Pickle Elementary School Site Summary
Address 1101 Wheatley Avenue
Austin, TX 78752 Number of Permanent Campus Facilities 1
Original Year of Construction 2001 Total Campus Building Area 120,862 SF
Introduction
The Pickle Elementary School campus is located at 1101 Wheatley Avenue in Austin, Texas. Pickle Elementary School was established in 2001, and consists of the Main School Building (BLDG-164A). This is the site of the City of Austin Public Library's St. John branch, the St John Community Center, and the City of Austin Recreation Center.
Meeting Log Revision Log
Date Meeting Revision Date Summary of Content
8/1/16 Interview 00 9/16/16 Draft Issue
8/1/16 Assessment 01 1/4/17 Added comments from PM Andrew Miller as indicated on email dated 10/31/16. See page 12.
10/17/16 Cluster Meeting (Attended) 10/24/16 Follow-Up
January 4, 2017
Main School Building – BLDG-164A
Building Purpose Administration, Cafeteria Classrooms, Gymnasium, and Kitchen
Building Area 120,862 SF Inspection Date August 1, 2016 Inspection Conditions 99°F - Sunny Facility Condition Index
System Deficiency Overview
The following table provides a summary of the systems and their respective conditions found by each discipline.
System Subsystem Condition and Deficiency Overview System
Condition Rating Exterior Exterior Walls The exterior of the building consists of a split-faced
block made from CMU (concrete masonry unit) and concrete tilt walls.
The exterior walls were observed to be in average condition. Vertical cracks and spalling were observed occurring along the exposed edges of the tilt wall construction. Corner cracks were present in the concrete tilt-up walls at many doorway entries, windows, and corners around the facility. Corner cracks were primarily located around the 100-, 200-, 300-, and 400- wings and the east end of the community center.
Additional micro cracks were present throughout all concrete tilt wall surfaces. Spalling was observed at the end of corridor C2. Exterior paint was observed to be peeling on the concrete tile walls around the gymnasium and cafeteria. Rear edge trim was observed to be missing from underneath the eaves along the southwest edge of the 300-wing and the south side of the gymnasium. Vegetation was observed to be growing between the concrete tilt wall foundation and the concrete slab adjacent to the cooling tower.
Average
Exterior Windows The exterior windows consist of double-pane glazing units with metal frames. The windows are original to the facility construction.
The exterior windows were rated in average condition.
The windows were observed to be corrugated plastic along the east end of corridors C2, C4, and C7 and the
Average
January 4, 2017
west end of corridor C1. It was reported and observed that water intrusion occurred in windows adjacent to the lobby in corridor C8, along the windows on the north side of the cafeteria, and through the windows on the east side of the administration office. The windows were observed to have normal wear for their age.
Exterior Doors There is one main public entryway located at the northeast side of the building; this consists of a pair of double doors that are metal with interior glazing and a metal frame. The remaining access doors around the facility are metal double doors with interior glazing and metal frames with the exception of the mechanical and electrical room service doors, which are solid single metal doors in metal frames.
The doors were observed and reported as being in average condition due to the above reports and observations, age, and general use. The exterior doors to access the mechanical room that houses AHU 2-1 were observed to have excessive movement when the doors were closed. There was an observable gap in the exterior door on the west end of the main mechanical room. Staff reported this was a concern for water intrusion and potential pest access. It was observed that the exterior door did not latch properly when closed.
Average
Roofing The roof material covering the building consists of built-up asphalt roofing with granular surface over the foyer, offices, and gymnasium and standing seam metal roofing covering the remainder of the facility.
Roof leaks were reported in room 108 and at the intersection of corridor C8 and C7. Based on reports and observations, the roof was rated as being in good condition.
Good
Interior Interior Walls The interior partitions are predominantly constructed of Good Construction CMU, brick, concrete tilt walls, and gypsum board in the
corridors. The gymnasium walls consist entirely of concrete tilt walls. The cafeteria walls consist of concrete tilt and brick. There is CMU throughout the cafeteria. There is gypsum board in the classrooms, library, and office spaces.
Based on reports and observations, the interior walls were rated as good. Evidence of water leaking was observed on the interior brick wall façade in corridor C8.
Corner microcracks were observed in many of the classrooms at the base of door frames.
January 4, 2017
System Subsystem Condition and Deficiency Overview System
Condition Rating Interior Doors The building has wood doors with metal frames and
metal-framed interior windows.
The interior doors and frames were reported and observed to be in average condition, given the age of the system and typical signs of wear and use, such as chipping of the paint.
Average
Interior Specialties System not present. N/A
Stairs Exterior Stairs System not present. N/A
Interior Stairs Interior wood stairs are present in this facility to access the school stage in the cafeteria. There are also interior concrete-formed stairs with vinyl treads in corridor C8.
The interior stairs were reported and observed to be in good condition. Vinyl treading was observed to be coming off the stairs throughout the facility.
Good
Interior Finishes
Interior Wall Finishes The interior finishes are predominantly constructed of painted CMU, non-painted brick, non-painted concrete tilt walls, and painted gypsum board in the corridors.
The gymnasium walls consist entirely of painted concrete tilt walls. The cafeteria walls consist of concrete tilt and brick. There is CMU throughout the cafeteria. There is gypsum board in the classrooms, library, and office spaces.
The interior wall finishes were in average condition due to building age and showing signs of normal wear and use. Instances of minor cracking, chipping, and scraping were observed throughout all wall surfaces due to normal use and wear. It was observed that extensive spalling and damage was located adjacent to the exit door of the kitchen.
Average
Interior Floor Finishes Polished concrete and vinyl tile flooring are present throughout the common areas along the northeast area, mechanical rooms, and janitorial closets. Vinyl composition tile flooring is throughout the classroom corridors and is original to construction. Ceramic tile flooring is present in the kitchen and restrooms. The administration offices, pre-k classrooms in the 400-wing, music room, and library are finished with carpet.
It was observed that the tile in the classrooms and classroom wings had gaps. It was observed that the baseboards throughout the facility had normal wear and tear for the age and use of the facility.
The floor finishes were observed to be in average condition based on reports and observations. It was
Average
January 4, 2017
observed that the carpeting located in all of the 400- wing pre-k classrooms had water damage. It was observed in room 401 that the carpeting was missing the edge trim.
Interior Ceiling The interior ceilings consist of standard 2x4 acoustical Average Finishes fiberglass ceiling panels located throughout classroom
corridors, the kitchen, weight room, administration offices, and janitorial closets. Painted gypsum board is located in the common restrooms. Exposed metal ceilings with suspended standard 2’x4’ acoustical fiberglass ceiling panels are located in the classrooms, mechanical spaces, northeast corridor, and open common corridor areas. The gymnasium ceiling consists of exposed metal roofing and girders.
The ceiling was reported and observed to be in average condition. It was observed that 2’x4’ acoustical ceiling tiles were damaged or missing throughout the facility.
Conveying System not present. N/A
Plumbing Plumbing Fixtures The building has public restrooms for males and females, students, and separate staff restrooms located throughout the facility. These restrooms typically have vitreous china hand sinks in counters with manual faucets, along with vitreous china floor-mount/wall toilets with manual flushing mechanisms, and vitreous china wall-hung urinals in the male restrooms with manual flushing mechanisms. There are floor-mounted service sinks in the janitorial closets. Water coolers are located throughout the facility, typically near the public restrooms. The classrooms have stainless steel sinks, faucets, and drinking fountains.
The building includes other specialty locations with plumbing fixtures, such as the kitchen for the school cafeteria.
Based on reports and observations, the plumbing fixtures were rated as being in good condition. It was reported that the multi-use restrooms adjacent to the gymnasium had a history of emanating a sewer gas odor. It was reported that a sewer backup had recently occurred and been repaired in the community center. It was observed that a toilet was not properly seated in the nurse’s office. A toilet seat was observed to be dislodged from the toilet in room 106.
Good
Domestic Water
Distribution The plumbing fixtures are serviced with hot water from
multiple gas water heaters. The water heaters are Good January 4, 2017
System Subsystem Condition and Deficiency Overview System
Condition Rating located in the main mechanical room and the
mechanical rooms located in the 100-, 300-, and 400- wings.
The plumbing distribution equipment was reported and observed to be in good condition.
Other Plumbing System not present. N/A
Mechanical/ The major mechanical equipment consists of AHUs (air handling units) located Average HVAC primarily in the mechanical rooms adjacent to the classroom wings and the
gymnasium. There is a cooling tower to service the AHUs located on the west side of the facility outside the main mechanical room. There are seven condenser units located throughout the roof of the school. These serve the HVAC (heating, ventilating, and air conditioning) system.
The boilers that service the school are gas-fired. Eight AHUs are located in mechanical rooms or on the roof of the facility. Supplemental mechanical equipment for the HVAC system includes EFs (exhaust fans). These units were original to the facility and were reported to be reaching the end of their typical design service life within the next ten years.
All of the mechanical and HVAC equipment was reported as being original to the facility's construction in 2001, with the exception of the gas-fired boilers, which were two years old.
The mechanical/HVAC system was rated as average based on reported concerns.
It was reported and observed that the cooling tower heat transfer media was experiencing severe corrosion and would require replacement. It was observed that EF 2-3 on roof section A-24 was not properly covered. It was observed that water heater “WH5-1A” located in the main mechanical room was experiencing severe corrosion from a leaking valve located above the water heater on a water line. It was observed that an access panel on the water cooling tower did not close properly.
Fire Protection Fire Alarm The building has a fire alarm system that consists of alarm and signaling devices such as horns/annunciators, strobes, horn/strobe combinations, pull stations, and detectors.
The fire alarm system was reported to be in good condition. It was reported that a fire alarm fault warning occurred for unknown reasons.
Good
Fire Protection/ The building is protected by portable fire extinguishers N/A Suppression placed throughout the facility.
All observed portable fire extinguishers had inspection tags within the last year as required.
Electrical Electrical Distribution The electrical service enters the building at the 480Y/277-volt 3-phase, 4-wire, 2,000-amp to the main switchboards located in the main electrical room of the facility near the gymnasium. The service feeds
Good
January 4, 2017
transformers and 208/120 panelboards, located in various electrical rooms throughout the building. The building does not have a lightning protection system.
The existing electrical distribution equipment was reported to be in good condition.
Lighting The building's exterior lighting consists of HID (high- intensity discharge) luminaires that are located along the entire perimeter. The interior lighting consists primarily of T8 fluorescent luminaires.
It was reported that the ballast used for dimming the school lighting was expensive to replace. The staff would like to have more readily available ballast for the dimming function. This ballast also controls many lights in the series, which caused problems when the ballast needed repair as it affected many lights simultaneously.
It was reported and observed that the external halide wall lamps with internal ballasts had faded and foggy luminaries due to the age of the wall lamps.
The lighting for the building was reported and observed to be in average condition. Many interior and exterior luminaires appeared to be aged.
Average
Communications &
Security
There is a security system including surveillance cameras in the building. There is a communications system for the school that consists of an intercom system. The building is equipped with telecommunications with the main backbone equipment located in an inaccessible room to the assessment team.
It was reported that there were no noticeable problems with the telecommunications systems. The communication and security systems were reported as being in good condition.
Good
January 4, 2017
Exterior System Deficiency Examples
Exterior Walls
Exterior Windows
January 4, 2017
Interior Construction Deficiency Examples
Interior Walls
Interior Doors
Stair Deficiency Examples
Interior Stairs
January 4, 2017
Interior Finishes Deficiency Examples
Interior Wall Finishes
Interior Floor Finishes
Interior Ceiling Finishes
January 4, 2017
Plumbing Fixtures
Mechanical/HVAC System Deficiency Examples
Electrical System Deficiency Examples
Lighting
January 4, 2017
Pickle Elementary School Campus Summary of Recommendations
This document is based on current conditions observed during fieldwork and provides recommendations for corrective actions by each discipline. The following recommendations provide a summary of the findings.
Main School Building Recommendations
Exterior
1. Seal all micro cracks throughout the concrete tilt walls.
2. Fill in all instances of spalling.
3. Replace all instances where the rear edge trim has become loosened or is missing around the facility.
4. Remove vegetation that is growing between the base of the facility and the mechanical concrete slab.
5. Remove instances of corrugated plastic windows throughout the facility.
6. Locate the cause of window leaks and seal the windows with caulking material to prevent leaking.
7. Identify all exterior doors that do not close or seal properly. Replace parts that are required for proper door function.
8. Seal the rear mechanical door and provide mullion to properly seal the door.
Roofing
1. Identify the origin of reported leaks and repair or patch these locations.
2. Add ladder access to 300-wing (requested by PM Andrew Miller).
Interior Construction
1. Repair the leak causing water intrusion into corridor C8. Seal and clean the wall surface.
2. Identify paint scuffing and chipping throughout the facility, and apply paint as needed to protect the surface.
3. Replace vinyl stair treads as needed.
Interior Finishes
1. Repair floor tile gaps as needed.
2. Replace all carpeting in the 400-wing pre-k classrooms.
3. Repair and abate any water leaks causing ceiling tile damage. Replace acoustical ceiling tiles as needed.
Plumbing
1. Locate the origin of sewer gas odors, and perform repairs to stop future sewer odor problems.
2. Reseat the toilet seat in the nurse’s office.
3. Provide a new toilet seat for the toilet in room 106.
Mechanical
1. Replace the cooling tower cooling media with new media. Replace chiller and install biocide treatment system due to algae growth (requested by PM Andrew Miller).
2. Replace the cover for EF 2-3 on roof section 24-A.
3. Replace the leaking valve causing corrosion on water heater WH5-1A. Inspect the water heater and determine if replacement is required.
4. Investigate options at the library windows to reduce heat gain (such as window film) (requested by PM Andrew Miller).
5. Improve library airflow, such as improved duct registers (requested by PM Andrew Miller).
Fire Protection
1. Determine the cause of the fault alarm on the fire alarm system.
January 4, 2017
additional exterior security lighting where required.
January 4, 2017
