2012 01 13_tsb schematic master plan 11x17

Town School for Boys2750 Jackson Street2750 Jackson Street

Modernization & Expansion Master PlanS h i D i S lSchematic Design Supplement

01/13/2012

Prepared for

Town School for Boys2750 Jackson Street

Prepared by

750 Jac so S eeSan Francisco, CA 94115

Prepared by

Approved by

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AcknowledgementsAcknowledgements

Town School 2011 – 2012 Board of Trustees Town School Faculty & Staff

Chairman Shelby Bonnie Vice-Chairman Lynn Poole

W ll bb

Headmaster Brewster Ely IV

S i Ad i i t ti T P Ab d thTreasurer Will RobbinsSecretary Victoria Prendergast

John A Amster

Senior Administrative Team Pam AbendrothNick CofodShelley DorflerJohn A. Amster

Julie AshleyStephen J. Bachmann

yNancy DotyLynn McKannayK h NRoger Barnett

Will Bartlett ’89Gretchen Berggruen

Kathy NyropRollie Miles Warner, Jr.

Gretchen BerggruenRonald B. Brown, Ph.D.Ann Penland Callan

Building & Grounds Committee David SchmaierJohn Amster

W. Brewster Ely IV ex officioJenna FeinbergArina Fong

Mark KushnerMark MillerArina FongArina Fong

Andrea FullerParker Harris

Arina FongJulie AshleyRoger Barnett

Mark Kushner ’75Christopher LordM k R Mill

David ShimmonParker HarrisPen CallanMark R. Miller

Oran MudurogluR. David Schmaier

Pen CallanNancy Doty ex officio

Nadir ShaikhDavid ShimmonJ h Sh hdJohn ShuhdaHon. Rebecca Westerfield (ret.)Jim Zanze ‘81J

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Table of ContentsTable of Contents

Chapter Contents Pages1 P j t O i / I t d ti1 Project Overview/ Introduction 4 - 8

Overview & ProcessFindingsgSchematic Design Narrative

2 Exterior Concepts 9 – 18pExterior Concepts OverviewPerspectivesElevations

3 Master Plan 19 - 24

4 Interior Concepts 25 - 31Key AreasCl CClassroom Concepts

5 Project Phasing 325 Project Phasing 32

6 AppendixppA. Schedules B. Outline Specifications

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Chapter 1. pProject Overview/ Introduction

OVERVIEW

T S h l f B i i d d t K 8 h l f b l t d t 2750Town School for Boys is an independent K‐8 school for boys located at 2750 Jackson St. in San Francisco. The school occupies a facility that has been assembled from four separate structures built at different times; the earliest

d f 1958 i h h l ddi i b i h istructure dates from pre‐1958 with the latest addition being the gymnasium and cafeteria constructed in1971.

O h d d d ll h i d dOver the past decade student enrollment has remained steady at approximately 400, while teacher and staff population has increased materially supporting the commitment to a richer classroom experience,

h d ff d ll lenhanced program offerings and smaller class sizes.

The result is has been increased pressure on the existing facility to support the increase in people and programs to the point where the school has explored a number of options over the years to provide needed space relief. The current facility capabilities to support current, let alone enhanced curriculum offerings, necessitated focused study to achieve solutions.

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PROCESS

l f h h h l l d fThe School’s Leadership and the Board of Trustee’s determined that a focused, curricular programs-based Master Plan should be developed to enable short-term relief and guide long-term institutional advancement.

As a result of the assessments the physical Master Plan and specific project components have been able to be based upon underlying curricular and institutional goals. These include:g g

As part of this focused effort, MKThink was commissioned in April 2010 to undertake a comprehensive study comprised of several independent tracks.

• Developing a focus on project‐based learning• Enabling a place for non‐traditional learners and personalities p y p p

These tracks included academic program needs assessment, facility assessment, classroom utilization study, and an integrated planning and site acquisition strategy. When woven together this work provides a

g p pto thrive• Enhancing the participation of families in the school• Providing facilities that enable learning and encourage creative, s e acqu s o s a egy. W e wove oge e s wo p ov des a

framework for identifying and ultimately realizing the facility needs and physical environment solution options for Town School.

g g gcritical thinking• Incorporating green design principles with a focus on educational opportunities related to building performance and systems ‐ using the

In addition the following reports were made available to MKThink and were reviewed in preparation of this work:

pp g p y gbuilding as a teaching tool.

• Jackson Street Facility Options Study, September 6, 2005. Pfau Architecture• MEP Systems Due Diligence Study May 15 2007 Interface Engineering

The School’s Leadership has translated these educational goals into the following broad project goals for the Facilities Master Plan:

MEP Systems Due Diligence Study, May 15, 2007. Interface Engineering• Structural Review Report, June 1, 2007. Murphy Burr Curry, Structural Engineers• Elevator System Assessment June 30 2006 Edgett Williams Consulting

Project Goals

• Control Destiny at 2750 Jackson• Elevator System Assessment, June 30, 2006. Edgett Williams Consulting Group• Case Study for Town School Facilities Remodeling. Date & author unknown

Control Destiny at 2750 Jackson• Plan for Opportunities Beyond Current• Understand & Apply User Needs & Patterns• Maximize Facility Opportunitiesunknown

• Town School for Boys – Drawing Review (Code), May 7, 2007. Rolf Jensen & Associates, Inc.• Town School for Boys Building and Grounds Strategy and Plan 3rd

Maximize Facility Opportunities• Integrate Into Unified Strategy

• Town School for Boys Building and Grounds Strategy and Plan – 3rd revision. March 2008.•2750 Jackson Facility Opportunities Assessment (Preliminary). December, 20092009

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FINDINGS

In May 2010 a series of workshops were conducted to elicit perspective and feedback from teachers and staff on the following topics:

• The Sciences• Wellness, Food & Nutrition• Environment as a Teaching Toolg• The Arts

From these sessions the following programmatic goals were established.o ese sess o s e o ow g p og a a c goa s we e es ab s ed.

COLLABORATION SPACE OPTIMIZATIONCOLLABORATION• TSB Teachers by nature want to collaborate – facility should foster grade or curriculum collaboration.

S ll b i i h h ‘ ’ id f h

SPACE OPTIMIZATION• “Found” space is low hanging fruit• Creating or acquiring new space will always be more expensive than th l ti• Support collaboration with space teachers ‘own’ outside of the

classroom• Adjacency is key to collaboration

other solutions• Outside space can be better utilized to support programs, downtime, alternative learning and unstructured play

TSB f ilit i t t hi t

ENCOURAGE COMMUNAL SPACE USAGE WHERE POSSIBLE• Universal Classroom concept may be worth considering for certain

• TSB facility can incorporate teaching moments

SCHEDULING ENHANCEMENTS Universal Classroom concept may be worth considering for certain upper school but…• Roaming teacher model only works if everyone is roaming. It doesn’t work if a teacher must occupy another teacher’s space

SCHEDULING ENHANCEMENTS• Optimizing existing space to support expanded programs will rely on re‐thinking how scheduling can free up space and utilize space effectively.• Current schedule is a choice – it can be changed it if there is a willwork if a teacher must occupy another teacher s space

• Prototype shared space scenarios before full roll‐out Current schedule is a choice it can be changed it if there is a will

• Consider alternative schedules: 6 day rotating / expanding double periods for certain classes and grades• Look at schedule blocks as a 4th dimension to space

WELLNESS / HUMAN PERFORMANCE• Understand brain function needs and attention needs and support accordingly

• Look at schedule blocks as a 4th dimension to space

TECHNOLOGY ENHANCEMENTSg y• Provide social & emotional support, especially for the outlier kid• Unstructured downtime and unstructured play are important• Food & Nutrition awareness is important

• Technologies can expand learning beyond the classroom• Effective scheduling tools can better allow traditional and non‐traditional learning spaces toachieve greater utilizationp g p g

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DESIGN INTENT NARRATIVE

The Town School for Boys facility at 2750 Jackson Street will be modernized and expanded to support the full academic program vision for 21st Century

Specifically the improvements will include the following: and expanded to support the full academic program vision for 21st Century education. This vision informs the architectural design intent to transform the building into an effective, exciting and appropriate tool for contemporary teaching within a beautiful context

Expanded facilities to support the more broad Programmatic approach. • 7,000 sf of new space will be added to the Core of the school through excavation and expansion to optimize the available buildingteaching within a beautiful context.

But, how can a building help serve as a teaching tool? By aligning the architectural attributes and features with the means of teaching and leaning

through excavation and expansion to optimize the available building envelope. •10,000 sf of new space will be created below the Lower Field (and north of the existing classrooms)architectural attributes and features with the means of teaching and leaning.

For Town School this means translating the academic vision and programs expressed through the “9 points” and other related principles of Town’s 21st Century learning program into an understanding of the types of activities and

north of the existing classrooms).•The roof of the northeast corner will be raised to create a more voluminous art room filled with natural light and inspired by a spectacular bay viewCentury learning program into an understanding of the types of activities and

interactions and requirements that support these more advanced modes of education

spectacular bay view.

Re-organization to improve opportunities for interdisciplinary learning among related subjects

The Master Plan envisions expansion and changes to support this modernization. The renovated campus will better support of collaboration,

j t b d l i d l t l di t d t It ill b tt

related subjects. •Renovations will enable Town to have a STEM center co-locating the Science, Technology, Hands-on Experimentation and Math. •The Library will be expanded and connected to the Literary Arts andproject-based learning and lateral discovery among students. It will better

support broad access to information, through extensive and rapidly evolving technologies. It will better enable cross-disciplinary studies and better

ti t th d ti l t iti b d th h l’ b d i

•The Library will be expanded and connected to the Literary Arts and Language programs. A new 10,000 sf Multi-purpose center will be built to accommodate a full-court gym and be able to transform into a 450 seat theaterconnections to the educational opportunities beyond the school’s boundaries.

Ultimately the campus will achieve these goals within the fundamental mission of creating a love of learning and a celebration of boyhood.

450 seat theater. •Music and Performing Arts will have larger and more flexible facilities and be collocated with the new multi-purpose center. •Th U S h l ill h b tt i it d dj i•The Upper School rooms will have better proximity and adjacencies to improve informal connection.

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DESIGN INTENT NARRATIVE (continued)

Increased flexibility and access to technology: Change becomes a constant as Town School educators explore a range of methods and tools to engage

Improve ability to learn beyond the traditional classrooms through better connections to the City and the Natural Environment: The building may as Town School educators explore a range of methods and tools to engage

and inspire Town boys. The building needs to recognize and respond to this dynamic. To do so the heavy elements of the architecture needs to ‘get out of the way’ to support education places that may be shaped and reshaped

y g ysupport this core tenant of the Schools program through representational and practical methods. The architecture envelope will be more transparent and softer offering greater visual connections between the exterior and interior the way to support education places that may be shaped and reshaped

easily and economically. Thus many of the rooms and shared spaces will be modernized to provide for more flexibility in arrangements. Floor impediments will be removed Furniture will be upgraded Ceiling heights

g genvironments. Daylight, captured views and general awareness of the natural context will be a larger element of the interior spaces. Landscape elements will be brought into the building highlighted by the central ‘Town-impediments will be removed. Furniture will be upgraded. Ceiling heights

will be increased where practical. The architectural surfaces (floors, walls and ceilings) will carry increased and much more flexible technology infrastructure pathways to support the flow of digital information in support of wireless

e e e s w be b oug o e bu d g g g ed by e ce a owterrarium’. The roof top lab will provide an outdoor, protected opportunity to directly engage with environmental studies through hands-on experiences. Larger and better community spaces including the addition of the multi-pathways to support the flow of digital information in support of wireless.

Directly engage the building as be part of the education program: By providing better access to information enhancing the narrative about its

Larger and better community spaces including the addition of the multipurpose facility and the improvements to the existing theater and cafeteria will provide for increased opportunities to bring more and broader educational opportunities from beyond Town to the school communityproviding better access to information, enhancing the narrative about its

design and operations and helping create a better context for Town to explore its mission, 2750 Jackson St may become very effective teaching tool. At least four themes will be explored through the new architecture:

opportunities from beyond Town to the school community.

Though the design remains under development the schematic layout of theleast four themes will be explored through the new architecture:

•Discover and engage with the historical context•Reveal how buildings systems are made and function

Though the design remains under development, the schematic layout of the Master Plan indicates these opportunities are physically feasible and in line with the budget targets for the project. The design team is very excited about the ability to support the programmatic vision and make these intended•Reveal how buildings systems are made and function

•Demonstrate and support interaction with the natural environment and •Inspire and support community interaction.

the ability to support the programmatic vision and make these intended improvements reality. Over the next few months the concept will be refined to incorporate further input from the teachers, school leadership, neighbors, City officials and technical experts The intent is by June the design will be

The devices to achieve these themes will include spatial organization, use of technology, narrative and interactive displays, design details and material h i

officials and technical experts. The intent is by June, the design will be confirmed and the first part of the plan will be implemented in the summer of 2012. The pace of implementation will be determined by financial and practical considerations Even with the inevitable obstacles that presentchoices. practical considerations. Even with the inevitable obstacles that present themselves during the project development, the strength of the program and the clarity of the design intent will enable consistency so that each stage complements and adds to the success of the learning environmentcomplements and adds to the success of the learning environment.

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Chapter 2. pExterior Concepts

EXTERIOR BUILDING CONCEPT OVERVIEW

PART C

PART DWEST WING FENCE

EAST WING THIRD FLOOR & FENCE

PART B1WEST WING

PART B2EAST WINGPART A

EXISTING JACKSON STREET ELEVATION

(JACKSON STREET) (JACKSON & SCOTT STREETS)CORE

EXISTING JACKSON STREET ELEVATION

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PART AVIEW LOOKING WEST

SUNDIAL ON WALL BAY WOOD GREEN

STEEL AND GLASS SUNDIAL ON WALL BAY

WINDOWWOOD SLATS WALL RAILING

STOREFRONT GLAZING FRITTED

GLASSSTONE LANDSCAPING

STONE PAVING

WOOD A M N

STONE GABION WOOD

BENCHBOARD FORMED CONCRETE WALL

KEYPLAN

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PART AVIEW LOOKING WEST – FUTURE

FABRIC LIGHT SHELVES

KEYPLAN

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PART AVIEW LOOKING EAST

KEYPLAN

SUNDIAL ON WALL BAY WINDOW

WOOD SLATS

GREEN WALL

STOREFRONT GLAZING

STEEL AND GLASS RAILINGWALL RAILING

FRITTED STONE STONEFRITTED GLASS

STONE LANDSCAPING

STONE PAVING

WOOD BENCH

BOARD FORMED CONCRETE

STONE GABION WALL

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PART AVIEW LOOKING EAST – FUTURE

KEYPLAN


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JACKSON STREET ELEVATION

KEYPLAN

SOUTH ELEVATION (JACKSON STREET)STONE ( )

SUNDIAL ON WALL BAY WINDOW

WOOD SLATS

GREEN WALL

STOREFRONT GLAZING FRITTED

GLASSSTONE LANDSCAPING

STONE PAVING

STONE GABION WALL

STEEL AND GLASS RAILING

WOOD BENCH BOARD FORMED CONCRETE

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NC O O M CONC


JACKSON STREET ELEVATION – FUTURE

FABRIC LIGHT KEYPLANFABRIC LIGHT SHELVES

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SCOTT STREET ELEVATION

KEYPLAN

WOOD SLATSSTOREFRONT

GLAZINGFRITTED GLASS

STEEL AND GLASS RAILING

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SCOTT STREET ELEVATION – FUTURE

KEYPLAN


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WEST ELEVATION/ SECTION THROUGH MULTI-PURPOSE ROOM & LOWER ATHLETIC FIELD

KEYPLAN

BAY WINDOW

WOOD SLATS

BOARD FORMED CONCRETE

COR-TEN PLANTER W/

WOOD BENCH

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Chapter 3. 1 3 7NEW BUILDING ENTRY AND PAVEMENT

NEW ROOF GARDEN EXISTING GYMpMaster Plan

24 8

NEW MULTIPURPOSE NEW STAIR AND ELEVATOR5

NEW COURTYARD NEW LANDSCAPING AT STREET

MASTER PLAN OVERVIEW

ROOM AND WEST WING BELOW LOWER ATHLETIC FIELD

NEW STAIR AND ELEVATOR CORE AND SKYLIGHT

5

NEW RAISED ROOF AND 6SKYLIGHTS

44

367

27

8

5

1

88

1

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Chapter 3. 2750 JACKSON STREETMASTER PLAN COMPONENTS

pMaster Plan

1) INTERIOR MODERNIZATION

MASTER PLAN COMPONENTS

BASEMENT PLAN 2) NEW ACADEMIC CORE

3) NEW WEST WING

4) FAÇADE EXPANSION

5) SITE WORK

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pMaster Plan



FIRST FLOOR PLAN 2) NEW ACADEMIC CORE

3) NEW WEST WING


5) SITE WORK

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pMaster Plan



SECOND FLOOR PLAN 2) NEW ACADEMIC CORE

3) NEW WEST WING


5) SITE WORK

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pMaster Plan



THIRD FLOOR PLAN 2) NEW ACADEMIC CORE

3) NEW WEST WING


5) SITE WORK

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pMaster Plan



ROOF PLAN 2) NEW ACADEMIC CORE

3) NEW WEST WING


5) SITE WORK

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Chapter 4. pInterior ConceptsMAIN LOBBY

CEILING

Wood Linear Ceiling

WALLS

ENLARGED FIRST FLOOR LOBBY PLAN

FLOOR

Display Walls

Linoleum (color tbd) Rubber Base (color tbd)

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Linoleum (color tbd) Rubber Base (color tbd) VIEW OF FIRST FLOOR LOBBY

Chapter 4. pInterior Concepts

LITERARY ARTS CENTER

CEILING

WALLS

Plank acoustical panels Direct-Indiect Pendant FixturesPainted drywall ceiling (color tbd)SECOND FLOOR LIBRARY PLAN

FIRST FLOOR LIBRARY PLANWALLS

Carpet Tile (color tbd) Rubber Base (color tbd)

FURNITURE

Soft informal seating

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gVIEW OF FIRST FLOOR LIBRARY


STEM

CEILING

Acoustic panels glued to ceilingExposed concrete deck and mechanical systems

Direct-Indiect Pendant Fixtures Ceiling-mounted retractable power & water

WALLSENLARGED STEM LAB PLAN

FRP wainscot over painted drywall (colors tbd)

FLOOR

Poured epoxy floor with integral base (color tbd)

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p y g ( )VIEW OF STEM LAB


TYPICAL CLASSROOM

CEILING

TYPICAL CLASSROOM – PROPOSED OPTION B2SECTION @ TYPICAL CLASSROOM – PROPOSED OPTION B2REPLACE & RELOCATE EXISTING GLAZINGADD SUNSHADING

Direct-Indirect Pendant FixturesAcoustic panels glued to ceiling

WALLS/ GLAZING

SECTION @ TYPICAL CLASSROOM – PROPOSED OPTION B1REPLACE EXISTING GLASS IN CURRENT LOCATIONADD FABRIC SUNSHADING

Wall Wash Fixture

TYPICAL CLASSROOM – PROPOSED OPTION B1

Fabric Sunshading

FLOOR

C T l ( l bd) R bb B ( l tbd)

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Carpet Tile (color tbd) Rubber Base (color tbd) SECTION @ TYPICAL CLASSROOM – EXISTING TYPICAL CLASSROOM – EXISTING


TYPICAL CLASSROOM - EXISTING

TYPICAL CLASSROOM – EXISTINGSECTION @ TYPICAL CLASSROOM – EXISTING

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TYPICAL CLASSROOM – PROPOSED B1

SECTION @ TYPICAL CLASSROOM – PROPOSED OPTION B1REPLACE EXISTING GLASS IN CURRENT LOCATION

TYPICAL CLASSROOM – PROPOSED OPTION B1REPLACE EXISTING GLASS IN CURRENT LOCATIONADD FABRIC SUNSHADING

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TYPICAL CLASSROOM – PROPOSED B2

TYPICAL CLASSROOM – PROPOSED OPTION B2SECTION @ TYPICAL CLASSROOM – PROPOSED OPTION B2REPLACE & RELOCATE EXISTING GLAZINGREPLACE & RELOCATE EXISTING GLAZINGADD SUNSHADING

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Chapter 5. PREVIOUS PHASEpSchematic Project Phasing

EXISTING PHASE 1 PHASE 2 (PART 2A) PHASE 2 (PART 2B) PHASE 3EXISTING PHASE 16/1/2012 – 8/30/2012

INTERIOR IMPROVEMENTS, ART ROOM THEATER FOUNDATION, SEISMIC UPGRADES,

PHASE 2 (PART 2A)6/1/2013 – 8/30/2014

CORE & EXCAVATIONSPRINKLER & HVAC UPGRADES

PHASE 2 (PART 2B)Within 6/1/2013-8/30/2014

EXCAVATION BUILDOUT

PHASE 3Within 6-9 Yrs of Conditional Use Approval

FAÇADE EXPANSION & SUNSHADING

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THEATER FOUNDATION, SEISMIC UPGRADES, IN-KIND WINDOW REPLACEMENT

SPRINKLER & HVAC UPGRADES

Chapter 6. pAppendix

APPENDIX ASCHEDULESSCHEDULES

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Chapter 6. pAppendix

APPENDIX BSCHEMATIC OUTLINE SPECIFICATIONSSCHEMATIC OUTLINE SPECIFICATIONS

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Town School for Boys Outline Specifications – Schematic Design

Issued to FDI for Schematic Phase 1 Pricing

12-13-2011 Prepared for:

Town School for Boys 2750 Jackson Street San Francisco, CA 94115 Prepared by: Roundhouse One 1500 Sansome Street San Francisco, CA 94111

2011_12_13_Schematic Outline Specifications for FDI Pricing.doc Page 2 of 15

PROJECT DESCRIPTION The new facility for Town School for Boys at 2750 Jackson Street is proposed as a “Building as a Teaching Tool.” Strategies to articulate the learning opportunities throughout the facility will include implementing cost effective, high impact solutions that will enable enriched curriculum and program opportunities for students, teachers, staff and families alike. This could include exposed & energy efficient building systems, recycled materials, optimizing daylighting, energy management systems & displays, and graphic signage. The project aims to achieve LEED Gold Certification. The project proposes to increase the 54,540 sqft existing facility to approx 73,000 sqft, including approx 10,000 sqft of 30 feet deep excavation at the northwest corner of the site for a new Multi‐Purpose Room with a regulation sized basketball court and performance space. The construction is conceived to occur over 2 major construction phases, as described below, with temporary services and access to allow part of the student population to remain on site during Phase 2. Construction Phases Phase 1 (Summer 2012)

Interior improvements at East Wing Seismic improvements Lower/ flatten foundation at existing Theater Raise 3rd Floor Art Room Roof & add skylight In‐kind replacement of storefront at Cafeteria (North Elevation) Stub out to future cooling tower

Phase 2 (~15 months starting summer 2013)

New Core (includes, Lobby, Library, Stairs, Elevator, Double Height south facing room, 3rd Floor PE Spaces)

Excavation for Multi‐Purpose Room in West Wing Temporary services to access East Wing Sprinklers throughout building Cooling Tower Site Work Rework perimeter heating in some of the south & east classrooms

Project Parts In addition, there are 4 major project parts as follows:

Part 1: Same as Phase 1 Part 2: Core Part 3A: Cold Shell & Field Part 3B: Excavation Build‐out (Gym, catwalk, Control Room, Music Rooms) Part 4: Façade Expansion at East & West Wings along Jackson & Scott Streets Temporary Services/Access for East Wing During Phase 2


OUTLINE SPECIFICATIONS Note: Strikethrough text indicates work not in scope (Phase 2)

1. SITE

a. Pavements‐ All designs are based on sub‐grades being of good quality. i. Asphalt and Concrete Pavements

1. Asphalt 4” Plant mix base course with 1½” fine surface mix topping course over 6” aggregate base.

2. Reinforced Concrete Pavement 7” to 8” Portland cement concrete slab reinforced with heavy mesh equivalent to #4@12”over 6” aggregate base. Aggregate to match existing.

ii. Permeable Pavements 1. Concrete Unit Pavers

Uni Eco Stone 4” pavers over 2” min. No. 8 aggregate bedding course over 4” min. #57 stone open graded base over 6” min. no. 2 stone subbase over geotextile. Minimum gaps per manf. recs.

2. Crushed Granite 2” crushed granite over 2” min. No. 8 aggregate bedding course over 4” min. #57 stone open graded base over 6” min. no. 2 stone subbase over geotextile

iii. Playsurface 1. 2”‐3” Recycled poured in place rubber playsurface – American Safety Surface &

Recreation or equal.

b. Barriers ‐ TBD c. Fences, Gates and Railings

i. Fences Match existing cyclone fence where applicable

ii. Gates Match existing where applicable

iii. Railings (Exterior Stairs) 42” high guardrail made from 1 ½” dia. stainless t.s. posts w/ ¾” dia. horizontal rails spaced 4” o.c. max. w/ a ½” x 3” s.s. barstock top rail.

iv. Railings (3rd Floor) 42” high perforated metal guardrail on 1 ½” dia. stainless t.s. posts w/ ½” x 3” s.s. barstock top rail.

v. Railings (Balconies at Core) 42” high guardrail made from 1 ½”x1 ½” stainless t.s. posts w/ ¾” x 1 ½” x ipe horizontal purlins spaced 4” o.c. max. over perforated metal panel (inside) w/ a ½” x 3” s.s. barstock top rail.

vi. Wood Fence 36” high wood fence made from ¾” x 1 ½” horizontal battens of reclaimed ipe slats at 6” o.c. over 1 ½” x vertical posts

d. Guards at Mechanical Equipment ‐ TBD


e. Playstructures

i. $30,000 allowance for vertical climbing play structure f. Site Structures

i. Retaining Walls and Curbs 1. Retaining walls and curbs are to be typically cast‐in‐place concrete. Besides the

wall thickness determined by design, walls and curbs are to have additional reinforcement at fence posts with the following minimum thickness to reduce number and width of cracks at the posts.

2. Walls and curbs supporting chain‐link fences are to have a minimum of 5” concrete clear at fence sleeves each side, typically providing a width of 1’‐0” for fences 10’‐0” high or less and 1’‐4” for fences over 10’‐0”.

3. Walls supporting iron fences 6‐0” or less are to have a minimum width of 1’‐0”. Provide ¾” expansion joints every 40’‐0” maximum, with joints within 10 feet of corners. Expansion joint layout is to be shown on the plans. Place expansion joints a minimum of 2’‐3” away from the fence posts.

4. Provide drainage mat and weep holes (or perforated drainpipe connected to a stone dry well at lot line condition) behind the wall to prevent saturation of the backfill.

5. If retaining wall is a large element of the site, provide special formliners to provide an architectural finish.

g. Site Furnishings

i. Benches Landscape Forms Shadowline or equal.

ii. Bollard Lights Landscape Forms Sentinel Mitre with Light or equal.

iii. Flagpoles Reuse and relocate existing flagpole.

iv. Bicycle Racks Inverted U style fabricated from 1.5" I.D. (1.9" O.D.) or 2.0" I.D. (2‐3/8" O.D.) ASTM A53 Schedule 40 Steel Pipe. Spaced per manf. recs.

h. Landscaping

i. Consideration is to be given to provide Low‐Impact Design landscaping to meet the requirements of both San Francisco Stormwater Management and LEED Silver requirements. This may include trees, shrubs, and plants that are low maintenance, low water, and drought resistant. Plantings that reduce or eliminate the need for permanent irrigation should be selected. Temporary irrigation, if necessary, should be limited to up to one year after installation.

2. Building Envelope

a. Walls i. Cement Plaster

Applied per ASTM C 926 and ASTM C 1063. Color and texture shall match existing where applicable. If there is a new application not near existing cement plaster, then the finish shall be a light dash.


ii. Storefront System 1. Storefront

Kawneer Trifab VersaGlaze 451T front glazed w/ thermal break. Glazing shall be fritted, double glazed, Low‐E, High Solar Gain w/ Agron or Krypton gas filler:U = 0.41‐0.55 / SHGC = 0.41‐0.60 / VT = 0.51‐0.60

2. Sundial Stainless steel sundial and sunpath pattern to be attached to face of storefront

iii. Concrete “Structural” ‐ TBD iv. Concrete “Architectural”

1. Formwork shall be random rough‐sawn boards a minimum of 4” wide and a maximum of 8” wide. Boards shall be spaced to allow a slight bulge at the joints that would be manually removed a number of integral and surface colors are to be used, assume a minimum of 3

2. Aggregate to be re‐used from site excavation when possible 3. S.S.D. for concrete thickness and reinforcement 4. All joints shall be shown on the elevations, minimum one per floor vertically

and 1 per 20 feet horizontally. 5. At locations where the concrete is not exposed, as in the interior, the wall

assembly (from exterior to interior) shall consist of: concrete wall, vapor barrier, 1” xps 6” mtl. stud, R 30 batt insulation, 5/8” type x gyp. bd.

6. Stainless Steel buttons embedded in concrete at 8’ o.c. vertically, 6’ o.c. horizontally

v. Wood 4”‐8” wide reclaimed wood siding (Terra Mai teak or approved equal) over 1x P.T. vertical battens over 2” rigid xps over GreenGuard Rain Drop building wrap over ¾” plywood sheathing over 6X Mtl. Studs filled w/ R30 Batt insulation w/ 5/8” type X Gyp bd. On the interior. High Temp Butyl Flashing used at all openings, vertical battens and corners.

vi. Stone 1. Alternate 1

Variable size rough stone wall, all material to be reclaimed from excavation of site when possible. Stones to be contained in wire cages (gabions) and stacked

2. Variable size rough stone wall, all material to be reclaimed from excavation of site when possible. Stone wall to be stacked with deep set mortar to give the appearance of dry stacked stone.

3. Alternate 2 Rusticated stone blocks, all material to be reclaimed from excavation of site when possible. Stone wall to be stacked with deep set mortar to give the appearance of dry stacked stone.

b. Windows i. Aluminum

Traco NX 200 Series or approved equal ii. Shading Devices

1. Fabritec PTFE Fabric Shade Panels similar to façade at Mesa Arts Center 2. Alternate‐ Kawneer InLighten light shelf or approved equal

c. Doors


i. Storefront Kawneer 350 standard entrance or equal

ii. Steel 1. Doors: 14 gage galvanized face sheets – painted 2. Frames: 12 gage galvanized steel, reinforced – painted 3. No vision panels shall be provided for doors to mechanical and/or storage

spaces. d. Roofs

i. Flat Roof at Roof Garden 1. For new construction, roofs are typically designed for storm water retention.

The roof is to be pitched to drain for positive roof drainage, typically 2”. For a typical square or rectangular roof configuration, positive drainage can be achieved by sloping the structural steel.

2. For other roof configurations, the desired slope can be achieved by sloping the concrete. Construct crickets behind equipment using structural repair mortar.

3. Fluid applied protected membrane roofing system shall include: a. Membrane ‐ rubberized asphalt, fully adhered to deck, minimum

thickness 215 mils,including fabric reinforcing sheet. b. Separation/Protection sheet ‐ Reinforced rubberized asphalt,

minimum thickness 40 mils. c. Drainage Mat d. Insulation ‐ Extruded polystyrene. R=20, consistent with prototypical

energy modeling. e. Filter fabric. f. Precast pavers, 2” thick minimum to provide wind uplift resistance, of

reflectance required to meet LEED Heat‐Island Affect point. g. Concrete deck shall be tested for moisture content prior to membrane

installation, to ensure proper adhesion. ii. Playsurface Flat Roof (Upper Athletic Field)

1. Rubberized playsurface to match existing playsurface 2. Drainboard 3. Dexotex

iii. Equipment Screens Industrial Louvers Model 450 XPI factory painted

iv. Skylights 1. Sun Optics pre‐engineered self supporting skylight with integral louvers on 3’‐

6” concrete curb e. Miscellaneous

i. Downspouts 3” dia. painted, galv.

ii. Trellises Painted, galvanized t.s. frame with 1x4 ipe purlins.

iii. Flashing Painted galvanized sheet metal

iv. Access ladder v. Exterior Metal Stairs


vi. Exterior Building Signage 3. Building Interiors

a. Finishes i. Floors

1. Sealed Concrete‐ ground smooth and sealed with GS Concrete Guard 2. Poured Epoxy‐ Everlast epoxy flooring or approved equal 3. VCT‐ 1’x1’ Armstrong Excelon or approved equal $4/SF installed 4. Linoleum‐ 1’x1’ Armstrong Marmorette with Naturcoat or approved equal

$6/SF installed 5. Ceramic Tile‐ American Olean Infusion slip resistant porcelain tile or approved

equal. At shower rooms, tiles are backed using the Schluter KERDI system of waterproofing.

6. Carpet Tile‐ InerfaceFLOR quickship pallettes or approved equal 7. Stone (Lobby)

Honed stone (species and size tbd) 8. Wood

a. Multi‐Purpose Room ‐ Connor GreenPlay flooring or approved equal b. Stage (Multi‐Purpose Room & Theater)

Harlequin Activity with Hardwood surface or approved equal c. Dance Studio Flooring

Harlequin Activity with Hardwood surface or approved equal ii. Base

1. Rubber‐ Armstrong 4” rubber base or approved equal 2. Wood‐ 4” painted wood base or approved equal 3. Tile‐ American Olean porcelain tile or approved equal 4. Integral Poured Epoxy‐ Everlast epoxy flooring or approved equal

iii. Walls

1. Painted Gyp. Bd.‐ Smooth Eggshell Finish a. light colored paint: 1 primer coat + 1 top coat w/ eggshell finish b. dark colored paint: 1 primer coat + 2 top coats w/ eggshell finish c. high use areas (ex: cafeteria): 1 primer coat + 2 top coats w/ semigloss

finish 2. Tile

American Olean Infusion porcelain tile or approved equal. At shower rooms, tiles are backed using the Schluter KERDI system of waterproofing.

3. FRP (Labs 258 & 261) 7’‐0” FRP wainscot

4. Acoustic Panels (Music Room) JCW Reflecta 60 STC wall panel or approved equal

iv. Ceilings

1. ACT‐1 Armstrong School Zone Fine Fissured w/ 2x2 lay‐in frame

2. ACT‐2 Armstrong Optima Vector Plank


3. Open ceiling Armstrong #746 Fine Fissured 1x1 panel glued to underside of ceiling 60% ceiling coverage minimum

4. Gypsum Board ½” gyp. bd. under ¾” hat channels spaced 2’‐0” o.c. under 21/2” x 20GA cross beams either connected directly to the ceiling or hung similar to an ACT ceiling system.

5. Wood Armstrong WoodWorks Linear Ceiling or approved equal

6. Special Acoustic 1 (Multi‐Purpose Room) JCW Gym Panel or approved equal to infill all area at ceiling between structure

7. Special Acoustic 2 (Music Classrooms) JCW fabric wrapped 75mm Techmel panel

b. Partition Construction

i. Typical Classroom 1 layer 5/8” type x gyp. bd. / 3 5/8” x 20GA mtl. studs spaced 16” o.c. / acoustic batt insulation / 1 layer 5/8” type x gyp. bd. To be built w/ slip tracks and bracing, S.S.D.

ii. Typical Sound Isolation 1 layer 5/8” type x gyp. bd. resilient channels spaced 2’‐0” o.c. / 3 5/8” x 20GA mtl. studs spaced 8” o.c. staggered every 16” o.c./ acoustic batt insulation / 2 layers 5/8” type x gyp. bd. To be built w/ slip tracks and bracing, S.S.D.

iii. Chase 5/8” type x gyp. bd. / 3 5/8” x 20GA mtl. stud spaced 16” o.c. / acoustic batt insulation / required air space, varies / 3 5/8” x 20GA mtl. stud spaced 16” o.c. / 5/8” type x gyp. bd. To be built w/ slip tracks and bracing, S.S.D.

iv. Shaft 1” gypsum liner panels / USG Shaftwall C‐H stud (size varies depending on requirements, assume 4”) / R12 batt insulation / 2 layers 5/8” type x gyp. bd. (assume 2 hour rated) To be built w/ slip tracks and bracing, S.S.D.

v. Fire Rated All walls will at least meet minimum requirements set forth in GA Fire Resistance Manual GA‐600‐2009

c. Interior Doors, Frames, & Hardware

i. Typical Classroom 1. Doors shall be constructed of structural composite lumber core, 1‐3/4” thick 5‐

ply construction. A vision panel shall be provided w/ a minimum of 7 s.f. Doors and frames to meet all required fire rating.

2. Frames shall be 12 gage galvanized steel, reinforced – painted. 3. Hardware shall consist but are not limited to the following items:

a. LCN 4041 Door Closer or approved equal b. Sargent TZONE (11 Line) cylinder lockset , classroom (F84) or approved

equal c. Minimum 3 Hager AB920 hinges d. Hager 327F or 327W floor or wall stop and holder e. Hager 756S Astragal f. 10” s.s. door kick


g. Hager saddle threshold per floor transition requirements ii. Typical Office

1. Doors shall be constructed of structural composite lumber core, 1‐3/4” thick 5‐ply construction. Doors and frames to meet all required fire rating.

2. Frames shall be 12 gage galvanized steel, reinforced – painted. 3. Hardware shall consist but are not limited to the following items:

a. LCN 4041 Door Closer or approved equal b. Sargent TZONE (11 Line) cylinder lockset , office (F81) or approved

equal c. Minimum 3 Hager AB920 hinges d. Hager 327F or 327W floor or wall stop and holder e. Hager 756S Astragal f. 10” s.s. door kick g. Hager saddle threshold per floor transition requirements

iii. Typical Storage and Utility 1. Doors shall be constructed of structural composite lumber core, 1‐3/4” thick 5‐

ply construction. Doors and frames to meet all required fire rating. 2. Frames shall be 12 gage galvanized steel, reinforced – painted. 3. Hardware shall consist but are not limited to the following items:

a. LCN 4041 Door Closer or approved equal b. Sargent TZONE (11 Line) cylinder lockset , storage (F86) or approved

equal c. Minimum 3 Hager AB920 hinges each door d. 2 Hager 327F or 327W floor or wall stop and holder e. 10” s.s. door kick f. Hager saddle threshold per floor transition requirements g. Hager 756S Astragal h. louvers as required, S.M.D.

iv. Typical Corridor (double door) 1. Doors shall be constructed of structural composite lumber core, 1‐3/4” thick 5‐


a. 2 LCN 4041 door closers or approved equal b. 2 Hager 4500 Series panic bars c. Minimum 3 Hager AB920 hinges d. Sargent 1560 Magnetic door holder w/ fail safe mechanism tied to fire

alarm e. 2 10” s.s. door kicks f. Hager saddle threshold per floor transition requirements g. Fire Door Coordinator

v. Typical Public (double door) 1. Doors shall be constructed of structural composite lumber core, 1‐3/4” thick 5‐


a. 2 LCN 4041 door closers or approved equal b. 2 Hager 4500 Series panic bars


c. Minimum 3 Hager AB920 hinges each door d. 2 Hager 327F or 327W floor or wall stop and holder e. 2 10” s.s. door kicks f. Hager saddle threshold per floor transition requirements g. Fire Door Coordinator

vi. Acoustical Doors (Between Theater & Cafeteria) 1. Acoustical Surfaces, Inc. – Studio 3D Noise S.T.O.P. Soundproof Interior Doors

(STC 56) vii. Sliding Partition Door

1. Alternate 1 a. Doors shall be constructed of structural composite lumber core, 1‐

3/4” thick 5‐ply construction. b. track shall be Niko #27.000 w/ wall support brackets c. door hangers shall be Niko R92 triple wheel hanger d. White board surfacing shall be fixed to it where applicable.

2. Alternate 2 a. Skyfold Classic NR Sliding Walls

viii. Garage Door 1. Alternate 1

Skyfold Mirage Glass Garage Door

2. Alternate 2 2‐1/8” Aluminum frame glass garage door with tempered glass lites

d. Interior Windows

i. Steel Windows ‐ Fixed Windows to be painted hollow metal to match door frames w/ ¼” glazing. Tempered and fire glazing where required.

ii. Steel Windows ‐ Sliding Windows to be painted hollow metal to match door frames w/ ¼” glazing. Tempered and fire glazing where required.

iii. Interior Light Shelf (Art Room) 1. Aluminum ‐ ASTM B 211 and or 209, alloys 3003and 6063‐T5 or 6063‐T6 for

extrusions. 2. Fasteners ‐ All fasteners to be non‐corrosive and compatible with the above

aluminum and or stainless steel materials. All necessary fasteners to be supplied by the manufacturer.

3. Extruded 2 ½” deep extruded aluminum channel frame with mitered corners. Center support tube to be 2 ½” X 2 ½” extruded tube.

4. Minimum .080” thick top and bottom aluminum sheet fastened to the extruded aluminum channel frame.

e. Casework i. Construction

1. All casework construction shall conform with section 14 of the Woodwork Institute Manual of Millwork

2. All cabinet doors shall be Type I flush 3. All cabinet doors shall have stainless steel wire pulls


4. All cabinets shall be economy grade, except at laboratory spaces where finished will be laboratory grade.

5. All casework construction details shall follow Style ‘A’ frameless ii. Finishes

1. All cabinet frames to be clear sealed wood or approved equal 2. All cabinet drawer and door faces to be Formica Standard Laminates or

approved equal 3. All countertops to be Formica Standard Laminates or approved equal 4. All laboratory countertops to be Formica Chemtop 2 Laminates or approved

equal f. Furniture – TBD g. Retractable Seating

Hussey or Jezet retractable seating system or equal

h. Interior Handrails 1 ½” dia. s.s. handrail and handrail extension

i. Miscellaneous i. Signage

1. Accessible room signage, donor signage 2. “Building as a Teaching Tool” Signage (Graphic educational signage)

ii. Window Treatment 1. Mecho shades (Art Room only)

j. Equipment

i. Typical Classroom 1. Ceiling mouned projector 2. Ceramic whiteboard, 7’H typical 3. Other Equipment TBD

ii. Reading Room ‐ TBD iii. Library ‐ TBD iv. Office ‐ TBD v. Music Room ‐ TBD vi. Laboratory

1. Ice maker 2. Refrigerator 3. Other Equipment TBD

vii. Art Room 1. All cabinet doors shall be Type I flush 2. Reuse (2) Existing Art Room kilns 3. Compact Storage, Montel Quadramobile system or approved equal

viii. Public Areas 1. Energy monitoring system display

ix. Gym 1. Scoreboard


4. Building Services a. Plumbing

i. Kitchen Indirect Waste Piping ii. Acid Waste System – pH Neutralization iii. Piping Materials iv. Water Services for Domestic, Sprinkler and Standpipe Systems v. Water Heaters vi. Backflow Prevention Device – Double Check Valve (DCV) and Reduced vii. Pressure Zone (RPZ) viii. Wall Hydrant Requirements for Window Washing and General Maintenance ix. Gas Service and Meter Piping x. Gas Valves/Master Gas Control Valve xi. Hose Bibs xii. Floor Drains (Science Labs) xiii. Plumbing Fixtures

1. Restroom Urinals‐ American Standard Flush Free Waterless Urinal Medium 2. Restroom Toilets‐ American Standard Madera ADA 1.28 GPF with Selectronic

Dual Flush Valve 3. Restroom Sinks‐ American Standard Comrade Wall‐Mount Sink 4. Restroom Faucets‐ American Standard Pillar Tap Metering Faucet 5. Shower Systems‐ American Standard FloWise Commercial Shower System 1.5

GPM 6. Laboratory Sinks‐ Elkay DRKAD2522554 Lustertone 18‐gauge classroom sink

with double ledge. 7. Laboratory & Art Room Faucets‐ Chicago Faucets 895‐317ABCP ADA gooseneck

spout 8. Art Room Sinks – Stainless Steel Trough Sink 9. Floor Sinks at Janitor Clostets‐ Elkay EFS3321C with back and side Panels as

reqd. 10. Janitor Faucets‐ Elkay LK940AT08T4S Wall mount Faucet 11. Interior water coolers‐ EHWM17C two level s.s. drinking fountain 12. Exterior drinking fountains‐ Halsey Taylor Endura 4705FR wall mounted ADA

drinking fountain 13. Roof Garden Sinks ‐ Elkay DRKAD2522554 Lustertone 18‐gauge classroom sink

with double ledge. 14. Retractable ceiling mounted hoses in Labs 258 & 261

xiv. Storm Water Management – System TBD xv. Grease Interceptors and Oil Separators xvi. Conveyance of Sanitary Waste from Plumbing Fixtures Located in Basement or Cellar

Floors b. Mechanical

i. General Overview of Heating Ventilation and Air Conditioning Systems ii. HVAC Unit Centralization and Coordination iii. Ductwork and Shafts iv. Non‐Assembly Spaces (Classrooms, Offices, etc.) v. Public Assembly Spaces vi. Considerations for Kindergarten, 1st and 2nd Grade Classrooms vii. Convectors and Enclosures


viii. Corridor Ductwork ix. Wardrobe/Locker Ventilation x. Heating and Cooling Design Parameters (Load Calculations) xi. Smoke Control and Post‐Fire Smoke Purge Systems xii. Air Conditioning Existing School Buildings xiii. Unit Ventilators (Existing School Buildings Only) xiv. Arrangement and Sizing of Equipment xv. Fuel Oil/Diesel Oil Storage Tanks: Capacity and Room/Vault Ventilation xvi. Cleaning and Inspection of Boilers and Chimneys xvii. Fuel Burning Equipment xviii. Gas Leak Detection and Alarm Systems xix. Venting of Oil and Gas Fired Steam and Hot Water Boilers and Emergency xx. Generators xxi. Boiler Burner Safety Considerations for Non‐Condensing Boilers xxii. Building Management System / Direct Digital Control BMS/DDC and DDC Only Systems xxiii. Kitchen Ventilation xxiv. Kitchen Storeroom HVAC Requirements xxv. Acoustical Standards xxvi. Plenum Returns xxvii. HVAC Design Requirements for Special Spaces xxviii. LEEDv3 2009 for Schools, ASHRAE 90.1‐07 Appendix G xxix. Refrigeration Leak Detection and Ventilation System xxx. Verification of Air System Design xxxi. Ducts Requiring Dedicated Shafts xxxii. Vent Hoods (Art Room & Laboratories)

c. Fire Protection i. Sprinkler Design ii. Fire Standpipe Design iii. Sprinkler Floor Control Valve Assembly Location

d. Elevators i. Finishes ‐ TBD ii. Size –Otis 2000 lb Holed Hydraulic, 5’‐8”w x 4’‐3”d x 8’‐0”h iii. Speed iv. Number of Stops – 7

e. Lifts i. Finishes ‐ TBD ii. Size – 4’‐6”w x 3’‐4”d iii. Speed iv. Number of Stops – 2 v. Travel Distance – 3’‐5”

f. Electrical & Communication Services i. POWER DISTRIBUTION ii. Electric Service iii. Receptacles iv. Retractable ceiling mounted power cords in Labs 258 & 261 v. LIGHTING SYSTEMS

1. Interior Lighting a. Recessed CFL Cans


b. Linear Fluorescent Pendants‐ Peerless Cerra 10 or equal w/ standard electronic ballast, light sensors min. 1 each room.

c. Wall Washers‐ Peerless Tulip Lightline Direct or equal d. 2x2 Recessed ACT e. Sconces

2. Stage and Platform Lighting for Primary band Intermediate Schools a. truss system

3. Emergency Lighting 4. Exit Signs

Recessed edge‐lit exit signage 5. Exterior/Site/Security Lighting

a. Bollards b. Stair Lights

6. Interior Athletic Fields/Sports Lighting a. High Bays

g. Low Voltage Systems i. Fire Detection and Alarm System ii. Main Telecommunications Room and Intermediate Telecommunication’s Closet iii. Telephone System iv. Data Cabling Network v. Intercommunication Systems vi. Television Cabling System vii. Clock System viii. Intrusion Alarm System ix. Carbon Monoxide Detection and Alarm Systems x. daylight/power/temperature monitoring system

5. Temporary Services

Provide temporary services & access to the East Wing for part of the student population during Phase 2. a. Stairs

1‐Hr Fire Rated emergency stairs from Roof to grade at Jackson Street b. Elevators

Temporary Elevator from Roof to Grade at Jackson Street c. Bathrooms

Portable Restroom, Johnny On The Spot Pearl Series II or equal d. Lighting

Emergency Egress Lighting in Temporary Stair Enclosure e. Egress Protection (North Exit Court to Scott Street)

Plywood barrier at egress path from Stair Tower at North Exit Court 6. Room Matrix (see attached)

a. Rooms i. Finishes

1. Floor 2. Base 3. Wall 4. Ceiling 5. Notes


ii. Cabinetry 1. Base Cabinets 2. Upper Cabinets 3. Full Height Cabinets

iii. Furniture 1. Tables 2. Chairs 3. Miscellaneous

iv. Mechanical 1. Controls 2. Registers 3. Notes

v. Electrical 1. Controls 2. Receptacles 3. Lighting 4. Notes

vi. Plumbing 1. Fixtures

vii. Low Voltage Systems 1. Fire Detection and Alarm 2. Telecommunications 3. Data 4. TV Cabling 5. Clock 6. MEP Monitoring Systems

2012 01 13_tsb schematic master plan 11x17

Education

pexterior

natural environment

east wing

purpose center

speed iv

interior modernization

west wing

finishestbd