RECAPP Facility Evaluation Report

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Report run on: January 27, 2005 10:43 AM

RECAPP Facility Evaluation Report

Mecca Glen School B4752A

Ponoka

Wolf Creek School Division #72

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B4752A Building Id:

Mecca Glen School Building Name:

Ponoka Location:

R. R. #1 Address:

1,976.91 Gross Area (sq. m):

$3,116,024 Replacement Cost:

0 Construction Year:

Evaluation Date:May 1 2004 John Hull Architect Evaluation Company:

Ms. Sherri Turpin Evaluator Name:

(403) 309-3690 Evaluator Phone:

Original single storey building constructed in 1955 with a partial basement. Modernization in 1991, and extensive modernization and addition in 2002. There is a free-standing portable classroom to the east of the main building. Site has two gravel parking areas and mature landscaping and large playing fields. Site and building are in good condition.

General Summary:

Structural Summary:

Spread footings and crawl space with wood framed floor, walls and roof. New foundations were added for fire walls in 2002.

Structure is in satisfactory condition.

Envelope Summary:

New roofing in 2002. Exterior walls are stucco and brick on wood framing. Batt insulation in stud space with vapour barrier behind interior gypsum board. Envelope appears to be funtioning well with minor deficiencies.

Interior Summary:

Finishes and millwork is new in 2002 and in very good condition. Floors are vinyl sheet goods with some smaller areas of carpet. Walls have rubber base and painted gypsum board. Ceilings are suspended acoustic tile.

Mechanical Summary:

Modernization and addition project of 2002 implemented major upgrades to most of the mechanical systems, including plumbing and HVAC components, including the septic system and disposal field. Overall, the facility is in very good condition, and is functioning well.

Electrical Summary:

In general terms, the electrical system is in good shape, having been upgraded in 2002 addition and modernization project. Some attention is needed in portable classroom, as the light levels are poor and the facility was not addressed in 2002 work. Fire alarm and security systems are up to current standards.

0.39%

5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $12,000

Condition Rating Performance

1 - 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.

(3)

A1010.01 Wall Foundations (Continuous Footing)

A1010.02.01 Spread Footings

A1030.01 Standard Slabs on Grade

A2020.01.01 Cast-in-place Concrete: Basement Wall

B1010.01.01.05 Structural Steel: Columns

B1010.01.02.04 Structural Steel: Beams

B1010.01.02.06 Wood Framing: Beams

B1010.01.04.06 Wood Framing:Joists 5

5

4

6

4

4 Rating

Rating

0

Installed

Installed 0

0

Design Life

October 2004

November 2004

October 2004

October 2004 Updated

Updated

S1 STRUCTURAL

Crawlspace below main floor.

(2002) and original, under point loads from beams supporting floor.

1955 Basement floor Over basement

(2002)

over crawl space

(4)

B1010.06.01 Cast-in-place Concrete:Exterior Ramp

B1010.07.01 Cast-in-place Concrete:Exterior Stairs

B1020.01.04.06 Wood Framing:Roof Joists

B1020.06 Roof Construction Fireproofing*

6

5

6 Rating

Rating

0

Installed

Installed 0

0

25

Design Life

October 2004

Updated

Updated (2002)

(2002) Main entrance

38 x 286 original joists (2002) 302 "I" joists

(2002) 19mm type 'x' gypsum board to u/s of structure

(5)

B2010.01.02.01 Brick Masonry: Ext. Wall Skin*

B2010.01.02.02 Concrete Block: Ext. Wall Skin*

B2010.01.06.03 Metal Siding*

B2010.01.08 Portland Cement Plaster: Ext. Wall*

B2010.01.09 Expansion Control: Exterior Wall Skin*

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

B2010.02.05 Wood Framing*: Ext. Wall Const.

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

4

5

4

6

4

5

6 Rating

Rating

0

Installed

Installed 75

75

40

75

0

20

100

30

Design Life

October 2004

Updated

S2 ENVELOPE

Gymnasium, some damage due to aging.

(2002) Charcoal 150mm split-face block. Efflorescence on west side to be monitored.

(1993) and (2002) siding and fascia, colour is fading on 1993 panels.

Parging to lower portion of wall at crawlspace.

(2002) standard stucco

38mm x 140mm

(2002) RSI 3.5 Batt Insulation, 6 mil poly vapour barrier

(6)

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

B2010.06 Exterior Louvers, Grilles, and Screens*

B2010.09.03 Siding Panels:Soffits

B2020.01.01.02 Aluminum Windows*

B2020.01.01.05 Wood Windows*

B2030.01.02 Steel-Framed Storefronts*

B2030.01.06 Automatic Entrance Doors*

B3010.01 Deck Vapor Retarder and Insulation*

4

5

6

4

6

4

6

6 Rating

Rating

0

Installed

Installed 30

30

0

35

20

15

22

Design Life

October 2004

Updated

Updated Existing envelope, no visible evidence of problems.

pre-finished metal

(2002)

(1993) Metal cladding to windows and window accessories (i.e., latches, hardware, screens, locks, alarms, holders, closers, security devices).

(2002) north entrance. fully double glazed.

(1993) southwest entrance doors: glazed top half. faded paint.

(2002) h/c operator to north entrance, including vestibule.

25mm fibreboard, tapered rigid insulation, and air barrier membrane

(7)

B3010.04.04 Modified Bituminous Membrane Roofing (SBS)*

B3010.08.02 Metal Gutters and Downspouts*

B3020.02.01 Roof Hatches 6

6

6 Rating

Rating

0

Installed

Installed 25

30

0

Design Life

October 2004

Updated

Updated (1993) and (2002)

(2002)

(8)

C1010.01.03 Unit Masonry Assemblies

C1010.01.07 Framed Partitions (Wood Stud)

C1010.05.02 Steel Windows

C1010.07 Interior Partition Firestopping*

C1020.01.07 Wood Doors

C1020.02.02 Steel-Framed Storefronts

C1020.03 Interior Fire Doors*

C1020.04 Interior Sliding and Folding Doors*

C1030.01 Visual Display Boards*

4

5

4

5

4 Rating

Rating

0

Installed

Installed 0

0

50

25

10

Design Life

October 2004

Updated

S3 INTERIOR

2 hour concrete block firewalls dividing the building into 5 sections.

15.9 gypsum board on both sides, typical

(2002)

(2002) Clear stained birch, solid core

(2002)

(2002) Hollow Metal

(2002) Horizontal "Dynaflair" perforated metal rolling screen at reception counter

(2002) White boards and tack boards in classrooms

(9)

C1030.02 Fabricated Compartments(Toilets/Showers)*

C1030.10 Lockers*

C1030.12 Storage Shelving*

C1030.14 Toilet, Bath, and Laundry Accessories*

C2010.04 Wood Stair Construction

C2020.05 Resilient Stair Finishes*

C2020.08 Stair Railings and Balustrades*

C3010.02 Wall Paneling*

C3010.11 Interior Wall Painting*

6

5

4

4 Rating

Rating

0

Installed

Installed 20

30

20

0

20

50

30

5

Design Life

October 2004

Updated

Updated (2002)

(1991) metal

(2002) Birch-faced plywood

(2002)

(2002) Sheet vinyl.

MDF accent panels in corrdor

(2002) throughout except basement mechanical which is old and faded.

(10)

C3010.12.02 Vinyl Wall Covering

C3020.04.06 Cushioned Wood Flooring Assemblies

C3020.07 Resilient Flooring*

C3020.08 Carpet Flooring*

C3020.08.03 Carpet Tile

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

C3030.07 Interior Ceiling Painting*

5

6

4

4 Rating

Rating

0

Installed

Installed 0

0

20

10

0

15

10

Design Life

October 2004

Updated

Updated (2002) Select walls in classrooms and library.

(2002) gymnasium

(2002) classrooms, corridors, Tarkett Optima. Rubber base throughout.

(2002) staff room, library and computer labs.

(2002) vestibules

(2002) Lay-in cortega 1220 x 610

(2002) washrooms, storage rooms, vestibules and some corridors

(11)

D2010.01 Water Closets*

D2010.02 Urinals*

D2010.03 Lavatories*

D2010.04 Sinks*

D2010.08 Drinking Fountains / Coolers*

D2020.01.01 Pipes and Tubes: Domestic Water*

D2020.01.02 Valves: Domestic Water

D2020.01.03 Piping Specialties (Backflow Preventors)*

D2020.02.02 Plumbing Pumps: Domestic Water*

5

4

5

4

5

4 Rating

Rating

0

Installed

Installed 30

30

40

0

20

Design Life

October 2004

Updated

S4 MECHANICAL

(2002) Crane units, tank type vitreous china, floor mounted.

(2002) New Crane wall mounted, vitreous china, flush valve units.

(2002) Stainless steel countertop type c/w Delta faucets and brass.

(2002) Stainless steel units in infirmary, classrooms and labs. Moulded stone mop sink in janitors closet.

(2002) Drinking fountains incorporated into classroom sink brass.

(2002) Upgraded piping and insulation as part of modernizaton project.

(2002) Upgraded systems as part of modernization project.

(2002) Upgraded.

(2002) Upgraded and/or made good as part of modernization project.

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D2020.02.04 Domestic Water Conditioning Equipment*

D2020.02.06 Domestic Water Heaters*

D2020.03 Water Supply Insulation*: Domestic

D2030.01 Waste and Vent Piping*

D2040.01 Rain Water Drainage Piping Systems*

D2040.02 Rain Water Drainage Specialties*

D2040.02.04 Roof Drains*

D3010.02 Gas Supply Systems*

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

4

5

4

5

5 Rating

Rating

0

Installed

Installed 20

20

0

50

0

40

50

30

Design Life

October 2004

Updated

(2002) Existing water treatment systems made good, including interior storage tank, chlorinator, iron filter, pressure tanks.

(2002) Nominal 75 gallon Bradford White, gas fired hot water tank.

(2002) Upgraded systems to Code as part of modernization project. Work included a new septic disposal field and tanks.

(2002) Roof drains and RWLs upgraded as part of school addition and modernization project.

Positive drainage of storm RWLs from building on sloping site.

(2002) Made good in modernization upgrade.

(2002) Gas piping made good and modified to suit new components in modernization and addition project.

(2002) Two RBI 8900 series boilers installed.

(13)

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

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

D3020.03.01 Furnaces*

D3020.03.02 Chimneys (&Comb. Air): Furnace*

D3030.06.02 Refrigerant Condensing Units*

D3040.01.01 Air Handling Units: Air Distribution*

D3040.01.03 Air Cleaning Devices:Air Distribution*

D3040.01.04 Ducts: Air Distribution*

D3040.01.07 Air Outlets & Inlets:Air Distribution*

5

4

5

4

5

5 Rating

Rating

0

Installed

Installed 30

30

25

30

25

30

0

50

0

Design Life

October 2004

Updated

(2002) Exhaust flues and combustion air needs addressed as part of modernization project.

(2002) Modernization project specified 70/30 water to propylene glycol ratio. Chemical feeder and storage tank in place.

(2002) Stand alone gas fired furnaces installed as part of modernizaton and addition project.

(2002) Chimney and combustion air systems adequate for specific furnaces.

(2002) Small rooftop mounted Lennox condensing units, servicing DX coils in computer labs.

(2002) New rooftop mounted air handler installed. Eng-Air LM-13 model, with external ductwork and internal thermal insulation. Mechanical room air handler serving gym area. Hot water coils. Eng-Air LM-6 model.

(2002) Removable media filters associated with new air handlers. Change regularly.

(2002) Upgraded ductwork within modernization project.

(2002) Upgraded diffusers and return grilles.

(14)

D3040.03.01 Hot Water Distribution Systems*

D3040.04.01 Fans*: Exhaust

D3040.04.03 Ducts*: Exhaust

D3050.01.01 Computer Room Air Conditioning Units*

D3050.03 Humidifiers*

D3050.05.02 Fan Coil Units*

D3050.05.03 Finned Tube Radiation*

D3050.05.06 Unit Heaters*

D3050.05.08 Radiant Heating (Ceiling & Floor)*

5

4

5

4

5

5 Rating

Rating

0

Installed

Installed 0

30

0

30

25

30

35

30

35

Design Life

October 2004

Updated

(2002) New circulation pumps added in modernization project.

(2002) Upgraded systems in main school building as part of modernization project.

(2002) Made good or new supplied in modernization work.

(2002) DX coils in fan coil units serving computer rooms.

(2002) Dri-Steam, gas fired steam humidifier added as part of modernization project.

(2002) Added fan coil units for computer labs and library A/C and supplimental heating needs.

(2002) Small quantities of perimeter radiation fin tubes and cabinet units included in modernization project. Majority of the units are located in the gym.

(2002) Hydronic (hot water) fed unit heater in basement mechanical room.

(2002) Ceiling mounted radiant panels added to all classrooms and staff gathering areas.

(15)

D3060.02.01 Electric and Electronic Controls*

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

D4030.01 Fire Extinguisher, Cabinets and Accessories*

5

5 Rating

Rating

0

Installed

Installed 30

25

30

Design Life

October 2004

Updated

(2002) Digital electronic sensors installed as part of new BMCS, added in modernization project.

(2002) New Johnson Controls DDC control system installed.

(2002) Portable fire extinguishers in recessed cabinets installed. Reasonable coverage and spacing throughout faciltiy.

(16)

D5010.01 Main Electrical Transformers*

D5010.03 Main Electrical Switchboards (Main Distribution)*

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

D5010.07.02 Motor Starters and Accessories*

D5020.01 Electrical Branch Wiring*

D5020.02.01 Lighting Accessories (Lighting Controls)*

D5020.02.02.02 Interior Florescent Fixtures*

D5020.02.03 Emergency Lighting*

4

5

4

5

5 Rating

Rating

0

Installed

Installed 40

40

30

0

50

0

Design Life

October 2004

Updated

S5 ELECTRICAL

Padmount transformer, located on north side of property. Underground primary and secondary feeds.

(2002) Existing 600A-208V-3P service and CDP reused and modified for new areas. Surge protection added.

(2002) Two existing panels removed and a total of four new panels added. Adequate capacity and available spare circuits.

(2002) Miscellaneous magnetic and manual motor starters added.

(2002) Upgraded wiring in new areas.

(2002) New toggle switches added in modernization. Motion detector controls in all washrooms, changerooms and storage rooms. Slider type dimmers at stage area for special purpose lights.

(2002) Upgraded fixtures or existing units made good with T8 lamps and electronic ballasts.

(2002) Upgraded emergency lights, battery packs to Code. Existing exit lights replaced with L.E.D. units.

(17)

D5020.02.05 Special Purpose Lighting*

D5020.03.01.04 Exterior H.P. Sodium Fixtures*

D5020.03.01.05 Other Exterior Fixturess*

D5020.03.02 Lighting Accessories (Lighting Controls)*

D5030.01 Detection and Alarm Fire Alarm*

D5030.02.01 Door Answering*

D5030.02.02 Intrusion Detection*

D5030.02.03 Security Access*

D5030.03 Clock and Program Systems*

5

4

5

4

5

4 Rating

Rating

0

Installed

Installed 0

0

25

20

Design Life

October 2004

Updated

Updated (2002) Stage lighting upgraded as part of modernization.

(2002) New 175W HPS units added at doorways and key areas for security purposes.

(2002) Existing photocell control.

Edwards 6616 zoned panel. Reused as part of 2002 modernization.

(2002) Door call system tied into P/A components.

Existing Caddx Network system, includes door contacts and motion detectors.

Keypads noted at main and mechanical room access doors.

Existing Simplex Master Clock control system in place.

(18)

D5030.04 Voice and Data Systems

D5030.04.01 Telephone Systems*

D5030.04.04 Data Systems*

D5030.05 Public Address and Music Systems*

D5030.06 Television Systems*

4

5

5 Rating

Rating

0

Installed

Installed 15

15

0

Design Life

October 2004

Updated

Primary phone system panel in mechanical room. Sufficient spare capacity and room for expansion if needed.

Nortec Meridian telephone system.

(2002) Upgraded data lines to all computer outlets. Both Cat 5 and Cat 5e cables noted. All secure.

All P/A and/or music functions supplied via phone system. Speakers noted in classrooms, corridors, gymnasuim and related key areas. Good coverage.

Distribution of coaxial cables to each classroom, fed from central control in networking room.

(19)

E1090.04.01 Residential Appliances

E1090.07.02 Backstops

E2010.02.05 Educational Facility Casework*

E2010.02.07 Kitchen Casework*

E2010.02.08 Laboratory Casework*

E2010.02.09 Library Casework*

E2010.03.01 Blinds*

E2020 Moveable Furnishings*

4

5

4 Rating

Rating

0

Installed

Installed 0

0

10

20

Design Life

October 2004

Updated

S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION

Staff room has refrigerator, range, microwave, and dishwasher.

(2002) Birch-faced plywood with plastic laminate tops.

(2002) Birch-faced plywood with plastic laminate tops. Staff room.

(2002) Birch-faced plywood with acid resistant laminate tops in science lab and plastic laminate tops in computer labs.

(2002) Birch-faced plywood.

(2002) roller blinds

student desks

(20)

F1010.02.04 Portable and Mobile Buildings

2 Rating

0

Installed 0

Design Life

Replace 2 toilets and 2 sinks

Replace furnaces and provide additional exhast.

Replace interior finishes throughout.

Replace light fixtures with new.

Lifecycle Replacement

Indoor Air Quality Upgrade

Lifecycle Replacement

2004

$2,000

$2,500

$10,000

Medium

High

Low Washroom fixtures are poor and leaky.

Existing system does not provide adequate ventilation to meet building code requirements. Furnaces are at end of life cycle.

Interior finishes are in poor condition (floors, walls and ceilings)

Lighting levels and fixture quality are poor.

Concern:

Replace 2 toilets and 2 sinks

Replace furnaces and provide heat recovery ventillators.

Replace interior finishes throughout. Provide new blinds, vinyl sheet flooring, gypsum board (painted) walls, suspended ceiling tiles, and paint to doors. Floor area approximately 50m2.

Replace light fixtures with new.

Recommendation:

Event:

Type

Year

Year Cost

Cost

Priority

Priority Updated:

Updated:

October 4 2004

(1985) Original carpet, battleship vinyl sheet flooring, wood panel wall finishes, suspended tile ceiling, hoizontal mini-blinds, hollow metal doors, in-floor duct, residential forced-air furnace, residential exhaust fans in washrooms.

(21)

F2020 Hazardous Components Abatement

4 Rating

0

Installed 0

Design Life

Energy Efficiency Upgrade2004 $5,000 Low

Type Year Cost Priority

Updated: October 4 2004

A small amount of asbestos flooring to be removed in 2004 in gym storage room.

(22)

K3020 Indoor Environment

K40 Current Code Issues

K4010.01 Barrier Free Route: Parking to Entrance

K4010.02 Barrier Free Entrances

K4010.03 Barrier Free Interior Circulation

K4010.04 Barrier Free Washrooms 5

3

5

4

4 Rating

Rating

0

Installed

Installed 0

0

Design Life

October 2004

Updated

Install a closer on the mechanical room door.

Code Upgrade 2004 $500 High Door to mechanical room does not have a closer.

Concern:

Install a closer on the mechanical room door.

Recommendation:

S8 FUNCTIONAL ASSESSMENT

Event:

Updated: October 4 2004

Divided into 5 buildings with firewalls. Need a closer on the door to the mechanical room in the basement.

Concrete ramp at main (north door)

h/c operator on exterior door and vestibule door

Everywhere is accessible except stage and lower mechanical room.

(2001) renovated for barrier-free

(23)

S4752 Building Id:

Mecca Glen School Building Name:

Ponoka Location:

Address:

0.00 Gross Area (sq. m):

$0 Replacement Cost:

0 Construction Year:

Evaluation Date:May 1 2004 John Hull Architect Evaluation Company:

Ms. Sherri Turpin Evaluator Name:

(403) 309-3690 Evaluator Phone:

Site has two gravel parking areas and mature landscaping and large playing fields. Site and building are in good condition.

General Summary:

Structural Summary:

Envelope Summary:

Interior Summary:

Mechanical Summary:

Electrical Summary:

0%

5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $3,000

Condition Rating Performance

1 - 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.

(24)

G2010.02.01 Aggregate Roadway (Gravel)*

G2020.02.01 Aggregate Parking Lots (Gravel)*

G2030.06.01 Cast-in-place Concrete Steps

G2040.03.05 Flexible Pavement

G2040.08 Flagpoles*

4

3

5

4

4 Rating

Rating

0

Installed

Installed 0

0

Design Life

October 2004

Updated

Updated Repair concrete steps at West landing.

Failure Replacement 2006 $3,000 Low West landing is crumbling.

Concern:

Repair concrete steps at West landing.

Recommendation:

S7 SITE

Event:

Updated: October 1 2004 One access.

Both on the east and west sides of the building

Landings at entrances. West landing is crumbling.

(2000) steps and h/c ramp at north (main) entrance

Asphalt areas at south end of building

Three steel on concrete base.

(25)

G2050.04 Lawns and Grasses*

G2050.05 Trees, Plants and Ground Covers*

G3010.01 Water Wells

G3010.02 Site Domestic Water Distribution*

G3020.02.01 Drainage Field

G3020.02.04 Septic Tank

G3060.01.01 Natural Gas Distribution

G4010.02 Electrical Power Distribution Lines*

G4010.04 Car Plugs-ins*

4

4 Rating

Rating

0

Installed

Installed 0

0

Design Life

October 2004

Updated

Updated Mature trees and shrubs.

Well supply in basement

Connection to the portable classroom.

(2002) old one abandoned. New locations on southeast side of property.

(2002) replaced.

Service from the north. to basement mechanical room. Site distribution on the east side to the portable and the community addition.

Service from the north to transformer. Underground to portable.

panel at capacity, time clock control

(26)

G4030.02.01 Communications

4 Rating

0

Installed 0

Design Life

October 2004 Updated Telephone service.