, steel pipe railings, both sides, and 36” minimum clear width. The existing concrete porches have 2 steps which are not handicapped accessible. The entries are approximately 15” above grade so will require a ramp run of approximately 20’ each. A non-conforming handicapped accessible ramp and entry was installed at the northeast corner of the gymnasium may years ago however a long loose gravel walk-way must be traversed in order to get to the ramp. A hard surface route must be provided from accessible parking spaces to an accessible entry.3. Install new exterior siding on entire complex (except for 5 portable classrooms). The existing painted lapboard and bead board siding is in very poor condition and needs extensive repair and painting. Wind driven rain enters the wall cavities at several locations and creates the potential for dry rot. Detailed dryrot review should occur prior to siding and window replacement project. The paint is peeling at several locations and will require removal as part of the prep work. The old paint more than likely is lead-based therefore would require removal and disposal by a licensed abatement contractor which is very expensive. The most cost effective solution may be to install new plywood siding over the existing siding to reduce the amount of lead paint abatement required. New siding would also correct the water intrusion problems. Painting of the siding is addressed in Item 13.4. Replace asphalt shingles on (4) portable classroom buildings, (2) classroom additions and computer lab addition. Existing asphalt shingles are at the end of their life cycle and need to be replaced.5. Install automatic irrigation system at soccer field and playground areas. This will greatly reduce custodial time, provide better play areas, and reduce water consumption.6. Construct new shed for storage of hazardous materials. Existing 8’ x 8’ wood framed shed is in very poor condition and needs to be replaced.7. Install 6’ high chain link fence in front of school with (2) double swing gates for auto/bus access. Fence to be installed on west side of parking lot. This will provide better security and control.8. Refurbish track area. The existing decomposed granite track is only about 36” wide. Runners must run in single file. Increase width to 12” and install 4” thick compacted decomposed granite running surface.9. Replace (7) exterior doors (at gymnasium and old classroom building). Existing doors, hardware, and panic bars are in poor condition. Some doors also need to be handicapped accessible. This work should be performed along with the re-siding project.10. Install approximately 6 additional security lights at parking area and other selected areas on campus. The cost estimate provided is for (4) pole mounted metal halide lights at parking area and (2) wall mounted metal halide lights on the building. This will provide added security at night.11. Remove underground +/- 2,000 gallon fuel oil tank at playground adjacent to south end of existing boy’s and girl’s restroom building. Removal of tank will be required to provide room for a proposed restroom expansion and upgrade for handicapped accessibility. The cost estimate provided assumes that the tank is not leaking. If the tank is leaking and soil contamination is discovered the cost of remediation is unknown. $40,000 contingency should be carried for this project.New above ground 2,000 gallon fuel oil tank will need to be installed to replace the underground storage tank. New tank could be located on the north side of the old classroom wing near the existing boiler room or could be located in the landscaped area at the bus turn-around.12. Construct handicapped accessible (ADA) concrete ramp at front entry. Ramp to have 1:12 maximum slope, steel pipe railings both sides, and 36” minimum clear width. Front entry is approximately 55” higher than the parking lot so will require a ramp run of approximately 60 lineal feet for 1:12 maximum slope. Currently the front entry porch consists of (10) 5 1/2 “ high concrete steps.13. Repaint the entire exterior of all the buildings on the campus. This work to be coordinated with the re-siding project.14. Gymnasium Roof: Repair/reinforce the existing bow string timber trusses and reinforce the roof diaphragm to increase the seismic (earthquake) structural stability. Reinforcing the roof diaphragm would include tearing off the existing roofing, adding braces to the roof diaphragm and installing new roofing.Following are excerpts from a structural engineers report titled “Bowstring Truss Evaluation/Survey-Gymnasium at Williams Elementary School-November 2000.”“The gymnasium at the south side of the original building was built in 1949 with a stage and restroom addition in 1957. The roof was designed by Frreeman and Hayslip and is constructed of curved built-up timber trusses, commonly called bowstring trusses, with wood purlins and diagonal wood board sheathing. It is nearly identical to the failed roof system at the Lorna Byrne Middle School in Cave Junction.” (Lorna Byrne catastrophic gymnasium roof collapse occurred in 1995).“The gymnasium roof is the same type of construction as the failed roof system at Lorna Byrne. The main concern about the design of the “bowstring” trusses is the lack of redundancy in member and connection strength. As exhibited by the Lorna Byrne event, failure of any one web member or small diameter single bolt connection can cause the entire roof system to collapse. There are known instances of this type of truss failing without any live loading.”“I strongly recommend that if the gymnasium is to be retained, truss and diaphragm upgrades be accomplished. This work would normally involve installing steel sideplates or cables along the bottoms of each truss, strengthening the column to truss connections, and installing blocking with metal clops or strapping at the roof diaphragm to wall connections.”Because the gymnasium wing was re-roofed in 1995, the District decided to monitor the bow string trusses each month instead of removing the new roofing in order to make seismic repairs. The monitoring is still going on. Monthly inspection reports are recorded each month and kept on file.If the school continues to remain open it is recommended that structural repairs to the roof system be performed as soon as possible.15. Install site drainage system to prevent flooding of basement during periods of abnormally high rainfall. There have been several times in the last 20 to 25 years when severe flooding has occurred in the basement. The sump pump(s) in the basement were not able to keep up and water depth has been as high as 18” at times. The problem occurs because surface water fills the ditch along side the highway in front of the school. When the ditch overflows the surface water flows toward the school building flooding the basement area. Water damage occurs each time the basement floods and some structural wood posts should probably be inspected for dry rot and replaced as necessary. Work would include installation of area drains, collection piping, discharge piping, sump pump(s) and electrical.Attachment B-Interior-Expanded Work Description and Comments1. Remove existing asbestos floor tile in (2) classrooms and computer lab and install new carpet. These classrooms are located between the old classroom building and portable classroom buildings and were built in the early 1950’s. Abatement of asbestos floor tile is complete at all other areas on campus.2. Retrofit all interior lighting on campus to increase energy efficiency. Existing lighting consists primarily of older fluorescent lighting with T12 lamps and magnetic ballasts containing PCB. Work to include replacing all lamps and ballasts with energy efficient version 34 watt T8 lamps and electronic instant start ballasts retrofitted in existing housing. All lenses to be cleaned and or replaced.Replace existing 300 watt incandescent light fixtures in gymnasium with new energy gym fluorescent (T-8). Lumen output will also be dramatically improved. New light switch panels need to be installed also because lights are now turned off and on using breakers in the gymnasium sub-panel.3. Remodel, upgrade and expand outside boys and girls restrooms. This facility is the only restroom available for students. In addition, this restroom facility should be available for use by visitors that attend extracurricular activities in the gymnasium. The existing facility is not handicapped accessible. The 2’-8” wide doors need to be replaced with 3’-0” wide doors and at least one toilet stall for each sex needs to be increased in size to conform with current code requirements. Some toilet fixtures will need to be relocated and/or replaced. The building needs to expand approximately 10 to 15 feet to the south to allow enough room to accommodate handicapped accessibility requirements. The existing stalls with deteriorated wood toilet stall partitions need to be replaced with laminate or metal toilet partitions. Expansion of the restroom facility will require removal of an existing underground fuel oil tank currently located near the south end of the restroom building. See Item 11 exterior.4. Remove (2) old ceiling mounted oil fired furnaces in gymnasium and replace with new HV (heating/ventilating) units. The existing units have exceeded their designed life cycle and could fail beyond repair at any time. Excessive repair work is currently required to keep the existing units operational. In addition there is no method to introduce outside air into the room through the heating system as required by code. New duct work with electric duct heater units should be installed in attic space and set up as required to introduce outside air. This system will only provide heating and ventilation. For approximately $10,000 to $15,000 more a roof mounted HVAC (heat pump) system could be installed which would provide both heating and air conditioning, however the existing roof trusses would need to be reinforced due to the additional weight of the unit(s).5. Add additional electrical receptacles throughout entire school as required for new technology equipment. 21st century technology (computer printer, fax, copy machines, etc.) require substantially more outlets and electrical capacity. Existing receptacles needto be upgraded and new outlets installed at selected locations. This will substantially improve safety and convenience.6. Add additional security for computer lab and roof areas. There has been an ongoing problem with vandals clombing on to roof at several locations. Proposed work to include alarms, video surveillance cameras, monitors, etc.7. Paint all interior walls and ceilings at all buildings on campus. This work could be done all at once during summer break which would be most cost effective, or painting could be spread out over a few years, but would increase the overall cost.8. Basement upgrade: The basement area is in very poor condition and presents a serious fire hazard in this old wood framed building. In 1996 the State Fire Marshall said that student activities in the basement would not be allowed to continue3 if the basement area was not brought up to current fire and life safety standards. This would include upgrading existing facilities, repairing/upgrading fire resistance of walls and ceilings and structural repair work. The School District opted to close the basement down in 1996 and currentlyuses the space for storage, which only helps to increase the fire hazard. Flooding of the basement is still a problem and still needs toi be addressed. Even if the basement is to remain closed to student activities the ceiling and exposed wood columns and beams shuld be upgraded to provide a 1-hour fire rating between the basement and main floor above.