Structural Inspection – Foundations 0211 Footings – Concrete pad and continuous footings The foundation system at the original building consists of an original spread footing foundation that was underpinned after construction with a pile foundation. The footings now serve as part of the grade beams supported by the piles. The 1990 Addition utilizes a pile supported foundation. The building footings are for the most part no longer functioning. The pile foundation no delivers loads to the underlying supporting soil strata. Remaining life expectancy: greater than 10 years. No deficiencies noted.
June 2005 Auke Bay Elementary School Condition Survey Report Page 43 of 228 Structural Inspection – Foundations 0212 Foundation Walls – Foundation walls, basement walls, and pilasters The north wall of the building is supported by a concrete grade beam that serves as both a retaining wall and a grade beam. The east and west end walls of the original building serve as retaining walls. The east wall of the 1990 addition also retains fill. These walls are all 8 inch thick reinforced concrete. The boiler room has 8­inch thick, perimeter reinforced concrete walls. The condition of the walls is good. Remaining life expectancy: More than 10 years No deficiencies noted.
June 2005 Auke Bay Elementary School Condition Survey Report Page 44 of 228 Structural Inspection – Foundations 0240 Special Foundations – Pilings, caissons, grade beams, raft foundations, etc. The original school building was constructed with spread footings however, after excessive settlement the building was underpinned with a pile foundation system. The piles at the original building are steel pipe piles filled with concrete. The piles support either reinforced concrete pile caps or steel beams which, in­turn, support the original foundation walls and footings. The 1990 addition has timber piles supporting reinforced concrete grade beams which, in­turn, support concrete or timber­framed foundation walls. The condition of the foundation is fair to good. There were no reports of on­going settlement or displacement. The floors are uneven and appear to have been since the before the original building foundation was underpinned. The uneven floors are an architectural problem rather than a structural problem. Remaining life expectancy: Greater than 10 years No deficiencies noted.
June 2005 Auke Bay Elementary School Condition Survey Report Page 45 of 228 Structural Inspection – Floor Structure 0220 Slab on Grade – Standard or structural slabs, trenches, pits, and pads The original building and the 1990 addition both have slab on grade floors at the lower level. The slabs are 4 inches thick. The condition of the slabs appears to be fair to good. Remaining life expectancy: More than 10 years Deficiency No Photo 0220­1 Uneven floor near entrance The slab at the main entrance is not level. It is likely that the slab settled soon after original construction or during or soon after the installation of the piles. The settlement was large enough for the interior doors at the arctic entry were removed. Deficiency category: RR Remedy Grind concrete to level surface. Estimated Construction Cost: $2,800
June 2005 Auke Bay Elementary School Condition Survey Report Page 46 of 228 Structural Inspection – Floor Structure 0312 Elevated Floors – Structural floor diaphragm, supporting columns, and bracing Structural floor systems consist of the following: · · · Location Original Building, Upper Level, except above boiler room Description
4x6 inch Tongue and groove timber deck with 5/8” plywood overlayment supported by glu­ lam beams at 14 feet on­center bearing on 8x8 wood posts
Original Building, Upper Concrete slab supported by concrete beams Level, above boiler room which are in­turn supported by the boiler room concrete walls
1990 Addition, Upper Plywood floor sheathing supported by timber Level chord trusses with steel webs bearing on stud walls. Floor condition is relatively good, with the exception of the floor flexibility in the Original Building. The floors of the Original Building upper level are lacking stiffness. They deflect excessively. A teacher on site indicated that at times movement from adjoining classrooms could be felt in the room she occupies. Such movement is disconcerting for occupants and not conducive to a good educational environment. Remaining life expectancy: Over 10 years
June 2005 Auke Bay Elementary School Condition Survey Report Page 47 of 228 Structural Inspection – Floor Structure Deficiency No Photo 0312­1 Fan room floor depression Upper level fan room (RM 245 on original plans) has a depression in the middle of the floor. The floor deck was not visible from below. Floor or ceiling coverings should be removed to determine cause of depression. Deficiency category: RR Remedy Investigate further to determine cause of depression. If floor members are rotten, rot should be removed and timbers replaced with sound members. Estimated Construction Cost: $2,600
June 2005 Auke Bay Elementary School Condition Survey Report Page 48 of 228 Structural Inspection – Floor Structure Deficiency No Photo 0312­2 Floor Flexibility The floors of the Original Building upper level lack stiffness. They deflect excessively. A teacher on site indicated that at times movement from adjoining classrooms could be felt in the room she occupies. Such movement is disconcerting for occupants and not conducive to a good educational environment. Deficiency category: F Remedy Floor spans for this construction should be adequate to support the loads and with deflections within normal acceptable limits. However, the activity of elementary school children may be more than the designers had anticipated. Adding mass to the floors may reduce movement as would adding framing below the floor. Some analysis should be done to determine what would be required to reduce deflections of floor. Estimated Construction Cost: $1,400 for an analysis and concept design, $187,000 is estimated to add framing below the floor to increase stiffeness.
June 2005 Auke Bay Elementary School Condition Survey Report Page 49 of 228 Structural Inspection – Floor Structure Deficiency 0312­3 Holes in Glue Lam Beams Computer technologists, electricians and plumbers have made holes in critical areas of glu­lam beams. The top and bottoms of beams near the middle of the beam span and the mid depth of beams near the supports should not have holes drilled through them if such can be avoided. Beams are currently performing adequately, however, hole drilling by unauthorized maintenance and technology staff should be prohibited. Deficiency category: RR Remedy Monitor beam performance on a bi­annual basis. A notice should be delivered to all staff who install pipes and conduit to not make holes in beams without authorization from CBJ Engineering. Estimated Construction Cost: No Cost
June 2005 Auke Bay Elementary School Condition Survey Report Page 50 of 228 Structural Inspection – Wall Structure Deficiency 0321­1 Split Column East side wall, exterior column is split and there is interior rot. Rot will continue if not arrested. Deficiency category: RR Remedy Inject penetrating epoxy into crack. Estimated Construction Cost: $1,400
June 2005 Auke Bay Elementary School Condition Survey Report Page 51 of 228 Structural Inspection – Roof Structure 0322 Low Slope Roof – Structural roof diaphragm, supporting columns, and bracing The roof structure for the Original Building consists of 4­inch nominal tongue and groove timber decking supported by glued­laminated timber beams at 14 feet on center. At the 1990 Addition the plywood roof deck is supported by pre­engineered timber trusses at 2’­ 0” on center. The roof structure at the Original Building is in poor condition at the cantilevered portion on the north and south side of the building. The roof at the 1990 Addition appears to be in good condition. Remaining life expectancy: 5 to 10 years if not repaired. Greater than 10 years if repaired.
June 2005 Auke Bay Elementary School Condition Survey Report Page 52 of 228 Structural Inspection – Roof Structure Deficiency 0322­1 Rotten Roof Deck Members Roof deck members at the southern roof eave are rotten. Approximately 45 feet of 4x6 deck is rotten. Rot will continue to spread if not arrested. Deficiency category: RR Remedy Remove as much rotten material as possible. Fill with epoxy filler. Inject penetrating epoxy to fill adjoining material that may be affected. Removal of deck members will be nearly impossible without damaging roof membrane, which was recently replaced. This remedy should be viewed as a temporary repair. Damaged members should be removed when the roof membrane is replaced in the future. A permanent repair includes removing roofing to a point 2 feet inside of the exterior face of the exterior wall, removing decking, repairing rotten beams and replacing decking and roofing. Estimated Construction Cost: $15,000 for temporary repairs and $ 129,000 for permanent repairs including the cost of ~2060 square feet of new roofing.
June 2005 Auke Bay Elementary School Condition Survey Report Page 53 of 228 Structural Inspection – Roof Structure Deficiency 0322­2 Rotten Roof Beams Three beams on south side and 8 beams on the north side of the Original Structure exhibit rot at the top of the beam outside of the exterior wall. Mostly rot is at the exterior ends of the beams. Rot will continue and spread if not arrested. Removal of beams is cost prohibitive. Deficiency category: RR Remedy A temporary repair includes removal of rotten material and filling major voids with epoxy filler. Inject penetrating epoxy in adjacent areas and seal around putty filled voids. Sand and paint. This remedy should be viewed as a temporary repair. Damaged members should be repaired by removal and reinstalling damaged laminations. The permanent repair will require removal of decking and roofing, removing rotten laminations from the beam and replacement of the laminations, gluing and screwing the new lamination material in place.. Estimated Construction Cost: $20,000 for temporary repairs and $ 38,000 for permanent repair.
June 2005 Auke Bay Elementary School Condition Survey Report Page 54 of 228 Structural Inspection – Stair Structure 0331 Stairs – Stair structure There are four interior stairs including one each at the east and west end of the southern corridor connecting the upper and lower levels and one each on the east and west corridors connecting the two upper levels. Stairway conditions are fair. Remaining life expectancy: over 10 years with repairs.
June 2005 Auke Bay Elementary School Condition Survey Report Page 55 of 228 Structural Inspection – Stair Structure Deficiency 0331­1 Split Bearing Blocks Bearing blocks under tread member and over stingers are split. 2 at the west interior stair and 6 at the east interior stair. Deficiency category: RR Remedy Replace split bearing blocks. Estimated Construction Cost: $5,100
June 2005 Auke Bay Elementary School Condition Survey Report Page 56 of 228 Structural Inspection – Stair Structures 0332 Stair Railings – Wall mount and free standing stair railings Exterior stairs occur around the perimeter of the building from ground floor to second floor and to the playground. At the stairs to the playground, the stairs are constructed of treated wood stringers with metal grate landing and treads. Stairs from ground floor to second floor are constrcutedof heavy timber stringers and heavy timber treads. Handrails/guardrails are of 3x4 painted wood. Exterior stairs and railings are in poor condition and do not conform to current code. Remaining life expectancy: less than 5 years
June 2005 Auke Bay Elementary School Condition Survey Report Page 57 of 228 Structural Inspection – Stair Structures Deficiency 0332­1 Stair railings Stair railings do not conform to the IBC for handrail grip size and top and bottom extension. Guardrail spacing exceeds the allowed 4” spacing. Risers are open. Deficiency category: C IBC 1009 Remedy Replace handrails/guardrails with galvanized pipe rails. Close stair risers. Estimated Construction Cost: $30,000
June 2005 Auke Bay Elementary School Condition Survey Report Page 58 of 228