RECAPP Facility Evaluation Report

Transcription

1 RECAPP Facility Evaluation Report Canadian Rockies Reg Div #12 Exshaw School B3390A Exshaw Report run on: March 26, :29 AM

2 Building Name: Address: Location: Building Id: Gross Area (sq. m): Replacement : Construction : Facility Details Exshaw School 27 Mount Allan Drive Exshaw B3390A 1, $7,571,089 Evaluation Company: Asset Evolution Inc. Evaluation Date: July Evaluator Name: Exshaw - Exshaw School (B3390A) Evaluation Details Mario Plastina Total Maintenance Events Next 5 years: $109,500 5 year Facility Condition Index (FCI): 1.45% General Summary: Exshaw Elementary & Junior High School is a one storey structure, originally built in with a building area of 1535 m2. In -01 the original building was completely modernized and an addition of 1060m2 was added to the east elevation of the original school. The school has a total building area of 2595 m2 A free standing portable is located at the north-west corner of the site. The school includes several classrooms, a gymnasium, a library, an ancillary room (cafeteria), science room and a computer room. The 2009 student enrollment children. Structural Summary: The foundations consist of cast-in-place concrete walls on strip footings/concrete grade beams on piles. The original building has cast-in-place concrete slabs-on-grade with conventional steel reinforcement. The roof structure comprises of a steel and/or wood deck with OWSJ or TJI's supported by exterior & interior load bearing concrete block walls & steel beams. Overall the structural elements are in acceptable condition. Envelope Summary: The exterior finishes have been upgraded during the modernization and addition and shows signs of some minor concerns with block wall components, mainly the peeling of paint from the block on the west side of the building. Overall the envelope is in good condition. Rundle Stone is located along the lower portion of the original school. Stone sills are located on the top of the Rundle Stone walls. The majority of the addition has a stucco (EFIS) finish. The majority of the west elevation has a brick cladding finish. Exposed concrete block is located on the west elevation of the original school. Prefinished vertical metal siding is located on the upper portions of the exterior walls & on the upper section of the gymnasium. Expansion/control joints are located throughout the stucco cladding assembly. Sealant is located around all window, doors, brick cladding and stucco assemblies. The exterior soffits at the main entrance and along the perimeter of the school have a prefinished metal siding. The windows are aluminum frame double glazed fixed & operable casement units. The steel doors & frames are original and have glazed transoms and sidelights. (6 doors). The main entrance doors have power assist operators. The exit doors are hollow metal complete with pressed steel frames. The flat roof sections of the original sections have a conventional 4ply-built-up bituminous roof assembly. The roof was restored in The roof covering above the Addition has an SBS roof assembly. The prefinished metal gutters and downspouts are located at the base of the sloped roof sections and pond onto the flat areas. Overall, the envelope of the building is in good condition. Recommendations: - Repair cracks between stones where required. - Repair & repaint exposed concrete block wall Interior Summary: Interior partitions in the gymnasium, corridors, washrooms and vestibules typically consist of painted masonry block walls. The corridors, classroom & office partitions in the addition typically consist of metal framed gypsum board walls. Fixed interior glazed windows with GWG are located in the cafeteria, general office area and library. The interior Report run on: March 26, :29 AM Page 2 of 39

3 doors are solid core wood doors complete with pressed steel frames. The doors in the corridors are hollow metal doors complete with pressed steel frames. Whiteboards, tackboards and chalkboards are located in the teaching areas. Prefinished metal washroom stall partitions are located in each boy's & girls washroom & change rooms. Prefinished metal lockers are located throughout the original school corridors. The washrooms are equipped with typical washroom accessories: Paper towel dispensers, toilet paper dispensers, hand-soap dispensers, waste bins and mirrors. The stairs to the gymnasium stage are wood framed. The stairs to the gym and north entrance appear to have a poured in place concrete assembly. The stairs have a rubber finish on the treads. Wall & floor mounted steel handrails are located on all stair locations. Ceramic tile wall finish is located in the washooms, behind the vanity's and boy's urinals. The showers in the change rooms have a ceramic tile wall finish. The interior partitions throughout the school have a paint finish. Painted/sealed concrete floors are located in the mechanical rooms and custodial rooms. The main vestibule, washrooms and change rooms have a ceramic tile floor finish. Hardwood flooring is located in the gymnasium and stage area. Vinyl composite tile is located throughout the corridors, classrooms, cafeteria, science room and computer room. The library, staff room and administration area have a carpet floor finish. The wood deck is exposed in the gymnasiums and stage area. The majority of the ceilings have a 2'-0"x4'-0"suspended acoustical tile assembly. All the interior gypsum board ceilings in the vestibules, change rooms and washrooms have a paint finish. A barrier free wheelchair lift to the gymnasium. The lift is a Concord wheelchair lift with a capacity of 340 kg.(750b lbs) 1 Person + wheelchair. Curtains are located between the ancillary area and the stage area. The staff and kitchen cafeteria are equipped with refrigerators, dishwasher and microwaves. Gym equipment, basketball hoops & backstops are located in the gymnasium. Each classroom is equipped with custom wood open faced and/or painted cabinet units along the exterior wall. The science laboratory is equipped with upper wood cabinets, lower cupboards c/w countertop, open fixed shelving. The staff and cafeteria kitchens are equipped with upper and lower custom wood cabinet. The library has fixed and moveable wood shelving casework. Glass display cabinets are located in the main entrance area and in the corridors. The kitchen, classroom and staff washrooms have plastic laminate counter tops. The exterior & interior windows have roller blinds. All classroom, labs and offices areas are equipped with movable desks and chairs. The interior finishes are in good conditions Recommendations: - Refinish hardwood floor on gym stage. Mechanical Summary: MECHANICAL SUMMARY (July 2009) Primary building heating is provided by two natural gas fired heating boilers which supply a water and glycol mixture to the make-up air unit (MU1) heating coil and to the building hydronic terminal units (including force flow convectors or cabinet unit heaters, finned tube radiation cabinets, heat pumps, and a unit heater). The building primary or high temperature heating loop feeds the make-up air unit heating coil, the building heating terminal units excluding the heat pumps, and the secondary (heat pump) loop. The heat pump loop supplies the 24 heat pump units. Building cooling is provided by the heat pumps via the roof mounted dry cooler DC1 which is part of the heat pump loop. Building ventilation is provided by the roof mounted packaged make-up air unit (MU1) which delivers 100% fresh air to the 24 individual heat pump units. The fresh air supplied to the building by the make-up air unit is balanced by the exhaust air flow from the four building exhaust fans. Building HVAC equipment actuators and thermostats are electric, and are controlled by the Honeywell building management and control system (BMCS). Some equipment such as the cabinet unit heaters and the mechanical room unit heater are operated by independent electric controls. The water supply to the building is from a well. The water supply system includes a well pump, two air charged pressure tanks, a chlorine dosing system (including a chemical tank, a chemical dosing pump and a water meter), a cartridge filter, and two ultraviolet disinfection units. Washroom plumbing fixtures include toilets, lavatories, wash fountains and urinals. The building contains 15 toilets (14 vitreous china floor mounted flush valve type toilets and one vitreous china floor mounted tank type toilet), five urinals (five wall mounted vitreous china flush valve type urinals), two lavatories (two counter mounted vitreous china lavatories), and six wash fountains (five wall mounted two station wash fountains and one wall mounted three station wash fountain). Other plumbing fixtures in the building include drinking fountains (five), various sinks (14), and showers (one communal shower with three stations and two individual shower stalls). One natural gas fired domestic hot water heater provides domestic hot water for the building lavatories, wash fountains, sinks and showers. Fire protection for the building consists of cabinet and wall bracket mounted fire extinguishers located throughout the Report run on: March 26, :29 AM Page 3 of 39

4 facility (ABC type fire extinguishers). There is a below grade water storage tank and a packaged diesel engine driven fire pump which supply water to the exterior fire hydrant located on the north side of the building. The water storage tank has a circulation system and a chlorination system. Current mechanical system requirements include the need for backflow prevention devices (code upgrade), replacement of two missing roof drain strainers, and the addition of ventilation for the gas meter room (code upgrade). Overall, the building mechanical equipment and systems are in acceptable condition. Electrical Summary: Exshaw School is fed from an exterior padmount transformer. The main switchboard is rated at 800A, 120/208V. The main switchboard has moulded case circuit breakers. The mechanical loads within the building are fed from individual motor starters. The wiring in the building is typically standard wiring in conduit. The majority of the interior fluorescent lighting fixtures have T-8 lamps and electronic ballasts. The exit lighting in the building is typically metal units with LED lamps. The emergency lighting is fed from emergency lighting battery packs and remote lighting heads. The exterior lighting consists of recessed and wall mounted HPS fixtures. The building is equipped with an Edwards EST-2 fire alarm system. Detection and end devices include, smoke and heat detectors, bells/strobes and pull stations. The communications systems within the building include structured wiring systems for the Nortel telephone system and the data systems. The school has a video surveillance system, a DSC Maxsys PC4020 security system, a Bogen Multicom P.A. system and a Primex GPS clock system. Cable TV is run to each classroom. It is recommended, as routine maintenance, that a program for annual examination of major electrical components be instituted. Maintenance should include thermographic scans for hot spots and power shut down to allow examination of interior components for accumulated debris and signs of corrosion. Overall the electrical systems for Exshaw School are in good condition. Guide Condition 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. Meets present requirements, minor deficiencies. Average operating/maintenance costs. Meets all present requirements. No deficiencies. 6 - Excellent As new/state of the art, meets present and foreseeable requirements. Report run on: March 26, :29 AM Page 4 of 39

5 S1 STRUCTURAL Exshaw - Exshaw School (B3390A) A1010 Standard Foundations* Concrete walls on strip footings/concrete grade beams on piles. 100 A10 Slab on Grade* The building has cast-in-place concrete slabs-on-grade with conventional steel reinforcement. 100 B Structural Interior Walls Supporting Floors (or Roof)* Load bearing concrete block wall assembly. 100 B Exterior Stairs* Cast in place concrete stairs are located at the east and west exit doors. The guard-rails & handrails are constructed of steel with a paint finish. 40 B Floor Construction Fireproofing - ART* 50 B Floor Construction Firestopping - ART* 50 B Roof Structural Frame* A wood deck with OWSJ is located in the original portion of the school. The addition has a metal deck with TJI's supported by exterior & interior reinforced concrete block walls. 100 Report run on: March 26, :29 AM Page 5 of 39

6 B Roof Construction Fireproofing - ART* 50 Report run on: March 26, :29 AM Page 6 of 39

7 S2 ENVELOPE Exshaw - Exshaw School (B3390A) B Brick Masonry: Ext. Wall Skin* The majority of the west elevation has a brick cladding finish. 75 B Concrete Block: Ext. Wall Skin* Exposed concrete block is located on the west elevation of the original school. 75 B Stone Assemblies: Exterior Wall Skin* Rundle Stone is located along the lower portion of the original school. Stone sills are located on the top of the Rundle Stone walls. 3 - Marginal 75 Repair cracks between stones where required. Concern: Cracks in the mortar were observed in several areas of the Rundle Stone veneer. Recommendation: Repair cracks between stones where required. Repair 2010 $7,500 Low : Settlement cracks observed on the exterior stone wall. B Exterior Insulation and Finish Systems (EIFS)* The majority of the addition has a stucco (EFIS) finish. 75 Report run on: March 26, :29 AM Page 7 of 39

8 B Metal Siding** Prefinished vertical metal siding is located on the upper portions of the exterior walls & on the upper section of the gymnasium. 40 Replace metal siding on the upper portion of the exterior walls 2040 $280,000 : B Expansion Control: Exterior Wall Skin* Expansion/control joints are located throughout the stucco cladding assembly. 75 B Joint Sealers (caulking): Ext. Wall** Sealant is located around all window, doors, brick cladding and stucco assemblies. 20 Replace building sealant 2020 $40,000 : Report run on: March 26, :29 AM Page 8 of 39

9 B Paints (& Stains): Exterior Wall** The stucco and exposed concrete foundation wall has a paint finish. 15 Repaint exterior stucco & concrete walls 2015 $50,000 : Repair & repaint exposed concrete block wall Concern: The paint finish is peeling and worn. Recommendation: Repaint exterior concrete block wall on the west elevation. Repair 2010 $8,000 Low : Deteriorated paint finish on West elevation. B Masonry Units: Ext. Wall Const.* The interior face of the exterior walls has a concrete block wall assembly. 100 B Wood Framing : Ext. Wall Const.* - ART The interior face of the stucco exterior walls is framed in wood construction. 100 B Exterior Wall Vapor Retarders, Air Barriers, and Insulation* 6 mil poly complete with batt insulation. 100 Report run on: March 26, :29 AM Page 9 of 39

10 B Exterior Louvers, Grilles, and Screens* Mechanical louvres, grilles and window screens. 50 OCT-04 B Exterior Soffits* The exterior soffits at the main entrance and along the perimeter of the school have a prefinished metal siding. 50 B Aluminum Windows (Glass & Frame)** - All Section - ART The windows are aluminum frame double glazed fixed & operable casement units. 40 Replace Aluminum Windows - and section - 36 Units 2040 $250,000 : B Steel-Framed Storefronts: Doors** - ART The steel doors & frames are original and have glazed transoms and sidelights. (6 doors). Replace Steel-Framed Storefronts: 6 Doors 20 $,000 : Report run on: March 26, :29 AM Page 10 of 39

11 B Automatic Entrance Doors** The main entrance doors have power assist operators. 15 Replace power assist operator on main entrance door 2015 $5,000 : B20.02 Exterior Utility Doors** The exit doors are hollow metal complete with pressed steel frames. 15 Replace utility doors: 4 doors 2015 $16,000 : B10.01 Deck Vapor Retarder and Insulation* - ART 25 B Built-up Bituminous Roofing (Asphalt & Gravel)** - Section - ART The flat roof sections of the original sections have a conventional 4ply-built-up bituminous roof assembly. The roof was restored in Replace Built-up Bituminous Roofing - Original Section ( Approx Area m2) 2031 $410,000 : Report run on: March 26, :29 AM Page 11 of 39

12 B Modified Bituminous Membrane Roofing (SBS)** The roof covering above the Addition has an SBS roof assembly. 25 Replace SBS Roof above the addition ( Approx Area m2) 2025 $0,000 : B Metal Gutters and Downspouts** - ART The prefinished metal gutters and downspouts are located at the base of the sloped roof sections and pond onto the flat areas. Replace Metal Gutters and Downspouts 20 $10,000 : B20.02 Other Roofing Openings (Hatch,Vent, etc)* - ART A roof hatch is located in the Addition. 25 Report run on: March 26, :29 AM Page 12 of 39

13 S3 INTERIOR Exshaw - Exshaw School (B3390A) C Interior Fixed Partitions* Interior partitions in the gymnasium, corridors, washrooms and vestibules typically consist of painted masonry block walls. The corridors, classroom & office partitions in the addition typically consist of metal framed gypsum board walls 0 C Interior Windows* Fixed interior glazed windows with GWG are located in the cafeteria, general office area and library. 80 C Interior Partition Firestopping* In visible areas, fire-stopping appeared to have been provided in the original construction. 50 C Interior Swinging Doors (& Hardware)* The interior doors are solid core wood doors complete with pressed steel frames. 40 C Interior Fire Doors* The doors in the corridors are hollow metal doors complete with pressed steel frames. 50 C10.01 Visual Display Boards** Whiteboards, tackboards and chalkboards are located in the teaching areas. 20 Replace Visual Display Boards 2020 $25,000 : Report run on: March 26, :29 AM Page 13 of 39

14 C10.02 Fabricated Compartments(Toilets/Showers)** Prefinished metal washroom stall partitions are located in each boy's & girls washroom & change rooms Replace toilet partitions in girls & boys washrooms 20 $12,000 : C10.08 Interior Identifying Devices* - ART The room number or room name is mounted on or above the interior doors. 20 C10.10 Lockers** Prefinished metal lockers are located throughout the original school corridors. Replace prefinished metal lockers 2013 $60,000 : C10.12 Storage Shelving* Metal storage shelving throughout the vestibules, custodial utility rooms and staff supply rooms. C10.14 Toilet, Bath, and Laundry Accessories* The washrooms are equipped with typical washroom accessories: Paper towel dispensers, toilet paper dispensers, handsoap dispensers, waste bins and mirrors. 20 Report run on: March 26, :29 AM Page 14 of 39

15 C2010 Stair Construction* The stairs to the gymnasium stage are wood framed. The stairs to the gym and north entrance appear to have a poured in place concrete assembly. 100 C Resilient Stair Finishes** The stairs have a rubber finish on the treads 20 Replace rubber finish on stair treads of Stair 1 & $10,000 : C Stair Railings and Balustrades* Wall & floor mounted steel handrails are located on all stair locations. 40 C10.06 Tile Wall Finishes** Ceramic tile wall finish is located in the washooms, behind the vanity's and boy's urinals. The showers in the change rooms have a ceramic tile wall finish. 40 Replace ceramic wall tile in the washrooms and showers $40,000 : Report run on: March 26, :29 AM Page 15 of 39

16 C10.09 Acoustical Wall Treatment** Acoustical wall tiles are located in the upper walls of the gymnasium. 20 Replace acoustical wall panels in the gymnaisum 2013 $,000 : C10.11 Interior Wall Painting* The interior partitions throughout the school have a paint finish. 10 C Paint Concrete Floor Finishes* Painted/sealed concrete floors are located in the mechanical rooms and custodial rooms. 0 C20.02 Tile Floor Finishes** The main vestibule, washrooms and change rooms have a ceramic tile floor finish. 50 Replace ceramic floor tile in the vestibule, washrooms and change rooms ( Approx. Area 120m2) 2050 $12,000 : Report run on: March 26, :29 AM Page 16 of 39

17 C20.04 Wood Flooring** Hardwood flooring is located in the gymnasium and stage area. Refinish wood floor on stage area Concern: The finish on the hardwood is worn and deteriorated. Recommendation: Refinish hardwood floor on the stage area. Preventative Maintenance 2010 $4,000 Low : Replace Wood Flooring - gym and stage areas. (Approx. 450m2) 20 $55,000 : C20.07 Resilient Flooring** Vinyl composite tile is located throughout the corridors, classrooms, cafeteria, science room and computer room. 20 Replace VCT flooring (Approx. Area m2) 2020 $120,000 : C20.08 Carpet Flooring** The library, staff room and administration area have a carpet floor finish. 15 Replace Carpet Flooring ( Approx. Area - 240m2) 2015 $25,000 : Report run on: March 26, :29 AM Page 17 of 39

18 C.02 Ceiling Paneling (Wood)* - ART The wood deck is exposed in the gymnasiums and stage area. 60 C.06 Acoustic Ceiling Treatment (Susp.T-Bar)** The majority of the ceilings have a 2'-0"x4'-0"suspended acoustical tile assembly. 25 Replace acoustical tile ceiling - (Approx Area m2) 2025 $150,000 : C.07 Interior Ceiling Painting* All the interior gypsum board ceilings in the vestibules, change rooms and washrooms have a paint finish. 20 D Lifts** Concord wheelchair lift, two stops, 750 pound capacity (or 340 kg or one person and a wheelchair) Replace wheel chair lift to gymnasium floor $40,000 : Report run on: March 26, :29 AM Page 18 of 39

19 S4 MECHANICAL Exshaw - Exshaw School (B3390A) D Sinks** There are 14 sinks in the building including one plastic janitor mop sink (located in room 205) and 13 general purpose stainless steel sinks (11 single bowl sinks and two double bowl sinks). The general purpose stainless steel sinks are located in classrooms (one sink each in rooms 105, 106, 107, 112, 113 and 114, and four sinks in room 205), in the servery (room 116), in the infirmary (room 202), and in the staff room (room 221). Replace the building sinks (one mop sink and 13 general purpose stainless steel sinks) 2031 $22,000 : D Showers** There are showers located in the boy's and girl's change rooms. The boy's change room contains a three station communal shower and the girl's change room contains two individual shower stalls. The shower stalls have ceramic tiled floors and walls, and this element covers only the shower heads and controls for these showers. Replace the shower stall heads and control valves (5) 2031 $5,000 : D Drinking Fountains / Coolers** There are five wall mounted stainless steel drinking fountains in the building. The drinking fountains are not refrigerated. 35 Replace the building drinking fountains (5) 2036 $9,000 : Report run on: March 26, :29 AM Page 19 of 39

20 D Washroom Fixtures (WC, Lav, Urnl)** Washroom plumbing fixtures include toilets, lavatories, wash fountains, and urinals. The building contains 15 toilets (14 vitreous china floor mounted flush valve type toilets and one vitreous china floor mounted tank type toilet), five urinals (five wall mounted vitreous china flush valve type urinals), two lavatories (two counter mounted vitreous china lavatories), and six wash fountains (five wall mounted two station wash fountains and one wall mounted three station wash fountain). 35 Replace the washroom plumbing fixtures (15 toilets, five urinals, two lavatories, and six wash fountains) 2036 $53,000 : D Pipes and Tubes: Domestic Water* There is one domestic water supply to the building from the exterior well (50 mm diameter). The domestic water supply to the building feeds the building domestic water distribution system, and also feeds the adjacent church and house. The domestic water distribution system piping in the building is copper. Most of the domestic water distribution system piping was replaced in c., although there are still some original sections of piping (c.). 40 D Valves: Domestic Water** Domestic water system valves include the domestic water supply system main isolation valves, the domestic water distribution system zone isolating valves, and fixture isolating valves. The domestic water system main isolation valves are typically ball type valves. 40 Replace the domestic water distribution system isolation valves 2041 $21,000 : Report run on: March 26, :29 AM Page 20 of 39

21 D Piping Specialties (Backflow Preventors)** The on-site well water supply provides domestic water to the school. From the school, domestic water is supplied to the site irrigation system, to the portable, to the adjacent church, and to the adjacent house. No backflow prevention devices were observed in the building, although the portable is equipped with a backflow prevention device on the water supply line. 20 Install backflow prevention devices on the water supply to the building from the well, and on the water supplies from the building to the irrigation system and to the adjacent church and house Concern: There are no backflow prevention devices in the building to prevent potential cross contamination between the building domestic water distribution system, the fire protection system water storage tank make-up supply, the site irrigation system, the water supply to the adjacent church, and the water supply to the adjacent house (assuming that there are no local backflow prevention devices in the church or the house). In addition, the water supply well is not protected from potential contamination caused by backflow from the building. Recommendation: Install backflow prevention devices on the water supply to the building from the well, on the water supply from the building to the irrigation system, on the make-up water supply to the water storage tank, and on the water supplies to the adjacent church and house. Code Upgrade 2010 $22,000 Low : D Plumbing Pumps: Domestic Water** There is a domestic hot water system circulation pump (P5) which maintains the domestic hot water loop at temperature. This pump is located in mechanical room Replace the domestic hot water circulation pump P5 (located in mechanical room 213) 2021 $2,000 : Report run on: March 26, :29 AM Page 21 of 39

22 D Domestic Water Conditioning Equipment** Domestic water conditioning equipment includes the well water treatment system which consists of two air charged pressure tanks, a chlorine dosing system (including a chemical tank, a chemical dosing pump and a water meter), a cartridge filter, and two ultraviolet disinfection units. 20 Replace the well water treatment system including two air charged pressure tanks, a chlorine dosing system (including a chemical tank, a chemical dosing pump and a water meter), a cartridge filter, and two ultraviolet disinfection units 2021 $35,000 : D Domestic Water Heaters** One natural gas fired domestic hot water heater (HWT-1) located in mechanical room 213 provides domestic hot water for the building sinks, lavatories, wash fountains and showers. The domestic hot water heater is a State Industries Inc. model SBF75250NECGAD with an input heating capacity of 225,000 Btu/h (65.95 kw) and a volume of 75 usg (284 L). 20 Replace the domestic hot water heater HWT-1 (located in mechanical room 213) 2021 $4,500 : D Water Supply Insulation: Domestic* Where visible, the domestic water piping is insulated to prevent heat loss and condensation. The piping insulation is fiberglass with a fabric cover. 40 D20.01 Waste and Vent Piping* - c. Visible waste and vent piping is generally copper or ABS plastic in smaller diameters and cast iron in larger diameters. Since the building is primarily on one level, most of the waste piping is located below grade and is not visible. The below grade sanitary sewer piping is probably cast iron. Most of the the below grade waste piping is original (c.). This element covers the original (c.) below grade sanitary waste piping. 50 Report run on: March 26, :29 AM Page 22 of 39

23 D20.01 Waste and Vent Piping* - c. Visible waste and vent piping is generally copper or ABS plastic in smaller diameters and cast iron in larger diameters. Since the building is primarily on one level, most of the waste piping is located below grade and is not visible. The below grade sanitary sewer piping is probably cast iron. Most of the the below grade waste piping is original (c.). This element covers the c. sanitary waste and vent piping. 50 D Floor Drains* Floor drains are used at various locations in the building including the washrooms and the change rooms. The floor drains discharge to the building sanitary drainage system. 50 D Rain Water Drainage Piping Systems* - c. For the original building, the sloped gymnasium roof drains via scuppers and downspouts to the lower roof area of the original building. The lower roof area of the original building drains via roof drains and scuppers to grade (the roof drains discharge to internal cast iron drainage piping and the scuppers discharge to external downspouts). For the building addition, the roof areas drain via roof drains and internal cast iron drainage piping to grade. This element covers the original c. roof drainage piping. 50 D Rain Water Drainage Piping Systems* - c. For the original building, the sloped gymnasium roof drains via scuppers and downspouts to the lower roof area of the original building. The lower roof area of the original building drains via roof drains and scuppers to grade (the roof drains discharge to internal cast iron drainage piping and the scuppers discharge to external downspouts). For the building addition, the roof areas drain via roof drains and internal cast iron drainage piping to grade. This element covers the c. roof drainage piping. 50 D Roof Drains* - c. Standard roof drains with metal strainers are used to collect storm water from the flat roof areas of the building. This element covers the original c. roof drains for the original building. Two of the roof drains are missing strainers which could result in debris entering and blocking the storm drainage piping. Impact (Minor) Probability (Unlikely ) Start Replace the two missing roof drain strainers. I have deleted this event of $ Report run on: March 26, :29 AM Page 23 of 39

24 D Roof Drains* - c. Standard roof drains with metal strainers are used to collect storm water from the flat roof areas of the building. This element covers the c. roof drains for the building addition. 40 D10.02 Gas Supply Systems* The natural gas supply is underground to the building and the gas supply line loops above grade on the west side of the building adjacent to the meter room, where an exterior isolation valve is located. The gas meter and pressure reducing station are located in the meter room. From the meter room, gas is supplied to the heating boilers and the domestic hot water heater in the mechanical room (room 213), as well as to the natural gas fired furnace and domestic hot water heater for the stand alone portable. The natural gas piping is steel. 60 D Heating Boilers and Accessories: H.W.** Primary building heating is provided by two natural gas fired heating boilers (B1 and B2) located in mechanical room 213. The boilers are Allied Engineering Company Superhot model AAE-1200-N-M with an input heating capacity of 1,200,000 Btu/h ( kw) each. The boilers heat a mixture of water and glycol. 35 Replace the heating boilers B1 and B2 in mechanical room $70,000 : D Chimneys (&Comb. Air): H.W. Boiler** The combustion gases from the two heating boilers discharge through a common stack which penetrates the roof above the mechanical room (room 213). The combustion gases from the domestic hot water heater also discharge through the common stack. This element includes the breeching for the two heating boilers, the breeching for the domestic hot water heater, the discharge stack, and the combustion air supply duct. Replace the breeching for the two heating boilers, the breeching for the DHW heater, the discharge stack, and the combustion air supply duct 2031 $22,000 : Report run on: March 26, :29 AM Page 24 of 39

25 D Water Treatment: H. W. Boiler* Fluid treatment for the closed loop heating system (which utilizes a water/glycol mixture) consists of manual chemical addition via a chemical pot feeder and sidestream filters in parallel with the heat pump loop circulation pumps P3 and P4. The fluid treatment equipment is located in mechanical room 213. D.05 Cooling Towers** - Dry Cooler DC1 A roof mounted dry cooler (DC1) provides cooling for the heat pump fluid loop (50/50 water/glycol heat transfer fluid). The dry cooler is a Cancoil model CFC-068-C. 25 Replace the roof mounted dry cooler DC $55,000 : D.07 Heat Pumps** Heating and cooling of the building spaces is accomplished using a system of distributed water source heat pumps. There are a total of 24 heat pumps with heating capacities ranging from 3.27 kw to kw and cooling capacities ranging from 2.71 kw to kw. The Climate Master heat pumps include four model HL-009, three model HL-019, 12 model HL-0, two model HL-048 and three model HL Replace the building heat pumps (24) 2016 $150,000 : D Ducts: Air Distribution* The air distribution ducts include the supply air duct system for the make-up air unit MU1 which delivers fresh air to the heat pumps, and the supply air duct systems for the 24 heat pump units. The duct systems include associated components not specifically listed elsewhere, including duct insulation, turning vanes, dampers, mixing boxes, etc. 50 Report run on: March 26, :29 AM Page 25 of 39

26 D Air Outlets & Inlets:Air Distribution* Air outlets and inlets include supply air diffusers and return air grilles. Supply air diffusers include square diffusers mounted in the suspended ceiling grid and rectangular floor mounted diffusers in the gymnasium. The return air grilles include square grilles mounted in the suspended ceiling grid and wall mounted grilles in the gymnasium. D Hot Water Distribution Systems** - 50/50 Water/Glycol Distribution System The building hydronic heating system provides a water and glycol mixture to the make-up air unit (MU1) heating coil and to the building hydronic terminal units (including force flow convectors, finned tube radiation cabinets, heat pumps and a unit heater). The primary or high temperature heating loop feeds the make-up air unit heating coil, the building heating terminal units excluding the heat pumps, and the secondary heat pump loop. The heat pump loop supplies the 24 heat pump units and includes the roof mounted dry cooler DC1. There are two primary circulation pumps (P1 and P2) located in mechanical room 213, and two heat pump loop circulation pumps (P3 and P4), also located in mechanical room 213. The hydronic heating system includes a bladder type expansion tank (ET1) located in mechanical room 213, and a packaged glycol fill system (GT1) also located in mechanical room 213. The hydronic distribution system includes all components of the closed loop system including piping, valves, piping insulation, piping specialties, circulation pumps, the expansion tank, and the glycol fill system. 40 Replace the hydronic heating distribution system including the primary loop and the secondary (heat pump) loop 2041 $275,000 : Report run on: March 26, :29 AM Page 26 of 39

27 D Fans: Exhaust** Rooftop exhaust fans EF1, EF2, EF3 and EF4 provide sanitary exhaust including exhaust for the servery. Provide ventilation for the gas meter room (air inlet louvre and exhaust fan) Concern: There is no ventilation for the gas meter room. Recommendation: Provide ventilation for the gas meter room (air inlet louvre and exhaust fan). Code Upgrade 2010 $4,000 Low : Replace rooftop exhaust fans EF1, EF2, EF3 and EF $16,000 : D Ducts: Exhaust* Exhaust duct systems include the collection ducts associated with the four roof mounted exhaust fans (EF1, EF2, EF3 and EF4). 50 D Air Outlets and Inlets: Exhaust* Exhaust air inlets include the inlet grilles associated with the exhaust system collection ducts. There are no exhaust air outlets because the exhaust fans are all roof mounted fans. Report run on: March 26, :29 AM Page 27 of 39

28 D Packaged Rooftop Air Conditioning Units (& Heating Units)** - Make-Up Air Unit MU1 The roof mounted packaged make-up air unit (MU1) delivers 100% fresh air to the 24 individual heat pump units. The make-up air unit is an Engineered Air model LM-6 and is equipped with a hydronic heating coil with an output heating capacity of 245 kw. The flow capacity of the make-up air unit is 3,4 L/s. Replace the packaged rooftop make-up air unit MU $40,000 : D Convectors** - Cabinet Unit Heaters Hydronic heating terminal units include ceiling mounted cabinet unit heaters (force flow convection cabinets) located at the building entrances. There are four cabinet unit heaters (CUH1 through CUH4). Replace the ceiling mounted force flow convection cabinets (cabinet unit heaters CUH1 through CUH4) 2031 $16,000 : D Finned Tube Radiation** Hydronic heating terminal units in the building include finned tube radiation cabinets used in some limited areas (electrical room and fire pump room). 40 Replace the finned tube radiation cabinets in the electrical room and the fire pump room 2041 $5,000 : Report run on: March 26, :29 AM Page 28 of 39

29 D Unit Heaters** Hydronic heating terminal units include a unit heater (UH1) located in mechanical room 213. Replace unit heater UH1 in mechanical room $4,000 : D Electric and Electronic Controls** Most of the building HVAC equipment is controlled by the Honeywell Building Management and Control System (BMCS). Some equipment is controlled by independent electric controls (the four cabinet unit heaters and the mechanical room unit heater). This element includes the independent electric controls and the electric valve and damper actuators associated with the BMCS. Replace the independent electric controls and the electric valve and damper actuators associated with the BMCS 2031 $12,000 : D Building Systems Controls (BMCS, EMCS)** Most of the building HVAC equipment is controlled by the Honeywell Building Management and Control System (BMCS), including room temperature control. 25 Replace the Honeywell building management and control system 2026 $60,000 : D40.01 Fire Extinguisher, Cabinets and Accessories* Wall bracket mounted and recessed wall cabinet mounted ABC type fire extinguishers are located throughout the school. Report run on: March 26, :29 AM Page 29 of 39

30 D Fire Pumps & Water Storage Tanks* There is a below grade water storage tank for fire protection use. The 60,000 imperial gallon (272,400 L) water tank supplies the exterior fire hydrant on the north side via a diesel engine driven fire pump. The packaged fire pump system (FP1) includes the fire pump, the diesel engine driver, a 680 L diesel fuel storage tank (T1), and associated controls. The water storage tank includes a circulation pump (P6) and a chlorination system (consisting of a chlorine storage tank, a controller, and a chemical feed pump). The water storage tank is ventilated and has an automatic water make-up system (float valve). The fire pump room has a motorized damper to allow combustion air to enter the room when the diesel engine is operating. 40 Report run on: March 26, :29 AM Page of 39

31 S5 ELECTRICAL Exshaw - Exshaw School (B3390A) D Main Electrical Switchboards (Main Distribution)** The incoming hydro service to Exshaw School is a 120/208V, 3-phase, 4-wire service from a Transalta padmounted transformer, located on the north side of the school. The Transalta meter is located in the main electrical room. The main electrical switchboard is an FPE switchboard rated at 800A, 120/208V, 3-phase, 4-wire with a Square D, Power Logic digital power meter. The switchboard has an 800A main breaker and a distribution section with moulded case breakers feeding seven branch circuit panels and the portable panel. The main electrical switchboard was installed during the renovation. There is space within the switchboard for future breakers. 40 Replace Main Electrical Switchboard 2041 $23,000 : D Electrical Branch Circuit Panelboards (Secondary Distribution)** The electrical branch circuit panelboards are Federal Pioneer panels with bolt-on breakers and copper bussing. Seven panels are fed from the main switchboard. The panel for the car plug-ins has been provided with a contactor. Replace Branch Circuit Panelboards 2031 $24,500 : D Motor Starters and Accessories** Square D combination type motor starters have been provided for pumps P1 to P4 and the Make Up Air unit. There are manual motor rated starter switches for fractional horsepower motor loads. Replace Motor Starters and Accessories 2031 $5,000 : Report run on: March 26, :29 AM Page 31 of 39

32 D Electrical Branch Wiring* The majority of the cabling is standard building wire in EMT conduit. Armoured cable has been provided, in selected locations, for final connections to mechanical and miscellaneous equipment. 50 D Lighting Accessories (Lighting Controls)* The lighting within the school is typically controlled by 120V line voltage switches. An NSI lighting control unit and 4- channel dimmer have been provided for the stage lighting. D Interior Incandescent Fixtures* Some incandescent track lighting fixtures have been installed within the school. D Interior Florescent Fixtures** The typical lighting within the school consists of recessed 2 ft. x 4 ft. fluorescent fixtures. Strip fluorescent fixtures with wire guards are installed in the service areas. The majority of the fluorescent lighting fixtures throughout the school have T8 lamps and electronic ballasts. The gymnasium has been provided with Gymlume fluorescent fixtures. Some compact fluorescent recessed downlights have been installed. Replace Interior Florescent Fixtures 2031 $1,000 : D Emergency Lighting Battery Packs** The emergency lighting in the building is provided by battery powered emergency lighting units and remote emergency lighting heads. The units are typically Emergi-Lite units. 20 Replace Emergency Lighting Battery Packs 2021 $10,000 : Report run on: March 26, :29 AM Page 32 of 39

33 D Exit Signs* Exit signs are generally located to indicate building exits and egress routes to exits. The exit signs have energy efficient, long life, LED lamps. D Special Purpose Lighting* Theatrical flood and spot lights have been provided for the stage. D Exterior H.P. Sodium Fixtures* 70W High Pressure Sodium surface mounted fixtures have been provided on the exterior walls. The coverage appears to be adequate. There are recessed HPS potlights in the canopies at the main entrance. D Lighting Accessories: Exterior (Lighting Controls)* A photocell has been provided for exterior lighting control. There is a connection to the energy management system. D50.01 Detection and Fire Alarm** The fire alarm system is a single stage, addressable system with an Edwards EST-2 panel. The control panel is located in the main entrance vestibule (128). The audible devices within the school are typically combination bells/strobes. 25 Replace Fire Alarm System 2026 $55,000 : Report run on: March 26, :29 AM Page 33 of 39

34 D Intrusion Detection** The security system is a DSC Maxsys model PC4020 with the main panel located in the main electrical room. A security system keypad has been installed at the main entrance. PIR motion detectors have been provided throughout the school. 25 Replace Intrusion Detection System 2026 $10,000 : D Video Surveillance** A video surveillance system has been provided for the school. There are a total of nine cameras, currently on the system. The camera control, monitor and backup system are located in the main office. 25 Replace Video Surveillance System 2026 $15,000 : D50.03 Clock and Program Systems* The clocks within the school are analog clocks that are controlled by a Primex GPS wireless clock system. The receiver/transmitter unit is located in the main electrical room. 20 D Telephone Systems* The telephone system is a Nortel system. NEC telephone handsets are located in areas such as the classrooms and general office. The main telephone equipment is located in the main electrical room. A telephone backboard and BIX block have been provided for termination of telephone cabling. The telephone system has surge protection and 120V UPS backup. 25 Report run on: March 26, :29 AM Page 34 of 39

35 D Local Area Network Systems* The main data system servers are located in the main electrical room. The servers are rack mounted. Cat. 5E or Cat 6 cables are used for the network wiring within the school. A wireless router is located in the main electrical room. 15 D50.05 Public Address and Music Systems** The public address system is a Bogen Multicom system. Speakers are typically round, recessed ceiling mounted units. The main control unit is located in the administration office. A Peavey PZS-140 multi-zone amplifier has been provided for the system. 25 Replace Public Address System 2026 $20,000 : D50.06 Television Systems* The incoming cable TV service has been brought into the main electrical room. Cable TV outlets have been provided in selected rooms. 20 Report run on: March 26, :29 AM Page 35 of 39

36 S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION E Theater and Stage Equipment* Curtains are located between the ancillary area and the stage area. 25 E Athletic, Recreational, and Therapeutic Equipment* Gym equipment, basketball hoops & backstops are located in the gymnasium. 15 E Fixed Casework** - ART Each classroom is equipped with custom wood open faced and/or painted cabinet units along the exterior wall. The science laboratory is equipped with upper wood cabinets, lower cupboards c/w counter-top, open fixed shelving. The staff and cafeteria kitchens are equipped with upper and lower custom wood cabinet. The library has fixed and moveable wood shelving casework. Glass display cabinets are located in the main entrance area and in the corridors. The kitchen, classroom and staff washrooms have plastic laminate counter tops. 35 Replace all millwork in classrooms, science lab & kitchens 2035 $250,000 : E Blinds** The exterior & interior windows have roller blinds. Replace roller blinds 20 $40,000 : E Furniture* All classroom, labs and offices areas are equipped with movable desks and chairs. 0 Report run on: March 26, :29 AM Page 36 of 39

37 F Portable and Mobile Buildings** - No. 1 Free-standing Portable Unit 1 -Age Area 107.0m2 Structure: - Wood frame construction with concrete piles bearing on undisturbed soil. Envelope: - Cladding - The exterior skin has a prefinished vertical metal siding finish with wood/metal framing construction. A prefinished vertical metal siding finish skirt with vents is located at the base of the elevation. - Windows - The exterior windows are aluminum frame fixed and operable awning type windows. - Roof Covering - The roof has a sloped asphalt shingle roof assembly. The soffits, downspouts and gutter are prefinished aluminum. ( 2007) - Exterior Doors - Fire-rated painted steel door & frame assembly.(3 doors) - Exterior Stairs - 3 Painted wood landings, steps and wood handrails. - Exterior Ramp - Painted wood landings and wood handrails Interior: - Flooring - Combination of Carpet and Sheet Vinyl ( 2005) - Ceiling - 2'x4' Suspended Acoustical tile ceiling - Walls - Vinyl on gypsum board walls with either metal or wood wall construction. - Interior Doors - Painted wood door & frame assembly - Equipment - Whiteboards, tackboards, open wood shelving, wall mounted coat hooks & curtains. - Blinds - Horizontal metal blinds. Architectural elements within the portables are in acceptable condition. Mechanical The portable is heated by a natural gas fired forced air furnace (Carrier) with an under floor air distribution duct system. The furnace is controlled by a digital thermostat. The furnace is located in a small mechanical room which has a combustion air supply duct to allow filtered outside air into the mechanical room for combustion. The mechanical room also houses the domestic water supply line to the building which is equipped with a backflow prevention device. A natural gas fired domestic hot water heater (Rheem) supplies domestic hot water to the building sink and lavatories. The portable contains a kitchenette with a double bowl stainless steel sink, a wall mounted vitreous china drinking fountain, and two washrooms. Each washroom contains a wall mounted vitreous china lavatory, a floor mounted vitreous china tank type toilet, and an exhaust fan. Storm drainage from the sloped portable roof is collected in gutters and is discharged to grade via downspouts. Fire protection in the portable is provided by a fire extinguisher. Electrical Summary 120/240V Square D panel (single phase, 3-wire c/w main breaker) has been provided for the portable. The lighting fixture used in the portable classroom is a recessed 1' x 4', T12 fluorescent fixture. A recessed, round P.A. speaker and telephone handset have been provided in the portable. The portable is connected to the school fire alarm system and a F/A bell/strobe and pull-stations have been provided. LED exit signs within the portable have been provided. Acrylic incandescent exterior fixtures have been provided for exterior lighting of the portable. The electrical systems for the portable were found to be in acceptable condition. Estimated cost for electrical systems within portable - $15,000 One of the washroom sanitary exhaust fans is not operational Impact (Minor) Probability (Likely) Install 2009.Repair or replace the non-functioning washroom sanitary exhaust fan. Repair is stated at $ I have deleted the Event Report run on: March 26, :29 AM Page 37 of 39