david douglas school district...david douglas school district facility condition assessment summary...

17047

DAVID DOUGLAS

SCHOOL DISTRICT

2018 Facility Condition Assessments Summary Report

BBL ARCHITECTS 200 North State Street

Lake Oswego, Oregon 97034

(503) 635-4425

October 26, 2018

David Douglas School District

Facility Condition Assessment Summary Report 1

Table of Contents

Background

Executive Summary – General Facility Condition Assessments Page 3

Summary Table Page 4

Individual Facility Condition Assessments

Cherry Park Elementary School Page 6

Earl Boyles Elementary School Page 15

Gilbert Heights Elementary School Page 21

Gilbert Park Elementary School Page 30

Lincoln Park Elementary School Page 37

Menlo Park Elementary School Page 41

Mill Park Elementary School Page 47

North Powellhurst Elementary School Page 51

Ventura Park Elementary School Page 55

West Powellhurst Elementary School Page 61

Alice Ott Middle School Page 69

Floyd Light Middle School Page 75

Ron Russell Elementary School Page 83

David Douglas High School – North Campus Page 87

David Douglas High School – South Campus Page 99

Fir Ridge HS Page 109

DDSD Aquatic Center Page 113

DDSD Performing Arts Center Page 115

DDSD Facilities – South Powellhurst Campus Page 117

DDSD Administration Building (Halsey) Page 124

Appendices:

Appendix A: Cherry Park ES Assessment Spreadsheets

Appendix B: Earl Boyles ES Assessment Spreadsheets

Appendix C: Gilbert Heights ES Assessment Spreadsheets

Appendix D: Gilbert Park ES Assessment Spreadsheets

Appendix E: Lincoln Park ES Assessment Spreadsheets

Appendix F: Menlo Park ES Assessment Spreadsheets

Appendix G: Mill Park ES Assessment Spreadsheets

Appendix H: North Powellhurst ES Assessment Spreadsheets

Appendix I: Ventura Park ES Assessment Spreadsheets

Appendix J: West Powellhurst ES Assessment Spreadsheets

Appendix K: Alice Ott MS Assessment Spreadsheets

Appendix L: Floyd Light MS Assessment Spreadsheets

Appendix M: Ron Russell MS Assessment Spreadsheets

Appendix N: David Douglas HS – North Campus Assessment Spreadsheets

Appendix O: David Douglas HS – South Campus Assessment Spreadsheets

Appendix P: DDSD Aquatic Center Assessment Spreadsheets

Appendix Q: DDSD Performing Arts Assessment Spreadsheets

Appendix R: DDSD Facilities – South Powellhurst Assessment Spreadsheets

Appendix S: DDSD Administration Building Assessment Spreadsheets



Background

BBL Architects (BBL) was asked by the David Douglas School District to determine the expected costs

for essential infrastructure maintenance and repair. Between February 14, 2018 and April 5, 2018 BBL

Architects (BBL) inspected the nine elementary schools (Cherry Park Elementary School, Earl Boyles

Elementary School, Gilbert Heights Elementary School, Gilbert Park Elementary School, Lincoln Park

Elementary School, Menlo Park Elementary School, Mill Park Elementary School, Ventura Park

Elementary School, and West Powellhurst Elementary School), the three middle schools (Alice Ott

Middle School, Floyd Light Middle School, and Ron Russell Middle School),The Child Development

Center at North Powellhurst School, David Douglas High School (including all buildings at both the

north and south campuses), Fir Ridge High School, and district Administration and Facilities sites (the

Halsey Building and South Powellhurst site) with mechanical and electrical designers/engineers from

System Design Consultants, and a representative from the David Douglas School District to assess the

conditions of the sites, building envelopes, interior finishes, plumbing and mechanical systems, and

the electrical systems. Destructive tests or in-depth investigations were not performed, but District

staff with significant knowledge of each building noted less observable issues.

Deficiencies are to be given a priority level as follows:

• Priority 1 – Must Correct: Building element has reached the end of its useful life, does not

meet jurisdictional requirements, or presents a safety concern.

• Priority 2 – Need to Correct: Building element is still functioning, but is nearing the end of its

useful life, worn out elements that do not present a safety concern.

• Priority 3 – Want to Correct: Building elements that replacement would provide improved

environment, elements that are worn out, all other items

Based on each site inspection, square footage, and other quantity estimates were developed for each

maintenance task. Standard items were entered into the Assessment Tool, a cost estimating and

facility assessment spreadsheet provided by the Oregon Department of Education, which generates

costs based on unit cost provided by the State of Oregon. These unit costs are then marked up a fixed

percentage based on facility type (elementary school, high school, gymnasium building, etc.), location

by county, and a multiplier for architectural and engineering design fees, permitting fees, and

contractor overhead and profit. Non-standard items that did not have a suitable line item in the

Assessment Tool were estimated by ACC Cost Consultants (ACC), a firm that specializes in construction

cost estimates. These non-standard items also receive the same mark up as the line items in the

Assessment Tool.



Executive Summary - General Facility Condition Assessments

The facilities in the David Douglas School District are generally well maintained. Some short-term

maintenance projects that have been delayed will need to be addressed as noted below in the

Individual Facility Condition Statements.

Site access is adequate and landscaping was well-kept. Concrete sidewalks are level and crack-free,

except as noted in the more detailed breakdown of each school. Many parking areas, including access

driveways and vehicular circulation areas, require asphalt repairs. The existing asphalt is cracked and

heaved in areas, requiring either slurry coat repair or complete removal and replacement.

The exterior envelopes are, for the most part and as noted below, structurally sound and in good

condition. Many schools have roofs or portions of roofs that have been replaced within the last ten

years, but some schools need partial or complete roofing replacement with the David Douglas School

District standard of a four-ply built-up roofing system. These existing built-up roofs have reached the

ends of their lives and are a Priority 1 replacement. The areas where the roof will be replaced will

require the insulation to meet the current energy code. This may require the raising of parapets,

modification to wall cladding, and flashing changes to accommodate potential changes to the roof

elevation.

Aside from some minor repairs, the interior wall and ceiling finishes are in good condition. Most of the

classrooms and corridors have 12”x12” glue-up acoustic ceiling tiles. These are generally in good

condition, but limited replacement is recommended due to broken and/or stained tiles. At many

schools both the interior and exterior door hardware needs replacement. Existing knobs should be

replaced with ADA levers. Polished concrete floors generally need limited patching, sealing, and re-

polishing. The limited amount of carpet in these facilities is generally worn and needs to be replaced

with polished concrete. The wood floors throughout the district are in need of sanding and refinishing,

but this is a low priority item as most stages are not used as such, but are typically custodial and/or

storage spaces.

The district has chosen to provide blackout shades at exterior windows as well as interior relights for

both light control and safety and security. Most buildings require partial or complete replacement of

existing window blinds to meet this standard.

Plumbing fixtures were largely functional and in good condition. A number of schools need

replacement of aging water piping with new copper water piping. Except as noted, mechanical and

ventilation systems were generally in good working condition. Electrical systems were adequate

except as noted below.

Most schools need ADA upgrades, whether that be in the form of removing protruding objects,

replacing plumbing fixtures, door hardware, or providing access to inaccessible areas of the facilities.

These deficiencies are described in more detail in the Individual Facility Condition Statements.


Facility Condition Assessment Summary

Site Building Physical Condition Budget Subtotal Budgeted Development Costs Physical Condition Budget Total Replacement Budget Replacement Cost Index

Cherry Park Elementary School Main Building $5,554,600 $2,110,748 $7,665,348 $25,329,614 30.3%

Portable Building $82,538 $31,364 $113,902 $626,175 18.2%

Covered Play Area $0 $0 $0 $1,578,720 0.0%

Total $5,637,137 $2,142,112 $7,779,249

Earl Boyles Elementary School Main Building $3,278,429 $1,245,803 $4,524,232 $31,353,835 14.4%

Covered Play Area $19,538 $7,424 $26,962 $1,973,400 1.4%

Total $3,297,967 $1,253,227 $4,551,194

Gilbert Heights Elementary School Main Building $5,620,987 $2,135,975 $7,756,962 $24,858,313 31.2%


Total $5,620,987 $2,135,975 $7,756,962

Gilbert Park Elementary School Main Building $3,991,219 $1,516,663 $5,507,882 $19,579,657 28.1%

Gymnasium Building $406,615 $154,514 $561,129 $4,331,613 13.0%


Total $4,403,434 $1,673,305 $6,076,739

Lincoln Park Elementary School Main Building $4,301,210 $1,634,460 $5,935,669 $25,782,547 23.0%


Total $4,301,510 $1,634,574 $5,936,083

Menlo Park Elementary School Main Building $4,268,716 $1,622,112 $5,890,829 $22,425,414 26.3%



Total $4,326,640 $1,644,123 $5,970,764

Mill Park Elementary School Main Building $8,347,143 $3,171,914 $11,519,058 $24,859,565 46.3%


Total $8,347,143 $3,171,914 $11,519,058

North Powellhurst Elementary School Main Building $2,999,602 $1,139,849 $4,139,451 $15,576,729 26.6%

Total $2,999,602 $1,139,849 $4,139,451

Ventura Park Elementary School Main Building $4,024,519 $1,529,317 $5,553,836 $23,605,545 23.5%



Total $4,068,707 $1,546,109 $5,614,816

West Powellhurst Elementary School Main Building $2,754,979 $1,046,892 $3,801,871 $18,220,440 20.9%

Satellite Classroom Building $2,437 $926 $3,363 $960,135 0.4%

Gymnasium Building $340,903 $129,543 $470,446 $3,453,450 13.6%


Total $3,137,818 $1,192,371 $4,330,189

Alice Ott Middle School Main Building $7,904,285 $3,003,628 $10,907,914 $37,949,605 28.7%

Total $7,904,285 $3,003,628 $10,907,914

Site Building Physical Condition Budget Subtotal Budgeted Development Costs Physical Condition Budget Total Replacement Budget Replacement Cost Index

Floyd Light Middle School Main Building $6,665,351 $2,532,833 $9,198,184 $36,245,514 25.4%

Total $6,665,351 $2,532,833 $9,198,184

Ron Russell Middle School Main Building $3,846,595 $1,461,706 $5,308,302 $50,835,285 10.4%

Total $3,846,595 $1,461,706 $5,308,302

David Douglas High School - North Campus Main Building $16,902,745 $6,423,043 $23,325,789 $84,240,408 27.7%

Social Studies Building $983,427 $373,702 $1,357,130 $13,228,004 10.3%

Multi-Purpose Building $3,120,516 $1,185,796 $4,306,313 $14,558,804 29.6%

Satellite Classroom Building $2,437 $926 $3,363 $878,573 0.4%


Clinic Building $14,728 $5,597 $20,325 $651,844 3.1%

Total $21,174,779 $8,046,416 $29,221,195

David Douglas High School - South Campus Main Building $17,932,305 $6,814,276 $24,746,580 $69,584,194 35.6%

Green House and Horticulture Building $232,941 $88,518 $321,459 $910,800 35.3%

Auto Shop Building $1,669,508 $634,413 $2,303,920 $4,098,600 56.2%

Total $19,834,753 $7,537,206 $27,371,960

Fir Ridge High School Main Building $1,111,907 $422,525 $1,534,432 $14,291,044 10.7%

Total $1,111,907 $422,525 $1,534,432

Aquatic Center Main Building $367,793 $139,761 $507,554 $8,394,540 6.0%

Total $367,793 $139,761 $507,554

Performing Arts Center Main Building $3,093,706 $1,175,608 $4,269,314 $14,022,343 30.4%

Total $3,093,706 $1,175,608 $4,269,314

DDSD Administration Building (Halsey) Main Building $150,721 $57,274 $207,995 $10,041,570 2.1%

Total $150,721 $57,274 $207,995

DDSD Facilities - South Powellhurst Campus Main Building $7,247,442 $2,754,028 $10,001,470 $26,562,116 37.7%

Transportation Maintenance Building $652,269 $247,862 $900,131 $2,808,300 32.1%

Wood and Metal Shops Building $1,305,399 $496,052 $1,801,451 $3,506,580 51.4%

Warehouse Building $151 $57 $208 $1,516,482 0.0%

Total $9,205,261 $3,497,999 $12,703,261

TOTAL ALL SITES $119,496,098 $45,408,517 $164,904,615

Notes:

1. Physical Condition Budget Subtotal is the dollar number needed to repair deficiencies listed in the Physical Condition Assessment spreadsheets

2. Budgeted Development Costs is a percentage of the Physical Condition Budget Subtotal that contains escalation (10%) to mid-2019, design fees (A/E), direct-hire specialists (envelope, commissioning, cost estimating, etc.), state solar, permits, survey, geo,

bond issuance, management, furnishings, and 15% contingency (38%)

3. Physical Condition Budget Total is the sum of the Physical Condition Budget Subtotal and the Budgeted Development Costs

4. Replacement Budget is the State of Oregon's square foot cost to replace a building of that particular type (elementary school, high school, gymnasium building, etc.)

5. Replacement Cost Index is the Physical Condition Budget Total divided by the Replacement Budget



Individual Facility Condition Assessments

Cherry Park Elementary School

Main Building

Figure 1 Main office

Site Assessment

A small portion of the parking lot requires removal and replacement due to significant settling near a

catch basin. The settling has resulted in a significant drainage problem in this area as the area of

settled asphalt does not allow stormwater to make it all the way to the catch basin. The settlement is

adjacent to the ADA parking spots and has resulted in the slope along the accessible route to be too

steep.



Figure 2 Ponding at accessible route due to settling of catch basin

There is significant cracking and settling of some of the concrete sidewalks. Removal and replacement

is recommended.

The existing backstops at the south baseball field are sagging and present safety concerns.

Replacement is recommended.

Exterior Building Assessment

Portions of the exterior wood lap siding is cracked and requires replacement. Some of the brick veneer

is spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer and

repointing of portions of the mortar joints is recommended. The other wood siding requires new paint

as the current paint is reaching the end of its functional life. Cleaning and resealing the brick veneer is

also needed in order to keep moisture out of the wall cavity.

The majority of the existing built-up roofing system is nearing the end of its useful life. The building

received a partial reroof within the last 5 years, but the remainder of the roof has approximately 5-10

years remaining. Granule loss was observed in the field. Replacement of the aging roof with the



district standard built-up roofing membrane is recommended. The areas where the roof will be

replaced will require the insulation to meet the current energy code. This may require the raising of

parapets, modification to wall cladding, and flashing changes to accommodate potential changes to

the roof elevation.

Figure 3 Exterior wall showing cracked brick veneer and windows due for replacement

Some of the existing windows are original to the building and due to be replaced with new aluminum

windows that meet the current energy code. The classroom and corridor windows have been recently

replaced, but the windows in the gymnasium and the staff areas are original to the building and due to

be replaced with new aluminum windows that meet the current energy code. The windows in the new

building addition are in good condition.

A majority of the exterior hollow metal doors are original to the building and are due for replacement.

The existing doors have old hardware and the vision panel is single-glazed glass. The new hollow metal

doors would include insulated glass units that meet the current energy code.



The exterior exposed glue-laminated beam at the new building addition is weathering poorly.

Restoration of this element to prevent further decay by sanding and providing a marine sealer is

recommended.

Interior Building Assessment

The interior doors are original to the building and are reaching the end of their functional lives. The

door hardware is difficult to operate and the doors are extremely worn. Replacement is

recommended due to the security risks associated with aging doors and door hardware.

Figure 4 Typical corridor showing doors due for replacement

There are unreinforced masonry walls (hollow clay tile) in the locker rooms, which have been

repurposed into general storage and isolation rooms, to the south of the gymnasium. In a seismic

event these walls are at increased risk of collapse. These walls should be removed or braced to

prevent this hazard. The district would like to use this space as a proper storage and laundry room.

The current space has been haphazardly planned to utilize this space in this manner but it currently

does not function very well as these spaces have not been properly remodeled from its existing use as

locker rooms.



Figure 5 Example of unreinforced masonry wall in storage rooms

Portions of the interior gypsum/plaster wall board needs to be patched and painted due to usual wear

and tear from students. Some of the corridor wainscot is damaged and requires replacement.



Figure 6 Kitchen showing aging serving line that is not accessible

The kitchen size and layout is inadequate for a school of this size. Expanding and remodeling the

kitchen is recommended in order to provide a walk-in cooler and freezer, and a stand-alone office for

the food services manager. The food services manager is currently located within the dry storage

room.

The casework throughout the building is original to the building and requires replacement.

Countertops are damaged, cabinet boxes are deteriorating, and the cabinet hardware is difficult to

operate.

Mechanical, Plumbing, and Electrical Assessment

Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, and heat

exchangers is recommended. The HVAC piping will require replacement since the district is switching

from steam boilers to hot water boilers.

The existing electrical service and distribution system is aging and requires renovation. The clock and

intercom system, fire alarm system, and lighting control system is aging and requires upgrades.



The site utilities, including domestic water supply, sanitary sewer, and storm sewer, are aging and

need to be replaced. Providing an emergency power generator is recommended in order to not rely

on battery backup light fixtures. Upgrades to the existing site lighting is recommended as it is currently

inadequate for safety and security.

Covered Play Area

Figure 7 Covered Play Area

This building did not have any observable deficiencies.



Portable Building

Figure 8 Portable Building

Site Assessment

The existing wood-framed stair/ramp/landing structure is deteriorating. Replacement is necessary for

the safety of students and staff who use this building.


The existing asphalt shingle roof was replaced during the last bond project and is approximately 3

years old. It is in good condition.

The existing vinyl windows have reached the end of their functional lives and should be replaced with

similar windows with insulated glass units to meet the energy code.




Minor repairs at the existing vinyl-covered walls is recommended to prevent further damage to the

wall finishes. The existing acoustic tile ceiling is sagging in areas and should be repaired.

The existing carpet is original to the building and is completely worn out. Replace this carpet with new

carpet or a vinyl floor system.


The existing air handler serving the portable building is original and needs to be replaced.



Earl Boyles Elementary School

Main Building

Figure 9 Main entry

Site Assessment

A small portion of the access roadways requires a slurry coat to reseal the areas of exposed aggregate

in the asphalt. There is significant cracking and settling of some of the concrete sidewalks. Removal

and replacement is recommended at these areas. Minor landscape restoration is recommended

where plant die-off has occurred.

The principal of the school mentioned that the metal slide in the early childhood education area of the

school gets quite hot in the afternoon when the sun shines in the courtyard. Providing a sunshade for

the slide would help prevent future injury.



Figure 10 Provide new sun shade at metal slide

The existing wood benches at the bus drop off area are showing signs of weather-related wood rot.

Replacement of these benches is recommended.


The existing wood siding is extremely weathered and is due for replacement. A lower-maintenance

system is recommended and the district has had success with replacing wood siding with metal panel

siding in the past. This is the recommended course of action for this deficiency.



Figure 11 Heavily weathered wood siding

New elastomeric paint is needed at the existing concrete walls. The existing paint is peeling off of the

walls and is an avenue for water infiltration. Repointing and other repairs at areas of the brick walls is

recommended.




The majority of the existing built-up roofing system is nearing the end of its useful life. The building

received a partial reroof within the last 5 years, but the remainder of the roof has approximately 5-10

years remaining. Granule loss was observed in the field. Replacement of the aging roof with the

district standard built-up roofing membrane is recommended. The areas where the roof will be



the roof elevation.



Figure 12 Existing built-up roofing system showing signs of alligatoring and deterioration of asphalt





The exterior windows were recently replaced with thermally broken metal window frames with

insulated glass units. No replacement is required.

The existing stairs to the stage in the cafeteria area are too steep for current codes. Additionally, there

are no handrails serving the stairs. The stairs are located in areas that will not permit them simply

being rebuilt in place to accommodate the riser-tread requirements of the current building code.

Minor remodeling of the stage areas will be required to accommodate the modified stairs.


and tear from students.



The existing carpet in the music room and library spaces are worn and require replacement.




room.

The casework throughout the building, excluding the main office area, is original to the building and

requires replacement. Countertops are damaged, cabinet boxes are deteriorating, and the cabinet

hardware is difficult to operate. Existing toilet compartments are aging and require replacement with

the district standard phenolic core toilet compartments.

Figure 13 Typical classroom showing aging casework


Complete replacement of the HVAC system, including the boiler (new in 2002, so lower priority), air

handlers, furnaces, classroom ventilator units, and heat exchangers is recommended. The HVAC piping

will require replacement since the district is switching from steam boilers to hot water boilers.



The computer lab needs additional receptacles and the lighting in the gymnasium is inadequate. The

existing clock and intercom system is aging and requires replacement.

The site utilities, including domestic water supply, sanitary sewer, and storm sewer, are aging and

need to be replaced. An emergency generator provides back-up power for a portion of the building.

Replacement with a larger emergency power generator is recommended in order to not rely on

battery backup light fixtures. Upgrades to the existing site lighting is recommended as it is currently


The existing data closets do not have cooling. Adding a split system air conditioning unit is

recommended to keep IT equipment cool and functioning.

Covered Play Area

The covered play structure is generally in good condition. The existing gutters are not working

properly; replacement is recommended. The existing structure is rusted and requires a rust-inhibiting

primer and new finish paint.



Gilbert Heights Elementary School

Main Building

Figure 14 Main office entry

Site Assessment

A significant portion of the parking lot and parking lot driveways require removal and replacement

due to significant cracking of the asphalt. There is significant cracking and settling of some of the

concrete sidewalks. Removal and replacement is recommended.

Minor landscape restoration is recommended where plant die-off has occurred.

The south-facing classrooms of the west classroom wing are served by asphalt walkways that are not

accessible as the slope exceeds the maximum 1:12 slope. Re-grading and replacement of the asphalt

walkways is required to provide a viable second exit from these classrooms.



Figure 15 South-facing classrooms with asphalt walkways that are too steep

There is currently no accessible route connecting the playground at the front of the site and the

playground at the rear of the site. The school staff expressed the desire to add an accessible

circulation route around the outside of the building to connect the two playground areas.



Figure 16 Significant damage to planting areas showing circulation to the rear of the site without an

accessible route


The existing concrete walls of the cafeteria require patching and painting over roughly 50% of the wall

surface. The Exterior Insulation and Finish System (EIFS) at the gymnasium building appears to be

failing. Cracks and moss are present over the majority of the wall surface. This is a known defect in

early EIFS systems, so complete removal and replacement with a different material is recommended.

Potential replacement finish options include a cement board stucco system to preserve the existing

look of the building or replace the EIFS system with a metal panel system.



Figure 17 Failing at exterior insulated finish system (EIFS) at classroom wing at the Gymnasium addition

A free-standing brick wall near the kitchen is failing. Water appears to have infiltrated the top of the

wall and worked its way into the brick system. Bricks are spalled, loose, or missing. This represents a

falling hazard to staff and students.



Figure 18 Significant water intrusion at bring wing wall near kitchen

The existing metal windows throughout the building are original and need to be replaced with new

thermally broken metal frames with insulated glass units to meet the energy code. The exterior hollow

metal and storefront doors are also original to the building and need to be replaced with new hollow

metal doors and frames with insulated glass units to meet the energy code.

The existing roofing over the main building area has fewer than 5 years of functional life remaining.

This roof area should be replaced with the district standard 4-ply built-up roofing system. The areas

where the roof will be replaced will require the insulation to meet the current energy code. This may

require the raising of parapets, modification to wall cladding, and flashing changes to accommodate

potential changes to the roof elevation. The roof at the gymnasium building was replaced relatively

recently and does not require maintenance or replacement.

The roof on the Gym addition is newer and in good condition with a single blister repair that needs to

be made near one of the roof drains.



Figure 19 Blister, moss growth, ponding, and cracking of asphalt is widespread at the main building




Figure 20 Typical classroom showing original metal windows and aging casework







Remodeling of the stage areas will be required to accommodate the modified stairs.

Portions of the interior gypsum/plaster wall board and concrete and concrete block walls need to be

patched and painted due to usual wear and tear from students. The wood paneling in the corridors is

original to the building and heavily damaged. Replacement is recommended.

The existing elevator is aging but still functional. No repairs or replacement is recommended at this

time.






room.



operate.

Existing toilet compartments are aging and require replacement with the district standard phenolic

core toilet compartments.

Figure 21 Typical restroom showing aging metal toilet compartments

There is currently no private nurse’s office in the administration area. The staff has created a semi-

private area using furniture and casework, but it does not provide the privacy needed for sick or

injured children. The main office area can be remodeled to accommodate a nurse’s office.




The majority of the building’s HVAC was recently upgraded. Aside from adding split-system air

conditioning units to the network closets and replacing some exhaust fans the building HVAC system is

adequate.

Urinals need to be replaced throughout the main building.

Classrooms currently do not have enough receptacles. The lighting in the building is aging and should

be replaced with new high-efficiency LED light fixtures.

The data cabling in the building is outdated category 5 cable. This cabling should be replaced with the

district standard category 6 cable. The existing clock system, intercom system, and fire alarm system is

aging and requires replacement.

Providing an emergency power generator is recommended in order to not rely on battery backup light

fixtures.

Covered Play Area




Gilbert Park Elementary School

Main Building

Figure 22 Building exterior

Site Assessment

A portion of the parking areas and the access roadways requires a slurry coat to reseal the areas of

exposed aggregate in the asphalt. There is significant cracking and settling of some of the concrete

sidewalks. Removal and replacement is recommended at these areas. Minor landscape restoration is

recommended where plant die-off has occurred.



Figure 23 Example of concrete sidewalk and asphalt driveway cracking


The existing wood lap siding is deteriorating due to heavy weathering. A lower-maintenance system is

recommended and the district has had success with replacing wood siding with metal panel siding in

the past. This is the recommended course of action for this deficiency. Some of the brick veneer is

spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer and

repointing of portions of the mortar joints is recommended.





metal doors are original to the building and need to be replaced with new hollow metal doors and

frames with insulated glass units to meet the energy code.

Figure 24 Example of blistering and mole runs at existing built up roofing membrane

The majority of the existing built-up roofing system is nearing the end of its useful life and is heavily

blistered with significant granule loss. The roofing at the new classroom addition is in good condition.

Replacement of the aging roof with the district standard built-up roofing membrane is recommended.

The areas where the roof will be replaced will require the insulation to meet the current energy code.

This may require the raising of parapets, modification to wall cladding, and flashing changes to

accommodate potential changes to the roof elevation. The existing metal roofing is in good condition.








and tear from students. Some of the corridor wainscot is damaged and requires replacement. Portions

of the existing carpeting are aging and worn out and should be replaced with the district standard of

polished concrete in classroom areas and carpet in the administration, library, and music room areas.





operate.

Figure 25 Example of typical classroom showing casework and windows due for replacement

The doors into the classrooms from the corridor are constructed such that they do not meet

accessibility requirements for pullside clearance. Per the ANSI 117.1 code, doors are required to have

1’-6” clearance at the latch side of the door; the doors at Gilbert Park Elementary School do not have



any pullside clearance. Significant modifications to the entry into the classroom will be required to

meet the code requirement.


A significant portion of the existing plumbing fixtures in the building have reached the end of their

functional lives. Replace these fixtures with district standard water closets, urinals, and lavatories.

Similarly, a large portion of the existing water distribution piping needs to be replaced with copper

pipe. Sanitary waste piping needs to be replaced.

The existing air handlers are aging and need to be replaced. The existing ductwork and piping

throughout the building contains hazardous materials and has not yet been abated. Since the building

needs new ductwork and piping for the HVAC system, abatement of the hazardous materials

throughout the building will be required.




fixtures. Upgrades to the existing site lighting is recommended as it is currently inadequate for safety

and security.



Gymnasium Building

Figure 26 Gymnasium building exterior


The exterior hollow metal doors are original to the building and need to be replaced with new hollow


There is a small area of the existing metal roofing that has been an ongoing maintenance problem

with leaks. It appears to be related to a pipe vent penetration through this area. Further replacement

and repairs are required to keep the building dry.


Portions of the interior gypsum/plaster wall board need to be patched and painted due to usual wear


There are two classroom spaces within the gymnasium building that have carpet floors. The carpeting

is aging and worn out and should be replaced with the district standard of polished concrete.



The existing collapsible bleachers are aging and present a safety hazard for staff and students.

Replacement of the bleachers is recommended.

Water leaks over the years have damaged the acoustic wall panels and replacement is recommended.


Generally the HVAC system is in working order. The air handler is aging, but operational, but

replacement is recommended.

The two main distribution panels are aging and should be replaced. The lighting serving the

classrooms, hallway, and storage/mechanical mezzanine is insufficient and/or aging and should be

replaced with new high-efficiency LED light fixtures.

The fire alarm system, clock/intercom system, and security cameras require replacement or repair.

There are (4) missing cameras and several missing intercom stations.

Battery backups for the emergency lighting system are located in the gymnasium building. The

building should receive a new emergency generator (see “Main Building”) but emergency circuits need

to be extended to the gymnasium building.

Covered Play Area

The covered play structure is generally in good condition. There are no gutters or downspouts at this

building and rainwater pours off the roof directly on the adjacent asphalt. Adding gutters and

downspouts is recommended to prevent further damage to the asphalt areas underneath the roof

edges.



Lincoln Park Elementary School

Main Building

Figure 27 Lincoln Park Elementary School

Site Assessment

A significant portion of the parking lot driveways require removal and replacement due to significant

cracking of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry

and seal coat to encapsulate the exposed aggregate. There is significant cracking and settling of some

of the concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is

recommended where plant die-off has occurred. Areas of the perimeter fencing is damaged and

requires repair work.



Figure 28 No accessible route to baseball field

There is currently no accessible route from the building to the easternmost baseball field. A 5’-0” wide

asphalt path should be provided from the parking area to the bleachers at this field. Replacement of

the asphalt pad where the bleachers sit at this baseball field will be required as the existing asphalt is

badly worn and cracked. It does not provide a suitable hard surface to accommodate wheelchair

traffic.


Overall the exterior envelope is in good condition. The majority of the windows in the school were

replaced in the summer of 2017. The 1994 building addition’s windows are still in good condition.

There are a few high windows in the gymnasium that need to be replaced with metal frames with

insulated glass units that meet the current energy code. The exterior hollow metal doors are original

to the building and are due for replacement. The existing doors have old hardware and the vision

panel is single-glazed glass. The new hollow metal doors would include insulated glass units that meet

the current energy code.

The concrete exterior walls were repainted with an elastomeric paint and the metal panel walls were

pressure washed in the summer of 2017.



A significant portion of the existing built-up roof has reached the end of its functional life. Widespread

blisters, cracks, and granule loss was observed. This area of roofing needs to be replaced with the

district standard 4-ply built-up roofing system. The areas where the roof will be replaced will require

the insulation to meet the current energy code. This may require the raising of parapets, modification

to wall cladding, and flashing changes to accommodate potential changes to the roof elevation.




recommended due to the security risks associated with aging doors and door hardware. There are a

number of interior hollow metal doors that are aging and require replacement of the door hardware.


and tear from students. Some of the corridor wainscot is damaged and requires replacement. The

carpet in the library has reached the end of its functional life and should be replaced with new carpet

tiles.




room.



operate. The cafeteria lunch tables are aging and need to be replaced.





pipe.

Complete replacement of the HVAC system, including the boiler, air handlers, classroom ventilators

and radiators is recommended. The HVAC piping will require replacement since the district is

switching from steam boilers to hot water boilers.


intercom system and building lighting requires upgrades.



and security.



Covered Play Area

Figure 29 Covered play area

The covered play area is in very good condition. The structure is approximately five years old and

needs no significant maintenance. There is a section of damaged downspout that has been crushed

that requires replacement.



Menlo Park Elementary School

Main Building

Figure 30 Menlo Park Elementary School

Site Assessment

A portion of the parking areas and the access roadways requires a slurry coat to reseal the areas of

exposed aggregate in the asphalt. There is significant cracking and settling of some of the concrete

sidewalks. Removal and replacement is recommended at these areas. Minor landscape restoration is


Storm drainage drywells are not functioning properly, and require repair or replacement. The

drywells in front of the school are just piles of rocks.


The cladding at the exterior walls is generally in very good condition.



The classroom windows have been recently replaced as part of a seismic upgrade, but the corridor

windows are original to the building and due to be replaced with new aluminum windows that meet





Figure 31 Example of heavily worn built-up roof membrane

Approximately half of the existing built-up roof has reached the end of its functional life. Widespread

blisters, cracks, and granule loss was observed. This area of roofing needs to be replaced with the

district standard 4-ply built-up roofing system. The areas where the roof will be replaced will require







and tear from students. Some of the corridor wainscot is damaged and requires replacement. The

existing carpet is original to the building and is completely worn out. Replace this carpet with new


There are unreinforced masonry walls (hollow clay tile) in the locker rooms, which have been

repurposed into office space for outside programs. In a seismic event these walls are at increased risk

of collapse. These walls should be removed or braced to prevent this hazard.











room.







Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, and heat

exchangers is recommended. The HVAC piping will require replacement since the district is switching

from steam boilers to hot water boilers. Building exhaust fans have reached the end of their useful life

and require replacement.







Covered Play Area





Portable Building

Figure 33 Portable building

Site Assessment




The existing wood plywood siding is original to the building and heavily weathered. If the district

intends to keep this portable structure for the foreseeable future it is recommended to replace the

wood siding with metal panel siding. If the district intends on replacing the portable building with

permanent classroom space then a short-term repair of replacing the wood plywood siding with like

material is the recommended course of action.






Mill Park Elementary School

Main Building

Site Assessment

Approximately half of the asphalt access roadways to the site and the parking areas are severely

cracked and require removal and replacement. Similarly, about half of the asphalt parking areas

require a slurry coat to reseal the areas of exposed aggregate in the asphalt. There is significant

cracking and settling of some of the concrete sidewalks. Removal and replacement is recommended at

these areas. Minor landscape restoration is recommended where plant die-off has occurred.

Figure 34 Building exterior showing cracked pedestrian path, unsafe playground equipment, and covered

play area beyond

There is significant cracking and settling of some of the asphalt pedestrian paths. Removal and

replacement of these heavily worn areas is required. The remainder of the asphalt pedestrian paths

should be sealcoated to prevent further degradation.

The existing backstops at the south baseball field are sagging and present safety concerns.

Replacement is recommended. There is currently no accessible route from the building to the south

baseball field. A 5’-0” wide asphalt path should be provided from the parking area to the bleachers at

this field. Replacement of the asphalt pad where the bleachers sit at this baseball field will be required

as the existing asphalt is badly worn and cracked. It does not provide a suitable hard surface to

accommodate wheelchair traffic.



The majority of the playground equipment is aging and does not meet current safety standards.

Replace the (2) swingsets, swing bars, climbing structure, monkey bars, and balance beams with new

playground equipment.


Exterior concrete walls are in need of painting and patching. The existing parge coat is turning loose in

many locations. The existing parge coat is known to contain hazardous materials and will need to be

abated so that the exterior walls can be painted with an elastomeric paint. The existing metal wall

panels at the gymnasium are in good condition.



metal and storefront doors are also original to the building and need to be replaced with new hollow


Figure 35 Heavily worn built-up roof membrane

The majority of the existing built-up roofing system is nearing the end of its useful life. Granule loss

was observed in the field. Replacement of the aging roof with the district standard built-up roofing



membrane is recommended. The areas where the roof will be replaced will require the insulation to

meet the current energy code. This may require the raising of parapets, modification to wall cladding,

and flashing changes to accommodate potential changes to the roof elevation.


Figure 36 Heavily stained ceiling tiles beneath roof leak






room.



operate.






The existing carpet in the music room and library is worn and require replacement.



The existing staff restrooms near the main office are not accessible. These restrooms should be

remodeled to provide accessibility.


Complete replacement of the HVAC system, including the boiler, air handlers, classroom ventilators,

and classroom furnaces is recommended. The HVAC piping will require replacement since the district

is switching from steam boilers to hot water boilers.




fixtures. Upgrades to the existing site lighting are recommended as it is currently inadequate for safety

and security.



Covered Play Area




North Powellhurst Elementary School

Main Building

Site Assessment

The asphalt in the parking and drive areas is worn and requires re-sealing with a slurry and seal coat to

encapsulate the exposed aggregate. There is significant cracking and settling of some of the concrete

sidewalks. Removal and replacement is recommended. Minor landscape restoration is recommended

where plant die-off has occurred. Areas of the perimeter fencing are damaged and requires repair

work.

The site currently has no van accessible parking space and one should be added. An additional

accessible aisle is needed as well as regrading one of the accessible parking spaces, which is too steep.

Areas of the site require additional site lighting for safety.

There is an exterior wood deck that serves as an exit landing for classrooms that is heavily weathered

and is sagging significantly.



Figure 37 Covered bike parking structure

The existing covered bike parking area appears to have settled and is twisted in appearance. The

columns do not have cross bracing to resist out-of-plane loading. Given the age of the structure,

removal and replacement is recommended.


Significant portions of the existing brick veneer is loose, spalled, or has failed mortar joints.

Restoration or replacement is recommended. Contained in the cost estimating is repair of the brick

veneer, though the cladding could be removed and replaced with a metal panel system to relieve

further maintenance issues.



Figure 38 Example of compromised brick veneer

The existing metal windows are original to the building and due to be replaced with new thermally

broken aluminum windows that meet the current energy code. The exterior hollow metal and

storefront doors are original to the building and are due for replacement. The existing doors have old

hardware and the vision panel is single-glazed glass. The new hollow metal doors would include

insulated glass units that meet the current energy code.

The existing roof is in good condition. There is a small area of asphalt shingles that requires removal

and replacement, but the existing built-up roofing system only requires limited patching of blisters,

cracks, and areas of granule loss. The roof has approximately five years of functional life remaining

before replacement or significant restoration is required.



There is significant rot present at the wood fascia around the perimeter of the dugout roofs at the

athletic fields. Removal and replacement, including modifications to the gutters, is recommended.



and tear from students. Some of the tile restroom wainscot is damaged and requires replacement.




room.




A portion of the interior doors are original to the building and are reaching the end of their functional

lives. Replacement is recommended due to the security risks associated with aging doors and door

hardware. Knobs are present at almost all interior doors and should be replaced with ADA compliant

levers.




Domestic water piping is aging and requires replacement building-wide. Many areas, including

restrooms and office, are either missing ventilation entirely or require additional ventilation. Provide

new exhaust fans at these locations.


fire alarm systems are aging and require upgrades. The intercom system has recently been upgraded.


fixtures. Upgrades to the existing site lighting are recommended as it is currently inadequate for safety

and security.





Ventura Park Elementary School

Main Building

Figure 39 Ventura Park Elementary School

Site Assessment

Large areas of the parking lot driveways require removal and replacement due to significant cracking

of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry and seal

coat to encapsulate the exposed aggregate. There is significant cracking and settling of some of the

concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is

recommended where plant die-off has occurred. Areas of the perimeter fencing is damaged and

requires repair work.

The existing metal-framed greenhouse is aging. The roofing and siding appear to be near failure.

Replacement with a similar structure is recommended if the school still uses this building. There is

currently no accessible route to the greenhouse, so a 5’-0” wide asphalt path should be installed to

provide access from the main building.



The existing wood-framed and sided gardening shed is heavily weathered and appears to be near

failure. Remove and replace this structure with a prefabricated outdoor storage shed.

The majority of the playground equipment is aging and does not meet current safety standards.

Replace the (4) swingsets, hanging bars, monkey bars, and balance beam with new playground

equipment.

Figure 40 Example of inaccessible building exit

There is currently no accessible route from the building to the baseball fields. A 5’-0” wide asphalt

path should be provided from the parking area to the bleachers at this field. Provide asphalt pads

where the bleachers sit at this baseball fields.


Some of the brick veneer is spalled or the mortar joints are cracking and crumbling. Limited

replacement of brick veneer and repointing of portions of the mortar joints is recommended. There is

heavy moss growth and efflorescence on the glazed CMU wall at the end of the central courtyard. It

appears that the flashing at the top of the wall has failed and water has penetrated the wall.



Replacement of the sheet metal flashing cap and cleaning and sealing of the CMU wall is

recommended to prevent further deterioration.

Figure 41 Example of earth-covered brick veneer weeps

Many brick veneer weeps are covered up by the dirt from the planting beds that surround the

building. These areas of the site should be regraded to allow the air space behind the brick veneer to

drain properly. Earth up against brick weeps does not allow moisture to escape and can allow growth

of organic material inside the wall cavity. A dank, wet smell was observed in the north classroom wing,

which could be a sign of organic growth within these walls. Further investigation is recommended.

The existing metal windows are original to the building and due to be replaced with new thermally

broken aluminum windows that meet the current energy code. The exterior hollow metal and

storefront doors are original to the building and are due for replacement. The existing doors have old



There is widespread rot of the painted wood fascia behind the existing gutters. To prevent further

decay and possible detachment of the gutters, these areas of fascia should be removed and replaced.



The existing roof is relatively new and is in good condition.







room.






Figure 42 Example of heavily worn classroom door

A portion of the interior doors are original to the building and are reaching the end of their functional

lives. Replacement is recommended due to the security risks associated with aging doors and door

hardware. Knobs are present at almost all interior doors and should be replaced with ADA compliant

levers.










The District is planning an upgrade to the HVAC system in the building including a new boiler, piping,

and radiant units. It is in good working condition, but the existing ductwork should be cleaned. The

existing data closets do not have cooling. Adding a split system air conditioning unit is recommended

to keep IT equipment cool and functioning.

The lighting in the gymnasium, cafeteria, and kitchen is inadequate and should be replaced with high-

efficiency LED fixtures.

The data cabling in the building is aging CAT 5e and should be replaced with the district standard CAT

6 cable. The head end for the school’s intercom system needs to be replaced. There are approximately

15 hardwired clocks still present in the building. These should be replaced with the district standard

wireless clocks.

The existing fire alarm control panel should be replaced.

Covered Play Area


Portable Building


The existing asphalt shingle roof is original to the building and is approximately 18 years old. It has

reached the end of its functional life and should be replaced with new asphalt shingles.

The existing wood plywood siding is original to the building and heavily weathered. If the district

intends to keep this portable structure for the foreseeable future it is recommended to replace the

wood siding with metal panel siding. If the district intends on replacing the portable building with

permanent classroom space then a short-term repair of replacing the wood plywood siding with like

material is the recommended course of action.


The interior has been maintained in good condition.





West Powellhurst Elementary School

Main Building

Figure 43 West Powellhurst Elementary School

Site Assessment

Large areas of the parking lot driveways require removal and replacement due to significant cracking

of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry and seal

coat to encapsulate the exposed aggregate. There is significant cracking and settling of some of the

concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is

recommended where plant die-off has occurred. Areas of the perimeter fencing are damaged and

require repair work.

There is an on-site oil tank that requires decommissioning and removal.

There are limited areas where the asphalt pedestrian paths require resealing to prevent further

degradation, or complete removal and replacement due to settling, cracking, and heaving.




Figure 44 Degraded steel, flashing, and glazed CMU

New elastomeric paint is needed at the existing concrete walls. The existing paint is peeling off of the

walls and is an avenue for water infiltration. Repointing and other repairs at areas of the brick walls is

recommended. There is heavy efflorescence on the glazed CMU wall at the main entry area. It appears

that the flashing at the top of the wall and where the canopy meets the wall has failed and water has

penetrated the wall. Replacement of the sheet metal flashing and cleaning and sealing of the CMU

wall is recommended to prevent further deterioration.

Most of the windows in the building are new aside from the cafeteria windows. These should be

replaced with thermally broken aluminum windows with insulated glass units to meet the current

energy code.

The exterior hollow metal doors are original to the building and are due for replacement. The existing

doors have old hardware and the vision panel is single-glazed glass. The new hollow metal doors

would include insulated glass units that meet the current energy code.



Figure 45 Heavy rust at metal roofing at entry

The existing built-up roof is relatively new and requires only limited maintenance to repair blisters.

The metal roofing over the main entry canopy is heavily rusted and should be replaced.



and tear from students. The corridor wainscot is damaged and requires replacement. There are

limited areas in the school that contain carpet that is aging and worn out and should be replaced with

the district standard of polished concrete.










Figure 46 Kitchen




room.



operate.



The restrooms near the cafeteria should be remodeled to make them accessible.

A bottle filling station should be added in the cafeteria.




The boiler is original to the building and needs to be replaced with a hot water boiler. The HVAC piping

will require replacement since the district is switching from steam boilers to hot water boilers. The

domestic water piping throughout the building needs to be replaced as well.

Many enclosed spaces within this school do not have code-required outside air ventilation. Add fresh

air supply to these spaces.


fixtures.


6 cable. The clock and intercom system is aging and requires upgrades.

Classroom Building

Figure 47 Classroom building


This building is quite new and the exterior of the building is in good condition.




Portions of the interior gypsum wall board needs to be patched and painted due to usual wear and

tear from students.


This building is quite new and the HVAC and electrical systems are in good condition and functional.

Gymnasium Building

Figure 48 Gymnasium building


The existing wood siding and metal roof are in good condition. The existing metal windows are in good

condition and contain insulated glass units.








and tear from students. Some of the corridor wainscot is damaged and requires replacement. There

are two classroom spaces within the gymnasium building that have carpet floors. The carpeting is

aging and worn out and should be replaced with the district standard of polished concrete.

Figure 49 Interior of gymnasium building showing bleachers

The existing collapsible bleachers are aging and present a safety hazard for staff and students.

Replacement of the bleachers is recommended.

Water leaks over the years have damaged the acoustic wall panels and replacement is recommended.




The existing air handling unit is aging and due for replacement.

Two of the electrical panelboards are aging and due for replacement. The lighting in the two

classrooms, halls, and the mezzanine are inadequate and should be replaced with high-efficiency LED

fixtures. Battery backups for the emergency lighting system are located in the gymnasium building.

The building should receive a new emergency generator (see “Main Building”) but emergency circuits

need to be extended to the gymnasium building.

The intercom stations should be replaced. The existing fire alarm system is aging and due for

replacement.

Covered Play Area


The covered play structure is generally in good condition. The existing structure is rusted and requires

a rust-inhibiting primer and new finish paint.



Alice Ott Middle School

Main Building

Figure 51 Alice Ott Middle School



Site Assessment

A significant portion of the parking lot driveways require removal and replacement due to significant

cracking of the asphalt. The asphalt in the parking areas is worn and requires re-sealing with a slurry

and seal coat to encapsulate the exposed aggregate. There is significant cracking and settling of some

of the concrete sidewalks. Removal and replacement is recommended. Minor landscape restoration is


Figure 52 Exterior of the building showing heavily worn asphalt, aging hollow metal doors, and an

accessible parking spot that exceeds the maximum cross slope

The existing athletic track requires resurfacing and repainting.


New elastomeric paint is needed at the existing concrete walls at the gymnasium wing. The existing

paint is peeling off of the walls and is an avenue for water infiltration. There is significant wear and

tear at the existing brick veneer walls, which makes up the majority of the building’s exterior. There

are areas of spalled brick and failed mortar joints. Replace the damaged brick veneer and repoint the

damaged mortar joints to repair the rain screen and protect the building from water intrusion.



Figure 53 Brick veneer showing failures in the mortar joints

The existing wood windows in the older portions of the building are original and need to be replaced

with new thermally broken frames with insulated glass units to meet the energy code. The majority of

existing metal windows that are aging and need to be replaced with thermally broken metal frames

with insulated glass units to meet the energy code. The remaining windows are in good condition and

need no work.

Approximately 50 percent of the exterior hollow metal doors are aging and are due for replacement.



Approximately half of the existing built-up roofing system is nearing the end of its useful life and is

heavily blistered with significant granule loss. Replacement of the aging roof with the district standard

built-up roofing membrane is recommended. The areas where the roof will be replaced will require






There are areas inside the building where the existing slab on grade has settled over time. Removal of

the existing slab, excavation, and shoring up of the dirt and gravel below is required for proper

support of the weakened areas. Additionally, there is significant cracking at areas of the basement

walls. To prevent further degradation and potential water intrusion from water perched in the soils

next to the baseball walls, routing and patching of the cracks is recommended.

There are unreinforced masonry walls (hollow clay tile) in the basement classrooms beneath the

multipurpose space. In a seismic event these walls are at increased risk of collapse. These walls should

be removed or braced to prevent this hazard.

The interior doors, both wood and hollow metal, at the older portions of the building are original and

are reaching the end of their functional lives. The door hardware is difficult to operate and the doors

are extremely worn. Replacement is recommended due to the security risks associated with aging

doors and door hardware.

The existing stairs to the stage in the multipurpose room are too steep for current codes. Additionally,

there are no handrails serving the stairs. The stairs are located in areas that will not permit them

simply being rebuilt in place to accommodate the riser-tread requirements of the current building

code. Minor remodeling of the stage areas will be required to accommodate the modified stairs.



There is limited carpeting in select areas around the school that is worn and due for replacement.

The wood flooring at the multipurpose room, cafeteria, and weight room is very worn and should be

refinished.




room.



Figure 54 Typical classroom in the original building showing original windows and casework



operate. Existing toilet compartments are aging and require replacement with the district standard

phenolic core toilet compartments.



Figure 55 Restroom at south classroom wing showing need for renovation

There are four restrooms, two boys and two girls, in the south classroom addition that are non-

functional due to degraded finishes, worn out or non-functioning plumbing fixtures, inadequate HVAC

and lighting, and accessibility issues. These four restrooms should be remodeled to make functional

spaces.


Complete replacement of the HVAC system, including the boiler, air handlers, furnaces, classroom

ventilators, and classroom radiators is recommended due to the age of the components. The HVAC

piping will require replacement since the district is switching from steam boilers to hot water boilers.

Limited ductwork replacement is also required. Building exhaust fans have reached the end of their

useful life and require replacement along with the addition of building exhaust fans in the art room,

storage closets, and custodial storage rooms. There are storage closets that have been converted to

office spaces that require fresh air ventilation by code.

The existing HVAC controls require retrocommissioning for a fully functioning HVAC system.

The site utilities, including exterior steam heat distribution piping and storm sewer, are aging and

need to be replaced. Upgrades to the existing site lighting is recommended as it is currently


The existing electrical service and distribution system is aging and requires renovation. The lighting in

the administration spaces and the upper gymnasium is inadequate and should be replaced with high-

efficiency LED fixtures. The clock and intercom system is aging and requires replacement.



Floyd Light Middle School

Main Building

Figure 56 Floyd Light Middle School

Site Assessment

A significant portion of the asphalt parking lot driveways and parking areas require removal and

replacement due to significant cracking. There is significant cracking and settling of some of the

concrete sidewalks. Removal and replacement is recommended. Areas of the perimeter fencing is

damaged and requires repair work. Minor landscape restoration is recommended where plant die-off

has occurred.



Figure 57 Courtyard with poor drainage and flooding issues, looking south

The central courtyard has had persistent drainage issues that cause soggy conditions in the

landscaped areas as well as flooding in the corridor at the north side of the gymnasium. Area should

be regraded with additional drains provided at the low point of the courtyard with a drain pipe that

has been directionally bored under the building to the south, providing an outlet for the storm water

from the courtyard.




Figure 58 Example of exposed aggregate exterior finish. Note large section of finish that has fallen off the

building at the left side of the photograph

The exposed aggregate concrete finish at portions of the exterior walls is failing and requires removal.

Portions of this finish have already been removed and is known to contain hazardous materials.

Removal of this finish will require containment and abatement to deal with hazardous material. Once

the finish is removed, the wall will require patching and painting to provide a weather-resistant

surface.

A small portion of the brick veneer is spalled or the mortar joints are cracking and crumbling. Limited

replacement of brick veneer and repointing of portions of the mortar joints is recommended.



Figure 59 This mechanical screen is the suspected source of the persistent leak at the north side of the

building

A roof leak at the north side of the building at the large mechanical screen has compromised a portion

of the existing wood roof structure. The leak has been patched at the roof, but replacement of the

plywood decking is required. Further investigation should be made to determine if other structural

repair work required to roof framing or deck.

The existing metal windows are original to the building and due to be replaced with new aluminum

windows that meet the current energy code. A majority of the exterior hollow metal doors are original

to the building and are due for replacement. The existing doors have old hardware and the vision

panel is single-glazed glass. The new hollow metal doors would include insulated glass units that meet


The existing built-up roofing has been replaced in the recent past. Limited maintenance on this roofing

is required to address areas of blistering.



Figure 60 Abandoned chimney is causing water leaks

The existing chimney near the boiler room is no longer operational and can be removed. There has

been significant water intrusion around this chimney, so additional repairs will be needed once the

chimney is demolished. The additional repairs include work to the fascia, soffit, roof deck, brick

veneer, and roofing. The plaster ceiling in the mechanical room below the chimney is crumbling and

falling due to the amount of water that has entered the building.



and tear from students. The existing carpet in the library and music rooms is aging and is completely

worn out. Replace this carpet with new carpet. The wood flooring at the upper gymnasium and

cafeteria stage is very worn and should be refinished.




One classroom at the north side of the building showed evidence of settling in the existing slab on

grade. Removal of the existing slab, excavation, and shoring up of the dirt and gravel below is required

for proper support of the weakened areas.



Figure 61 Example of stage stairs that are too steep and have inadequate handrails








room.






phenolic core toilet compartments. The cafeteria lunch tables and many of the classroom desks/chairs

are aging and need to be replaced.

There is currently no interior accessible route between the south portion of the building and the north

classrooms as the corridor ramp is too steep. Students with disabilities currently have to exit the

building and traverse the exterior walkways and re-enter the building in order to gain access to the

north classrooms and vice versa. It would be possible to provide a platform lift or elevator at the

stairwell adjacent to the library. This would require students to circulate through the library in order

to access the lift, which is not desirable, but is the logical solution to this issue.


This facility has received HVAC upgrades in the recent past. The system is generally in good condition

and operational. However, the existing chiller requires replacement and the water piping throughout

the building needs to be replaced as well. The existing data closets in the older portions of the building

do not have cooling. Adding a split system air conditioning unit is recommended to keep IT equipment

cool and functioning.

Figure 62 Storage area under lower gym. This space is currently functioning as sports storage and return

air plenum. The wood framing is not properly anchored to the building foundation



The return air serving the gymnasium is currently an open plenum system in the basement beneath

the main gymnasium floor. The district also uses this space for storage of sports uniforms. By code,

plenum spaces are not allowed to contain organic material, such as wood framing, or other forms of

potential contaminants, such as football uniforms. The return air needs to be reconfigured and routed

through metal ductwork.

The existing dust collection system in the wood shop does not meet current NFPA fire and safety

requirements. Replace with a modern system that complies with these standards.

The main electrical distribution panels are aging and should be replaced. The existing intercom system

is not the district standard system and should be replaced. The existing fire alarm system is aging and

should be replaced. Lighting controls are needed for the classroom spaces.


fixtures. Upgrading the existing site lighting is recommended as it is currently inadequate for safety

and security.



Ron Russell Middle School

Main Building

Figure 63 Ron Russell Middle School

Site Assessment

Portions of the asphalt access roadways and parking areas require a slurry coat to reseal the areas of

exposed aggregate in order to prevent further degradation. There is significant cracking and settling of

small portions of the concrete sidewalks. Removal and replacement is recommended at these areas.




The landscaped area to the west of the cafeteria has had persistent drainage issues that cause soggy

conditions. This area should be regraded with additional drains provided to move water out of this

area.


A portion of the existing mortar joints at the exterior CMU walls requires tuck pointing to address

cracking and failing mortar joints.

Some exterior hollow metal doors require replacement of the door hardware.

Figure 64 Built-up roof showing extensive patching and seam problems

The existing built-up roofing has large areas of blistering and wrinkling. To prevent further degradation

of the roof membrane these areas should be repaired. There are other areas that have had leaks in

the past, but the district believes these have been addressed. The gymnasium skylights in the

gymnasium are very weathered and should be replaced before they fail.

Birds were roosting at the covered canopy that conveys students from the drop-off area to the main

entry at the time of this assessment. The district has since added bird deterrents, to address the

nuisance and health issues with bird droppings. The success of the deterrent should be watched to

determine if the issue has been resolved.




Figure 65 Example of cracking at gypsum board panel joints


and tear from students. The upper floor of the south classroom wing has shown extensive cracking of

the gypsum board wall finish. The cracks appear to follow the joints between the gypsum board

panels, which suggests the joint tape has failed or was omitted entirely during the construction of the

building. Providing new joint tape, joint compound skim coat, and new paint is recommended

throughout this area of the building. The vinyl flooring throughout the school is very worn and

cracked, specifically in the main corridors. This tile should be removed and replaced with polished

concrete per the district standards. The striping at the upper gymnasium is heavily worn and should

be repainted.

The roof leaks at the north classroom wing have caused widespread staining of the acoustic tile

ceilings in the second floor corridor. These stained and damaged tiles should be replaced now that the

roof leaks have ceased.

A small portion of the door hardware at interior doors is becoming worn and should be replaced.

There is significant damage to most of the countertops in the science classrooms. Replace the existing

countertops with chemical-resistant solid surface material.



The steel at the building’s interior, including stair railings, door frames, exposed structure, and other

miscellaneous exposed steel, is worn and requires new paint.


Limited replacement of aging mechanical systems is warranted. Approximately half of the building’s

air handers should be replaced and the entire HVAC system should be rebalanced. Building exhaust

fans have reached the end of their useful life and require replacement. The existing HVAC controls

require retrocommissioning for a fully functioning HVAC system. Add control of the HVAC equipment

to the DDC control system. They currently are only monitored, but controls would permit the district

better control over the units to improve efficiency and prolong the life of the units.

The existing electrical service and equipment is adequate and functional.

The building’s data cabling is CAT 5e cable and should be replaced with the district standard CAT 6

cabling. The building’s clock and intercom system is not to the district standard and should be

replaced.

Cellular reception at this site is practically non-existent. In the event of an emergency this could

present a communication problem. Provide an emergency antenna or a cellular network antenna to

provide service to this site.



David Douglas High School – North Campus

Main Building

Figure 66 David Douglas High School – North Campus

Site Assessment


due to significant cracking of the asphalt. There is significant cracking and settling of some of the

concrete sidewalks. Removal and replacement is recommended.



A small, but significant, portion of the exterior concrete walls are cracked and require patching prior

to repainting the walls with an elastomeric paint. Small portions of the brick veneer are spalled or the

mortar joints are cracking and crumbling. Limited replacement of brick veneer and repointing of

portions of the mortar joints is recommended. Cleaning and resealing the brick veneer is also needed

in order to keep moisture out of the wall cavity.



Figure 67 Exterior wall showing cracking in the concrete wall finish and original metal windows

The existing windows are original to the building and due to be replaced with new aluminum windows

that meet the current energy code. The exterior hollow metal and storefront doors are original to the

building and are due for replacement. The existing doors have old hardware and the vision panel is

single-glazed glass. The new hollow metal doors would include insulated glass units that meet the

current energy code.


and blistering was observed in the field. Replacement of the aging roof with the district standard built-

up roofing membrane is recommended. The areas where the roof will be replaced will require the

insulation to meet the current energy code. This may require the raising of parapets, modification to

wall cladding, and flashing changes to accommodate potential changes to the roof elevation.

The bus lane canopy on the north High School Building blocks access for equipment to get into the

courtyards on that side of the building should utility work or other work requiring heavy equipment

need to be done. The canopy could be raised or a section cut out at each courtyard to provide access

in the future.




Figure 68 Locker room with unreinforced masonry walls

There are unreinforced masonry walls (hollow clay tile) in the locker rooms below the gymnasium. In a

seismic event these walls are at increased risk of collapse. These walls should be removed and

replaced or braced to prevent this hazard.


and tear from students. Portions of the painted masonry walls require new paint. The existing carpet

is worn out and should be replaced with like materials. The carpeting is typically is in the

administration areas, the library, and computer lab areas. The wood flooring at the gymnasiums is

very worn and should be refinished.










The existing wood-framed stairs to the stage in the cafeteria and the stairs to the multi-tiered film

room area are too steep for current codes. Additionally, there are no handrails serving the stairs. The

stairs are located in areas that will not permit them simply being rebuilt in place to accommodate the

riser-tread requirements of the current building code. Minor remodeling of these areas will be

required to accommodate the modified stairs.

The corridor ceilings are a popcorn gypsum board ceiling that is known to contain hazardous

materials. This ceiling is falling down in certain areas of the building and needs immediate removal

and replacement. These ceilings will require abatement to remove the hazardous materials and

should be replaced with acoustic tile ceilings and new lighting. Fire sprinkler heads, mechanical grilles,

and other ceiling-mounted equipment will need to be modified to attach to the new ceiling grid.

The existing food service equipment requires replacement. The size of the kitchen is adequate, but

new serving lines, preparation tables, and walk-in cooler are needed. The district added a new walk-in

freezer this year.


The existing boiler is due for replacement. This should be replaced with a new hot water boiler. The

supply and return for the heating system will need to be replaced as the existing piping is for a steam

boiler. The building’s air handlers have reached the end of their functional lives and should be

replaced. The main building was added to the district’s direct digital control (DDC) system in 2018.


recommended to keep IT equipment cool and functioning. Building exhaust fans have reached the end

of their useful life and require replacement. All the other HVAC components of the building are

adequate and functional. The existing water distribution piping needs to be replaced with copper pipe.

The existing electrical service is inadequate and the distribution system is aging and requires

renovation. The building’s lighting is substandard and should be upgraded with high-efficiency LED

fixtures. The clock and intercom system, data cabling, intrusion alarm, fire alarm system, and lighting

control system is aging or inadequate and requires upgrades.



and security.

Sanitary sewer systems serving the building have had failures and back-ups. Lines in one of the

courtyard have been dug up in the past to make repairs. Sewer lines could be scoped to determine if

there are areas of breakage or clogs.



Social Studies Building

Figure 69 Social Studies Building


Limited replacement of brick veneer and repointing of portions of the mortar joints is recommended.

Some brick veneer weeps are covered up by the dirt from the planting beds that surround the

building. These areas of the site should be regraded to allow the air space behind the brick veneer to

drain properly. Earth up against brick weeps does not allow moisture to escape and can allow growth

of organic material inside the wall cavity.

The building was completed in 2008 and has a ten year old roof system. The roof was partially blown

off during a wind storm but has since been repaired. The roof will be a candidate for replacement in

5-10 years.




Figure 70 Typical classroom


and tear from students. Existing toilet compartments are aging and require replacement with the

district standard phenolic core toilet compartments.


The existing boiler was replaced 3 years ago. Building exhaust fans have reached the end of their

useful life and require replacement. All the other HVAC components of the building are adequate and

functional.


6 cable. The clock and intercom system is aging and requires upgrades.



Multipurpose Building

Figure 71 Multipurpose Building

Disclaimer: As noted below, the west side of the building contains the district’s original pool, which has

since been decommissioned due to required maintenance to get the pool functioning as well as the

construction of the adjacent Aquatic Center, which was completed in 2014. Due to the large number of

repairs required to make the pool functional as well as make the building habitable it is recommended

to demolish this portion of the building.




Figure 72 Damage at exterior walls

There is significant cracking at the exterior concrete walls of the west side of the building, which is the

area that houses the decommissioned pool and locker rooms. Significant repairs and/or structural

upgrades will be required to make this a habitable space again.







that meet the current energy code. There is a curtain wall assembly on the south wall of the pool area

that is assembled from single-glazed glass. This should be replaced with a thermally broken system

with insulated glass units or removed entirely if the district intends to repurpose this area of the

building. The exterior hollow metal and storefront doors are original to the building and are due for

replacement. The existing doors have old hardware and the vision panel is single-glazed glass. The

new hollow metal doors would include insulated glass units that meet the current energy code.




Figure 73 Decommissioned pool

The existing pool within the multipurpose building, which has been drained down and

decommissioned, is known to have active leaks. If the district intends on using the pool again then the

concrete slab and waterproofing requires significant repairs to the bottom and sides of the pool.

There are unreinforced masonry walls (hollow clay tile) in the locker rooms at the pool side of the

building. In a seismic event these walls are at increased risk of collapse. These walls should be

removed or braced to prevent this hazard. If the district elects to repurpose this area of the building

the masonry walls could be removed as part of the remodel.



Figure 74 Typical classroom


and tear from students. Many of the interior doors are original to the building and are reaching the

end of their functional lives. The door hardware is difficult to operate and the doors are extremely

worn. Replacement is recommended due to the security risks associated with aging doors and door

hardware.

The paint at the exposed structure at the underside of the roof at the pool side of the building is

flaking and peeling. If the district intends on using the pool again then the exposed structure will need

to be repainted.








Complete replacement of the HVAC system, including the boiler, air handlers, and ductwork is

recommended. The HVAC piping will require replacement since the district is switching from steam

boilers to hot water boilers.

The existing electrical service and distribution system is aging and requires renovation. The data

cabling, clock and intercom system, and lighting control system is aging and requires upgrades.




pipe.

Classroom Building


Clinic Building

Figure 75 Clinic Building

The Clinic Building is generally in very good condition. Minor repairs are needed to the interior finishes

as everyday wear-and-tear has worn the wall materials and flooring materials. One additional exterior

camera is needed to fully monitor the front entry to the building.



Portable Building

Site Assessment




The existing asphalt shingle roof is original to the building and has reached the end of its functional life

and should be replaced with new asphalt shingles. The existing wood panel siding is in good condition

but requires new paint.



carpet or a vinyl floor system. The existing acoustic tile ceiling system is sagging. Replacement of the

entire ceiling is recommended.


The existing mechanical system is aging and should be replaced. This includes the air handler and the

controls system.

Various electrical upgrades are recommended, including replacement of the distribution panel,

lighting, and data cabling. The exterior doors do not currently have emergency lighting. By code this is

required and to be provided.



David Douglas High School – South Campus

Main Building

Figure 76 David Douglas HS - South Campus



Site Assessment

Figure 77 Significantly worn asphalt at parking areas

Significant portions of the parking lot and parking lot driveways require removal and replacement due

to significant cracking of the asphalt. There is significant cracking and settling of some of the concrete

sidewalks. Removal and replacement is recommended.





Figure 78 Exterior photo showing original windows and deteriorating paint finish on concrete walls

A small portion of the exterior concrete walls are cracked and require patching prior to repainting the

walls with an elastomeric paint.


that meet the current energy code. The exterior hollow metal and storefront doors are original to the

building and are due for replacement. The existing doors have old hardware and the vision panel is

single-glazed glass. The new hollow metal doors would include insulated glass units that meet the

current energy code.










and tear from students. Portions of the painted masonry walls require new paint. The existing carpet

is worn out and should be replaced with like materials. The carpeting is typically is in the

administration areas, offices, and other like spaces. The wood flooring at the gymnasiums is very worn

and should be refinished.








The corridor ceilings are a popcorn gypsum board ceiling that is known to contain hazardous

materials. This ceiling is falling down in certain areas of the building and needs immediate removal

and replacement. These ceilings will require abatement to remove the hazardous materials and

should be replaced with acoustic tile ceilings and new lighting. Fire sprinkler heads, mechanical grilles,

and other ceiling-mounted equipment will need to be modified to attach to the new ceiling grid.

The existing food service equipment requires replacement. The size of the kitchen is adequate, but

new serving lines, preparation tables, and walk-in freezer and cooler are needed.



Figure 79 Main entry area in its unfinished state showing evidence of prior uses

The main entry portion of the building is largely unused, except as a storage area, and requires

updates to the finishes in order to make it a functional space. The existing wood paneling has been

untouched since the David Douglas School District administration relocated to the building on Halsey

St. and shows evidence or signage that has been removed. The paint has deteriorated and the flooring

restoration is in progress. There are areas where the resilient base is missing. There are adjacent office

areas that, again, are largely unused and should be remodeled or renovated prior to using these

spaces.

The school’s Career Technical Education (CTE) spaces are accessed from this main entry area. These

areas should be remodeled to provide full CTE functionality as the school placed this program in those

spaces with minimal or no remodeling. This area would function better for staff and students if it

receives a full remodeling with CTE programs in mind.


Complete replacement of the HVAC system, including the boiler and air handlers. The HVAC piping will

require replacement since the district is switching from steam boilers to hot water boilers. A large

portion of the existing water distribution piping needs to be replaced with copper pipe. Building



exhaust fans have reached the end of their useful life and require replacement. The existing data

closets do not have cooling. Adding a split system air conditioning unit is recommended to keep IT

equipment cool and functioning. The existing HVAC controls require retrocommissioning for a fully

functioning HVAC system.

The existing dust collection system in the wood shop does not meet current NFPA fire and safety

requirements. Replace with a modern system that complies with these standards. Similarly, the

welding hood requires replacement in the metal shop. Ventilation and makeup air units will be

required to supplement the new vent hood. The ranges in the culinary arts room require ventilation

hoods.

The ventilation and exhaust system in the locker rooms is substandard. Provide additional mechanical

units to service these spaces.

The existing electrical service and distribution system is aging and requires renovation. The building’s

lighting is substandard and should be upgraded with high-efficiency LED fixtures. The clock and

intercom system, data cabling, intrusion alarm, fire alarm system, and lighting control system is aging

or inadequate and requires upgrades. Upgrading the existing site lighting is recommended as it is

currently inadequate for safety and security.

The lighting at the sports fields should be replaced with high-efficiency LED fixtures, which will require

additional electrical distribution.

Auto Shop Building

Figure 80 Auto Shop Building



Site Assessment

The asphalt parking and circulation areas surrounding the building are heavily cracked, settled, and/or

heaved. Complete replacement is recommended.


Cracking of the exterior concrete walls is widespread. These areas present avenues for water intrusion

and should be repaired prior to repainting the building’s exterior. Additionally, portions of the wood

lap siding require replacement prior to exterior painting as they are cracked, split, or missing entirely.

The existing windows are original to the building and need to be replaced with thermally broken

aluminum windows with insulated glass units to meet the current energy code. The exterior hollow

metal doors are original to the building and are due for replacement. The existing doors have old



The existing roofing has outlived its useful life and has many leaks. Replacement of the aging roof with

the district standard built-up roofing membrane is recommended. The areas where the roof will be



the roof elevation.


There are large areas of the existing concrete slab that are heavily cracked, heaved, or settled.

Removal of the existing slab, excavation, and shoring up of the dirt and gravel below is required for

proper support of the weakened areas.



Figure 81 Splitting in beam at roof structure

Similarly, there are significant portions of the existing roof structure that are sagging, deflecting, or

have had large areas removed from the bottom third of the beams and joists in order to route auto

maintenance equipment. There are widespread areas where the structural framing is splitting. This

may have compromised the roof structure.


and tear from students. The paint at the exposed structure at the underside of the roof is flaking and

peeling.



operate.

The existing overhead doors serving the vehicle maintenance bays are completely worn out and due

for replacement.


Replacing of the building’s aging air handlers and adding DOAS ventilation is recommended. The

building does not currently have a vehicle exhaust system. The heaters are new. When a vehicle is

started inside, the aging overhead doors need to be opened in order to vent the vehicle exhaust. This

approach does not fully vent the vehicle exhaust from the building.

The existing plumbing fixtures in the building have reached the end of their functional lives. Replace

these fixtures with district standard water closets, urinals, and lavatories. Similarly, a large portion of

the existing water distribution piping needs to be replaced with copper pipe.



The existing electrical service and distribution system is aging and requires renovation. The building’s

lighting is substandard and should be upgraded with high-efficiency LED fixtures. The clock and

intercom system, fire alarm system, access controls, and lighting control system is aging and requires

upgrades.



and security.

Green House and Horticulture Modular Building

Site Assessment

The asphalt parking and circulation areas surrounding the building are heavily cracked, settled, and/or

heaved. Complete replacement is recommended.

The wood-framed exterior ramp, stair, and landing at the horticulture building is heavily weathered

and due for replacement.


The wood siding at the horticulture modular building that is adjacent to the green house structure has

deteriorated significantly in many locations. Replacement of the entire siding material is

recommended.

The existing asphalt shingle roof at the horticulture building is original to the building and has reached

the end of its functional life and should be replaced with new asphalt shingles. The existing wood

panel siding is in good condition but requires new paint.

The existing windows at the horticulture building are original to the building and should be replaced

with thermally broken aluminum windows with insulated glass units to meet the current energy code.





There are large areas of the existing concrete slab at the horticulture building that are heavily cracked,

heaved, or settled. Removal of the existing slab, excavation, and shoring up of the dirt and gravel

below is required for proper support of the weakened areas.

The interior gypsum board walls at the horticulture building require repainting. The existing carpet is

original to the building and is completely worn out. Replace this carpet with new carpet or a vinyl floor

system.




The existing air handler at the horticulture building is due for replacement along with the building’s

HVAC controls. The circulating fans serving the greenhouse are worn out and require replacement.

The lighting at the horticulture building is inadequate and should be replaced with high-efficiency LED

fixtures.



Fir Ridge High School

Main Building

Figure 82 Fir Ridge High School

Site Assessment

The asphalt driveways and parking areas require a slurry coat to reseal the areas of exposed aggregate

in the asphalt. There is significant cracking in limited areas of the concrete sidewalks. Removal and

replacement is recommended at these areas. Minor landscape restoration is recommended where

plant die-off has occurred.

Replacement of the existing high-intensity discharge lamps with high-efficiency LED lamps at the site

lighting is recommended.



Figure 83 Outdoor amphitheater area

The grassy area at the northeast side of the building was very saturated and soggy. Additional

drainage should be provided in this area to prevent further damage to the landscaping. Further to the

north the students have created an amphitheater area by using concrete landscape wall stones that

are dry stacked. This presents a maintenance concern as the blocks may fall without warning and

could cause injury. These amphitheater “seats” should be replaced with a different system that is

safer for the students to be around. There is also no accessible route from the building to this area.

Provide a 5’-0” asphalt path and space for accessible seating at the amphitheater.


Small portions of the brick veneer are spalled or the mortar joints are cracking and crumbling. Limited

replacement of brick veneer and repointing of portions of the mortar joints is recommended. Cleaning

and resealing the brick veneer is also needed in order to keep moisture out of the wall cavity. The

wood siding requires new paint as the current paint is reaching the end of its functional life.



Figure 84 Widespread blistering and mole runs in the roofing membrane

The existing built-up roofing system is nearing the end of its useful life. Granule loss and known leaks

were observed in the field. Replacement of the aging roof with the district standard built-up roofing

membrane is recommended. The areas where the roof will be replaced will require the insulation to

meet the current energy code. This may require the raising of parapets, modification to wall cladding,

and flashing changes to accommodate potential changes to the roof elevation. The metal roofing

system is generally in good condition, but there are areas where flashing conditions have caused some

localized leaks.

A portion of the exterior hollow metal doors are original to the building and are due for replacement.






A small portion of the interior doors require replacement of worn out door hardware.



The existing carpet in the office and staff areas is original to the building and is completely worn out.

Replace this carpet with new carpet or a vinyl floor system. There are limited areas of damaged

countertops in the staff lounge area that should be replaced.


The air handlers serving the building are original and are due for replacement. Once the air handler is

replaced, building-wide testing and balancing will be required. The existing data closets do not have

cooling. Adding a split system air conditioning unit is recommended to keep IT equipment cool and

functioning.

The lighting in the gymnasium and corridors is inadequate and should be replaced with high-efficiency

LED fixtures.

The clock and intercom system is aging and should be upgraded with the district standard system.



David Douglas School District Aquatic Center

Main Building

Figure 85 Main reception desk at the Aquatic Center

Site Assessment

The site around the Aquatic Center is in good condition aside from limited areas of landscaping that

has experienced isolated die off and requires replacement.


The building’s exterior is generally in very good condition. The siding, roofing membrane, flashings,

and sealant are all sound. Chemical storage has caused some of the hollow metal doors to corrode

and rust. These doors will need to be replaced.




Generally, the interior of the building is in good condition. The pool moisture has caused some heavy

wear-and-tear on the finishes. The interior masonry walls need to be repainted and the gypsum board

needs to be patched and painted in areas. The flooring and ceilings are in good condition.

The bleachers at the north side of the pool room have already rusted. These should be replaced.

The concrete pool deck is devoid of any anti-slip measures. Providing a non-slip surface will keep staff

and students safer as they circulate around the pool. This could be accomplished by providing an non-

slip surface or texturing the existing concrete in such a way to prevent loss of traction when the pool

deck is wet.


The building’s HVAC system is functional and in good working order. The ventilation and exhaust in

chemical storage rooms on the east side of the building is inadequate needs to be upgraded. The

chemicals have created an environment in those spaces that is highly corrosive and has damaged the

hollow metal doors.

Upgrading the building’s lighting to high-efficiency LED fixtures is recommended. Partial replacement

of the clock and intercom system devices is recommended where the devices are no longer functional.


fixtures. Upgrading the existing site lighting with high-efficiency LED fixtures is recommended.



David Douglas School District Performing Arts Center

Main Building

Site Assessment

Most of the parking areas and the access roadways require a slurry coat to reseal the areas of exposed

aggregate in the asphalt. There is significant cracking and settling of some of the concrete sidewalks.

Removal and replacement is recommended at these areas. Minor landscape restoration is


Students have been cutting between two sidewalk areas using a dirt path as a shortcut. Provide a 5’-0”

asphalt path or concrete sidewalk as an alternative to the dirt path.


Much of the building’s exterior is clad in core-10 steel siding, which is a material that is intended to

aggressively rust in order to achieve a certain look and style. The rust is continuing to degrade the

siding in such a way that holes are starting to appear in the siding. When the building was constructed

and weather-resistive barrier was not installed behind the metal siding. The holes in the siding have

created an avenue for water intrusion and without a weather-resistive barrier, water can enter the

building. Replacement of the siding with new metal panel will include the siding, weather-resistive

barrier, and any insulation upgrades required to meet the current energy code. Some of the brick

veneer is spalled or the mortar joints are cracking and crumbling. Limited replacement of brick veneer

and repointing of portions of the mortar joints is recommended.

The existing windows are in good condition and already contain insulated glass units. No replacement

of these windows is required. A majority of the exterior hollow metal doors are original to the building

and are due for replacement. The existing doors have old hardware and the vision panel is single-

glazed glass. The new hollow metal doors would include insulated glass units that meet the current

energy code.

Approximately half of the existing built-up roofing system is nearing the end of its useful life. Granule

loss and known leaks were observed in the field. Replacement of the aging roof with the district

standard built-up roofing membrane is recommended. The areas where the roof will be replaced will

require the insulation to meet the current energy code. This may require the raising of parapets,

modification to wall cladding, and flashing changes to accommodate potential changes to the roof

elevation.




Most of the carpet is severely worn and due for replacement with like materials. Carpet is mostly

present in the music rooms, performance spaces, and other areas that require special sound



dampening properties. The existing sheet vinyl is heavily worn and should be replaced with polished

concrete if the slab beneath the flooring is in suitable condition.

The interior doors in the original portion of the building require replacement of the door hardware

which is worn out. The interior doors in the newer portion of the building are functional and do not

require upgrades. Existing toilet compartments are aging and require replacement with the district

standard phenolic core toilet compartments.

The existing metal stairs in the waiting areas adjacent to the main auditorium do not comply with the

current building code and could present safety concerns. The stairs have open risers, which can cause

feet to become tangled in the stair run. The stairs’ dimensions also do not comply with the current

building code. The risers exceed the 7” maximum riser height and can make stairs more difficult to

climb. Additionally, the guardrails are constructed in a way that creates openings significantly larger

than the 4” maximum prescribed by the building code. Guardrails are constructed with that 4”

opening maximum to prevent small children from falling through, or getting stuck within the

guardrails. Replacement of these stairs is recommended since the Performing Arts Center is used

heavily by the public.

The concrete stairs at the service side of the main auditorium, which includes access to the back stage

and the sound booth above the seating area, also do not comply with the stair dimensions and

handrail requirements of the building code. However, correcting the deficiencies in these stairs would

be very difficult to rectify due to the length restrictions presented by the building geometry, the

layout of the access doors, and the exterior grade.


The air handlers serving the original portion of the building have reached the end of their functional

lives and should be replaced. The ductwork serving these air handlers should be replaced as well.

A significant portion of the existing plumbing fixtures in the original portion of the building have

reached the end of their functional lives. Replace these fixtures with district standard water closets,

urinals, and lavatories. Similarly, existing water distribution piping serving these fixtures needs to be

replaced with copper pipe. Sanitary waste piping needs to be replaced.


intercom system, and lighting control system is aging and requires upgrades. Much of the building’s

lighting is insufficient and should be replaced with high-efficiency LED fixtures. Provide new theater

lighting and dimming controls. The sound system in the main auditorium should be upgraded.



and security.



David Douglas School District Facility Operations – South Powellhurst Campus

Main Building

Figure 86 David Douglas School District Facility Operations - South Powellhurst Campus - Main Building

Site Assessment


due to significant cracking of the asphalt. The remainder of the asphalt driveways and parking areas

need a slurry coat to reseal the exposed aggregate. There is significant cracking and settling of some of

the concrete sidewalks. Removal and replacement is recommended.

The existing wood-framed storage building located at along the south property line has been allowed

to degrade to a point where salvaging the structure would be very costly. Upon entering the building

the smell of mold and other organic growth was overpowering. A full teardown and rebuild of a new,

similar structure is recommended if the district needs additional covered storage space.




The building recently received a recladding with a plaster stucco system. Aside from some limited

areas of cracking, the stucco is in good condition. The windows are original to the building and should

be replaced with new, thermally-broken windows with insulated glass units that will meet the current

energy code.




Figure 87 Roof membrane showing evidence of weathering, ponding, and patching at roof failures

The existing roof on the main building is mainly a red asphalt shingle that has reached the limit of its

useful life. The district has been fighting roof leaks in the shingle area when the wind driven rain

blows water up under the tabs. The shingles drain down into an asphalt built-up roofing gutter behind

the parapets. The asphalt roofing is holding up but should be replaced with the shingles. The flat roof

area at the north end of the building is newer and in good condition.




There are unreinforced masonry walls (hollow clay tile) in the lower floor, which houses the district’s

transportation department. In a seismic event these walls are at increased risk of collapse. These walls

should be removed and replaced or braced to prevent this hazard. Bracing can be achieved with the

use of metal stud framing with drilled anchors to stabilize the wall.



recommended due to the security risks associated with aging doors and door hardware. Portions of

the interior gypsum/plaster wall board needs to be patched and painted due to usual wear and tear

from the use of the building.





The third floor is currently unoccupied and should remain that way. There are areas where the floor

decking is brittle, damaged, and sagging which present a danger to occupancy. Upgrades to the third

floor’s lighting, HVAC system, and structure would have to be made, which would likely be very costly.

Additionally, the floor area of the third floor is large enough that an elevator would be required, and

modifications would be required to the stair that accesses the third floor in order to make it comply

with the building code. The third floor rooms are laid out in such a way that there is no corridor or

hallway; occupants would have to exit through multiple adjoining rooms in order to reach the exits. All

of these issues make occupying the third floor very costly and infeasible.


The air handlers, furnaces, heat exchangers, and boiler serving the building have reached the end of

their functional lives and should be replaced. The ductwork serving these air handlers should be

replaced as well. The in-rom ventilator and radiator units have reached the ends of their functional

lives and should be replaced.

A significant portion of the existing plumbing fixtures in the original portion of the building have

reached the end of their functional lives. Replace these fixtures with district standard water closets,

urinals, and lavatories. Similarly, existing water distribution piping serving these fixtures needs to be

replaced with copper pipe. Sanitary waste piping needs to be replaced.

The clock and intercom system and fire alarm system is aging and requires upgrades. Much of the

building’s lighting is insufficient and should be replaced with high-efficiency LED fixtures.



and security.



Shops Building

Figure 88 Shops Building


The exterior of the building is extremely weathered and needs a near complete renovation. The wood

panel siding has failed and needs complete replacement. The windows are original to the building and

should be replaced with thermally-broken aluminum windows with insulated glass units to meet the

current energy code. The exterior hollow metal doors are original to the building and are due for



The existing built-up roofing system is nearing the end of its useful life. Replacement of the aging roof

with the district standard built-up roofing membrane is recommended. The areas where the roof will

be replaced will require the insulation to meet the current energy code. This may require the raising of


the roof elevation.



Figure 89 Lean-to roof structure

The lean-to roof at the north side of the building is nearly completely compromised and should be

demolished and replaced.


The interior finishes in the building are heavily worn due to the shops activities within the building.

The gypsum wallboard or plaster finishes should be replaced with a hardier material, such as

hardboard, to prevent future damage to the walls.




The existing plumbing fixtures in the building have reached the end of their functional lives. Replace

these fixtures with district standard water closets, urinals, and lavatories. Similarly, a large portion of

the existing water distribution piping needs to be replaced with copper pipe.

The existing air handlers are aging and need to be replaced. The dust collection system in the wood

shop does not meet current codes. Provide a new dust collection system with a current NFPA-

compliant unit.

The voice and data system and fire alarm system is aging and requires upgrades.

Transportation Maintenance Building

Figure 90 Transportation Maintenance Facility


A number of metal wall panels are dented and should be replaced to prevent further degradation of

the exterior building envelope. The existing windows at are original to the building and should be

replaced with thermally broken aluminum windows with insulated glass units to meet the current

energy code. A majority of the exterior hollow metal doors are original to the building and are due for






The stair serving the storage mezzanine space is too narrow and steep to meet code. It also does not

contain a guardrail that complies with the building code. Replacement is recommended as a safety

measure.

Being a transportation maintenance facility, the interior finishes are quite worn and damaged.

Significant patching and painting is required at the gypsum board walls. Much of the plywood

wainscot is damaged and should be replaced.

The vinyl sheet flooring in the office, restroom, and break room areas of the building is completely

worn out and should be replaced with either new vinyl flooring or a polished concrete floor. The

painted roof structure in the maintenance bay is flaking and peeling. Provide new paint.






The HVAC system is functional and in good condition.

The electrical service is adequate currently, but at capacity. The district should consider adding

additional capacity should the need arise. The existing data cabling is aging CAT 5e and should be

upgraded to the district standard CAT 6 cabling.


fixtures.

Warehouse Building

This building is very new and is in very good condition. Some very limited patching and painting is

needed at the gypsum board walls due to standard wear-and-tear.



David Douglas School District Administration Building - Halsey

Main Building

Figure 91 David Douglas School District Administration Building

Site Assessment

The site had no observable deficiencies.


Figure 92 Large area of ponding on roof



Generally, the building’s exterior is in very good condition. There is one wood column that has been

the victim of woodpecker damage which should be repaired and painted to prevent further

degradation. A portion of the single-ply roofing system has been prone to leaks. There is a sizeable

pond near the area where the leak was observed inside the building. It’s possible that there is a

problem with the seam in the roof membrane in this location. Removal of the existing roofing down to

the roof deck, replacement of wet insulation and other roofing material, and installation of new

roofing is recommended.


Generally, the building’s interior is in very good condition. Replacement of the stained ceiling tiles as a

result of the above mentioned roof leak is recommended. The main stair to the second floor has only

one handrail. The building code requires a stair to have a handrail on each side of the stair.

Additionally, the stair does not have a guardrail where the vertical distance to the adjacent elevation

exceeds 3’-6”. Provide a guardrail at the stair.


The existing HVAC equipment is functional and in good condition. However, the building is only

monitored by the district’s direct digital control (DDC) system. Provide DDC controls and re-test and

balance the HVAC system. The storage rooms require additional exhaust due to the chemicals. The

data closet requires replacement of the split system air conditioner to protect the data equipment

from overheating.

Low lighting levels were observed in two spaces. Upgrade the lighting with high-efficiency LED

fixtures.

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