Harrison Elementary
A look at some concerns.
Harrison History
Harrison is a 21 classroom, 43,835
square foot school built in 1948 on 7.83
acres of land. The building has had
additions in 1951, 1956,1967,1969,1974
and 1986.
The construction of the building is wood
framing, concrete block, clay brick and a
considerable amount of glass block.
Roofing Materials are a combination of
asphalt shingles and built up asphalt
roofing on flat areas.
Aged clay brick and failing mortar.
The combination of aged clay bricks and failing mortar are of great
concern in the event of any seismic event.
The aged glass block walls have the same negative affect
on the collapse potential in a seismic event.
In 2005 The Oregon Department of
Geology and Mineral Industries
conducted a study under Senate Bill 2
called the “Statewide Seismic Needs
Assessment Project”
On a DOGAMI scale of 6.7 (low risk) to
-1.5 (very high risk) Harrison’s
collapse potential score was 0.9
placing it in the High potential
category. FEMA then rated the score
as “Inadequate”. The minimum score
for an “Adequate” rating would be 2.1.
Roofing Conditions.
Harrison is overdue for a
complete tear off and reroof.
Cost estimates for the 365,000 square
feet of shingled areas is approximately
$145,000.00.
Cost estimates for built up asphalt tear
off and replacement is $95,000.00.
Cost estimates for 20% sheeting
replacement is $11,000.00.
Estimated total is $251,000.00
This number would grow if more than
20% sheeting damage or any structural
framing damage is found.
In addition any asbestos found in core
sampling of flat roof sections would add
the cost of abatement.
A.D.A compliance.
Harrison’s restroom facilities have no
accommodation for individuals bound to
a wheel chair.
Remodeling to address this issue are
costly and limited due to the current
design and floor plan.
In addition to the lack of A.D.A
compliant bathroom facilities there are
no provisions for disabled parking on
site.
The current urinal systems use very old tank and float continual flow flushing. This
design wastes a considerable amount of water and repair parts are unavailable. Again,
remodeling would be very costly as the plumbing infrastructure is very old and weak.
Domestic water piping.
The domestic hot and cold water at
Harrison flows through galvanized iron
piping. The vast majority of this piping
is compromised both in volume and
pressure due to internal corrosion and
rust. Where accessible we have removed
sections of ¾” I.D pipe that has as little
as ¼” of an opening for water to flow in.
Measures to replace this piping would
be extremely costly and hard to quote
due to lack of accessibility and close
proximity to asbestos wrapped steam
piping.
H.V.A.C At Harrison Elementary.
Accessibility Woes.
The majority of steam fan/coil units at
Harrison are accessed by ladder and a
small opening as shown here. The hard
part happens after you crawl through
the opening and begin your way to the
unit on hands and knees across roof
trusses.
Typical Fan/Coil Unit.
This is what a typical classroom fan/coil
unit looks like. This is close to a crawl
opening at 50’ away. Some of these units
are over 100’ from the small access
point. Maintenance is continual and
bringing tools and repair parts is a
nightmare.
This equipment is original to 1948. It is very inefficient, does not offer adequate indoor air quality and is almost
impossible to deliver consistent comfort to students and staff. The control system is an antiquated pneumatic
infrastructure that requires air pressure to actuate steam valves and dampers. The repair parts are hard to find when
possible and very expensive when you do find them.
Above Kitchen Crawl.
Median crawl.
Pneumatic Controls
This is a typical set of duct
temperature pneumatic sensors.
They are very antiquated, inaccurate
and expensive.
Please note the asbestos mat
insulation they are mounted over.
Again extremely expensive abatement
costs play into any upgrades.
Air Conditioning
Harrison is challenged in many ways
due to the ever increasing need to
upgrade systems to accommodate
technology.
Computers and servers reject a lot of
heat. This heat must be removed to
keep instructional areas remotely
comfortable. The 5 residential type air
conditioners on the roof range in age
from 20 to 35 years old and are very
inadequate.
Replacement of the H.V.A.C system at
Harrison would be challenging at best
with a price tag in the 1.5 million
dollar range not including abatement
of asbestos or costly upgrades to the
electrical system that will be covered
later in this presentation.
Single pane uninsulated windows.
Inefficiency and rotten wood
The single pane windows throughout
Harrison offer little to no insulating
value and the wood framing that
encloses them is failing due to rot in
most areas.
Replacement of these windows is
expensive due to labor, purchase of
insulated units and abatement of
asbestos glazing.
Exterior Doors
Harrison’s exterior double door
sets have broken down to the point
of needing replacement. There are
seven door sets at a total estimated
replacement cost of $63,000.00
Excluding any structural damage
found upon removal of existing
doors.
Fire and Security protection.
This is a picture of the current fire
panel at Harrison. It covers a very
limited area and is audible only. Fire
suppression (sprinklers) can only be
found in the boiler room.
The Security system at Harrison only
covers the office area and Kitchen.
Besides being limited it is a non
addressable system and like the rest of
the District it lacks cameras.
Installing adequate systems at this site
would be in the Hundreds of thousands
of dollars due to cost of devices and
complete upgrade of the water supply
to the building to accommodate fire
suppression piping.
Unsafe walkways and sidewalks
Deteriorating asphalt and
concrete surfaces.
Both asphalt and concrete surfaces for
walkways, sidewalks and playground
areas are in dire need of removal and
replacement. Again these are large
areas with a large capitol project price
tag.
Electrical Systems.
Maximum Capacity.
The main power distribution and sub
panel infrastructure at Harrison are
overtaxed, outdated and woefully
insufficient.
Most classrooms share a single 20amp
outlet circuit with another classroom
and cannot support current technology
demands let alone any chance for smart
boards or other new cutting edge tools
available to keep our students up to date
with ever advancing technology.
All options for adequate H.V.A.C
systems would also require significant
upgrades to the electrical system that
could easily exceed the million dollar
mark.
Harrison Kitchen.
Busting at the seams.
Tight spaces and extremely
aged equipment.
None of the walkways in Harrisons
kitchen are wide enough for two people
to pass by each other.
The steam equipment is unusable due to
safety concerns and cost of
repair/replacement.
Two of the four ovens cannot be used for
the same reasons.
The maintenance team is touch up
painting on a regular basis to keep the
wood cabinets and shelving system in
compliance with Health Code.
Refrigeration Equipment.
Iced freon supply lines.
Broken down cabinet.
Last Leg!
The walk in freezer for Harrison’s
kitchen is breathing its last breath.
The insulation has broken down inside
the walls. The holes you see are to let
condensed water out.
The result of poor insulation is a unit
that never shuts off and wastes a large
amount of electricity to keep product
frozen.
Replacement of this unit to
accommodate current need would be
about $70,000.00 excluding electrical
upgrades, a new slab and sidewalk.
Dish washing room\ closet.
The dish washing room is essentially a
closet with extremely minimal room to
work. The dishwasher itself is in need of
replacement and there is no room for
expansion of this area.
Kitchen venting system.
Exhaust and makeup air.
The system to remove steam and smoke
from the kitchen area is original
equipment and we recently had to have
parts manufactured to repair it due to
unavailability of parts.
The same amount of air removed from
the space should be replaced (made up)
with heated air and is not due to the
make up air unit being removed in the
early 90’s.
Replacement of the make up air unit
would be about $19,500.00 excluding
abatement and steam pipe repair.
Drainage infrastructure.
The current downspout and
surface water drainage system is
concrete no hub tile pipe. Tree
roots, pipe decay and settling have
rendered the system inadequate
causing area flooding and unsafe
conditions.
Renovation of this system would
require considerable excavation
and removal of both asphalt and
concrete to expose areas to be
replaced.
Flooring.
Classroom carpet.
Asbestos floor tile.
Flooring woes.
Classroom carpets at Harrison are in
need of replacement due to age and
condition. At approximately $6000.00
per classroom for antimicrobial
commercial grade carpet this is about a
$150,000.00 project including the
Library.
All hallways, the multi purpose room,
wet areas in classrooms and
administration areas that are hard
surface are covered with asbestos floor
tile. They do need replaced but
abatement costs would be astronomical.
Harrison multi purpose room.
Not enough space.
• The multi purpose room at Harrison is used for a cafeteria,
gymnasium and all afterschool events. Folding cafeteria tables are
set up and taken down twice daily and moved out into the hall to
accommodate breakfast, lunch and physical education classes.
• After school programs are cramped and physically uncomfortable
due to lack of climate control and limited space.
Outside Play Shed.
The outside play shed is the only area for
any physical activity on rainy days after
breakfast and lunch. The asphalt surface
is very slick when wet and the beam
structure has several areas with
extensive rot. Honestly a separate
heated gymnasium has been a valid
need for some time.
Harrison Parking and drop off
area.
Here is a shot of the parking for
Harrison. You will notice there is none.
Student pick up and drop off is a little
crazy due to no safe areas for parents or
busses to get off of the side of 10th street.
As mentioned previously there are no
provisions for handicap parking.