RECAPP Facility Evaluation Report - Alberta

RECAPP Facility Evaluation ReportMedicine Hat S Dist #76Ross Glen SchoolB9352AMedicine HatReport run on: March 18, 2013 10:32 AM

Medicine Hat - Ross Glen School (B9352A)Facility DetailsBuilding Name: Ross Glen SchoolAddress: 48 Ross Glen Road S. E.Location: Medicine HatBuilding Id:Gross Area (sq. m):Replacement Cost:Construction Year:Evaluation DetailsEvaluation Company: Golder Associate Ltd.Evaluation Date: January 17 2013Evaluator Name: Kalie Widmer and Jamie TurnerB9352A3,460.79 11,415,0001980Total Maintenance Events Next 5 years:5 year Facility Condition Index (FCI): 1,784,80015.64%General Summary:The original 2,289 m2, one story slab-on-grade school was constructed in 1980. In 1981, eight portable classroomwith a link were constructed in the west elevation of the school. The portables are referenced in a separate report;however, the portable link is included in this report. A 391 m2, one story, slab-on-grade addition was constructed in1993 on the northeast corner of the original building. The combined area of the main school, the northeast additionand the portable link is approximately 3,471 m2.The school serves grades K-6 and has a capacity of 475 students.Structural Summary:Reinforced cast-in-place (CIP) concrete foundation walls and strip footings are provided along with reinforced concretepads for interior column support. Structural walls consist of a combination of steel stud framing and concrete masonryunits (CMUs). The roof is comprised of open-webbed-steel-joists (OWSJs) with a metal Q-deck supported by structuralwalls, steel beams, and columns. The gymnasium roof is comprised of laminated wood beams supported by CMUinterior walls and steel columns.The structural components are in overall, acceptable condition.Envelope Summary:The building is clad with brick masonry veneer and prefinished metal canopies and fascias. The windows throughoutare generally original, fixed, double glazed windows with venting awning units set in aluminum frames on the lowerportions of the windows. Horizontal venetian blinds, with remote control operating knobs, are provided between thedouble glazing of the fixed and venting units. Painted solid core wood doors set in aluminum frames, with single pane,wired or non-wired glass vision panels are provided for entrances and between the foyers and corridors. The utilitydoors are generally insulated metal set in metal frames. The majority of the roof membrane is a 4 ply asphalt andgravel built up roof (BUR) system with a small portion consisting of a styrene butadiene styrene (SBS) membrane.The vapour barriers, air barriers and insulation were all concealed and no drawings were provided to identify the type.No issues were observed or reported.The joint sealers, cement parging, original wood entrance doors, asphalt and gravel roof were observed to be inmarginal condition. Repairs and replacement costs have been provided within the timeframe of the report.The building envelope elements are in overall acceptable condition.Interior Summary:Interior finishes consist of tile wall finishes, painted gypsum wall board (GWB) walls, acoustical wall panels, paintedconcrete floors, carpet flooring, resilient flooring, wood panel ceilings, suspended T-bar tile ceilings, and painted GWBceilings. The majority of the interior finishes are original with the exception of the carpet in the library which wasreplaced in 2012.Fixed casework is generally varnished wood cabinets with plastic laminate countertops.The interior doors, original resilient flooring, barrier free entrance, and barrier free interior circulation were observed tobe in marginal condition. Repair and replacement costs have been provided within the timeframe of this report.The remainder of the interior elements are in overall, acceptable condition.Mechanical Summary:All mechanical utilities including domestic water, sanitary sewer, storm sewer, and gas are provided by the City ofMedicine Hat.The school has stainless steel sinks, vitreous china lavatories, vitreous china tank and tankless water closets, andReport run on: March 18, 2013 10:32 AMPage 2 of 50

Medicine Hat - Ross Glen School (B9352A)flush valve operated, floor mounted vitreous china urinals. Backflow preventers are installed on the domestic water,boiler, and irrigation systems. A single tank type natural gas water heater water is provided in the mechanical room.Two Bryan boilers are connected to a hot water and glycol circulation system, which includes a plate type heatexchanger. Hot water is distributed through copper piping to fan coil units, finned tube radiation, and unit heatersthroughout the main building and 1993 addition. Two roof mounted, Engineered Air, air handling units provide forcedair throughout the main building. One ceiling suspended, Trane, air handling unit provides forced hot and cooled air tothe 1993 addition and is coupled to a Trane, roof mounted, condensing unit. One roof mounted, Engineered Air, makeup air unit serves the Gymnasium, but is no longer used.Building exhaust is provided by various interior and roof mounted fans. Pneumatic controls are provided for all majormechanical equipment. There is no sprinkler system, but dry, chemical type, fire extinguishers and fire hose cabinetscan be found throughout.The following are recommended actions for the next five years, not including scheduled replacements:- Replace the galvanized steel domestic water piping with copper piping.- Determine and repair the cause of minor leaking in the boiler re-circulation piping- Install roof drains to eliminate any pooling on the roofOverall the mechanical systems in the building are in acceptable condition.Electrical Summary:The building has a 1200 Amp, 120/208 Volt, three phase, four wire service which provides electricity to the entirebuilding. The main distribution is comprised of a 1200 Amp, 120/208 Volt, three phase, four wire main switchgear andmeter cabinet. The electrical sub-panels are generally 225 Amp, 120/208 Volt panels that are original to theconstruction of the building. Branch wiring is copper and in conduit or armoured cable. Motor starters are provided formost of the major electrical equipment and are generally original to the construction of the building.Interior lighting is provided by T12 fluorescent technology with some lamps upgraded to T8. Original pendant stylemercury vapour fixtures are provided in the gymnasium. Exterior lighting is provided by high pressure sodium (HPS)wall mounted fixtures located at the entrances of the building. These lights are controlled by a time clock programsystem. Emergency lighting is by distributed battery packs with integral incandescent heads. Exit lighting in the buildingis provided by incandescent and light emitting diode (LED) exit signs.The building is protected by an Edwards 6616 fire alarm control panel monitors manual pull stations, heat detectors,and smoke detectors throughout the hallways of the building. Annunciation is by fire alarm bells throughout thebuilding.The building has a DSC Maxsys security system with motion sensors located throughout. The telephone system is avoice over internet protocol (VOIP) system and can act as a PA system. A separate PA mixer serves the gymnasium.Category 5 cable connects data outlets to the school internet service and a wireless Local Area Network (WLAN) isprovided throughout.The following are recommended actions for the next five years, not including schedule replacements.- Upgrade receptacles that are 1m from a water source to include ground fault circuit interrupters (GFCI)- Install strobe lights throughoutRepair and replacement costs have been provided within the time frame of this report.Generally the electrical systems in the building are in acceptable condition.Condition Rating1 - Critical2 - Poor3 - Marginal4 - Acceptable5 - Good6 - ExcellentRating GuidePerformanceUnsafe, 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: March 18, 2013 10:32 AMPage 3 of 50

Medicine Hat - Ross Glen School (B9352A)S1 STRUCTURALA1010 Standard Foundations*Reinforced cast-in-place (CIP) concrete foundation walls and strip footings are provided along with reinforced concretepads for interior column support throughout the building and 1993 section.Rating4 - AcceptableInstalled Design Life Updated00MAR-13A1030 Slab on Grade*A reinforced concrete slab on grade (SOG) is provided for the building and 1993 section.Rating4 - AcceptableInstalled Design Life Updated00MAR-13B1010.02 Structural Interior Walls Supporting Floors (or Roof)*Concrete masonry unit (CMU) bearing walls support the roof structural system throughout the building and 1993 section.Rating4 - AcceptableInstalled Design Life Updated00MAR-13B1010.07 Exterior Stairs*CIP concrete stairs with a painted steel tubular handrails are provided at the east end of the portables.Rating4 - AcceptableInstalled Design Life Updated19810MAR-13B1020.01 Roof Structural Frame*The roof structural frame consists of steel beams and open-webbed-steel-joists (OWSJ) with a metal deck abovesupported by steel columns, CMU walls, and steel studs throughout the building and 1993 section. The gymnasium roofis comprised of laminated wood beams supported by CMU interior walls and steel columns.Rating4 - AcceptableInstalled Design Life Updated00MAR-13B1020.02 Structural Interior Walls Supporting Roofs*CMU interior structural walls provide support for the roofing system throughout the building and 1993 section.Rating4 - AcceptableInstalled Design Life Updated0Report run on: March 18, 2013 10:32 AM0MAR-13Page 4 of 50

Medicine Hat - Ross Glen School (B9352A)B1020.04 Canopies*Reportedly the 1980 and 1993 canopies over the entrances consist of metal deck supported by steel channels and woodframing.Rating4 - AcceptableInstalled Design Life Updated19800MAR-13B1020.06 Roof Construction Fireproofing*The building and 1993 section roof construction is comprised of non-combustible materials.Rating4 - AcceptableInstalled Design Life Updated1980Report run on: March 18, 2013 10:32 AM0MAR-13Page 5 of 50

Medicine Hat - Ross Glen School (B9352A)S2 ENVELOPEB2010.01.02.01 Brick Masonry: Ext. Wall Skin*Brick veneer masonry is provided on the exterior walls of the building and 1993 section.Some efflorescence was observed on the exterior brick; however, it does not appear to represent a significant concern.RatingInstalled Design Life Updated4 - Acceptable19800MAR-13B2010.01.06.03 Metal Siding** - 1980The fascias and canopies of the building are clad with prefinished, corrugated metal panels.RatingInstalled Design Life Updated4 - AcceptableEvent:198040MAR-13Replace Metal Siding ( 310 m2)TypeYear CostPriorityLifecycle Replacement2020Unassigned 46,700Updated: MAR-13B2010.01.06.03 Metal Siding** - 1993The fascias and canopies of the building are clad with prefinished, corrugated metal panels.RatingInstalled Design Life Updated4 - AcceptableEvent:199340MAR-13Replace Metal Siding. ( 45m²)TypeYear CostPriorityLifecycle Replacement2033Unassigned 6,800Updated: MAR-13B2010.01.09 Expansion Control: Ext. Wall*A horizontal control joint runs along the perimeter of the building on the top portion of the wall of the original building.Rating4 - AcceptableInstalled Design Life Updated1980Report run on: March 18, 2013 10:32 AM0MAR-13Page 6 of 50