value management analysis westlawn junior high school · 2016-12-23 · school to “as new or...

VALUE MANAGEMENT ANALYSIS WESTLAWN JUNIOR HIGH SCHOOL Edmonton, Alberta

EDMONTON PUBLIC SCHOOLS

FILE: 1606 AUGUST 21, 2016

VALUE MANAGEMENT ANALYSIS – WESTLAWN JUNIOR HIGH SCHOOL Edmonton Public Schools

AUGUST 21, 2016 1

TABLE OF CONTENTS

1.0 INTRODUCTION 1.1 Executive Summary

2.0 BUILDING ASSESSMENT AND UPGRADES

2.1 Building Components 2.2 General Description 2.3 Existing condition summary and required upgrades 2.4 Building Code review requirements and required upgrades 2.5 Recommendations 2.6 Costing Summary

3.0 APPENDICES

APPENDIX A – Facility Evaluation Template APPENDIX B – Bylaw and Zoning Review APPENDIX C – Building Code Review and Diagrams APPENDIX D – Site and Floor Plan of Westlawn Junior High School APPENDIX E – Area ID Westlawn Junior High School APPENDIX F – Westlawn Junior High School Asbestos Abatement Costs APPENDIX G – Alberta Infrastructure Uniformat listing identifying theoretical life

of building components APPENDIX H – Costs


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1.0 INTRODUCTION The Purpose of the Value Management (VM) Study is to create a deeper understanding of the current building condition for each of the existing school buildings. We have assumed for this project that the building, regardless of the option chosen, will be brought to a condition to allow the building to function without additional major work for the next 40 years. The VM study will provide a better understanding of the condition of the building than is available from existing building condition database, based on the provincial VFA (formerly RECAPP) system. The VFA system considers components of a building and determines the need for replacement based on condition, building code, and life cycle. This VM study will not review the buildings for their ability to meet 21st century learning practices. A further review of the building with the stakeholders will be required to determine the best solutions to meet program and pedagogical requirements.


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1.1 EXECUTIVE SUMMARY N53 Architecture Inc. was requested to objectively review the existing condition of

Glendale Elementary School, and identify upgrades that are necessary to bring the school to “as new or modern condition”, with an expected life of 40 years.

The scope of this evaluation includes a review of the available drawings, field review of the building condition, bylaw and zoning review and building code analysis.

Westlawn Junior High School in its present state is made up of an original building that was constructed in 1968. Although the basic structure is sound, work is required architecturally, mechanically and electrically to meet the target life expectancy.

The building does not comply with the current edition of the Alberta Building Code (A.B.C.). At the time of original construction, the building most likely complied with the Alberta Building Code standards in place. The building is considered “grandfathered” under the previous code. Under the current A.B.C., the building is well beyond the permitted building area. In order to comply with the current edition, the building would require the addition of sprinklers. The travel distance from inside some classrooms to the nearest exit is over 50m. Once sprinklered, the travel distance can be increased from 30m to 45m. Classrooms where the travel distance is beyond 45m will require some alterations to classroom doors to bring them closer to the exit. Although not mentioned by the school staff, there is a distinct odor present in the school. As the team examined the return air ventilation tunnel (crawl space level), they found signs of efflorescence throughout the tunnel, indicating moisture permeating from the soil below. It is doubtful whether a vapour barrier was installed under the slab. The moisture issue should be remedied. Ventilation redesign may be required. In addition, a sanitary lift station is currently installed in the tunnel. The lift station should be removed and installed separate from the return air. The school appears to be in good condition. There is an absence of natural light throughout the building.

The total cost of essential upgrades has been estimated at $9,452,734.00 (see Appendix H – Costs).


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2.0 BUILDING ASSESSMENT AND UPGRADES

2.1 Building Components Westlawn Junior High School 9520 - 165 Street, Edmonton, AB.

1968 – Original Building Areas: 1968 section: 6,548.2 sm Gross Area: 6,548.2 sm Note: Areas taken from RECAPP Facility Evaluation Report.

Evaluation date: November 15, 2013. School Capacity: 640 by Instructional Area Model (IAM) 2015 Enrollment: 250 (Total), 298 (Adjusted) Refer to Appendix A for completed Facility Evaluation Templates, Bylaw and Zoning Review, Building Code Assessment, Floor Plan(s) of School, and Alberta Infrastructure Uniformat listing identifying theoretical life of building components.

2.2 General Description

The original school was constructed in 1968. The building is single storey, un-sprinklered, constructed with both combustible and non-combustible materials. Westlawn is a Junior High School, comprised of 26 classrooms (including Art, Drama, Industrial Arts, Sewing, Home Economics, Music, Computer, Weights and CAPE), Library, Large Gymnasium with stage, Small Gymnasium, Concession, Administrative Offices, Washrooms, Infirmary, Staff Lounge, Storage, Boiler Room, Electrical Room and interior corridors. A 290 sm (approx.) office area, located at the northeast portion of the building, is leased to Alberta Healthcare and is operated independently from the school. Entrance to this area is from the exterior. There are adequate exits in place. Way-finding throughout the school is poor due to the limited variation in finishes, repetitive design, and limited sight-lines to the building exterior. The General Office and Administration areas are located at the Main Entrance. Access is controlled via audio/visual communication and remote mechanics. Natural light is predominantly absent from the school - limited to select rooms located on an exterior wall and the building entrance and exits. The finishes palette is dull or muted, predominantly cool and dated. Although natural building materials are present (select wood doors, frames and millwork), these components are predominantly painted. The dull appearance of the building interior is reinforced by the absence of natural light. One barrier-free activator is provided at the east Main Entrance, a second barrier-free operator is located at the north entrance adjacent the CAPE washrooms. All entrance/exit doors are at grade.


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The Gymnasium stage and Drama room stage are not barrier-free accessible. One barrier-free toilet stall is provided in the CAPE Girls W.C., two barrier-free stalls are provided in the CAPE Boy’s W.C. The site is bounded by 95 Avenue to the north, 165 Street to the east, 95 Avenue to the south, and 167 Street to the West. The school is located at the south-east half of the site (approx.). The site appears to be relatively flat. Site content includes: mixture of young and mature trees and shrubs around building and site periphery, sod field, soccer goal posts, baseball diamond, parking lot (north-east and south-west of building).

2.3 Existing Condition Summary and Required Upgrades

Building General Summary: Overall, the building is operational and in adequate condition. However, due to the varying age of components, some remain serviceable while many others are worn-out, compromised or well beyond their intended life cycle. Building Site Summary: The site is in adequate condition. Structure: Constructed of load bearing concrete block walls supported on concrete strip and pad footings. Roof structure: pre case concrete structural Tee joists. Floor: concrete slab on grade. The structure is in adequate condition.

There is a below-grade cast-in place concrete mechanical crawl space/return air tunnel with moisture infiltration/damage throughout. Left untreated, further moisture infiltration may result in the continued development of efflorescence and related deterioration. In addition, water infiltration may provide additional humidity to the mechanical ventilation systems and may facilitate the development of harmful biological contaminants. Building Envelope: Roofing: original (1968) 4 ply built-up roofing with gravel cover. Roofing is past its expected lifespan. Bitumen has blistered in small patches throughout. Marginal condition.

Walls: load bearing concrete block supported on concrete foundation walls over strip footings. Exterior walls are lined with rigid insulation within the wall cavity. Presence of vapour barrier is unknown. Exterior finish: predominantly brick veneer masonry with some concrete stucco with vertical grooves. Adequate condition.

Windows: combination of aluminum and vinyl framed windows. Installed 1997. Adequate condition.

Storefront doors: aluminum doors at Alberta Healthcare Services leased space. Installed 1997. Adequate condition.

Painted insulated steel doors and steel framed doors (with sidelights) at the exterior entrances. Installed 2005. Adequate condition.


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Utility doors: painted insulated metal doors and frames. Installed in 2005. Adequate condition.

Special purpose: roof hatch accessed via roof ladder located in the mechanical boiler room. Adequate condition.

Building Interior: Interior partitions: painted concrete. Partitions between classrooms: wood stud walls and demountable partitions. Partitions are in adequate condition.

Linear cracking in the mortar joints, most notably in the administration area and west washrooms. Adequate condition.

Carpet: located in Library, Administration area, Staff Room, Library, Music Room, select classrooms and Alberta Healthcare Services. Carpet is past its expected lifespan. Marginal condition.

Resilient flooring: located in corridors and classrooms. VCT is past its expected lifespan. Marginal condition.

Athletic wood flooring: located in gymnasiums, stage and Drama room. Adequate condition.

Terazzo: located in select student washrooms. Adequate condition.

Epoxy flooring: located in select washrooms. Adequate condition.

Ceilings: Suspended acoustic T-bar: primary ceiling treatment. Acoustic ceiling tiles are damaged throughout. Marginal condition.

Interior Openings: two non-rated windows located between the Janitor’s office and the Mechanical room. Potential risk to custodian and building. Critical condition.

Wired Glazing: approximately 23.8 sm of wire-glazing. 40 x 0.1 sm door lite, 4 x 0.55 sm door lite, 13 x 1.1 sm side-lite, 3 x 1.1 sm window.

Casework: worn and damaged throughout. Marginal condition.

Interior - Other: Prefinished lockers in corridors, change-rooms and P.E. offices are worn and damaged throughout. Marginal condition.


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Mechanical: There is a below-grade cast-in place concrete mechanical crawl space/return air tunnel with moisture infiltration/damage throughout. Left untreated, further moisture infiltration may result in the continued development of efflorescence and related deterioration. In addition, water infiltration may provide additional humidity to the mechanical ventilation systems and may facilitate the development of harmful biological contaminants. Mechanical Heating: Heating Plant: Two forced draft fire-tube Cleaver Brooks CBH 757 boilers, input rating 613KW with lower water cut off, flow switch, expansion tank, chemical feeder and three base mounted B & G circulation pumps. Adequate condition.

Terminal Heating Unit and Distribution System: hot water is distributed to induction units, unit heaters and the perimeter finned tube radiation via the original insulated steel piping. Hot water force flow heaters heat the building entrances and fan coil units are installed in the gym change rooms. The perimeter rooms and some interior spaces have floor mounted induction units with hot water heating control and two way valve control. Heating in the Mechanical room is by unit heaters. Adequate condition.

Ventilation and Air Conditioning: Three air-handling units in the Mechanical room serve the Gym, Drama, Music and Shop areas. Three air-handling units located in the mechanical crawl space/tunnel provide heat and ventilation to the induction units throughout the building. The air-handling units have a centrifugal supply fan, hot water heating or cooling coils, air filters and outdoor mixing sections. The combustion air has been capped off as part of the air-cooled chiller upgrade. An investigation is required and the combustion air needs to be sized/designed and installed. Two cooling coils were reported as being replaced when chiller was replaced in 2015. The aforementioned existing equipment is in adequate condition. The roof mounted exhaust fans are original and beyond their expected lifespan. Marginal condition.

Startup of the air handling unit chiller not yet complete - good condition.

Building Systems Controls: DCC controls control and monitor the mechanical systems, installed in 2006. Pneumatic controls provide control of the dampers, hot water heating valves and room thermostats. Adequate condition. Plumbing Fixtures: Two AO Smith model BTRC180, 307 litre storage tank, 52.7kw heating input natural gas hot water tanks, located in the mechanical room. Adequate condition. Washroom lavatories, urinals, water closets, mop sinks, lavatories and drinking fountains are in adequate condition. Domestic water and storm piping systems are in adequate condition. The sanitary lift station is improperly located in the mechanical crawl space/tunnel (the sanitary lift station should not be installed in the return air tunnel) – critical condition.


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Domestic water and natural gas service are in adequate condition. Fire Protection Systems: The building is not sprinklered. Fire hose cabinets are installed in the corridors – fire hose cabinets are in adequate condition. Wall mounted ABC fire extinguishers are installed throughout the school. Adequate condition.


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Electrical: Electrical Power Distribution: Service Entry: two 112kVA transformers, 600V to 120/208V, 3 phase, 4 wire; one is located in the main electrical room, the other in the mechanical crawl space. Due to the high moisture environment, the transformer within the mechanical crawl space is rusting. Marginal condition. Main electrical switch in the main electrical room rated at 600 Amp 347/600 Volt; switch is beyond its expected lifespan. Sub-panels, Conduit and Wireways: 347/600V and 120/208V branch circuit panels installed in service rooms. Sub-panels are original and beyond expected lifespan. Marginal condition. Additional 42 circuit 120/208V sub panels installed in the Alberta Healthcare leased space in 2000. Marginal condition.

Lighting: Interior lighting: primarily fluorescent fixtures with T8 lamps and electronic ballasts. Installed in 2001. Adequate condition.

Theatre lighting installed at drama room stage with controller located at room entrance. Theatre lighting controller parts are no longer available.

Exit/ Emergency Lighting: LED emergency exit signs provided for path of egress. Installed in 2001. No emergency battery packs installed within the building. Battery packs are not provided because there is an emergency generator for the building. The generator is natural gas which is not independent of provided utilities and can fail to provide power if natural gas services fail. Critical condition.

Emergency Systems:

Fire Alarm and Detection: Non-addressed Simplex 4002 Fire Alarm panel with pull stations, smoke detectors and heat detectors. Marginal condition.

Communications: security, telephone, LAN and PA system are in adequate condition. The Alberta Healthcare leased space has a separate telephone and VOS system.\

Packaged Engine Generator System: 15kW, 600 V natural gas fire emergency generator, located in the mechanical room. The generator fuel source is natural gas, the source needs to be independent of provided utilities to qualify as an emergency generator.


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2.4 Code Review Summary and Upgrades This Code Review provides a realistic assessment of changes required for the ‘Essential’ components of the study. It is not all-encompassing and a thorough Code review (and confirmation with an Authority Having Jurisdiction) needs to be undertaken before actual construction documents are produced. The following summary items reflect aspects of the building that do not comply with the current edition of the Alberta Building Code 2014. Refer to Appendix C for the complete Building Code Assessment. Summary Major Occupancy: Group A Division 2 - School Construction: non-combustible (assumed), unsprinklered Building Area: 6,548.2 sq.m Building Height: one storey Multiple Occupancies: Yes Facing: 0 Streets (less than 25% of building face within 15m from access route)

The building does not conform to a classification within the current Alberta Building Code 2014. In order to comply, the building would have to be sprinklered throughout. Once sprinklers are added, the classification would be 3.2.2.24.

3.2.5.6: There are two firefighting access points to the building. Neither comply with the 6m minimum width.

3.2.5.16: There is no fire department connection on the building. The distance from the closest hydrant to the building is greater than the minimum 45m.

3.3.1.21 (1): There is a non-rated window between the Janitor’s Room and the Boiler Room.

3.3.1.26: The ratings of the storage room doors could not be verified. Required fire-resistance rating: not less than 1H.

3.3.2.6 (1) Corridors: The corridor walls do not appear to be fire separations. Required fire-resistance rating: not less than 1H.

2.5 Recommendations

Recommendations are based on project requirement for the evaluation teams to identify the upgrades to bring the school to “as new or modern condition” with an expected life of 40 years. Using Alberta Infrastructure Uniformat listing identifying theoretical life of building components, most building components are assumed to require replacement to meet the 40 year target. See Appendix A for Alberta Infrastructure Uniformat listing identifying theoretical life of building components. Life Safety/Building Code:


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The building should be sprinklered throughout. Once sprinklered, the travel distance is increased from 30m to 45m.

An Fire-access route must be provided in order that the building faces at least one street (>25% of building perimeter within 15m of building face)

Other items identified in the Building Code Analysis should be implemented.

Structure: Provide waterproofing to the below-grade mechanical crawl space/return air tunnel.

Conduct IAQ (indoor air quality) analysis (entirety of building including mechanical crawl space/tunnel).

Building Envelope: Roofing: replace 4 ply built-up roofing with new 2 ply SBS roofing system.

Building Interior: Concrete block partitions: repair linear cracking in the mortar joints. Note: cracking

prevalent in administration area and west washrooms.

Flooring: replace all carpet and VCT with new.

Ceilings: replace all acoustic ceiling tiles with new.

Interior Openings: replace the windows between the Janitor’s office and the boiler room with a fire-rated assembly.

Wired glazing: replace wired glass with tempered glass. Fire-rated glass to be provided as required.

Casework: replace the existing millwork and countertops with new.

Interior – Other: replace all prefinished lockers with new.

Mechanical: Mechanical crawl space/return air tunnel related - conduct IAQ (indoor air quality)

analysis (entirety of building including mechanical crawl space/tunnel). Test for radon.

Mechanical Heating, Ventilation and Air Conditioning: provide combustion air. Replace all roof mounted exhaust fans with new.

Plumbing Systems: relocate sanitary lift station from the mechanical crawl space/ return air tunnel.

Electrical: Electrical Power Distribution:

Service Entry: replace transformer located within the mechanical crawl space with new. If moisture infiltration within mechanical crawl space cannot remedied, new transformer to be installed in alternate location. Replace main electrical switch with new.

Sub-panels: replace sub-panels with new (does not include Alberta Healthcare leases space).

Lighting:

Building Interior: replace theatre lighting controls with new.


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Exit/ Emergency Lighting: install battery packs throughout the school.

Emergency Systems:

Packaged Engine Generator System: replace the generator fuel source with a diesel fired generator.

2.6 Costing Summary

The total cost of essential upgrades has been estimated at $9,452,734.00 (see Appendix H – Costs). The overall estimate summary amount is greater than the sum of the individual items because various project costs are added in order to generate a Total Project Cost (i.e. as if EPS were to include all the scope items into a single project and take it from the initial stages of design through construction completion). For example:

• Contractor's General Conditions and Fee - to pay for site supervision, safety, office trailer, temporary power/heat, tools, etc. and to allow a fair and reasonable profit to the work.

• Contingencies:

• Project Contingency (or Design Allowance) - An allowance for design

changes during the development of the design. The allowance is to cover unforeseen items during the design phase that do not change the project scope. The allowance, which is included in the primary stages, is ultimately absorbed into the design and quantified work as more detailed information becomes available and is therefore normally reduced to zero at tender stage.

• Construction Contingency - An allowance for changes to the contract price during construction. The allowance is to cover unforeseen items during the construction period which will result in change orders

• Phasing Contingency - An allowance for increased requirements for projects being executed in multiple phases. This restriction leads to increased costs due to increased temporary protection requirements, etc.

• Soft/Other Costs:

• Project Admin - costs associated with EPS's administration of the project

(could be an internal PM, etc.).

• Design Fees - costs for design and contract administration of the project.

• Furnishings & Equipment - typical allowance in order to furnish the modernized school with new Furnishings and Equipment.


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• Non-refundable GST - typically, school boards do not pay full amount of GST,

so these costs are shown in order to illustrate the full cost of the project. The reason each of these add-ons are not applied to each individual scope item is that particular approach isn't truly realistic for smaller individual scopes of work (i.e. a site trailer would not be brought on site to execute a minor scope item). But when all scopes are packed into a larger project and the timeline becomes longer term then economies of scale may be realized in terms of individual items' pricing with a slight offset in General conditions. In the long run, it should be cheaper and faster to do all the scopes in one large project rather than piece-meal. For mathematical sake, it should also be noted that on the summary page the sum of the sections A. Demolition and B. Preservation/Modernization equals the sum of the individual items for all schools.

APPENDIX A

FACILITY EVALUATION TEMPLATE

- 1 -


SITE NAME: Westlawn Junior High School BUILDING NAME: Westlawn Junior High School Evaluation Date: March 23, 2016 Evaluated By: N53 Architecture Inc.

Notes: Four ratings are listed • 1 = Critical: unsafe, high risk of injury or system

failure.

• 2 = Marginal: operating at minimum capacity. Significant deficiencies. Above average operating maintenance costs.

• 3 = Adequate: reached end of life cycle. Still

operating adequately.

• 4 = Good: as new, state of the art meets present and foreseeable requirements.

System Description Recommended Action Concerns

QTY/Area Rating -

Building General Summary Westlawn is a junior high school constructed in 1968 with an area of 6,548 square meters. It is a single storey building, unsprinklered.

The building is in an adequate condition with some minor repair work required for some items. Many items are past their expected lifespan but are still functioning properly.

3

- 2 -


QTY/Area Rating -

Building Site Summary Site bordered by 4 streets, 96th Avenue on the north, 165th Street on the east, 95th Avenue on the south, 167th Street on the west. Site is generally flat with grassed fields with soccer and baseball facilities to the west. There is asphalt paved parking lots at the northeast and at the south west of the building. Site has a number of young and mature trees and shrubs around the building and throughout the site.

The site is in adequate condition. 3

Structure Summary The building is constructed of load bearing concrete block walls supported on concrete strip and pad footings. The roof structure consists of pre case concrete structural Tee joists. The floor is a concrete slab on grade. There is a cast in place concrete mechanical crawl space/tunnel.

The structure is in adequate condition. The mechanical crawl space/tunnel has moisture damage throughout. Recommend providing some type of waterproofing to prevent moisture penetration into the tunnel which adds additional humidity into the mechanical ventilation systems.

3 2

Building Envelope Summary Exterior walls are load bearing concrete block walls with 25mm rigid insulation. Presence of vapour barrier is unknown. Exterior finishes are brick veneer masonry and concrete stucco with vertical grooves.

The building envelope is in adequate condition.

3

- 3 -


QTY/Area Rating -

Roofing The original 4 ply Built-up roofing with gravel cover was installed in 1968.

The roofing is old and well past its expected lifespan. The bitumen of the built up roof has blistered in small patches throughout. Recommend to replace BUR roofing assembly with a new 2 ply SBS roofing system.

6,548 m2 2

Walls Exterior and interior are load bearing concrete block walls supported on concrete foundation walls over strip footings. Exterior Concrete block walls are lined with rigid insulation within the wall cavity. Presence of wall air / vapour barrier is unknown. The exterior finish is predominantly brick veneer. A portion of the building has concrete stucco with vertical grooves.

3 3 3

Windows There are vinyl windows in aluminum frames installed throughout. They were installed in 1997.

30 windows

3

- 4 -


QTY/Area Rating -

Exterior Doors & Openings Aluminum framed storefront doors at the Alberta Healthcare Services leased space installed in 1997. Insulated steel framed storefront doors were installed in 2005 at the exterior main entrances. They are painted with sidelights comprised of lower spandrel panels and upper glazing panels. The exterior utility doors are painted insulated metal doors and frames installed in 2005.

2 doors 10 doors 6 doors

3 3 3

Special Purpose Doors There is a roof hatch accessed from a roof ladder located in the mechanical boiler room. There is an overhead fire shutter installed at the school concession.

1 1

3 3

Special Features Canopies are located over building entrances and are constructed of painted precast concrete.

3

Envelope - Other Painted pre-cast concrete soffits are installed to the underside of canopies at the exterior entrances. There are prefinished metal louvers, vents, etc. situated in the exterior walls in various locations.

3 3

- 5 -


QTY/Area Rating -

Building Interior Summary The interior has concrete block interior partitions. There are metal stud walls and demountable partitions between classrooms. Flooring is comprised of carpet and vinyl composite tile flooring in the classrooms and corridors with ceramic tile and epoxy flooring in the washrooms. Ceilings are suspended T-Bar systems with painted gypsum board ceilings in the storage rooms.

3

Partitions The interior has painted concrete block interior partitions through the corridors. There are wood and metal stud walls with gypsum board in administration areas. There are demountable partitions within various classroom areas and in the library.

There is linear cracking in the mortar joints of the masonry walls from settling/shifting of the foundation most notably long the east side of the building in the administration areas and in the washrooms at the west side. Recommend repairing the cracking.

66 m2 3

Interior Finishes All concrete block, gypsum board walls and ceilings are painted throughout. There is ceramic wall tile installed on the shower walls in the gym change rooms. The showers are currently not used.

3

- 6 -


QTY/Area Rating -

Floors The corridors and classrooms have vinyl composite tile flooring. The library, administration areas, staff room, offices, several classrooms, music room and Alberta Healthcare Services leased space have carpet flooring. The drama room, the stage, and gym have wood flooring. It was refinished in 2008. There is terrazzo flooring in select student washroom. There is epoxy flooring in student washrooms and locker rooms.

The VCT is past its expected lifespan. Recommend to replace vinyl composite tile. The carpet is past its expected lifespan and is worn, faded and starting to fray.

3,380 m2 1,100 m2 636 m2

2 2 3 3 3

Walls The interior has concrete block interior partitions. There are metal stud walls and demountable partitions between classrooms.

3

Ceilings Suspended T bar ceiling with acoustic panels are installed throughout the corridors and classrooms. Exposed pre-cast concrete structural Tees are painted. Suspended gypsum board ceilings are installed in storage rooms and washrooms.

The acoustic ceiling tiles are damaged throughout. Recommend replacing with new.

4,818 m2 2

- 7 -


QTY/Area Rating -

Interior Openings There are two windows between the Janitors office and boiler room. Single pane glass set in painted metal frames. Metal storefront and sidelight windows in the corridor doorways and at the entrance to the office. Painted wood and metals doors and frames with inset glazing. Some with wired glass.

The windows between the Janitor Office and the mechanical boiler room are not rated. It is a risk to the custodian and the building if there is any fire caused by the mechanical natural gas boilers.

1 3 3 3

Furnishings & Equipment Classrooms contain student desks, chairs, teacher desk and miscellaneous cabinets. The library contains desks, chairs and wood book storage shelves.

3

Casework Items Wood and metal storage shelving in Alberta Healthcare space storage room. The classrooms, storage rooms, staff kitchen, janitorial room, and Alberta Healthcare kitchen have painted open and closed shelving units with plastic laminate countertops. Workstations with slate countertops provided in science classrooms.

The millwork throughout is original and is worn and damaged throughout. Recommend replacing the existing millwork and countertops with new.

110 m 40 m

3 2 2

- 8 -


QTY/Area Rating -

Equipment Items The school staff room and AHS kitchen have a refrigerator, microwave and range. There are five ranges, one refrigerator, one washer and dryer in the home economics room. There are stage curtains and tracks in the drama room. The drama room stage also has track lighting. There is ceiling, wall mounted basketball nets, and a wall mounted scoreboard in the gym. The fitness room has miscellaneous athletic sporting equipment.

3 3 3 3

Window Treatments There is a combination of horizontal vinyl, aluminum venetian and vertical vinyl blinds.

30 m2 3

Interior - Other There are metal prefinished lockers in corridors, change rooms and P.E. offices. There are white boards, smart boards, chalk boards, tackboards and corkboards throughout the school corridors and classrooms.

Lockers are worn and damaged throughout. Recommend replacing lockers with new.

528 lockers

2 3

- 9 -


QTY/Area Rating -

Building Code ABC Group A Division 2 – School. Refer to the building code analysis within this report for further details.

3

Barrier Free There are automatic door operators installed on the north entrance to the parking lot. Circulation throughout is barrier free except for drama room stage and gym stage. A Barrier free washroom is provided.

3

Hazardous Materials Refer to HAZMAT review within this report.

3

- 1 -


SITE NAME: Westlawn Elementary School BUILDING NAME: Westlawn Elementary School Evaluation Date: March 23, 2016 Evaluated By: N53 Architecture Inc. Nowak Engineering Inc.

Notes: Four ratings are listed • 1 = Critical: unsafe, high risk of injury or system

failure.






QTY/Area Rating -

MECHANICAL HEATING Heating Plant

Two forced draft fire-tube Cleaver Brooks CBH 757 boilers, input rating 613KW. They have lower water cut off, flow switch, expansion tank and chemical feeder. It has three base mounted B & G circulation pumps.

2 boilers 3

- 2 -


QTY/Area Rating -

Terminal Heating Units and Distribution Systems

Hot water is distributed piping in the original insulated steel piping. It connects to induction units, unit heaters and the perimeter finned tube radiation. Hot water force flow heaters heat the building entrances and fan coil units are installed in the gym change rooms. The perimeter rooms and some interior spaces have floor mounted induction units with hot water heating control and two way valve control. Heating in the mechanical room is by unit heaters.

3

VENTILATION AND AIR CONDITIONING Air Handling Units

There are three air handling units in the mechanical room that serve the gym, drama, music and shop area. Three air handling units are located in the mechanical tunnel room and provide heat and ventilation to the induction units throughout the building. The air handling units have a centrifugal supply fan, hot water heating or cooling coils, air filters and outdoor mixing sections. Two cooling coils were reported as being replaced when chiller was replaced in 2015.

The combustion air has been capped off as part of the air cooled chiller upgrade. An investigation is required and the combustion air needs to be sized/designed and installed.

6 units 3

Exhaust Fans There are roof mounted exhaust fans for the building exhaust.

The fan housings are rusting. They are original and beyond their expected lifespan. Recommend replacing the exhaust fans.

12 2

- 3 -


QTY/Area Rating -

Duct Distribution, Grilles and Inlets/outlets

Low velocity galvanized ductwork connects to ceiling and wall grill outlets in rooms that are not equipped with induction units. Supply ducts are insulated and the return air is provided via ceiling return plenum ducted into the mechanical basement tunnel.

3

Humidification

There is no humidification provided within the building.

Packaged Air Conditioning Units Chiller providing chilled water for the air handling unit cooling coils was upgraded in 2015. Startup of the new equipment not yet completed.

1 4

- 4 -


QTY/Area Rating -

BUILDING SYSTEM CONTROLS Energy Management Control Systems

DCC controls installed in 2006 are used to control and monitor the mechanical systems. Pneumatic controls provide control of the dampers, hot water heating valves and room thermostats.

3 3

PLUMBING SYSTEMS Domestic Hot Water

Two AO Smith model BTRC180, 307 litre storage tank, 52.7kw heating input natural gas hot water tanks located in the mechanical room.

2 3

Plumbing Fixtures Washrooms have a mix of original vitreous china and newer stainless steel counter mounted lavatories. Urinals are floor mounted, vitreous china, flush tank. Water closets are floor mounted, vitreous china, flush tank. There are single and two compartment stainless steel sinks installed the staff room and in some classrooms. Mop sinks are located in the janitor’s rooms. Push button metering valve gang showers in the gym change rooms. Showers are not in use and the boys are used as a gym storage space. Non-refrigerated vitreous china and refrigerated stainless steel drinking fountains.

16 10 30 38 2 8 11

3 3 3 3 3 2 3

- 5 -


QTY/Area Rating -

Domestic Water Piping, Valves and Insulation

There is an insulated piping system with gate valves that connect to various plumbing fixtures.

200 valves

3

Sanitary and Vent Piping Systems

The sanitary piping is a combination of cast iron and copper. Sanitary lift station is located in the mechanical room return air tunnel.

Sanitary lift station should not be installed in the return air ventilation tunnel. Recommend to remove and install it separated from the return air.

1

3 1

Storm Piping System Conventional roof drains with cast iron dome strainers connect to cast iron roof drainage piping. The piping connects to the municipal mains below grade.

3

- 6 -


QTY/Area Rating -

Domestic Water Service

The piping is copper with soldered fitting throughout. There are backflow preventers installed on the main domestic water service, fire standpipe, boiler water feed line and cooling tower make up line.

4 backflowpreventor

3

Natural Gas Service

The natural gas distribution is schedule 40 steel gas piping. It is used for hot water heating boilers, hot water tanks, emergency generator and science room gas valves. The gas meter is located in the mechanical room.

3

FIRE PROTECTION SYSTEMS Wet Protection Systems

There are fire hose cabinets installed in the corridors. The building is not sprinklered.

3

Fire Extinguishers and Cabinets Wall mounted ABC fire extinguishers are installed throughout the school.

3

- 1 -


SITE NAME: Westlawn Elementary School BUILDING NAME: Westlawn Elementary School Evaluation Date: March 23, 2016 Evaluated By: KSJ Engineering Ltd. N53 Architecture Inc.

Notes: Four ratings are listed

• 1 = Critical: unsafe, high risk of injury or system

failure.






QTY/Area Rating -

Electrical Power Distribution Service Entry

There are two 112kVA transformers, 600V to 120/208V, 3 phase, 4 wire. One is located in the main electrical room and the other in the basement mechanical tunnel. The main electrical switch is in the main electrical room and rated at 600 Amp 347/600 Volt.

The transformer located in the mechanical tunnel is rusting due to the high moisture within the mechanical return air tunnel. Recommend replacing the transformer and in new location if humidity cannot be controlled. The main switch is original and beyond its expected lifespan. Recommend replacing it with new.

2 1

1 2

- 2 -


QTY/Area Rating -

Sub-panels, Conduit and Wireways

347/600V and 120/208V branch circuit panels installed in service rooms throughout. Additional 42 circuit 120/208V sub panels were installed in the AHS leased space in 2000.

The sub-panels are original and beyond its expected lifespan. Recommend replacing it with new.

6 panels 5

2 3

Appliances/Receptacles

Power receptacles installed throughout the building.

3

Grounding and Static Control Building Ground.

3

- 3 -


QTY/Area Rating -

Lighting Building Exterior

There are wall and pole mounted metal halide fixtures installed along the perimeter of the building and the parking area. They are controlled by a time clock and lighting contactors located in the main electrical room.

3

Building Interior

The building has T8, 347 V suspended and surface mounted fixtures. They were installed in 2001. The AHS leased space has T8 fixtures. The fixtures are operated by low voltage relay controls cabinets in the north and south side of the building. Theatre lighting is installed at the drama room stage with a lighting controller located at the entrance of the room.

Theatre lighting controller parts are no longer available. Recommend replacing with new updated controls.

550 15 1

3 3 3 2

Exit/Emergency Lighting There are no emergency battery packs installed within the building. LED emergency exit signs are provided for path of egress installed in 2001

Recommend installed battery packs through the school. Battery packs are not provided because there is an emergency generator for the building. The generator is natural gas which is not independent of provided utilities and can fail to provide power if natural gas services fail.

1 1

- 4 -


QTY/Area Rating -

Emergency Systems Fire Alarm and Detection

Non-addressed Simplex 4002 Fire Alarm panel with pull stations, smoke detectors and heat detectors.

6,548m2 3

Security

Magnum Alert security system complete with motion detectors and key pads. System reports low building temperature and fire alarm to external monitoring agency.

3

Telephone System There is a private branch exchange system located in the main electrical room. It consists of approximately 20 locally wired handsets. The AHS leases space has a separated telephone system.

3 3

TV/Computer Main network rack mounted patch panels and switches are located in the server room. Data outlets are provided in the administration area and each classroom with Cat 5 cable. Fibre optic cable used to connect the building to SuperNet. AHS Leased space has separate data / fibre optic wiring system.

3 3

- 5 -


QTY/Area Rating -

Intercom/Public Address

Bogen Multicomm with overhead speakers throughout the building. The gymnasium has a portable sound system with wall mounted speakers.

3

Clock and Program System

120V and battery operated clocks

3

Packaged Engine Generator System

15kW, 600 V natural gas fire emergency generator located in the mechanical room.

The energy fuel source is natural gas and it needs to be independent of provided utilities to qualify as an emergency generator. Recommend replacing the natural gas with a diesel fired generator.

1

APPENDIX B

BYLAW AND ZONING REVIEW


APPENDIX B: Bylaw and Zoning Review

BYLAW AND ZONING REVIEW – WESTLAWN JUNIOR HIGH SCHOOL

An analysis that encompasses elements of the existing building configuration and anticipated changes are included below. The analysis is meant to establish a baseline of requirements for the purposes of verifying scope and potential variables that will need to be considered in future detailed design development. This information will therefore need to be reviewed in detail and verified over the course of further option development.

Edmonton Zoning Bylaw 12800, last revised March 2016, is the land use by law currently in force. The site is zoned US Urban Services. The general purpose of the US zoning category is stated as being “to provide for publicly and privately owned facilities of an institutional or community service nature”, which aligns with the current and projected us of the site.

Zoning requires a minimum front setback of 6.0 m, a rear setback of 7.5 m, and side setbacks of 4.5 m. The maximum permitted building height is 10.0 m. For this Zone, the bylaw states that if “it is unreasonable for the development to comply” with setback and building height requirements, “the Development Officer may relax” these conditions.

Existing number of parking stalls: 49

Parking requirements: Minimum vehicular parking stall sizes are 2.6m wide x 5.5m long. However, up to 30% of the required number of parking stalls may, if signed and designated, be small vehicle parking stalls and their length may be reduced to 4.6m. Barrier free parking stalls shall be 3.7m wide. Minimum parking aisle widths must be 7.0m wide. The required number of parking stalls for the Westlawn Junior High School is 55 calculated as follows:

1. For Alberta Health Services leased space – 390 m2 floor area x 1 stall per 22.2 m2 = 18 stalls

2. For full build-out – 26 classrooms (25 currently, not including library spaces) x 1.4 stalls per classroom = 37 stalls

Bicycle storage requirements are: minimum bicycle stall size is 0.6m wide x 1.8m long andmust be located in a hard surface area adjacent to a walk with a minimum width of 1.5m. Bicycle parking must be in the form of rooms, lockers, racks or railings not more than 15m from the student entry locations. Quantity of stalls must be equal or greater than 10% of required vehicle parking requirements, which results in 6 bicycle stalls.

Loading requirements are: Loading spaces are required to be 3.0m wide and 9.0m long. The required number of loading spaces is 3 calculated as follows:

1. 1 stall per the first 2,800 m2 of total building area (total building area = 6,549 m2) = 1 space

2. 1 stall for each 2,800 m2 after (total building area of 6,549 – 2,800 m2 = 3,749 m2) = 2 space


APPENDIX B: Bylaw and Zoning Review

Passenger drop off spaces (54.5 of the land use bylaw) located on school property (not overlapping with parking requirements), are to be provided for all new schools or existing schools where an expansion of 100 students or 20% of existing enrollment, whichever is less, is expected. The development officer has latitude to consider a variance should full application of bylaw requirements not be feasible given site constraints. The number of drop off spaces is to be calculated based on the ultimate school built-out capacity (ie: including any future contemplated portable classrooms) and must be designed for linear traffic flow with parallel parking to eliminate backing up or turning.

Passenger drop off space requirements for Elementary Schools (54.5, Schedule 4):

1. Offsite: 3 spaces per 100 students, but in no case less than 5 spaces (26 classrooms = 640 students / 100) = 21 spaces

2. Onsite: 1 space per 100 students, but in no case less than 5 spaces (26 classrooms = 640 students / 100) = 7 spaces

Use of setbacks are restricted. Among other restrictions, parking, loading, storage and trash collection are not permitted to be placed within, or encroach upon, setbacks.

Elements of regulations noted above, which may be deemed non-compliant with respect to the existing school’s configuration, are most likely to be grandfathered by the City of Edmonton. New development option(s) will be required to strictly adhere to the cited bylaw regulations.

APPENDIX C

BUILDING CODE REVIEW AND DIAGRAMS

Building Code Review

APPENDIX C: Building Code Review

Westlawn Jr. High School 9520 165 Street, Edmonton, AB Current Building Code in Force: ABC 2014. 1. Major Occupancy: Group A, Division 2 2. Streets: facing 0 street (less than 25% of building face within 15m from access route) 3. Construction: Non-combustible (assumed), unsprinklered. 4. Building Area: 6,548 m2 5. Building Height: One storey. 6. 3.1.3.1 Multiple Occupancies: Yes, D Occupancy

• a portion of the building is leased to Alberta Health Services (290 m2). A 1-hour fire separation is required (Table 3.1.3.1). Could not confirm whether building complies.

7. Occupant Load 3.1.17.1: There are 21 classrooms and ancillary spaces that include a library, gymnasium, home economics, music, drama and industrial arts shop space. The net capacity established by EPSB is 640 students. Allowing for 25 staff, the occupant load is 665 persons.

8. Alberta Building Code Classification: The building does not conform to a classification within the current Alberta Building Code 2014. Every building shall face a street located in conformance with the requirements of Articles 3.2.5.4 and 3.2.5.5 for access routes. Under the classifications for Group A Division 2 unsprinklered buildings, a one storey building, facing 3 streets can be a maximum of 2,400 sm.

In order to comply, the building would have to be sprinklered throughout. Once sprinklers are added, the classification would be 3.2.2.24. An access route for fire-fighter access within 15m of the building would have to be built. Additional requirements: • non-combustible. Building complies. • floor assemblies shall be fire separations… Building complies (only 1 storey). • mezzanines… Building complies (no mezzanines). • loadbearing walls, columns and arches shall have a fire-resistance rating not less than that

required for the supported assembly (does not apply – no supported assembly). Building complies.

9. 3.2.3 Limiting Distance: the building is considered as one fire-compartment, limiting distance is

not an issue.


10. 3.2.4.1 A fire alarm system is required (and is in place) for a school with an occupant load of more

than 40 persons. Building complies. 11. 3.2.4.2.(2) A single Fire Alarm system is required to serve all major occupancies within a building.

Building complies. 12. 3.2.4.3.(1)(d) Fire alarm system may be single or two stage alarm. Single Stage is in place. 13. 3.2.4.8 Signals to Fire Department:

• control panel with integral annunciator and remote annunciator is in place. Building complies. 14. 3.2.4.8 Fire Annunciator and Zone Indication: waived because

• control panel with integral annunciator and remote annunciator is in place. Building complies.

15. 3.2.4.11 Fire and Smoke Detectors: the building is not sprinklered, fire detectors are required in storage rooms, service rooms, janitor’s rooms, rooms with hazardous substances. Building complies.

16. 3.2.5.1 Access to Above-grade Storeys: For an unsprinklered building, direct access for

firefighting shall be provided from the outdoors to every storey that is not sprinklered throughout and whose floor level is less than 25m above grade, by a least one unobstructed window or access panel for each 15m of wall in each wall required to face a street by Subsection 3.2.2. Building complies.

17. 3.2.5.6 Access routes for firefighting access must have a clear width of not less than 6m,

centerline radius of not less than 12m, overhead clearance of not less than 5m and route must be connected to a public thoroughfare. There are two access points to the building. Neither comply with the 6m minimum width.

18. 3.2.5.9, 3.2.5.10, 3.2.5.11 Standpipes, Hose Connections and Hose Stations: the building is

equipped with Fire Hose cabinets in the corridors. Building complies. 19. 3.2.5.16 Distance between building fire department connection and street hydrant cannot exceed

45 m of un-obstructed distance (clear of structures or parking in the hose path) and be located on the building no closer than 3m and no further than 15m from the principal entrance. There is no fire department connection on the building. The distance from the closest hydrant to the building is greater than the minimum 45m.

20. 3.3.1.21 (1) Janitor Room Fire Separations: since the building is not sprinklered, and the floor

assembly must have a fire-resistance rating of 1 h, janitor’s rooms shall be separated from the remainder of the building by a fire separation having a fire-resistance rating not less than 1 hour.

21. 3.3.1.26 Storage Room Fire Separations: Storage Rooms are required to be a fire separation

having a fire-resistance rating not less than 1 h. The ratings of the doors could not be verified. Some doors are labeled; other doors that should have labels were not labeled.


22. 3.3.2.6 (1) Corridors: the corridor used by the public in an assembly occupancy as an access to exit shall be separated from the remainder of the floor area by a fire separation having a fire-resistance rating not less than 1 h.

23. 3.4.2.5 (1)(f) Location of Exits: 30m as building is not sprinklered throughout. The distance from

some classrooms to the exit is greater than 30m. 24. 3.4.3.2 Exit Width: Exit Capacity: 1,100 mm minimum; 1,800 mm provided. Building complies. Gymnasium:

• Gym area = 449 sm • Gymnasium occupant load (Table 3.1.17.1) is 0.4 sm per person = 449/0.4 = 1,122 persons • Existing exit doors from Gymnasium = 6,300 mm cumulative width. 6,300mm/6.1mm = 1032

persons can exit. A sign is posted – Seating capacity 500 persons.

School Corridor Exits: • 10 exits @1800mm per exit = 18,000 mm cumulative width. 18,000mm/6.1mm = 2,950 persons

can exit. 25. 3.4.4.1 Fire Separation of Exits: fire separations will be rated for 45 min. Building complies. 26. 3.6.1.3 Storage Use Prohibition: Service rooms and service spaces shall not be designed to

facilitate subsequent use as storage space. The Service Room is used to store parts, cleaning equipment and serves as a Janitor’s Room.

27. 3.6.2.1 (2) Service Rooms containing fuel fired appliances require fire separations rated for 1

hour, 3.6.2.10 – this requirement does not apply to fuel fired roof top HVAC units. Building complies.

28. 3.6.2.1 (6) & (7) Electrical Rooms containing equipment required to be in a service room by

applicable electrical codes and standards, must be located in a room with a 1 hour rated fire separation. Other electrical equipment can be located in a room with no rating. Building complies.

29. 3.6.4.7 Roof Access: Building will be provided with direct roof access by a stair or other means in

accordance with Standata 06-BCV-009-R1 to provide fire fighting and service access for roof-top HVAC equipment. Other than the gymnasium, the roof height of the school is less than 4m above grade. Access to the gymnasium roof is by a fixed ladder that is attached to the gymnasium wall. Building complies.

30. 3.7.2.2 A Water Closets counts: For 640 persons (320 Males and 320 Females), the required

water closet count is 6 male and 11 female. Building complies. 31. 3.8.1.1 Building is required to be designed for barrier free access. 3.8.2.1 – all normally occupied

areas require a barrier free path of travel not including service rooms or janitor rooms. Building complies.

32. 3.8.1.2 At least one entrance and not less than 50% of building entrances must be designed as

barrier free entrances (automatic operator). There are 9 double-door entrance points to the building. Only two entrances have a barrier-free automatic operator. The building does not comply with the current A.B.C. requirement.

33. 3.8.1.3 Unobstructed width of a Barrier free path of travel shall be not less than 920 mm. Building

complies.


34. 3.8.2.1 Areas Requiring a Barrier-Free Path of Travel: Access to the stage level of the gymnasium is required. The building does not comply with the current A.B.C. requirement.

35. 3.8.2.2 Barrier-free Parking Stalls: Barrier free parking stalls are required. The building lot has 49

stalls. 3 Barrier-free stalls are required. Only 1 Barrier-Free stall is provided. Building does not comply.

36. 3.8.2.3 (6) Barrier-Free Washrooms: a barrier-free stall is required for every 10 stalls. There are

a total of 3 BF stalls. Building complies.

37. 3.8.3.1 Accessibility Signage is required identifying Barrier-free entrances and washrooms. The barrier-free washrooms do not have signage.

38. 3.8.3.3.3 Accessible Doors (lever handles) are required. Orbital knobs are throughout the school. 39. 3.8.3.16 Barrier-free Drinking Fountain At least one shall be barrier-free. No barrier-free drinking

fountains were observed.

39. Part 6 Ventilation: The school is not properly ventilated. A stale, musty odor is present in the building and likely due to the following: .1 A sanitary lift station is currently installed in the return air ventilation tunnel (crawl space). The

lift station should be removed and installed separate from the return air. 2. The return air ventilation tunnel (crawl space) shows signs of efflorescence throughout the

tunnel, indicating moisture permeating from the soil below. It is doubtful whether a vapour barrier was installed under the slab. The moisture issue should be remedied. Ventilation redesign is required.

The ventilation system must meet ASHRAE standards, and/or SMACNA standards.

FIR

E FI

GH

TER

AC

CES

S

PERIMETER DISTANCE = 399mPERIMETER WITHIN 15m = 0m

PERCENTAGE = 0%

BUILDING FACES 0 STREETS

DOES NOT COMPLY AS FIRE FIGHTER ACCESS

HYD

45m DISTANCE

45m DISTANCE HYD

6000

15000

DO

ES

NO

T C

OM

PLY

A

S F

IRE

FIG

HTE

R A

CC

ES

S

15m

PRINCIPAL ENTRANCE

APPENDIX-C: Building Code ReviewWESTLAWN JR. HIGH SCHOOLFIRE FIGHTER ACCESS ROUTES

34C

LAS

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37C

LAS

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CLA

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WESTLAWN JR. HIGH SCHOOLTRAVEL DISTANCESAPPENDIX C: Building Code Review

APPENDIX D

SITE AND FLOOR PLAN

CLASSROOMCLASSROOM

STORAGEOFFICE

34

CLASSROOM

37

CLASSROOM

36

CLASSROOM

35

CLASSROOM

38

CLASSROOM

39

CLASSROOM

40

CLASSROOM

CO

RR

ID

OR

CORRIDOR

WORK

AREA

WORK

AREA

WORK

AREA

W/C

JAN.

KIT

CH

EN

MEETING

ROOM

MANAGER

SECRETARY

OFFICE

OFFICE

VESTIBULE

WAITING

AREA

COPY / WORK

ROOM

COUNCELLING

W/C

RECEPTION

CORRIDOR

36

A/V

STORAGE

STORAGE

ART

STORAGE

CO

RR

ID

OR

CUSTODIAN

CAPE

GIRL'S

CONSULTING

ROOM

DUCT

SPACE

DN

CAPE

CLASSROOM

STORAGE

CAPE

CLASSROOM

CORRIDOR

CORRIDOR

PREP.

ROOM

CLASSROOMCLASSROOM

CO

RR

ID

OR

CO

RR

ID

OR

SEWING

STOR.STORAGEINSTRUCTOR

DRESSING

HOME

ECONOMICS

LIBRARY

A/V

STOR.

COMPUTER

ROOMCLASSROOM

CLASSROOM

80

T.O.

81

T.O.

T.O.

CLASSROOM

CLASSROOM

MEN'S

WOMEN'SCONCELLING

GENERAL

OFFICE

STOR.

INFIRMARY

PRINCIPAL'S

OFFICE

VICE PRINCIPAL'S

OFFICE

COMPUTER

OFFICE

W/C

CONFERENCE

ROOM

BOY'S

GIRL'SCUSTODIANCORRIDOR

CO

RR

ID

OR

CO

RR

ID

OR

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ROOM

QUIET

ROOMS

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ROOM

MUSIC

ROOM

PRACTICE

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ID

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UP

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GIRL'S

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BOY'S

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GIRL'S

SHOWERS

W/C

P.E.

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STORAGE

STORAGE

CO

RR

ID

OR

CORRIDOR

STAFF

ROOM

STORAGE

GYMNASIUM

GYMNASIUM

WEIGHT

ROOM

INSTRUCTOR'S

OFFICE

STORAGE

INDUSTRIAL

ARTS

STORAGE

CO

RR

ID

OR

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ROOM

BOILER

ROOM

INCINERATOR

CUSTODIAN'S

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STUDENT

STORAGE

BOY'S GIRL'S

CONCESSION

ANCILLARY

(ART)

CLASSROOM

BOY'S

COATS

COUNCELLING

APPENDIX E

AREA ID

WESTLAWN

163.25m2

GYM

IA

59.46m2

73.30m2

PAR

127.24m2 GYM

448.96m2 STAGE

71.38m2

135.07m2

106.61m2 85.77m2

85.77m2

72.05m2

83.49m2

82.71m2

79.39m2 78.36m2

79.39m2 78.37m2

78.82m2

72.75m2

84.60m2

97.69m2

84.60m2

97.69m2

99.23m2

101.32m2

boiler room

76.06m2

staff room

office 79.01m2 78.82m2

79.01m2

237.30m2

LIBRARY

HEC

HEC

APPENDIX F

ASBESTOS ABATEMENT COSTS

Item Square Footage Total removal cost

Duct Insulation‐Nail Parging 15 ft 15.00$ / ft 225.00$

Floor Tile 24,390 sq ft 2.50$ / sq ft 60,975.00$

Floor Leveling Compound 700 sq ft 25.00$ / sq ft 17,500.00$

Pipe Fittings 342 units 45.00$ / unit 15,390.00$

Vessel Insulation‐Hot water tank parging 50 sq ft 18.00$ / sq ft 900.00$

94,990.00$

Westlawn Asbestos Abatement Estimated Cost

Cost per

:Total

Item Removal type

Asbestos Cement Board (Transite) low risk work

Boiler Insulation high risk work/scafolding

Boiler Breaching ‐ Parging high risk work/scafolding

Boiler Door Gasket glovebag

Ceiling Tile high risk

Drywall Joint Compound high risk

Duct Insulation ‐ Parging high risk

Duct Insulation high risk

Floor Tile low risk

Floor Leveling Compound highrisk/includes floor tile

Mud Parging high risk

Pipe Fittings glovebag

Pipe Parging glovebag

Pipe Insulation ‐ Boiler Pipe glovebag; under 8"

Rain Water Pipe gloveag

Sheet Flooring highrisk; $4 more on wood

Spray Texture highrisk

Straight Run glovebag

Vessel Insulation ‐ Parging high risk work/scafolding

APPENDIX G

ALBERTA INFRASTRUCTURE UNIFORMAT LISTING IDENTIFYING THEORETICAL LIFE OF BUILDING COMPONENTS

APPENDIX H

COSTS

Westlawn Junior High School CALCULATIONS AND ASSUMPTIONS

PROGRAM AREA (m²) A Demolition B Preservation C New D Modulars E Other Total(B+C+D+E)

Architectural 0 6,548 0 0 0 6,548Mechanical 0 6,548 0 0 0 6,548Electrical 0 6,548 0 0 0 6,548Civil / Site 0 6,548 0 0 0 6,548Modulars 0 0 0 0 0 0Demo - Selective 6,548 0 0 0 0 0

TOTAL : 6,548 6,548 0 0 0 6,548

CAPITAL COST

A DemolitionDemo - Selective 6,548 m² $60.00 $392,880Hazmat - Selective 6,548 m² $50.00 $327,400

A Demolition Net : $720,280

B Preservation/ModernizationArchitectural 6,548 m² $419.68 $2,748,092Mechanical 6,548 m² $242.99 $1,591,070Electrical 6,548 m² $153.52 $1,005,268Civil / Site 6,548 m² $0.00 $0 Civil comments not provided

B Preservation/Modernization Net : $5,344,430

C New/ExpansionNew Construction 0 m² $0.00 $0

C New/Expansion Net : $0

D Modular'sConstruction 0 m² $0.00 $0

D Modular's Net : $0

E Other $6,064,710GC's & Fee 15.0% $909,707

Other Net : $909,707

Z Contingencies $6,974,417Project 5.0% $348,721Construction 7.0% $488,209Phasing 3.0% $209,233

Z Contingencies Net : $1,046,163

(A+B+C+D+E+Z) Construction Net : $8,020,580

Soft/Other CostsProject Admin 2.0% $160,412Design Fees 10.0% $802,058Furnishings & Equipment 4.0% $320,823

Soft/Other Net : $1,283,293

SUB-TOTAL $9,303,872

Non-refundable GST 1.60% $148,862CAPITAL COST TOTAL (April 2016 $) $9,452,734

Escalation $0CAPITAL COST TOTAL $9,452,734

Tech-Cost Consultants Ltd.

SITE NAME: Westlawn Junior High School Site

BUILDING NAME: Westlawn Junior High School

BUILDING AREA (m2): 6,548 ROOF AREA (m2): 6,548

ARCHITECURALBUILDING GENERAL SUMMARY

Westlawn is a junior high school constructed in 1968 with an area of 6,548 square meters.It is a single storey building, unsprinklered.

The building is in an adequate condition with some minor repair work required for some items. Many items are past their expected lifespan but are still functioning properly.

3

See details below

Site bordered by 4 streets, 96th Avenue on the north, 165th Street on the east, 95th Avenue on the south, 167th Street on the west.

The site is in adequate condition. 3

Site is generally flat with grassed fields with soccer and baseball facilities to the west. There is asphalt paved parking lots at the northeast and at the south west of the building.Site has a number of young and mature trees and shrubs around the building and throughout the site.

STRUCTURE SUMMARY The building is constructed of load bearing concrete block walls supported on concrete strip and pad footings. The roof structure consists of pre case concrete structural Tee joists. The floor is a concrete slab on grade.

There is a cast in place concrete mechanical crawl space/tunnel.

The structure is in adequate condition.

The mechanical crawl space/tunnel has moisture damage throughout. Recommend providing some type of waterproofing to prevent moisture penetration into the tunnel which adds additional humidity into the mechanical ventilation systems.

3

2

$99,400 Waterproof tunnel 200 m2 $497 $99,350

BUILDING ENVELOPE SUMMARYBuilding Envelope Exterior walls are load bearing concrete block walls with 25mm rigid

insulation. Presence of vapour barrier is unknown. Exterior finishes are brick veneer masonry and concrete stucco with vertical grooves.

The building envelope is in adequate condition. 3

Roofing The original 4 ply Built-up roofing with gravel cover was installed in 1968.

The roofing is old and well past its expected lifespan. The bitumen of the built up roof has blistered in small patches throughout. Recommend to replace BUR roofing assembly with a new 2 ply SBS roofing system.

6548 m2 2

$1,269,500 Re-Roof 6,548 m2 $194 $1,269,494

Exterior and interior are load bearing concrete block walls supported on concrete foundation walls over strip footings.

3

Exterior Concrete block walls are lined with rigid insulation within the wall cavity. Presence of wall air / vapour barrier is unknown.

3

The exterior finish is predominantly brick veneer. A portion of the building has concrete stucco with vertical grooves.

3

Windows There are vinyl windows in aluminum frames installed throughout. They were installed in 1997.

30 windows 3$0 No scope required 6,548 m2

GFA $0 $0

Aluminum framed storefront doors at the Alberta Healthcare Services leased space installed in 1997.

2 doors 3

Insulated steel framed storefront doors were installed in 2005 at the exterior main entrances. They are painted with sidelights comprised of lower spandrel panels and upper glazing panels.

10 doors 3

The exterior utility doors are painted insulated metal doors and frames installed in 2005.

6 doors 3

There is a roof hatch accessed from a roof ladder located in the mechanical boiler room.

1 3

There is an overhead fire shutter installed at the school concession. 1 3$0

Special Purpose Doors

$0 No scope required 0 ea $0

$1,500 $0

Exterior Doors/Openings

$0 No scope required 0 ea

$0

Walls

$0 No scope required 0 m2GFA $328

See details below

BUILDING SITE SUMMARY

see Civil details below

Unit Rate Sub-Total Construction

TCCL

System Description Recommended Action Concerns QTY/Area RatingUpgrade

Replacement Cost

Assumed Scope QTY

Page 1 of 6


TCCL


Replacement Cost

Assumed Scope QTY

Special Features Canopies are located over building entrances and are constructed of painted precast concrete.

3$0 No scope required 6,548 m2

GFA $0 $0

Envelope - Other Painted pre-cast concrete soffits are installed to the underside of canopies at the exterior entrances.

There are prefinished metal louvers, vents, etc. situated in the exterior walls in various locations.

3

$0 No scope required 6,548 m2GFA $0 $0

BUILDING INTERIOR SUMMARYThe interior has concrete block interior partitions. There are metal stud walls and demountable partitions between classrooms.

Flooring is comprised of carpet and vinyl composite tile flooring in the classrooms and corridors with ceramic tile and epoxy flooring in the washrooms.

Ceilings are suspended T-Bar systems with painted gypsum board ceilings in the storage rooms.The interior has painted concrete block interior partitions through the corridors.

3

There are wood and metal stud walls with gypsum board in administration areas.

3

There are demountable partitions within various classroom areas and in the library.

3

All concrete block, gypsum board walls and ceilings are painted throughout.

3

There is ceramic wall tile installed on the shower walls in the gym change rooms. The showers are currently not used.The corridors and classrooms have vinyl composite tile flooring. The VCT is past its expected lifespan. Recommend to replace vinyl

composite tile.3,380 m2 2

$220,000 Replace Sheet Flooring 3,380 m2GFA $65 $219,700

The library, administration areas, staff room, offices, several classrooms, music room and Alberta Healthcare Services leased space have carpet flooring.

The carpet is past its expected lifespan and is worn, faded and starting to fray.

1,100 m2 2$72,000 Replace Carpet Flooring 1,100 m2

GFA $65 $71,500

The drama room, the stage, and gym have wood flooring. It was refinished in 2008.

636 m2 3$0 No scope required 0 m2

GFA $0 $0

There is terrazzo flooring in select student washroom. 3$0 No scope required 0 m2

GFA $0 $0

There is epoxy flooring in student washrooms and locker rooms. 3$0 No scope required 0 m2

GFA $0 $0

Walls The interior has concrete block interior partitions. There are metal stud walls and demountable partitions between classrooms.

3$269,000 Replace all wall finishes 6,548 m2

GFA $41 $269,287

Suspended T bar ceiling with acoustic panels are installed throughout the corridors and classrooms.

The acoustic ceiling tiles are damaged throughout. Recommend replacing with new.

4,818 m2 2

Exposed pre-cast concrete structural Tees are painted.

Suspended gypsum board ceilings are installed in storage rooms and washrooms.

Interior Opening There are two windows between the Janitors office and boiler room.

Single pane glass set in painted metal frames.

Metal storefront and sidelight windows in the corridor doorways and at the entrance to the office.

Painted wood and metals doors and frames with inset glazing. Some with wired glass.

The windows between the Janitor Office and the mechanical boiler room are not rated. It is a risk to the custodian and the building if there is any fire caused by the mechanical natural gas boilers.

1

3

3

3

$52,000 Replace select interior doors(allow 25% GFA) 1,637 m2

GFA $32 $51,934

Furnishings & Equipment

Classrooms contain student desks, chairs, teacher desk and miscellaneous cabinets. The library contains desks, chairs and wood book storage shelves.

3$0

Equipment funded separatelyBookshelves included in Casework below

$330,838

Ceilings

$331,000 Replace ceiling finishes in all areas 6,548 m2

GFA $51

Interior Finshes

See details below

Floors

There is linear cracking in the mortar joints of the masonry walls from settling/shifting of the foundation most notably long the east side of the building in the administration areas and in the washrooms at the west side. Recommend repairing the cracking.

m2GFA $159 $103,868

BUILDING INTERIOR SUMMARY

3

See details below

Partitions

$104,000Selective repairs to masonry walls.(allow 10% GFA)

655

Page 2 of 6


TCCL


Replacement Cost

Assumed Scope QTY

Wood and metal storage shelving in Alberta Healthcare space storage room.

3

The classrooms, storage rooms, staff kitchen, janitorial room, and Alberta Healthcare kitchen have painted open and closed shelving units with plastic laminate countertops.

110m 2

Workstations with slate countertops provided in science classrooms. 40m 2

The school staff room and AHS kitchen have a refrigerator, microwave and range. There are five ranges, one refrigerator, one washer and dryer in the home economics room.

3

There are stage curtains and tracks in the drama room. The drama room stage also has track lighting.

3

There is ceiling, wall mounted basketball nets, and a wall mounted scoreboard in the gym.

3

The fitness room has miscellaneous athletic sporting equipment. 3

Window treatments There is a combination of horizontal vinyl, aluminum venetian and vertical vinyl blinds.

30 m2 3$0

Interior - Other There are metal prefinished lockers in corridors, change rooms and P.E. offices.

There are white boards, smart boards, chalk boards, tackboards and corkboards throughout the school corridors and classrooms.

Lockers are worn and damaged throughout. Recommend replacing lockers with new.

528 lockers 2

3$0 Replace lockers 528 ea $250 $132,000

BUILDING CODE ABC Group A Division 2 – School. Refer to the building code analysis within this report for further details. $0

BARRIER FREE There are automatic door operators installed on the north entrance to the parking lot. Circulation throughout is barrier free except for drama room stage and gym stage. A Barrier free washroom is provided.

3

$65,000 Barrier Free Allowance 6,548 m2GFA $10 $65,480

DEMOLITION$393,000 Demolition - Selective 6,548 m2

GFA $60 $392,880

HAZARDOUS MATERIALS

Refer to HAZMAT review within this report.$327,000 Hazmat (Allowance) 6,548 m2

GFA $50 $327,400

Sub‐Total = $3,468,372

MECHANICALHEATINGHeating Plant Two forced draft fire-tube Cleaver Brooks CBH 757 boilers, input rating

613KW. They have lower water cut off, flow switch, expansion tank and chemical feeder. It has three base mounted B & G circulation pumps.

2 boilers 3


Terminal Heating Units and Distribution System

Hot water is distributed piping in the original insulated steel piping. It connects to induction units, unit heaters and the perimeter finned tube radiation. Hot water force flow heaters heat the building entrances and fan coil units are installed in the gym change rooms. The perimeter rooms and some interior spaces have floor mounted induction units with hot water heating control and two way valve control. Heating in the mechanical room is by unit heaters.

3

$0 Included below 6,548 m2GFA $0 $0

VENTILATION AND AIR CONDITIONINGAir Handling Units There are three air handling units in the mechanical room that serve

the gym, drama, music and shop area. Three air handling units are located in the mechanical tunnel room and provide heat and ventilation to the induction units throughout the building. The air handling units have a centrifugal supply fan, hot water heating or cooling coils, air filters and outdoor mixing sections.

The combustion air has been capped off as part of the air cooled chiller upgrade. An investigation is required and the combustion air needs to be sized/designed and installed.

6 units 3

Two cooling coils were reported as being replaced when chiller was replaced in 2015.

No scope required

Items noted throughout report

$731,000 Terminal & Packaged Units 6,548 m2GFA $112 $730,921

Equipment items

$0 Equipment funded separately

$134,643

Casework Items

$135,000Millwork removal and replacement - Selective(allow 25% GFA)

1,637 m2GFA $82

The millwork throughout is original and is worn and damaged throughout. Recommend replacing the existing millwork and countertops with new.

Page 3 of 6


TCCL


Replacement Cost

Assumed Scope QTY

Exhaust Fans There are roof mounted exhaust fans for the building exhaust. The fan housings are rusting. They are original and beyond their expected lifespan. Recommend replacing the exhaust fans.

12 2$5,000 Exhaust Fans 12 ea $450 $5,400

Duct Distribution, Grilles and Inlet/Outlets

Low velocity galvanized ductwork connects to ceiling and wall grill outlets in rooms that are not equipped with induction units. Supply ducts are insulated and the return air is provided via ceiling return plenum ducted into the mechanical basement tunnel.

3

$0 No scope required 0 m2GFA $141 $0

Humidification There is no humidification provided within the building.Included above

Packaged Air Conditioning Units

Chiller providing chilled water for the air handling unit cooling coils was upgraded in 2015. Startup of the new equipment not yet completed.

4No scope required

BUILDING SYSTEM CONTROLSEnergy Management Control Systems (EMCS)

DCC controls installed in 2006 are used to control and monitor the mechanical systems.

Pneumatic controls provide control of the dampers, hot water heating valves and room thermostats.

3

3$0 No scope required 0 m2

GFA $47 $0

PLUMBING SYSTEMSDomestic Hot Water Two AO Smith model BTRC180, 307 litre storage tank, 52.7kw heating

input natural gas hot water tanks located in the mechanical room. 2 3


Washrooms have a mix of original vitreous china and newer stainless steel counter mounted lavatories.

16 3

Urinals are floor mounted, vitreous china, flush tank. 10 3

Water closets are floor mounted, vitreous china, flush tank. 30 3

There are single and two compartment stainless steel sinks installed the staff room and in some classrooms.

38 3

Mop sinks are located in the janitor’s rooms. 2 3

Push button metering valve gang showers in the gym change rooms. Showers are not in use and the boys are used as a gym storage space.

8 2

Non-refrigerated vitreous china and refrigerated stainless steel drinking fountains.

11 3

Domestic Water Piping, Valves and Insulation

There is an insulated piping system with gate valves that connect to various plumbing fixtures.

200 valves 3$0 No scope required 0 m2

GFA $18 $0

Sanitary and Vent Piping Systems

The sanitary piping is a combination of cast iron and copper.

Sanitary lift station is located in the mechanical room return air tunnel. Sanitary lift station should not be installed in the return air ventilation tunnel. Recommend to remove and install it separated from the return air.

1

3

1 $50,000 Sanitary lift station relocation 1 ls $50,000 $50,000

Storm Piping System Conventional roof drains with cast iron dome strainers connect to cast iron roof drainage piping. The piping connects to the municipal mains below grade.

3$0 No scope required 0 m2

GFA $15 $0

Domestic Water Service The piping is copper with soldered fitting throughout. There are backflow preventers installed on the main domestic water service, fire standpipe, boiler water feed line and cooling tower make up line.

4 backflow preventors

3

$0 No scope required 0 ea $45,000 $0

Natural Gas Service The natural gas distribution is schedule 40 steel gas piping. It is used for hot water heating boilers, hot water tanks, emergency generator and science room gas valves. The gas meter is located in the mechanical room.

3

$0 No scope required 0 m2GFA $0 $0

$33 $215,429

Plumbing Fixtures

$215,000 Fixtures 6,548 m2GFA

Page 4 of 6


TCCL


Replacement Cost

Assumed Scope QTY

FIRE PROTECTION SYSTEMSWet Protection Systems There are fire hose cabinets installed in the corridors. 3


The building is not sprinklered.$589,000 Sprinklers (if required) 6,548 m2

GFA $90 $589,320

Fire Extinguishers and Cabinets

Wall mounted ABC fire extinguishers are installed throughout the school.

3$0 No scope required 0 ea $750 $0

Sub‐Total = $1,591,070

ELECTRICALBUILDING ELECTRICAL POWER DISTRIBUTIONService Entry There are two 112kVA transformers, 600V to 120/208V, 3 phase, 4

wire. One is located in the main electrical room and the other in the basement mechanical tunnel.

The transformer located in the mechanical tunnel is rusting due to the high moisture within the mechanical return air tunnel. Recommend replacing the transformer and in new location if humidity cannot be controlled.

2 1

The main electrical switch is in the main electrical room and rated at 600 Amp 347/600 Volt.

The main switch is original and beyond its expected lifespan. Recommend replacing it with new.

1 2

Sub- panels, Conduit and Wireways

347/600V and 120/208V branch circuit panels installed in service rooms throughout.

Additional 42 circuit 120/208V sub panels were installed in the AHS leased space in 2000.

The sub-panels are original and beyond its expected lifespan. Recommend replacing it with new.

6 panels

5

2

3

Appliances / Receptacles Power receptacles installed throughout the building. 3

Gounding and Static Control

Building Ground. 3

LIGHTINGBuilding Exterior There are wall and pole mounted metal halide fixtures installed along

the perimeter of the building and the parking area. They are controlled by a time clock and lighting contactors located in the main electrical room.

3

Building Interior The building has T8, 347 V suspended and surface mounted fixtures. They were installed in 2001.

The AHS leased space has T8 fixtures.

The fixtures are operated by low voltage relay controls cabinets in the north and south side of the building.

Theatre lighting is installed at the drama room stage with a lighting controller located at the entrance of the room.

Theatre lighting controller parts are no longer available. Recommend replacing with new updated controls.

550

15

1

3

3

3

2

Exit/Emergency Lighting There are no emergency battery packs installed within the building.

LED emergency exit signs are provided for path of egress installed in 2001

Recommend installed battery packs through the school. Battery packs are not provided because there is an emergency generator for the building. The generator is natural gas which is not independent of provided utilities and can fail to provide power if natural gas services fail.

1

$34,000 Emergency Lighting 6,548 m2GFA $5 $33,919

EMERGENCY SYSTEMSDetection and Fire Alarm Non-addressed Simplex 4002 Fire Alarm panel with pull stations,

smoke detectors and heat detectors. 6,548m2 3


Security Magnum Alert security system complete with motion detectors and key pads. System reports low building temperature and fire alarm to external monitoring agency.


GFA $0 $0

$292,000 Service & Distribution 6,548 m2GFA $45

$653,982$654,000 Light replacement 6,548 m2GFA $100

$292,368

Page 5 of 6


TCCL


Replacement Cost

Assumed Scope QTY

COMMUNICATIONSTelephone Systems There is a private branch exchange system located in the main

electrical room. It consists of approximately 20 locally wired handsets.

The AHS leases space has a separated telephone system.

3


TV/Computer (LAN) Main network rack mounted patch panels and switches are located in the server room. Data outlets are provided in the administration area and each classroom with Cat 5 cable. Fibre optic cable used to connect the building to SuperNet.

AHS Leased space has separate data / fibre optic wiring system.

3


Intercom/Public Address (PA)

Bogen Multicomm with overhead speakers throughout the building. The gymnasium has a portable sound system with wall mounted speakers.


GFA $0 $0

Clock and Program Systems

120V and battery operated clocks 3$0 No scope required 6,548 m2

GFA $0 $0

Packaged Engine Generator System

15kW, 600 V natural gas fire emergency generator located in the mechanical room.

The energy fuel source is natural gas and it needs to be independent of provided utilities to qualify as an emergency generator. Recommend replacing the natural gas with a diesel fired generator.

$25,000 Diesel fired generator 1 ea $25,000 $25,000

Sub‐Total = $1,005,268

CIVILSITE GRADING AND PAVEMENT STRUCTURES - NO COMMENTS PROVIDED

Sub‐Total = $0

$5,930,000 $6,065,000

Page 6 of 6

value management analysis westlawn junior high school · 2016-12-23 · school to “as new or...

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