- 6.1 -
Physical Conditions Analysis
Martinsburg Elementary School
Site Map
Main Entrance
Building Exterior at Tennis Courts
Basketball Courts
Martinsburg Elementary
School
415 Spring Street
Martinsburg, PA 16662
Grades:
K-5
Current Enrollment:
339
Site Acreage:
8 acres
Architectural Area:
56,599 square feet
Number of Stories:
2 Levels
Year Constructed:
1991
Dates of Additions/Renovations:
2011 Roof Replacement
Current Status:
The building is currently utilized by the School District as an Elementary School for Grades K-5.
Description:
A physical conditions analysis of Martinsburg Elementary School has been completed, and the assessment and
evaluation of the existing conditions, as well as recommended improvements, are included within this section.
The building and site will require limited renovations or upgrades that are needed in order to improve or replace
building elements or systems that have diminished or no remaining life expectancies. These limited renovations do
not include any reconfigurations of interior spaces and do not qualify for PDE reimbursement. The primary
improvement planned for the building shall be the installation of air conditioning throughout the facility.
Note:
The information provided for current enrollment, site acreage, year constructed, and additions /renovations was received from documents provided
by Spring Cove School District.
- 6.2 -
Physical Conditions Analysis
Martinsburg Elementary School
Entrance Soffit
Exterior Equipment
Damaged Column Cover
Caulking
Library Emergency Exit
Damaged Skylight
- 6.3 -
Physical Conditions Analysis
Martinsburg Elementary School
Administration
Multipurpose Room - Cafeteria
Art Classroom
Main Lobby
Serving
Classroom
- 6.4 -
Physical Conditions Analysis
Martinsburg Elementary School
A team from Architectural Innovations, McFarland Kistler Associates, and Tower Engineering assessed the
Martinsburg Elementary School building and site. The inspection team looked at the current physical condition of
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the building with regard to current construction standards and codes. The inspection team included an Architect,
Food Service Consultant, Mechanical Engineer, Plumbing Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ Repair damaged portions of concrete sidewalks.
▪ Replace non-ADA compliant concrete slab at Library emergency exit with ADA compliant construction.
▪ Repair damaged light poles / bases.
▪ Replace non-code compliant railings at Home Plate bleachers (Little League Baseball Field).
2. Architectural Recommendations
Building Exterior
▪ Repair areas of damaged brick.
▪ Replace all windows.
▪ Repair curtain wall systems.
▪ Replace damaged skylight at Doors A6 and A7.
▪ Replace all caulking.
Building Interior
▪ General: Many finishes / components are over 20 years old and beyond their life expectancies.
▪ Provide room identification signage that meets current ADA requirements.
▪ Replace/reconstruct all toilet rooms that do not meet current ADA requirements.
▪ Replace/reconstruct all stair railings that do not meet current code requirements.
▪ Replace all carpeting and associated base throughout the building.
▪ Replace sheet vinyl flooring at Music Entry ramp.
▪ Replace all acoustical ceiling tile systems throughout the building.
▪ Replace ceramic tile base in Boys and Girls Restrooms.
▪ Replace rubber base in Janitor Rooms.
▪ Repair interior plastic laminate doors. Repaint interior stair doors.
▪ Repair vinyl composition tile in Entry Vestibule, Corridors, Kindergarten, Seminar, Art areas.
▪ Repair wood flooring, movable partition, and acoustical wall panels at Music Classroom / Platform.
▪ Repair acoustic vinyl sheet flooring at Multi-Purpose / Gymnasium.
▪ Repair rubber base in Entry Vestibule, Corridors, Administration, Art, Music, Multi-Purpose / Gymnasium,
and Chair Storage areas.
▪ Repair concrete masonry units in Classrooms and Faculty Restrooms.
▪ Repair gypsum board ceilings in Entry Vestibule, Boys and Girls Restroom.
▪ Repair toilet partitions in Girls Restrooms.
▪ Repair casework throughout the building.
▪ Repair markerboards and chalkboards in Classrooms.
Food Service
▪ The Kitchen Area is slightly undersized; however, the design and operation is still workable, but not as efficient as
possible. The present design of the building forces the use of a remote Dry Storage Room and inadequate space for
a Walk-In Refrigerator within the Kitchen Area. The inclusion of a Walk-In Refrigerator within the remote Dry Storage
Room could prove beneficial for the operation. It is also recommended to incorporate new energy-efficient equipment,
as well as replacement of the thirty (30”) inch high serving counters. The height of the existing serving counters
creates difficult working conditions for the staff. Also, the lack of four (4) hot food wells and refrigerated cold pans or
frost top units limits available menu options/flexibility, as well as rendering temperature maintenance a difficult
proposition.
▪ Remote Dry Storage Recommendations: It is recommended that the Dry Storage Room be relocated adjacent
to the Kitchen with direct access provided, if possible. The room should be sized to also accommodate
installation of a Walk-In Refrigerator. Another option is to consider installing a Walk-In Refrigerator within
the existing Remote Dry Storage Room.
▪ A few present day Code violations have been identified. These violations need not be addressed due to
“grandfathering” of the original installation, but would require compliance if a renovation project is undertaken.
- 6.5 -
Physical Conditions Analysis
Martinsburg Elementary School
▪ Estimated food service equipment cost to incorporate the noted recommendations within the Kitchen and
Remote Dry Storage Room is $144,500. This figure is preliminary in nature, pending specific design options,
School District requirements, and budgetary ramifications.
3. Mechanical Systems Recommendations
Central Heating Plant
▪ To provide freeze protection, we recommend that consideration be given to adding glycol to the circulating
fluid.
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▪ Consider installation of variable speed drives and conversion of existing 3-way valves to 2-way.
▪ Consider future replacement of existing boilers with new condensing boilers for improved efficiency. This will also
eliminate the potential for leakage of fumes into the mechanical room.
Classrooms
▪ Relief air from classroom spaces is transferred into the egress corridor via a wall louver between each classroom
and the corridor. This does not comply with current codes and creates the potential for smoke to enter the egress
corridor. We recommend that the system be modified to eliminate this potential.
▪ To alleviate over-heating of classroom spaces (especially on the Second Floor), the addition of cooling capability
on the Second and/or First Floor should be considered. This would be achieved through a limited scope HVAC
upgrade based upon one of the following:
○ Replace existing floor-mounted unit ventilators with new units having self-contained cooling capability.
This option would require modifications to existing outside air louvers.
○ Replace existing floor mounted unit ventilators with new units having remote air-cooled condensing
units.
○ Replace existing floor-mounted unit ventilators with new units that incorporate chilled beam technology
along with hot water heat. This option would necessitate the installation of new classroom energy
recovery units.
▪ Install a variable refrigerant flow (VRF) system that would be independent of the existing unit ventilators. The new
VRF system would have cooling capability and the existing unit ventilators would continue to provide heating and
ventilation. The installation of CO2 sensors in each classroom would limit unnecessary ventilation, reducing energy
costs and providing for better control of indoor moisture levels.
Multi-Purpose Room
▪ The ceiling diffusers currently installed in the Multi-Purpose Room discharge air in a horizontal direction. We
recommend that consideration be given to replacing the existing diffusers with new diffusers that discharge air in a
vertical direction. This will reduce stratification during times when the system operates in a heating mode, reducing
energy costs and improving comfort levels.
▪ Consider installation of CO2 sensor to reduce ventilation rates when the room is not fully occupied.
Platform / Music
▪ The condensing unit is in poor condition and should be replaced.
Offices
▪ The condensing unit is in poor condition and should be replaced.
Kitchen
▪ Consider installation of makeup air unit that would be interlocked with exhaust hood operation.
Automatic Temperature Controls
▪ No recommendations at this time.
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Toilet rooms should be made ADA compliant.
▪ Drinking fountains should be made ADA compliant.
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
fixtures. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ Install a new service sink faucet with a vacuum breaker and wall brace.
A. Executive Summary (continued)
- 6.6 -
Physical Conditions Analysis
Martinsburg Elementary School
Fire Protection
▪ Replace missing cap on fire department connection.
▪ If building is fully renovated, provide fire protection sprinkler system as required by current code.
5. Electrical Systems Recommendations
Power Distribution
▪ A transient voltage surge suppressor could be installed on the main switchboard to protect the service from
fluctuations in power from the utility.
Emergency Lighting and Power Systems
▪ As part of any future project, a new emergency generator could be installed outside the building to provide
the one hour separation required by NFPA 110 or a room should be built around the present location of the
generator inside the boiler room. A second automatic transfer switch should be added to accommodate
the non-essential emergency loads, such as coolers and refrigerators and telecommunication equipment.
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Lighting Systems
▪ All incandescent exit signs should be replaced with light emitting diode (LED) lamped exit signs to reduce
energy consumption.
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light fixtures during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project.
Telephone and Data Network Systems
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds. But,
as part of a major renovation project, this cabling may not be in the optimal location within the classroom
space. Therefore, it may need to be removed and replaced with the latest cable technology meeting the
latest standards.
▪ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points, etc.
A. Executive Summary (continued)
- 6.7 -
Physical Conditions Analysis
Martinsburg Elementary School
B. Site Conditions
1. Overall Site Description
▪ The site is well maintained with minimal landscaping.
▪ Martinsburg Elementary School is adjacent to Morrison’s Cove Memorial Park which includes the following
amenities: Huntsman Bowling Center, multi-purpose gymnasium (housing the only roller skating rink in Blair
County), Weaver Banquet Facility, Hershberger Memorial Pool, six picnic pavilions, basketball courts, and
Acorn Cove Play Park.
2. Parking / Paving
▪ Asphalt paving (some cracking): fair condition, repair.
3. Retaining Walls
▪ Not applicable.
4. Sidewalks
▪ Concrete sidewalks (some staining): fair condition, repair damaged areas.
5. Loading Dock
▪ Not applicable.
6. Stairs, Ramps and Railings
▪ Not applicable.
7. Outdoor Facilities (Owned by Spring Cove School District / Maintained by local Park Service)
▪ Little League Baseball Field: good condition, remain.
○ Chain link fence: fair condition, repair.
○ Batting cages: good condition, remain.
○ Scoreboard: good condition, remain.
○ Dugouts: good condition, remain.
○ Pressbox / Concession Building: good condition, remain.
○ Home Plate bleachers: good condition, remain. Railings do not meet current code requirements;
replace with code-compliant railings.
○ Outfield bleachers: good condition, remain.
○ Lights: good condition, remain.
▪ Basketball Courts: good condition, remain.
○ Some asphalt damaged at edges: fair condition, repair.
○ Backstops (some missing hoops, some rusting): fair condition, repair.
▪ Tennis Courts: good condition, remain.
○ Tall chain link fence; support posts rusting: fair condition, repair.
○ Bleachers and benches: good condition, remain.
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○ Lights; posts rusting: fair condition, repair.
▪ Tetherball Court: good condition, remain.
▪ Cattle Shed Area: good condition, remain.
8. Playgrounds (Owned and Maintained by Spring Cove School District)
▪ Playground: good condition, remain.
9. ADA Access
▪ The majority of the building is accessible.
▪ Concrete slab at library emergency exit does not meet current ADA requirements (8 inches high, too small
for required turning radius): replace with compliant construction.
10. Site Drainage
▪ Site drains well. No issues reported.
11. Site, Other
▪ Some light poles are damaged (dented at base, spalling concrete base): replace or repair.
- 6.8 -
Physical Conditions Analysis
Martinsburg Elementary School
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 1991. Standing seam metal roof system was replaced in 2011.
Walls
▪ Brick: generally in good condition, remain.
○ There are some locations of damaged, spalled, and / or stained brick: repair.
○ There are some locations of vertical, hair-line cracking: repair.
○ There are some locations of step cracking which appear to have been repaired: remain.
▪ Staining on lower soffit material at entrances: fair condition, repair or replace.
▪ Damaged and cracked column covers: repair.
Windows
▪ Aluminum-Clad, double-hung windows with internal blinds: fair to poor condition, replace.
▪ Aluminum curtain wall system: fair condition, repair.
▪ Glass block: good condition, remain.
▪ Caulking: poor condition, replace.
▪ Damaged concrete sills at some glass block locations: repair.
Exterior Doors
▪ Aluminum: good condition, remain.
▪ Service Door: good condition, remain.
▪ Caulking: poor condition, replace.
Canopies
▪ Damaged skylight in canopy at doors A6 and A7: poor condition, replace.
Roof
▪ Tremco Standing seam metal roof system (20 year warranty) on all sloped areas installed in 2011: good
condition, remain.
○ Aluminum gutters and downspouts installed in 2011: good condition, remain.
▪ Carlisle 60mil EPDM (fully adhered) roof system at Receiving installed in 1991: poor condition, replace.
○ Roof drains: poor condition, replace.
○ Roof hatch: good condition, remain.
○ Flashing / Curb: fair condition, repair.
▪ Lightning Protection: good condition, remain.
Receiving
▪ Not applicable.
Exterior Equipment
▪ Rusting on exposed mechanical units and connections: Refer to Section D for conditions and recommendations.
▪ Some ground lights are fully exposed and damaged: repair.
▪ Louvers: fair condition, repair.
▪ Caulking: poor condition, replace. Standpipe not sealed at wall penetration: repair.
▪ There are some covers missing on exterior outlets: repair.
▪ Finish on light fixtures is worn or damaged: fair condition, repair or replace.
2. Building Core Spaces
General
▪ Listed finishes/items that are not followed by any additional comments are considered to be in generally
good condition and could remain.
ADA Access
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▪ The building is accessible.
▪ No ADA room signage in building; room signs are mounted above doors (on frame); additional paper signs are
posted on walls outside of room. Signage that meets current ADA requirements should be installed.
Asbestos
▪ There are no asbestos containing materials in this building.
- 6.9 -
Physical Conditions Analysis
Martinsburg Elementary School
Interior Doors
▪ Typical interior doors are plastic laminate with lever hardware, aluminum frames, including sidelights with integral
blinds on top and grille on bottom; some damage: fair condition, repair.
Entry Vestibule
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: brick: good condition, remain.
▪ Ceiling: gypsum wall board, painted: fair condition, repair.
▪ Doors: good condition, remain.
Lobby
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: 2x4 acoustical ceiling tile: poor condition, replace.
Corridors
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls:
○ Concrete masonry units, painted: good condition, remain.
○ Gypsum wall board (high spaces), painted: good condition, remain; repair wall cracks / gaps in joint.
▪ Ceiling: 2x4 and 2x2 acoustical ceiling tile (some mismatched ceiling tile): fair condition, repair; replace
damaged / stained tiles.
▪ Equipment:
○ Fire extinguishers / cabinets mounted too high. Mounting heights will need to be addressed to meet
current Code requirements if building is fully renovated.
○ Security grilles: some grille openings taped at ceiling; correct cause of drafts from attic space above.
Stairs
▪ Floor (landings): vinyl composition tile: fair condition, repair.
▪ Base (landings): rubber base: good condition, remain.
▪ Stair Construction:
○ Treads / Risers: rubber slip resistant tile: good condition, remain.
○ Metal: painted: good condition, remain.
○ Railings: Railings do not meet ADA code (no central handrail), replace with code-compliant railings.
○ Soffit: painted gypsum board: good condition, remain.
▪ Walls: brick (non-painted) and concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile and gypsum wall board, painted: good condition, remain.
▪ Doors: painted hollow metal doors and frames with panic hardware: fair condition, repair. (re-painting
required.)
▪ Equipment: space was warm: refer to Section D for conditions and recommendations.
○ Stair area also used for storage and other functions not associated with egress; code violation: remove
items not associated with egress.
Elevator
▪ Installed with original construction: fair condition, repair.
▪ Elevator as originally installed met ADA requirements in 1991.
Elevator Machine Room
▪ Floor: concrete: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: exposed structure: good condition, remain.
▪ Door: hollow metal: good condition, remain.
Restrooms (Girls, Boys)
▪ Floor: ceramic tile: fair condition, repair.
▪ Base: ceramic tile base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
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▪ Ceilings: gypsum wall board, painted (water damage detected): fair condition, repair.
C. General Architectural Conditions (continued)
- 6.10 -
Physical Conditions Analysis
Martinsburg Elementary School
▪ Equipment: Mirrors: generally in good condition (some bottom edge delamination), remain.
○ Toilet partitions (Girls): fair condition, repair.
○ Toilet partitions (Boys) recently upgraded: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Faculty)
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: gypsum wall board, painted: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Janitor
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: good condition, remain.
Building Storage (120)
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, spray-on fireproofing: good condition, remain.
▪ Equipment: roof access: good condition, remain.
○ Water Main Entry: Refer to Section E for conditions and recommendations.
Electrical / Storage (108)
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted: good condition, remain.
▪ Equipment: Refer to Sections D, E, F, and G for conditions and recommendations.
Mechanical / Storage (209-1)
▪ Floor: concrete: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, spray-on fireproofing: good condition, remain.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
Boiler Room (118)
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, spray-on fireproofing: good condition, remain.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
3. Administration Area
Reception / Waiting
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
▪ Equipment: casework: fair condition, repair.
Secretarial Area
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.11 -
7
Physical Conditions Analysis
Martinsburg Elementary School
File Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
Conference Room
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
Principal’s Office
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
Guidance Office (209)
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
4. Nurse’s Suite
Nurse
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: plastic laminate casework: fair condition, repair.
Rest / Exam Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: plastic laminate casework: fair condition, repair.
Toilet Room
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
5. Faculty
Faculty Room (117)
▪ Floor: carpet: fair condition, repair.
▪ Base: rubber base: good condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: good condition, remain.
C. General Architectural Conditions (continued)
- 6.12 -
Physical Conditions Analysis
Martinsburg Elementary School
6. Library / Media Center
Library / Media Center
▪ Floor:
○ Carpet: poor condition, replace.
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○ Vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, replace base at carpet areas when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Ceiling-mounted projector: good condition, remain.
○ Interactive white board: good condition, remain.
○ Library casework: fair condition, repair.
Library Office
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: good condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: casework: fair condition, repair.
Library Storage
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: good condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: high density shelving: fair condition, repair.
7. Academic Core
Kindergarten Classrooms
▪ Floor:
○ Vinyl composition tile: fair condition, repair.
○ Carpet: poor condition, replace.
▪ Base: rubber base: good condition, replace base at carpet areas when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: fair condition, repair.
○ Visual display: marker board / chalk board: fair condition, repair.
Kindergarten Toilet Rooms
▪ Floor:
○ Vinyl composition tile: good condition, remain.
○ Carpet: poor condition, replace.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ ADA: Layout does not meet current ADA requirements. ADA issues will need to be addressed if area is
fully renovated.
Typical Classrooms
▪ Floor: carpet (stained and damaged): poor condition, replace.
▪ Base: rubber base (some loose): fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units (some cracking), painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile (cracked, damaged, stained): fair condition, replace.
▪ Equipment:
○ Casework: fair condition, repair.
○ Visual display: marker board / chalk board: fair condition, repair.
○ Room 200: casework is worn, replace.
○ Room 203: repair damaged pipe insulation at sink.
C. General Architectural Conditions (continued)
- 6.13 -
Physical Conditions Analysis
Martinsburg Elementary School
Pre-K / Head Start Classrooms (109, 111)
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
Seminar (Chapter I, Room 114)
▪ Floor: vinyl composition tile: fair condition, repair.
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▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
Seminar (Learning Support / IST - Room 206, Speech - Room 207)
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, replace damaged tiles.
▪ Equipment: operable partition (some finish damage): fair condition, repair.
Time-Out / Storage (211)
▪ Floor: vinyl composition tile: good condition, remain
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
○ Wall padding: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, replace damaged tiles.
Storage (adjacent to Rooms 109 and 111)
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
Computer Lab (210)
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base (some loose): fair condition, replace when replacing carpet.
▪ Walls: concrete masonry units, painted: good condition, remain.
○ Wall damage at pipe penetration, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair; replace damaged tiles.
8. Art and Music
Art Classroom (208)
▪ Floor: vinyl composition tile (stained and mis-matched): fair condition, repair.
○ Crack in floor tile the full length of room, repair.
○ Some cracking at threshold, repair.
▪ Base: rubber base (some damaged): fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
○ Some minor cracking, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
○ 2x4 acoustical ceiling tiles are bowing and mismatched.
▪ Equipment:
○ Casework: good condition, remain.
○ Sink basin leaks and is stained: fair condition, repair.
○ Tackable wall panels (some tack surface coming loose): fair condition, repair.
Music Entry
▪ Floor: sheet vinyl with grit (ramp): poor condition, replace.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.14 -
Physical Conditions Analysis
Martinsburg Elementary School
Music Classroom / Platform (107)
▪ Floor: wood: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Moveable partition: marker board and fabric wrapped: fair condition, repair.
○ Interactive white board on back west wall: good condition, remain.
○ Casework: fair condition, repair.
○ Acoustical wall panels: fair condition, repair.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
10
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry unit, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling panels: poor condition, replace.
9. Physical Education / Athletics
Multi-Purpose Room / Cafeteria
▪ Floor: acoustical vinyl sheet: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings:
○ 2x4 acoustical ceiling tile: good condition, remain.
○ Gypsum wall board, painted: good condition, remain.
▪ Equipment:
○ Backstops: good condition, remain.
○ Chin-up bars: good condition, remain.
○ Operable partition: fair condition, repair.
Chair Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
P.E. Office / Gym Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace.
10. Food Service
General
The Kitchen Area encompasses approximately 1,700 square feet of space and accommodates production for an
enrollment of 350 students in Kindergarten through the 5th Grade, plus approximately forty (40) meals for the Head
Start Program. The Kitchen Area includes a Walk-In Freezer, Preparation Area, Cooking line-up, Pot Washing
Area, and Dishwashing Area. The Kitchen is operated by Metz Culinary Management (a contract food service
management firm). The food service operation is self-sustaining, actually showing a slight profit for the School
District.
Breakfast participation averages approximately ninety (90) meals daily at a cost of $1.00 for Full Fare and 30¢
for the Reduced Meal Plan. Lunch participation averages approximately 280 meals daily at a cost of $1.75 for Full
Fare and 30¢ for the Reduced Meal Plan. All deliveries occur via grade-level, and then proceed through a corridor
prior to entering the Kitchen. The Kitchen is staffed by one (1) full-time employee and four (4) part-time employees.
Soiled linen, towels, aprons, etc… are washed and dried in the custodial storage area outside the Kitchen.
The Kitchen Area was built in 1990 and several additional pieces of equipment were brought into the Kitchen
approximately 13 years ago when an Elementary School within the School District was closed. The Kitchen Area
is slightly undersized; however, the design and operation is still workable, but not as efficient as possible. The
present design of the building forces the use of a remote Dry Storage Room and inadequate space for a Walk-In
C. General Architectural Conditions (continued)
- 6.15 -
Physical Conditions Analysis
Martinsburg Elementary School
Refrigerator within the Kitchen Area. The inclusion of a Walk-In Refrigerator within the remote Dry Storage Room
could prove beneficial for the operation. It is also recommended to incorporate new energy-efficient equipment,
as well as replacement of the thirty (30”) inch high serving counters. The height of the existing serving counters
creates difficult working conditions for the staff. Also, the lack of four (4) hot food wells and refrigerated cold pans
or frost top units limits available menu options/flexibility, as well as rendering temperature maintenance a difficult
proposition.
Kitchen (119)
▪ Floor: quarry tile and vinyl composition tile: good condition; remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: painted concrete masonry units: good condition; remain.
▪ Ceilings: acoustical ceiling tile (non-washable): does not meet current code requirements; replace with
code-approved washable ceiling system.
▪ Lighting: Recessed shielded fluorescent light fixture: Illumination level adequate; remain.
▪ Equipment: A modicum of equipment replacement has occurred throughout the years.
○ Newer equipment which may be reusable if a renovation is undertaken includes the following: Forty
11
(40) gallon Kettle, Trunnion Kettle, and Convection Steamer. The custom-fabricated stainless-steel
tables and sinks are in excellent condition and may be reused with minor refurbishment, such as new
faucets, drawer slides, etc…
○ Balance of equipment is approximately 13 to 23 years of age and should be scheduled for replacement
in the near future.
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Insufficient overhang at front of ventilator over cooking equipment.
○ Improper direct drain connections for the preparation sink and dishwasher; it must be an air-gap type
drain.
○ Inadequate number of hand washing sinks in the serving area and pot washing area.
○ Lack of breath guards over the cold food counters.
○ Lack of a ventilator and fire suppression system encompassing the electrically-operated convection
steamer. If protein is not cooked within a convection steamer, a ventilator and fire suppression system
may not be required.
Remote Dry Storage Room:
The Remote Dry Storage Room encompasses approximately 300 square feet of space and is positioned adjacent
to the Cafeteria, without direct access to the Kitchen.
It is recommended that the Dry Storage Room be relocated adjacent to the Kitchen with direct access provided, if
possible. The room should be sized to also accommodate installation of a Walk-In Refrigerator. Another option is
to consider installing a Walk-In Refrigerator within the existing Remote Dry Storage Room.
▪ Floor: concrete: good condition; remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: painted concrete masonry units: good condition; remain.
▪ Ceilings: exposed structure: does not meet current code requirements; replace with code-approved washable
ceiling system.
▪ Lighting: hanging, non-shielded fluorescent light . Bulb covers must be incorporated to comply with
current health code standards.
Dishwashing
▪ Floor: quarry tile: good condition, remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: poor condition, replace with code-approved washable ceiling system.
▪ Equipment: Refer to general equipment and code violations listed in the “Kitchen” section above.
Kitchen Office
▪ Floor: quarry tile: good condition, remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: does not meet current code requirements; replace with code-approved
washable ceiling system.
C. General Architectural Conditions (continued)
- 6.16 -
Physical Conditions Analysis
Martinsburg Elementary School
Storage / Freezer
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile: does not meet current code requirements; replace with code-approved
washable ceiling system.
▪ Equipment: Refer to general equipment and code violations listed in the “Kitchen” section above.
Table / Paper Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x4 acoustical ceiling tile; does not meet current code requirements; replace with code-approved
washable ceiling system.
Kitchen Toilet Room
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
12
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: gypsum board, painted: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
C. General Architectural Conditions (continued)
- 6.17 -
Physical Conditions Analysis
Martinsburg Elementary School
D. Mechanical Systems
1. General
Overall System Type:
▪ Thru-wall unit ventilators with hot water heat serve typical classroom areas.
▪ Ceiling mounted unit ventilators with hot water heat and remote condensing units serve Library
▪ 2-Pipe air handling units serve the multi-purpose room and stage
▪ 2-pipe air handling units serve the stage and administrative offices
Construction and Renovation History:
▪ Original construction in 1991
Comparison to Current Standards:
▪ The wall mounted unit ventilators are similar to the equipment installed in numerous primary/secondary
schools, but lack cooling capability.
Overall Recommendation:
▪ With the exception of the condensing units, the existing HVAC system appears to be in fair shape. However,
in general the HVAC systems have achieved their expected longevity and have begun to require increased
HVAC maintenance/replacement.
▪ All of the building’s air-cooled condensing units appear to be in poor condition. Replacement of these units
should be considered.
▪ The building’s second floor educational spaces are extremely warm. The addition of cooling capability can
be achieved through a limited scope HVAC upgrade. Refer to specific recommendations below.
▪ If the building is fully renovated, consideration should be given to replacing the existing HVAC system in its
entirety. This would include all major components (controls, unit ventilators, boilers, etc.) as well as existing
piping and duct distribution. We recommend that consideration be given to upgrading from a traditional
unit ventilator system to a new fan-coil, variable air volume, water-source heat pump or geothermal system.
Such an upgrade would insure that the building’s HVAC system does not require major upgrade/replacement
for a 20+ year period. Furthermore, a new system would have numerous advantages as follows:
○ Improved energy efficiency
○ Improved classroom acoustics
○ Improved temperature and humidity control
○ Improved classroom air distribution
○ Improved maintenance requirements
▪ See specific recommendations below
2. Central Heating Plant
Description of Existing System:
▪ Plant Type: Hot water
▪ Plant Age: installed 1991
▪ Fuel: natural gas
▪ Boiler: Two HB Smith Mills 350 cast iron boilers (3100 MBH input, forced draft)
▪ Pump Configuration: Primary and backup
▪ Variable Speed Drive: no
▪ HW Valve Configuration: 3-way valves
▪ Glycol: no
Code Violations and Safety Concerns:
▪ The existing boilers have a forced draft burner but no induced draft fans. This creates the potential for
leakage into the mechanical room.
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ To provide freeze protection, we recommend that consideration be given to adding glycol to the circulating
fluid.
▪ Consider installation of variable speed drives and conversion of existing 3-way valves to 2-way
▪ Consider future replacement of existing boilers with new condensing boilers for improved efficiency. This
will also eliminate the potential for leakage of fumes into the mechanical room.
13
- 6.18 -
Physical Conditions Analysis
Martinsburg Elementary School
3. Classrooms
Description of Existing System:
▪ System Type: Wall mounted unit ventilators, one per perimeter classroom. The interior classrooms have
horizontal unit ventilators suspended within the ceiling.
▪ Age: Installed 1991
▪ Cooling Source: None
▪ Heating Source: Hot water
▪ Ventilation Source: Direct via dedicated outside air louver
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ Relief air from classroom spaces is transferred into the egress corridor via a wall louver between each classroom
and the corridor. This does not comply with current codes and creates the potential for smoke to enter
the egress corridor. We recommend that the system be modified to eliminate this potential.
▪ To alleviate over-heating of classroom spaces (especially on the Second Floor), the addition of cooling capability
on the Second and/or First Floor should be considered. This would be achieved through a limited
scope HVAC upgrade based upon one of the following:
○ Replace existing floor-mounted unit ventilators with new units having self-contained cooling capability.
This option would require modifications to existing outside air louvers.
○ Replace existing floor mounted unit ventilators with new units having remote air-cooled condensing
units.
○ Replace existing floor-mounted unit ventilators with new units that incorporate chilled beam technology
along with hot water heat. This option would necessitate the installation of new classroom energy
recovery units.
○ Install a variable refrigerant flow (VRF) system that would be independent of the existing unit ventilators.
The new VRF system would have cooling capability and the existing unit ventilators would continue
to provide heating and ventilation. The installation of CO2 sensors in each classroom would limit
unnecessary ventilation, reducing energy costs and providing for better control of indoor moisture
levels.
4. Multi-Purpose Room
Description of Existing System:
▪ System Type: indoor air handling units
▪ Age: 1991
▪ Cooling Source: not provided
▪ Heating Source: Hot water
▪ Ventilation Source: Direct via louver
▪ Gravity relief vents
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ The ceiling diffusers currently installed in the Multi-Purpose Room discharge air in a horizontal direction.
We recommend that consideration be given to replacing the existing diffusers with new diffusers that discharge
air in a vertical direction. This will reduce stratification during times when the system operates in a
heating mode, reducing energy costs and improving comfort levels.
▪ Consider installation of CO2 sensor to reduce ventilation rates when the room is not fully occupied.
5. Platform/Music
Description of Existing System:
▪ System Type: indoor air handling unit
▪ Age: 1991
D. Mechanical Systems (continued)
- 6.19 -
Physical Conditions Analysis
Martinsburg Elementary School
▪ Cooling Source: remote air-cooled condensing unit
14
▪ Heating Source: Hot water
▪ Ventilation Source: Direct via louver
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ The condensing unit is in poor condition and should be replaced.
6. Offices
Description of Existing System:
▪ System Type: indoor air handling unit (variable air volume)
▪ Age: 1991
▪ Cooling Source: remote air-cooled condensing unit
▪ Heating Source: Hot water (perimeter radiant ceiling panels)
▪ Ventilation Source: Direct via louver
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ The condensing unit is in poor condition and should be replaced.
7. Kitchen
Description of Existing System:
▪ System Type: Non-compensating canopy hood with:
○ Roof mounted grease exhaust fan
○ Make-up air transferred from multi-purpose room
▪ Age: 1991
▪ Heating Source: Hot water (terminal units)
Code Violations and Safety Concerns:
▪ Direct ventilation is not provided in the kitchen
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ Consider installation of makeup air unit that would be interlocked with exhaust hood operation.
8. Automatic Temperature Controls
Description of Existing System:
▪ Full DDC system serving all HVAC equipment.
▪ Age: Approximately 5 years old
▪ Manufacturer: Trane Trace
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ This system is in the first quarter of its expected longevity
Comments and Recommendations:
▪ None.
D. Mechanical Systems (continued)
- 6.20 -
Physical Conditions Analysis
Martinsburg Elementary School
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: Incoming combined water service line is 4 inch. From the tee, two lines split off. There is
a line to supply the fire protection water curtain and another line supplies the domestic water. The domestic
has shut off valves, strainer, and reduced pressure backflow preventer (bfp). Incoming pressure 75 psi,
downstream of the bfp is 60 psi. The building’s domestic water has a water softener. There is a washer and
dryer in the water service entrance room.
▪ Natural gas: The natural gas supply to the building is 3 inch and enters in the boiler room.
▪ Grease interceptor: The kitchen is equipped with a grease interceptor and it is cleaned every 3 months.
Code Violations and Safety Concerns:
▪ None.
15
Comments and Recommendations:
▪ The city water is “hard”, causing deposits to have formed at the faucets and valves.
▪ The existing plumbing system is original from 1991 (22 years old.) The expected life expectancy for systems
is 25 to 40 years. The original gates valves are difficult to operate. Replace shut off valves in mechanical
room.
2. Plumbing Fixtures
Water Closets:
▪ Wall mounted with manual flush valve water closets.
▪ Floor mounted child height with manual flush valve water closets.
Urinals:
▪ Wall mounted, manual flush valve.
Lavatories:
▪ Wall hung. Manual lever handles. No trap wrap or hot water tempering valve.
▪ The lavatory in the nurse’s office has manual twist knob faucets. No trap wrap or hot water tempering valve.
Sinks:
▪ Single bowl stainless steel, manual lever handles faucets.
▪ Shower: Nurses room is being used for storage.
Recommendations:
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ If the building is renovated, the plumbing systems in the original building should be replaced and fixtures
should be replaced with high efficiency low consumption fixtures and faucets.
▪ Rest rooms should be made ADA compliant.
▪ Drinking fountains should be made ADA compliant.
▪ The service sink (located I the room with the roof access) faucet has hoses attached and does not have a
vacuum breaker. Install a new service sink faucet with a vacuum breaker and wall brace.
▪ In the main rest rooms, where 6 or more water closets are required, an accessible stall is required in addition
to the ADA accessible stall.
3. Water Heaters / Storage Tanks
▪ Quantity: Two (2).
▪ Type: Natural Gas. Bosch C 1050 ES NG. Set point temp 140 degree Fahrenheit.
▪ Storage Capacity (Gallons): Two (2) 119 (Bradford White M3ST120 RS).
▪ Recirculation Pump: Yes and expansion tank. Main thermostatic mixing valve.
▪ Year Installed: 2012.
▪ Comments and Recommendations: None.
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is Building Partially Sprinkled: Yes, limited to water curtain for stairs at main vestibule, pendent heads.
▪ Conditions / Comments: The exterior Siamese fire department connection is missing one cap. Replace
missing cap to prevent debris from entering and blocking the pipe.
- 6.21 -
Physical Conditions Analysis
Martinsburg Elementary School
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: Underground service from Penelec (First Energy) 500KVA utility pad mount transformer
located on the back side of the building. The secondary ductbank is routed below grade from the utility
transformer to a 1600 amp 208Y/120 volt, three phase, four wire switchboard inside the building.
▪ Equipment Manufacturers: Square D switchboard and panel boards installed in 1991.
▪ Distribution system: The main switchboard (MDP) contains a 1600 amp bolted pressure switch main switch
with fusible switch distribution in two sections. There is one 1200 amp sub-distribution panel board in the
building fed from the switchboard (Panel board MDP-2), which is a fusible switch style switchboard. There
are branch panel boards fed from both the switchboard and sub-distribution panel board that power all
branch loads (lighting, receptacles, etc.). The main switchboard appeared to be equipped with proper
service grounding.
▪ The computer lab utilizes power poles to serve the personal computers for student use.
▪ In each classroom, there is a surface metal raceway down the wall in the corner of the room that houses
receptacles,
cable television jacks, data networking jacks, and audio/visual jacks to serve the teacher’s area.
Code Violations and Safety Concerns:
16
▪ The switchboard and all panel boards appeared to have adequate clearance, although a tractor is stored in
the same room as the switchboard and when inside, does not provide the required clearance in front of the
switchboard. There did not appear to be any deficiencies with any of the distribution equipment (missing
covers or circuit breakers).
▪ In the location of sub-distribution panel board MDP-2, there are missing circuit breakers in panel board M,
exposing the bus bars in the panel board. These open spaces should covered with either a blank cover or
a circuit breaker.
Expected Life:
▪ The building was built new in 1991 so all equipment in the building is within the first twenty years of operation
and has 20 years of life expectancy remaining.
Comments and Recommendations:
▪ A transient voltage surge suppressor could be installed on the main switchboard to protect the service from
fluctuations in power from the utility.
2. Emergency Lighting and Power System
Description of Existing System:
▪ Emergency Generator: There is one 30KW/37.5KVA, 208Y/120 volt, three phase, four wire, natural gas fired
generator located inside the boiler room. The generator is manufactured by Cummins.
▪ Automatic Transfer Switch: One automatic transfer switch is located on the wall adjacent to the switchboard
and powers two panel boards – one emergency only and normal emergency type. The switch is manufactured
by Cummins.
▪ Distribution: The output panel boards from the automatic transfer switch consist of the following: one emergency
only and one normal emergency type. The emergency only panel board is fed directly from the
emergency side of the automatic transfer switch through a contactor so that when the generator starts, the
load of this panel board is not put on the generator immediately. The contactor provides a slight delay to
allow the generator to come up to full operation first before it takes on the emergency only load. An Area
Zone Protection (AZP) Panel is connected to the automatic transfer switch and monitors the voltage in all
panel boards in the building that power light fixtures. If any panel board loses voltage, even on one phase,
the AZP Panel will sense this voltage loss and start the emergency generator.
Code Violations and Safety Concerns:
▪ The generator is located inside the boiler room and is not located in a separate room with one hour rated
walls as required by NFPA 110 for life safety equipment.
▪ Both life safety loads and loads not required be on the emergency generator are fed from the same panel board/
automatic transfer switch. Only life safety loads are permitted on the automatic transfer switch
powering these loads and a second automatic transfer switch is required to power all other loads that are to
be backed up by the emergency generator, but are not life safety. This requirement is found in article 700
of the National Electric Code (NEC).
- 6.22 -
Physical Conditions Analysis
Martinsburg Elementary School
Expected Life:
▪ The building was built new in 1991 so all emergency equipment in the building is within the first twenty years
of operation and has 15 years of life expectancy remaining.
Comments and Recommendations:
▪ As part of any future project, a new emergency generator could be installed outside the building to provide
the one hour separation required by NFPA 110 or a room should be built around the present location of the
generator inside the boiler room. A second automatic transfer switch should be added to accommodate
the non-essential emergency loads, such as coolers and refrigerators and telecommunication equipment.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building utilize T8 lamps and electronic ballasts.
▪ All classrooms and offices are equipped with three lamp, 18 cell parabolic, 2’ x 4’ light .
▪ All corridors are equipped with two lamp, prismatic lensed 2’ x 4’ light . The emergency lighting in the
corridors is provided by a third lamp in this light fixture every 30’ – 40’ that only illuminates when the emergency
generator operates. In areas such as offices and administration area, there are separate recessed
lensed downlights on the emergency only distribution system. The corridor lighting is controlled with keyed
switches at each end of the corridor.
▪ The entry to each kindergarten utilizes a two lamp strip light fixture mounted above an egg crate style louver.
▪ The kitchen is equipped with two lamp, prismatic lensed 2’ x 4’ light .
▪ The exit signs are lamped with incandescent lamps and have short operation time.
▪ The compact fluorescent downlights in the building utilize two 13 watt twin tube lamps. This lamp is not as
commonly used as when it was introduced in the late1980’s.
▪ The multi-purpose room was retrofitted with T5HO lamped recessed 2’ x 4’ light and pendant mounted
17
industrial style light using the same lamping. On the stage in the multi-purpose room, there are
three lamp, 18 cell parabolic, 2’ x 4’ light with incandescent track heads on track. The track lighting
is controlled by wall box type dimmer switches inside an office on the stage.
▪ The library utilizes surface mounted 1’ x 4’ parabolic light with three lamp, 18 cell parabolic, 2’ x 4’
light over the stack areas.
▪ The art room utilizes three lamp, 18 cell parabolic, 2’ x 4’ light supplemented with incandescent track
heads on track. The track lighting is controlled by wall box type dimmer switches.
▪ In the high ceiling at the top of the stairs near the main entry and over the lower level at the main entry, there
are recessed metal halide downlights. Also in this location at the top of the stairs, skylights were removed
and replaced with recessed 2’ x 4’ T5HO lamps light .
▪ The exterior entry canopies are equipped with high pressure sodium lamped downlights. A bell shaped wall
bracket style fixture is used at entries without a canopy and is equipped with a high pressure sodium lamp.
This same style of light fixture is mounted around the perimeter of the building for security lighting. The bell
shaped light are not operating as they were intended and the Owner has been retrofitting these light
with screw-in, self-ballasted compact fluorescent lamps.
▪ The parking and drive light are shoebox style light with high pressure sodium lamping
mounted on 20’ -25’ poles.
▪ All exterior lighting is controlled by contactors located in three different locations in the building. These
contactors are photocell and timeclock controlled.
▪ The tennis courts are illuminated with pole mounted flood light mounted wood poles.
▪ The building is not equipped with any low voltage lighting control panels or occupancy sensors.
▪ Code Violations and Safety Concerns:
▪ Under the current installation, there are no code violations or safety issues. However, under any major renovation
project, improvements will need to be made. The International Energy Conservation Code (IECC)
is a division of the IBC and requires, among other energy saving measures, a maximum amount of energy
consumed by the lighting system as well as multiple levels of lighting control and automatic lighting shut-off
controls. This code is mandated in an effort to reduce wasted energy.
▪ The implementation of the IECC means that the existing would need to be replaced with more energyefficient . Most areas would need to have a form of dual-switching to allow half of the light
or lamps to be turned off independently of the other . In order to meet the automatic shut-off controls,
most areas will need to be controlled by occupancy sensors or timer switches.
F. Electrical Systems (continued)
- 6.23 -
Physical Conditions Analysis
Martinsburg Elementary School
Expected Life:
▪ Most light fixture components have a life expectancy of 10 years or more, so these components can be
replaced as needed to allow the light fixture housings to remain. The existing light fixture housings should
be able to stay in place for another 5-10 years before needing to be replaced, unless major renovations
are undertaken. At that time, more efficient light should be implemented to increase overall energy
efficiency.
Comments and Recommendations:
▪ All incandescent exit signs should be replaced with light emitting diode (LED) lamped exit signs to reduce
energy consumption.
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ The fire alarm system is manufactured by Notifier (Model NFS-320).
▪ The building is equipped with surveillance cameras at entry points.
▪ The perimeter doors are not equipped with door position contacts. There are no card access systems at
entry points.
Code Violations and Safety Concerns:
▪ There are no fire alarm strobe devices in classrooms and individual toilet rooms, which is now a code requirement.
In the multi-purpose room and high ceiling corridor areas, the horn/strobe devices are mounted
at 102” above the finished floor. These devices are not to exceed a mounting height of 96” as required by
current codes.
18
Expected Life:
▪ It appeared the main fire alarm control has been replaced since it was originally installed in 1991, but the
branch devices have not been replaced. Replacing the main panel will extend the life of the system.
▪ The surveillance cameras have a 10 year life expectancy. Newer technologies are released often with this
type of equipment and will prompt the replacement of the current systems as they become available.
Comments and Recommendations:
▪ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project.
2. Telephone and Data Network Systems
Description of Existing System:
▪ The data networking system in the building utilizes category 5e cabling for distribution. This cabling was
installed within the last 10 years and is not original to the 1991 construction of the building. This cabling is
routed back to three closet locations in the building – one main telecommunications closet (MDF) and two
satellite telecommunications closets (IDF). Wireless access points were located on the ceilings and positioned
through-out the building. All data cabling has been routed concealed to outlets in the building interior
partitions. The cabling is then routed back to the MDF and IDF closets above the accessible ceilings.
▪ The MDF and IDF closets did not appear to be equipped with proper grounding.
▪ Each classroom audio/visual system is equipped with a ceiling mounted LCD projector, four speakers tied
to the classroom audio/visual system, Promethean smartboards, combination DVD/VCR player with digital
tuner, and Techlogic amplifier for control of sound system in classroom near teacher’s desk.
F. Electrical Systems (continued)
- 6.24 -
Physical Conditions Analysis
Martinsburg Elementary School
▪ The telephone system is a Vodavi voice over IP (internet protocol) telephone system and a telephone is
located in each classroom.
▪ The cable television distribution system consists of RG-59 cabling that is distributed throughout the building
and separated with splitters located above the accessible ceilings. The coaxial cable is connected to the
combination DVD/VCR player with digital tuner in each classroom space to allow cable television channels
to be displayed over the LCD projectors.
▪ The base building public address system is a Telecor XL system with speakers in each classroom and corridors
and digital clocks. All cabling is routed back to the main rack in the administration area and punched
down on 66 blocks for connection to the sound rack.
▪ The stage has a wall mounted rack housing amplifiers for the local sound system in the multi-purpose room.
▪ There is a fiber optic and trunk type telephone cable that is routed to this building from the utility pole at the
street. All cabling is routed below grade in conduits. The cabling enters the building in the MDF closet.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current systems.
Expected Life:
▪ The data cabling throughout the building is within the typical 15 year warranty period and could be retested
and certified to ensure the cabling system can accommodate present and future technologies that will
operate at gigabit Ethernet speeds. Also, fiber optic cabling from the central communications room to the
satellite closet should be retested for signal loss due to dust at connection points, etc.
Comments and Recommendations:
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds. But,
as part of a major renovation project, this cabling may not be in the optimal location within the classroom
space. Therefore, it may need to be removed and replaced with the latest cable technology meeting the
latest standards.
▪ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points, etc.
G. Communications, Security, and Technology (continued)
- 6.25 -
Physical Conditions Analysis
Martinsburg Elementary School - Aerial Site Plan
- 6.26 -
Scheduled Space Legend
Physical Conditions Analysis
19
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Martinsburg Elementary School - First Floor Plan
- 6.27 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Martinsburg Elementary School - Second Floor Plan
- 6.28 -
20
Physical Conditions Analysis
Spring Cove Elementary School
Site Map
Main Entrance
Ball Fields
Dragon Sculpture
Spring Cove Elementary
School
137 Spring Cove Drive
Roaring Spring, PA 16673
Grades:
K-5
Current Enrollment:
553
Site Acreage:
55.4 total acres (shared with Middle
School and Administration Offices)
Architectural Area:
85,417 square feet
Number of Stories:
1 Level
Year Constructed:
2009
Dates of Additions/Renovations:
None to Date
Current Status:
The building is currently utilized by
the School District as an Elementary
School for Grades K-5.
Description:
A physical conditions analysis of
Spring Cove Elementary School has
been completed, and the assessment
and evaluation of the existing
conditions, as well as recommended
improvements, are included within
this section.
Considering that the school building
was constructed in 2009, no renovations
and upgrades are needed nor
planned at this time.
Note:
The information provided for current enrollment,
site acreage, year constructed, and additions /
renovations was received from documents provided
by Spring Cove School District.
- 6.29 -
Physical Conditions Analysis
Spring Cove Elementary School
Damaged Tactile Strips
Damaged Split Face Block
Wall Cracking / Caulking Issues
Damaged Railing at Loading Dock
Damaged Wall Joints
Hole in Wall
- 6.30 -
Physical Conditions Analysis
Spring Cove Elementary School
Entrance Lobby
Corridor
Toilet Room
21
Main Office
Classroom
Large Group Instruction
- 6.31 -
Physical Conditions Analysis
Spring Cove Elementary School
A team from Architectural Innovations, McFarland Kistler Associates, and Tower Engineering assessed the Spring
Cove Elementary School building and site. The inspection team looked at the current physical condition of the
building with regard to current construction standards and codes. The inspection team included an Architect, Food
Service Consultant, Mechanical Engineer, Plumbing Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ Repair sections of damaged concrete curb.
▪ Repair sections of damaged sidewalk. Replace damaged tactile inserts at ADA sidewalk curb cuts.
▪ Replace damaged railing section at loading dock.
▪ Consideration should be given to providing paved parking areas near the athletic fields (especially for emergency
vehicles, team buses, and ADA).
2. Architectural Recommendations
Building Exterior
▪ Repair instance of damaged split face block with hole into core.
▪ Install lightning protection on roof.
▪ Seal holes at equipment / conduit penetrations into building.
▪ Replace / install caulking at louvers.
Building Interior
▪ The building is in very good condition since it was recently constructed in 2009.
▪ The following materials / components are in fair condition and repairs are recommended:
○ Lobby - rubber base
○ Janitor - painted concrete masonry walls, slop sink
○ Mechanical / Electrical Room - painted concrete floor
○ Principal’s Office - acoustical ceiling tile
○ Library Office / Workroom - plastic laminate casework edge peeling
○ Table Storage - concrete floor
▪ The following materials / components are in poor condition and replacement is recommended:
○ Janitor – vinyl composition tile and rubber base.
Food Service
▪ Continued preventative maintenance is recommended.
3. Mechanical Systems Recommendations
General
▪ The HVAC systems appear to be in good condition.
▪ See specific recommendations below.
Central Heating Plant
▪ To guard against freeze failure, one pump and boiler are connected to the emergency generator. To provide
superior protection in the event an outside air damper is stuck open, we recommend that consideration be
given to adding glycol to the circulating fluid.
Central Cooling Plant
▪ No recommendations need to be made at this time.
Classrooms
▪ In the future, if the School District finds that the computer classrooms become used during summer and/or
evenings, there may be a significant energy savings if computer classrooms were conditioned with equipment
that can run independent from the chiller. Ductless splits are frequently applied in this circumstance.
Library, Multi-Purpose Room, and Large Group Instruction
▪ No recommendations need to be made at this time.
Kitchen
▪ No recommendations at this time.
Automatic Temperature Controls
▪ No recommendations need to be made at this time.
- 6.32 -
Physical Conditions Analysis
Spring Cove Elementary School
4. Plumbing and Fire Protection Recommendations
Plumbing
22
▪ Install sensor operated faucets for the student lavatories.
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
Fire Protection
▪ Review with local fire code official the requirement to have a fire hose at the fire hose valves at the stage.
▪ Remove materials being stored in Fire Pump room, this room should be free of storage.
5. Electrical Systems Recommendations
Power Distribution
▪ No recommendations need to be made at this time given the recent construction of this building.
Emergency Lighting and Power Systems
▪ The code violations described could be corrected but given the new construction of the building and the fact
that the building was submitted through the proper code enforcement agencies for review, it would not be
required to correct these issues at this time.
Lighting Systems
▪ No recommendations need to be made at this time.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
Telephone and Data Network Systems
▪ No recommendations need to be made at this time.
A. Executive Summary (continued)
- 6.33 -
Physical Conditions Analysis
Spring Cove Elementary School
B. Site Conditions
1. Overall Site Description
▪ The site is well maintained with minimal landscaping.
▪ Spring Cove Elementary School shares a site with Spring Cove Middle School and the Spring Cove School
District Administration Building.
2. Parking / Paving
▪ Asphalt paving: good condition, remain.
▪ There are a few locations of damaged concrete curbs: repair.
▪ Inadequate parking at athletic fields; park in grass: consideration should be given to providing paved parking
areas near the athletic fields (especially for emergency vehicles, team buses, and ADA).
3. Retaining Walls
▪ Not applicable.
4. Sidewalks
▪ Concrete sidewalks are in good condition; a few locations of damage / staining: repair.
▪ Worn / missing grass at concrete sidewalks and curbs: fair condition, repair.
▪ Cracked tactile inserts at sidewalk curb cuts: poor condition, replace.
5. Loading Dock
▪ Loading dock is in good condition; some cracking in concrete slab: repair.
▪ Loading dock retaining walls: good condition, remain.
○ Some damaged / broken pickets at retaining wall railing: replace.
6. Stairs, Ramps and Railings
▪ White, picket railing at playground area: good condition, remain.
7. Playgrounds / Athletic Fields
▪ Playgrounds:
○ Equipment: good condition, remain.
○ Playground mulch: good condition, remain.
○ Asphalt paving: good condition, remain.
▪ Soccer Fields: good condition, remain.
▪ Baseball Fields (including dugouts, bleachers, fences, and scoreboards): good condition, remain.
8. ADA Access
▪ The building is accessible.
9. Site Drainage
▪ Site drains well. No issues reported.
▪ Storm water retention area: good condition, remain.
10. Site, Other
▪ Spring Cove Elementary School bronze dragon sculpture at main entrance: good condition, remain.
23
▪ Sunken grass areas (with collections of leaves) at yard drain inlets near water meter vault: fair condition,
repair.
- 6.34 -
Physical Conditions Analysis
Spring Cove Elementary School
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 2009.
Walls
▪ Brick is in good condition, remain.
▪ Split face block is in good condition, remain.
○ One location where a block has been damaged and there is a hole into the core, repair.
○ Some locations of staining (dirt / mud) at ground level, remain (clean).
▪ Ground face (smooth) block is in good condition, remain.
○ Some locations of staining (dirt / mud) at ground level, remain (clean).
▪ Exterior Insulation Finish System: good condition, remain.
Windows
▪ Aluminum: good condition, remain.
▪ Caulking: good condition, remain.
▪ Aluminum Sills: good condition, remain.
Exterior Doors
▪ Aluminum: good condition, remain.
▪ Caulking: good condition, remain.
Canopies
▪ Exterior Insulation Finish System: good condition, remain.
▪ Brick Column Bases: good condition, remain.
Roof
▪ 60mil EPDM (fully adhered) roof system: good condition, remain.
○ Roof drains: good condition, remain.
○ Aluminum coping: good condition, remain.
▪ Standing seam metal roof system: good condition, remain.
▪ Skylights: good condition, remain.
▪ Building does not have lightning protection. Lighting protection should be installed.
Exterior Courtyards
▪ Courtyard: good condition, remain.
Exterior Equipment
▪ Numerous locations of unsealed holes in walls at equipment / piping penetrations: repair.
▪ Louvers are in good condition. Caulking around louvers is partially or completely missing: repair.
2. Building Core Spaces
ADA Access
▪ Building is accessible.
Asbestos
▪ There are no asbestos containing materials in this building.
Interior Doors
▪ Oak classroom doors: good condition, remain.
▪ All hardware is ADA compliant: good condition, remain
▪ Metal stair doors: good condition, remain.
Vestibule
▪ Floor: walk off carpet: good condition, remain; some locations of staining, repair.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
○ Glass storefront: good condition, remain.
▪ Ceiling: vaulted acoustic: good condition, remain.
▪ Doors: good condition, remain.
Lobby
▪ Floor: terrazzo: good condition, remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: good condition, remain.
- 6.35 -
Physical Conditions Analysis
Spring Cove Elementary School
24
▪ Ceiling: gypsum board, painted: good condition, remain.
▪ Trim: wood trim, stained clear: good condition, remain.
Corridors
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Ramp
▪ Floor: rubber tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Restrooms (Girls, Boys)
▪ Floor: 2x2 mosaic ceramic tile: good condition, remain.
▪ Base: 4x4 ceramic tile cove bases: good condition, remain.
▪ Walls: 4x4 ceramic wall tile: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: toilet partitions: good condition, remain.
Restrooms (Faculty)
▪ Floor: 4x4 mosaic ceramic tile: good condition, remain.
▪ Base: ceramic tile base: good condition, remain.
▪ Walls: 2x2 ceramic wall tile wainscot with gypsum wall board above: good condition, remain.
▪ Ceilings: acoustic ceiling tile: good condition, remain.
Janitor
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: slop sink; fair condition, repair.
Mechanical and Electrical Rooms
▪ Floor: concrete, painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted.
▪ Ceilings: exposed structure: good condition, remain.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
Boiler Room
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units (not painted): good condition, remain.
▪ Ceilings: exposed structure (not painted): good condition, remain.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
3. Administration Area
Waiting / Reception / Secretarial
▪ Floor: vinyl composition tile: good condition, remain; minor joint gaps, repair.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum board, painted: good condition, remain; minor damage at corners, repair.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
Principal’s Office
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.36 -
Physical Conditions Analysis
Spring Cove Elementary School
Conference Room
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
25
▪ Equipment: some missing, repair.
Admin / Mail Corridor
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Mailbox cubbies: good condition, remain.
○ Base cabinets: good condition, remain.
Work Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
Guidance
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
4. Nurse’s Suite
Nurse / Nurse Waiting
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: two student cots; good condition, remain.
Exam
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain; warped in some locations, repair.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: repair laminate damage at countertops.
Toilet / Shower Room
▪ Floor: 1x1 ceramic tile: good condition, remain.
▪ Base: ceramic tile base: good condition, remain.
▪ Walls: 3x3 ceramic wall tile: good condition, remain.
▪ Ceilings: 2x2 acoustic ceiling tile: good condition, remain.
▪ Equipment: stackable washer and dryer; good condition, remain.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
C. General Architectural Conditions (continued)
- 6.37 -
Physical Conditions Analysis
Spring Cove Elementary School
5. Faculty
Faculty Resource Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
6. Library / Media Center
Library / Media Center
▪ Floor: carpet: good condition, remain.
26
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile and gypsum board, painted: good condition, remain.
▪ Equipment:
○ Library casework: good condition; remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Library Office / Workroom
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: plastic laminate casework; laminate edge peeling; fair condition, repair.
Library Computer Lab
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
7. Academic Core
Classrooms
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Interactive white board; good condition, remain.
○ Ceiling-mounted projector; good condition, remain.
Seminar Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Science Labs
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Interactive white board; good condition, remain.
C. General Architectural Conditions (continued)
- 6.38 -
Physical Conditions Analysis
Spring Cove Elementary School
○ Ceiling-mounted projector; good condition, remain.
○ Goggle cabinet; good condition, remain.
Large Group Instruction (LGI)
▪ Floor: carpet and vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed acoustical deck, painted: good condition, remain.
▪ Equipment:
○ Adjustable height marker and tack surfaces: good condition, remain.
○ Casework: good condition, remain.
Life Skills
▪ Floor: carpet: good condition, remain.
▪ Base: no base present
27
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
8. Art / Music
Arts Classroom
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Spray booth: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Kiln: good condition, remain.
Work Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Music Classroom
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Practice Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
9. Physical Education / Athletics
Gymnasium
▪ Floor: rubber
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted: good condition, remain.
C. General Architectural Conditions (continued)
- 6.39 -
Physical Conditions Analysis
Spring Cove Elementary School
▪ Equipment: Wall padding: good condition, remain.
○ Stage curtain: good condition, remain.
○ Basketball backstops: good condition, remain.
Physical Education Instructor Office
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
Physical Education Storage
▪ Floor: concrete: good condition, remain.
▪ Base: no base present.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: exposed structure, painted: good condition, remain.
Platform
▪ Floor: vinyl composition tile; rubber: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceiling: exposed structure, painted black: good condition, remain.
28
10. Food Service
General
The Kitchen Area encompasses approximately 1,775 square feet of space and accommodates production for
an enrollment of 500 students in Kindergarten through the 5th Grade. The School / Kitchen is the newest in the
District. The Kitchen was designed as a modified rethermalization operation, with the intent of some of the food
offerings (sauces, casseroles, soups, etc.…) prepared / transported from Spring Cove Middle School. However,
the Kitchen is being operated as a full-service, self-contained facility, without experiencing any major problems.
The Kitchen Area includes a Walk-In Refrigerator / Freezer, combination Office / Dry Storage Room, Preparation
/ Cooking Area, Serving Area (with two (2) serving lines), Scullery / Dishwashing Area, Locker / Utility Room, and
unisex Toilet Room. The Kitchen is operated by Metz Culinary Management (a contract food service management
firm). The food service operation is self-sustaining, actually showing a slight profit for the School District. Breakfast
participation averages approximately 110 meals daily at a cost of $1.00 for Full Fare and 30¢ for the Reduced
Meal Plan. Lunch participation averages approximately 350 meals daily at a cost of $1.75 for Full Fare and 30¢
for the Reduced Meal Plan. All deliveries are handled via an elevated dock, with direct entry into the rear corner
of the Kitchen, complete with a small vestibule. The Kitchen is staffed by one (1) full-time employee and four (4)
part-time employees.
Kitchen towels, aprons, rags, etc… are washed and dried in the washer and dryer installed within the integral
Locker / Utility Room.
The Kitchen Area and equipment are approximately 3-1/2 years old, opening in August 2009. The Kitchen Area is
recessed approximately three (3”) inches from the Serving Area to facilitate enhanced service to the smaller stature
student body. The layout and designated work flows are efficient and well defined. The existing menu is well-suited
for the available equipment, therefore enabling the Kitchen to be fully self-sufficient. We do not recommend any
redesign or equipment modifications anytime in the near future.
Kitchen / Dishwashing
▪ Floor: quarry tile: good condition, remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: ceramic wall tile: good condition, remain.
▪ Ceilings: scrubbable factory-applied plastic finish acoustical ceiling tile: good condition, remain.
▪ Equipment: good condition, remain.
▪ Code Violations: None evident.
Utility / Locker Room
▪ Floor: quarry tile: good condition, remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: ceramic wall tile: good condition, remain.
▪ Ceilings: scrubbable factory-applied plastic finish acoustical ceiling tile: good condition, remain.
C. General Architectural Conditions (continued)
- 6.40 -
Physical Conditions Analysis
Spring Cove Elementary School
Dry Storage
▪ Floor: quarry tile: good condition, remain.
▪ Base: quarry tile: good condition, remain.
▪ Walls: ceramic wall tile: good condition, remain.
▪ Ceilings: scrubbable factory-applied plastic finish acoustical ceiling tile: good condition, remain.
Receiving
▪ Floor: concrete: good condition, remain.
▪ Base: no base present.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted: good condition, remain.
Faculty Dining
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Table Storage
▪ Floor: concrete: fair condition, repair.
▪ Base: no base present.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted: good condition, remain.
C. General Architectural Conditions (continued)
- 6.41 -
29
Physical Conditions Analysis
Spring Cove Elementary School
D. Mechanical Systems
1. General
Overall System Type:
▪ Thru-wall unit ventilators with chilled water cooling and hot water heat serve typical classroom areas.
▪ 4-Pipe roof-mounted air handling units serve the kitchen, multi-purpose room, library, LGI Rooms.
▪ Packaged rooftop units serve the administrative offices.
Construction and Renovation History:
▪ Original construction in 2009.
Comparison to Current Standards:
▪ The wall mounted unit ventilators are similar to the equipment installed in numerous primary/secondary
schools.
Overall Recommendation:
▪ The HVAC systems appear to be in good condition. See specific recommendations below.
2. Central Heating Plant
Description of Existing System:
▪ Plant Type: Hot water
▪ Plant Age: installed 2009
▪ Fuel: natural gas
▪ Boiler: Two Fulton Vantage VTG 3000 boilers (high efficiency, condensing)
▪ Pump Configuration: Primary and backup
▪ Variable Speed Drive: yes (both pumps)
▪ HW Valve Configuration: 2-way valves
▪ Glycol: no
Code Violations and Safety Concerns:
▪ None noted.
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations:
▪ To guard against freeze failure, one pump and boiler are connected to the emergency generator. To provide
superior protection in the event an outside air damper is stuck open, we recommend that consideration be
given to adding glycol to the circulating fluid.
3. Central Cooling Plant
Description of Existing System:
▪ Plant Type: Chilled water
▪ Plant Age: installed 2009
▪ Fuel: electricity
▪ Chiller: Trane air cooled split system chiller having an indoor evaporator and outdoor condensing unit.
▪ Pump Configuration: Primary and backup
▪ Variable Speed Drive: yes
▪ HW Valve Configuration: 2-way valves
▪ Glycol: no
Code Violations and Safety Concerns:
▪ None noted.
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations:
▪ None noted.
- 6.42 -
Physical Conditions Analysis
Spring Cove Elementary School
4. Classrooms
Description of Existing System:
▪ System Type: Wall mounted unit ventilators, one per perimeter classroom. The interior classrooms have
horizontal unit ventilators suspended within the ceiling.
▪ Age: Installed 2009
▪ Cooling Source: Chilled water
▪ Heating Source: Hot water
▪ Ventilation Source: Direct via dedicated outside air louver
Code Violations and Safety Concerns:
30
▪ None noted.
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations:
▪ In the future, if the School District finds that the computer classrooms become used during summer and/or
evenings, there may be a significant energy savings if computer classrooms were conditioned with equipment
that can run independent from the chiller. Ductless splits are frequently applied in this circumstance.
5. Library, Multi-Purpose Room and Large Group Instruction
Description of Existing System:
▪ System Type: rooftop air handling units
▪ Age: 2009
▪ Cooling Source: Chilled water
▪ Heating Source: Hot water
▪ Ventilation Source: Direct
▪ Gravity relief vents
Code Violations and Safety Concerns: None
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations: None
6. Kitchen
Description of Existing System:
▪ System Type: Non-compensating canopy hoods with:
○ Roof mounted grease exhaust fan
○ Make-up air provided by roof-mounted makeup air unit and transferred from multi-purpose room
▪ Age: 2009
▪ Cooling Source: Chilled water (rooftop air handling unit)
▪ Heating Source: Hot water (rooftop air handling unit)
Code Violations and Safety Concerns: None
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations: None
7. Automatic Temperature Controls
Description of Existing System:
▪ Full DDC system serving all HVAC equipment.
▪ Age: Approximately4 years old
▪ Manufacturer: Trane Trace
Code Violations and Safety Concerns: None
Expected Life:
▪ This system is in the first quarter of its expected longevity.
Comments and Recommendations: None
D. Mechanical Systems (continued)
- 6.43 -
Physical Conditions Analysis
Spring Cove Elementary School
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: The incoming water service line is well insulated, it appears to be 4 inch, with shut off
valves, strainer and reduced pressure backflow preventer. Incoming pressure 10 PSI. There is a skid
mounted domestic water pressure booster system with duplex pumps, controls, valves regulators and gage
(Flo-PAK DAP-3-10-A-3, 90 gpm, 178 TDH, 10 hp, 3500 RPM). There is also a pad mounted vertical hydro
pneumatic tank (Wessels 30” diameter x 63 inch high). The building’s domestic water has a water softener.
▪ Grease interceptor: The kitchen is equipped with a grease interceptor and it is cleaned every 3 months.
Code Violations and Safety Concerns:
▪ None.
Comments and Recommendations:
▪ No plumbing issues were noted at the time of the visit.
2. Plumbing Fixtures
Water Closets:
▪ Wall mounted, 1.6 gpf, sensor operated flush valve, battery powered.
Urinals:
31
▪ Wall mounted, sensor operated flush valve, battery powered.
Lavatories:
▪ Alcove outside rest rooms, under counter mount, oval.
▪ Manual two lever handles, shield under counter, no hot water tempering valve.
Sinks:
▪ Stainless steel, manual two lever handles.
Recommendations:
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ During the visit it was mentioned that sensor operated faucets would be beneficial for the students at the
lavatories since it is difficult for them to turn off the faucet.
3. Water Heaters / Storage Tanks
▪ Quantity: One (1).
▪ Type: Natural Gas, RBI MW 500 Input 500,000 BTUH.
▪ Storage Capacity (Gallons): 250 (RBI V250J).
▪ Recirculation Pump: Yes and expansion tank.
▪ Additional information: There are two (2) thermostatic mixing valves and two (2) hot water loops. One
serves the building hot water needs (reading 135 degree Fahrenheit) and the other serves the kitchen
(reading 145 degree Fahrenheit.
▪ Year Installed: 2009.
▪ Comments and Recommendations: None.
4. Fire Protection
▪ Is Building Fully Sprinkled: Yes.
▪ Fire Hose connection: There is a 2-1/2 inch hose connection on each side of the stage. With a fully sprinkled
building, current building code (IBC 2009 905.3.4) requires a 1-1/2 inch fire hose connection and hose
with fog nozzle mounted in a cabinet or on a rack.
▪ Conditions / Comments: Sprinklers are semi-recessed, pendent type, quick response. There is a Patterson
fire pump and a jockey pump. The fire pump is rated at 300 gpm at 50 psig. The fire pump room is
being used for storage. Per NFPA 20 section 4.12.1.1.4 ”…rooms containing fire pumps shall be free from
storage, equipment and penetrations not essential to the operation of the pump and related components”.
The materials being stored, should be removed from the fire pump room. Provide fire hose and cabinet at
stage area as required.
- 6.44 -
Physical Conditions Analysis
Spring Cove Elementary School
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: Underground service from Penelec (First Energy) 500KVA utility pad mount transformer
located on the back side of the building. The secondary ductbank is routed below grade from the utility
transformer to a 3000 amp 208Y/120 volt, three phase, four wire switchboard inside the building.
▪ Equipment Manufacturers: Square D switchboard and panel boards installed in 2009.
▪ Distribution system: The main switchboard contains a 3000 amp bolted pressure switch main switch with
fusible switch distribution in three sections. There are two sub-distribution panel boards in the building
fed from the switchboard (Panel boards SDA and SDB). There are branch panel boards fed from both the
switchboard and sub-distribution panel boards that power all branch loads (lighting, receptacles, etc.). The
main switchboard appeared to be equipped with proper service grounding.
▪ Fire Pump: A fire pump is utilized in the building for the fire protection service.
▪ The exterior receptacles are GFI type with in-use weatherproof covers as required by the National Electric
Code (NEC).
▪ In each classroom, there is a surface metal raceway down the wall in the corner of the room that houses
receptacles,
cable television jacks, data networking jacks, and audio/visual jacks to serve the teacher’s area.
Code Violations and Safety Concerns:
▪ The switchboard and all panel boards appeared to have adequate clearance. There did not appear to be
any deficiencies with any of the distribution equipment (missing covers or circuit breakers).
▪ The disconnect switch that is required at the main service entrance for a fire pump was not located during
the site visit. A fire pump requires a separate power feed from the utility transformer, separate from the main
building service disconnect switch.
Expected Life:
▪ The building was built new in 2009 so all equipment in the building is within the first five years of operation
32
and have 35 years of life expectancy remaining.
Comments and Recommendations:
▪ No other comments or recommendations need to be made at this time given the recent construction of this
building.
2. Emergency Lighting and Power System
Description of Existing System:
▪ Emergency Generator: There is one 60KW/75KVA, 208Y/120 volt, three phase, four wire, diesel fueled generator
located inside the boiler room. The diesel fuel is stored in a sub-base tank below the generator with
a remote fill station on the exterior of the building. The generator is manufactured by Cummins.
▪ Automatic Transfer Switch: One automatic transfer switch is located on the wall adjacent to the generator
and powers a split bus panel board. A 100A/3P circuit breaker is located on the emergency generator and
powers the automatic transfer switch. The switch is manufactured by Cummins.
▪ Distribution: The output panel board from the automatic transfer switch is a split-bus style panel board - half
the panel board is normal/emergency and the lower half is emergency only. The emergency only half of the
panel board is fed directly from the emergency side of the automatic transfer switch through a contactor so
that when the generator starts, the load of this panel board is not put on the generator immediately. The
contactor provides a slight delay to allow the generator to come up to full operation first before it takes on the
emergency only load. An Area Zone Protection (AZP) Panel is connected to the automatic transfer switch
and monitors the voltage in all panel boards in the building that power light . If any panel board loses
voltage, even on one phase, the AZP Panel will sense this voltage loss and start the emergency generator.
▪ Fire Pump: A fire pump is utilized in the building for the fire protection service and is powered by the emergency
generator.
Code Violations and Safety Concerns:
▪ The generator is located inside the boiler room and is not located in a separate room with one hour rated
walls as required by NFPA 110 for life safety equipment.
▪ The emergency power feed for the fire pump was not located during sire visit. There should be a second
circuit breaker on the emergency generator that directly feeds the fire pump.
- 6.45 -
Physical Conditions Analysis
Spring Cove Elementary School
▪ Both life safety loads and loads not required be on the emergency generator are fed from the same panel board/
automatic transfer switch. Only life safety loads are permitted on the automatic transfer switch
powering these loads and a second automatic transfer switch is required to power all other loads that are to
be backed up by the emergency generator, but are not life safety. This requirement is found in article 700
of the National Electric Code (NEC).
Expected Life:
▪ The building was built new in 2009 so all emergency equipment in the building is within the first five years of
operation and have 35 years of life expectancy remaining. A typical generator has a five year warranty so
the equipment may still be under warranty.
Comments and Recommendations:
▪ The code violations described above could be corrected but given the new construction of the building and
the fact that the building was submitted through the proper code enforcement agencies for review, it would
not be required to correct these issues at this time.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building utilize T8 lamps and electronic ballasts.
▪ All classrooms and offices are equipped with three lamp, 18 cell parabolic, 2’ x 4’ light .
▪ All corridors are equipped with two lamp, prismatic lensed 2’ x 4’ light . The emergency lighting in
the corridors is provided by a third lamp in this light fixture every 30’ – 40’ that only illuminates when the
emergency generator operates.
▪ The kitchen is equipped with two lamp, prismatic lensed 2’ x 4’ light .
▪ The compact fluorescent downlights in the building utilize two 26 watt double twin tube lamps. This lamp is
not as commonly used as when it was introduced in the early 1990’s.
▪ The multi-purpose room is equipped with multi-lamped compact fluorescent that are controlled by
a relay panel. There are low voltage switches are located in a cabinet on the stage and operate relays in
a remote panel to turn the light on and off. The relay panel for the multi-purpose room light
and the dimmer rack are located in a storage room adjacent to the multi-purpose room. The dimmer rack
(ETC Unison Series) powers all the stage mounted light and ceiling mounted light aimed at
the stage. The stage is equipped with red/blue/white border lights that are controlled with slide dimmers in
the cabinet on the stage.
▪ The exterior entry canopies are equipped with high pressure sodium lamped downlights. A wedge shaped
wall sconce style fixture is used at entries without a canopy and are equipped with a high pressure sodium
33
lamp. This same style of light fixture is mounted around the perimeter of the building for security lighting.
▪ The parking and drive light are shoebox style light with high pressure sodium lamping
mounted on 20’ -25’ poles.
▪ The building is equipped with multiple low voltage lighting control panels (Wattstopper) with relays that turn
the light in common spaces on and off through switch operation or programming. All corridors are
equipped with key operated low voltage switches to turn light on and off. All exterior lighting is routed
through these panels and controlled by either photocell or timeclock operation.
▪ Occupancy sensors are used in all classroom, toilet room, and office spaces to shut off light after a
set time when the room is unoccupied.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current lighting system.
Expected Life:
▪ The building was built new in 2009 so all equipment in the building is within the first five years of operation
and has 35 years of life expectancy remaining. Spot replacement of lamps and ballasts will need to be
made, but it should be several years before these replacements begin.
Comments and Recommendations:
▪ No comments or recommendations are needed at this time.
F. Electrical Systems (continued)
- 6.46 -
Physical Conditions Analysis
Spring Cove Elementary School
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ The fire alarm system is manufactured by Notifier.
▪ The building is equipped with surveillance cameras at entry points.
▪ The perimeter doors are equipped with card access systems at select entry points and where only doors
exist for egress, the doors are monitored with door position contacts.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current fire alarm systems.
Expected Life:
▪ The building was built new in 2009 so all equipment in the building is within the first five years of operation.
A typical fire alarm has a 15 to 20 year life expectancy.
▪ The surveillance cameras and card access system components typically have a 10 year life expectancy.
Newer technologies are released often with this type of equipment and will prompt the replacement of the
current systems as they become available.
Comments and Recommendations:
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
2. Telephone and Data Network Systems
Description of Existing System:
▪ The data networking system in the building utilizes category 6 cabling for distribution, which is the most
commonly used cabling at this time. This cabling is routed back to two closet locations in the building – one
main telecommunications closet (MDF) and one satellite telecommunications closet (IDF). Wireless access
points were located on the ceilings and positioned through-out the building. All data cabling has been routed
concealed to outlets in the building interior partitions. The cabling is then routed back to the MDF and
IDF closets in cable tray located above the accessible ceilings.
▪ The MDF and IDF closets are equipped proper grounding.
▪ Each classroom audio/visual system is equipped with a ceiling mounted LCD projector, four speakers tied
to the classroom audio/visual system, Promethean smartboards, combination DVD/VCR player with digital
tuner, and Techlogic amplifier for control of sound system in classroom near teacher’s desk.
▪ The telephone system is a Vodavi voice over IP (internet protocol) telephone system and a telephone is
located in each classroom.
▪ The cable television distribution system consists of RG-6 cabling that is homerun from each outlet to splitters
located in the MDF and IDF closets. The coaxial cable is connected to the combination DVD/VCR
player with digital tuner in each classroom space to allow cable television channels to be displayed over the
LCD projectors.
▪ The base building public address system is a Telecor XL system with speakers in each classroom and corridors
and digital clocks. All cabling is routed back to the main rack in the MDF closet and punched down
on 66 blocks for connection to the sound rack.
▪ The stage has a wall mounted rack housing amplifiers for the local sound system in the multi-purpose room.
34
▪ There is a fiber optic and 100 pair trunk type telephone cable that is routed to this building from the Middle
School building, which is located on the same campus as this building. All cabling is routed below grade in
conduits. The cabling enters the building in the MDF closet.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current systems.
Expected Life:
▪ The data cabling throughout the building is within the typical 15 year warranty period and should not be
retested and recertified at this time.
Comments and Recommendations:
▪ No comments or recommendations are needed at this time.
- 6.47 -
Physical Conditions Analysis
Spring Cove Elementary School - Aerial Site Plan
- 6.48 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Spring Cove Elementary School - First FloorPlan
- 6.49 -
35
Physical Conditions Analysis
Spring Cove Middle School
Site Map
Main Entrance - Middle School
Main Entrance - Cove Educational Community Center
Maintenance Building
Spring Cove Middle School
185 Spring Cove Drive
Roaring Spring, PA 16673
Grades:
6-8
Current Enrollment:
436
Site Acreage:
55.4 total acres (shared with Spring
Cove Elementary and Administration
Offices)
Architectural Area:
113,454 square feet
Number of Stories:
2 Levels
Year Constructed:
1969
Dates of Additions/Renovations:
1994 Roof Replacement
2003 Additions / Alterations
2005 Roof 2-Part Coating
2012 Walks and Paving
Current Status:
The building is currently utilized
by the School District as a Middle
School for Grades 6-8.
Description:
A physical conditions analysis
of Spring Cove Middle School
has been completed, and the assessment
and evaluation of the
existing conditions, as well as
recommended improvements,
are included within this section.
The building and site will require
complete renovations to upgrade architectural
and general building elements;
improvements to the exterior
envelope; electrical, plumbing, fire
protection, technology and security
systems upgrades; and ADA and
code upgrades; and approximately
30% reconfigurations of interior
spaces. Total renovations qualify a
project for PDE reimbursement.
Note:
The information provided for current enrollment,
site acreage, year constructed, and additions /
renovations was received from documents provided
by Spring Cove School District.
- 6.50 -
Physical Conditions Analysis
Spring Cove Middle School
Yard Drain
Sidewalk / Stair (from Doors C1 and C2)
Window / Sill Condition
36
Roof (1969 Building)
Conditions outside of Door B1
Loading Dock
- 6.51 -
Physical Conditions Analysis
Spring Cove Middle School
Corridor
Cafeteria
Science Classroom
Main Entrance Lobby
Gymnasium
Toilet Room
- 6.52 -
Physical Conditions Analysis
Spring Cove Middle School
A team from Architectural Innovations, McFarland Kistler Associates, and Tower Engineering assessed the Spring
Cove Middle School building and site. The inspection team looked at the current physical condition of the building
with regard to current construction standards and codes. The inspection team included an Architect, Food Service
Consultant, Mechanical Engineer, Plumbing Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ 80% of asphalt paving replaced in 2012 and is in excellent condition. Replace remaining 20%.
▪ Majority of sidewalks replaced recently and are in good condition. Replace remaining sidewalks, especially
around the industrial arts / shop areas.
▪ Replace deteriorating concrete pavers at Door B1.
▪ Major repairs are required at the loading dock, including: brick, stairs, dock bumpers, and asbestos-containing
soffit.
▪ Replace non-compliant railings, which are also in poor condition, with code-compliant railings.
▪ Replace the concrete stairs and landings from gymnasium to lower level shops. Replace concrete stairs /
landing and repair damaged brick at Door D3.
▪ Minor repairs required at Cove Educational Community Center, including: replacing caulking at sidewalks,
stairs, ramps, and repairing rusting portions of railing systems.
▪ Provide ADA access to Middle School main entrance. Remove plywood ramp and provide permanent ADA
egress from Door C3.
▪ Repair soil erosion around affected yard drains.
▪ Replace dust collector at industrial arts / shop area.
▪ Repair damaged sections of chain link fences and screens.
▪ Consideration should be given to providing paved parking areas near the athletic fields (especially for emergency
vehicles, team buses, and ADA).
2. Architectural Recommendations
Building Exterior
▪ Repair locations of damaged brick.
▪ Replace damaged asbestos-containing soffit and fascia.
▪ Seal locations where equipment / conduit enter building.
▪ Replace caulking.
▪ Replace all exterior windows, curtain wall systems, and doors in the 1969 portion of the building (all areas
except for the Cove Educational Community Center).
▪ Repair damaged limestone caps on low walls at Middle School main entrance canopy.
▪ Repair bent rebar / steel tube column at Door A7.
▪ Replace delaminating roof system at majority of 1969 building (cafeteria and science classrooms roofs were
replaced in 2010 and are in good condition).
▪ Install lightning protection on entire building (including Cove Educational Community Center).
▪ Replace snow guards at Cove Educational Community Center.
▪ Replace louvers at 1969 building.
Building Interior – 1969 Original Building
▪ 1969 building has never been partially or fully renovated since its construction. There are numerous ADA
and other code-related issues throughout the building. These issues include, but are not limited to: room
access, toilet rooms, stairs, door hardware, and signage.
▪ There are asbestos containing materials throughout the building that will need to be addressed if the building
is partially or fully renovated.
▪ The majority of interior components and finishes are beyond their life expectancy and will need replaced. It
37
is a tribute to the District and their maintenance staff that these components and finishes have lasted this
long.
▪ Refer to Section C for more detailed information regarding specific conditions and recommendations.
Building Interior – Community Center (2003 Addition)
The Community Center addition is in generally good condition except for the following materials:
▪ There are a few locations of missing grout and loose porcelain floor tiles in the Lobby and Vestibule areas.
These areas should be repaired.
▪ Repair bubbling vinyl wall covering at chair rail in Small Group Seminar (Room 613).
▪ Repair damage to carpet, base, and walls at Administration Corridor. Replace aged ceiling tiles.
- 6.53 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Repair damaged vinyl composition tile and wall plaster at Hub / Electrical (Room 611). Replace missing
ceiling tiles.
▪ Repair damaged gypsum wall board in IT Workroom (Room 600). Repair leak at ceiling and install new
ceiling tiles.
Food Service
▪ Kitchen Area was built in 1969 and has not been remodeled or renovated. The Kitchen Area is oversized,
with the design and operation less than desirable and not as efficient as possible due in part to the excessive
size. The present design positions the dishroom between the Kitchen and Serving Areas, creating work
flow and staging issues. The positioning of the serving counters are less than desirable and pose safety
issues associated with restocking, as food produce must traverse the student flow.
▪ Of particular note, the kitchen and dishwashing area was excessively hot during our inspection, indicating
a possible HVAC problem.
▪ The entire kitchen and serving area should be completely redesigned and reduced in size to incorporate
enhanced work flows and the proper adjacencies between the kitchen, serving area, dishwashing area, and
cafeteria. Strictly from a food service perspective, it may prove beneficial to combine the Middle School and
High School as one (1) operation due to the small student populations within each facility. Benefits would
include reduced capital expenditure, reduced energy costs, reduced maintenance costs, reduced labor
costs, and enhanced menu offerings and flexibility.
▪ A few present day code violations have been identified. These violations need not be addressed due to
“grandfathering” of the original installation, but would require compliance if a renovation project is undertaken.
▪ Estimated food service equipment cost to incorporate the noted recommendations within the Kitchen is
$240,000. This figure is preliminary in nature, pending specific design options, School District requirements,
and budgetary ramifications.
3. Mechanical Systems Recommendations
General
▪ The HVAC systems appear to be in good condition.
▪ See specific recommendations below.
Central Heating Plant
▪ Not applicable.
Central Cooling Plant
▪ Not applicable.
1969 Classrooms, Library, Gymnasium, and Cafeteria
▪ Similar to other educational spaces, the Tech Ed classroom has a dedicated packaged rooftop unit. When
the paint spray booth is operated, the rooftop unit does not have the makeup air capability necessary to
offset the exhaust air. When the paint spray booth is operated, provision must be made to allow sufficient
transfer or outside air into the room.
2002 Classrooms and Auditorium
▪ The packaged rooftop units serving the 2002 addition are in poor shape and we recommend that the School
District begin to plan for their replacement. These units have electric resistance heat and their replacement
with gas-fired equipment will reduce the building’s utility costs.
Remedial Gymnasium
▪ To meet ventilation requirements, we recommend that new unit ventilators (same configuration as existing
unit ventilators that were abandoned) be installed.
Kitchen
▪ Install packaged rooftop unit to provide HVAC for the serving room.
Offices
▪ No recommendations need to be made at this time.
Automatic Temperature Controls
▪ No recommendations need to be made at this time.
38
A. Executive Summary (continued)
- 6.54 -
Physical Conditions Analysis
Spring Cove Middle School
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Increase water heater storage tank temperature to above 130 degrees Fahrenheit. Install central thermostatic
mixing valve.
▪ Correct relief valve discharge piping to be in accordance with code.
▪ Rest rooms should be made ADA compliant.
▪ Provide a safety eye wash in the wood shop area.
▪ Drinking fountains should be made ADA compliant.
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ Replace plumbing systems from original 1969 installation.
▪ Update shower drains to be in accordance with current IPC. In section 417.3 Shower waste outlets “... the
waste outlet shall be located and the floor pitched so that waste from one shower does not flow over the floor
area serving another shower.” With wall shower heads and controls a perimeter drain is recommended.
▪ Install a new service sink faucet with a vacuum breaker and wall brace.
Fire Protection
▪ If building is fully renovated, provide fire protection sprinkler system as required by current code.
▪ Provide fire hose valves and hose cabinets as required by current code for stages, consult with local fire
official.
5. Electrical Systems Recommendations
Power Distribution
▪ The reason for the two electric services in this building was at one time, the heating in the building was all
electric. There has since been a retrofit to equip the building with a gas service, which has reduced the
electric load in the building. If this building is renovated in the near future, the electrical distribution could
be consolidated into one switchboard. Once a new switchboard is set, all new branch panel boards would
be installed throughout the building.
▪ As part of any renovation project for the 1969 portion of the building, all branch circuit wiring and devices
should be replaced.
Emergency Lighting and Power Systems
▪ As part of any future project, a new emergency generator could be installed outside the building to provide
the one hour separation required by NFPA 110. A second automatic transfer switch should be added to
accommodate the non-essential emergency loads, such as coolers and refrigerators and telecommunication
equipment. Also, the size of the emergency generator barely provides enough capacity to operate the
life-safety lighting in the building. A larger generator should be considered as part of any renovation project.
Lighting Systems
▪ All incandescent exit signs should be replaced with light emitting diode (LED) lamped exit signs to reduce
energy consumption.
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided. The 1969 original building requires a complete fire
alarm upgrade.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
A. Executive Summary (continued)
- 6.55 -
Physical Conditions Analysis
Spring Cove Middle School
▪ The type of security systems that are more commonly used in schools today consist of card access entry
39
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project.
Telephone and Data Network Systems
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds. But,
as part of a major renovation project, this cabling may not be in the optimal location within the classroom
space. Therefore, it may need to be removed and replaced with the latest cable technology meeting the
latest standards.
▪ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points, etc.
A. Executive Summary (continued)
- 6.56 -
Physical Conditions Analysis
Spring Cove Middle School
B. Site Conditions
1. Overall Site Description
▪ The site is well maintained with minimal landscaping.
▪ Spring Cove Middle School shares a site with Spring Cove Elementary School and the Spring Cove School
District Administration Building.
▪ Spring Cove School District water towers and access road (located adjacent to Spring Cove Middle School)
are not owned or maintained by Spring Cove School District.
2. Parking / Paving
▪ 80% of asphalt paving replaced in 2012: good condition, remain.
▪ Inadequate parking at athletic fields; park vehicles in grass: consideration should be given to providing
paved parking areas near the athletic fields (especially for emergency vehicles, team buses, and ADA).
▪ Missing grass at edges; some filled with gravel: fair condition, repair.
3. Retaining Walls
▪ Not applicable.
4. Sidewalks
▪ Majority of concrete sidewalks replaced in 2012: good condition, remain.
▪ Concrete sidewalks at industrial arts / shop areas are in poor condition; damaged curbs: replace.
▪ Missing grass at edges: fair condition, repair.
▪ Deteriorating concrete pavers (no actual sidewalk) outside of Door B1: poor condition, replace.
5. Loading Dock
▪ Concrete slab and walls (stained at dock bumpers): fair condition, repair.
▪ Damaged and broken brick: poor condition, repair.
▪ Dock bumpers:
○ Wood bumpers in rusting steel channels (some wood missing): poor condition, replace.
○ 2x12 wood bumper (not in steel channel): poor condition, replace.
▪ Concrete stairs with aluminum treads: poor condition, replace.
▪ Damaged soffit / fascia; (fascia contains asbestos per attached AHERA report): poor condition, replace.
6. Stairs, Ramps and Railings - 1969 Original Construction
▪ Railings at original 1969 construction do not meet current code requirements: poor condition, replace with
code-compliant railings.
▪ Concrete stairs from doors C1 and C2 (gymnasium) to lower level shops are deteriorating. There are large
openings where soil has eroded away. Upper landing has settled below plane of top step. Stairs are in poor
condition and should be replaced.
▪ Damaged brick, damaged concrete slab and foundation at railing next to wall at Door D3; open into wall:
poor condition, replace.
○ Concrete paver and large rock on upper landing (tripping hazard): remove.
7. Stairs, Ramps and Railings - 2003 Cove Educational Community Center
▪ Concrete stained under steel railings.
▪ Caulking missing / deteriorated at ramp and stair edges: poor condition, replace.
▪ Painted ornamental railings and posts; some rusting at base; base sits in a depressed section that could
collect water: fair condition, repair.
▪ Painted steel handrails; some rusting (especially at ends): fair condition, repair.
▪ Brick piers; limestone caps with spheres: good condition, remain.
8. Playgrounds / Athletic Fields
▪ Soccer Field: fair condition, repair.
▪ Baseball batting cage structure at Door C3 (missing net): fair condition, repair.
9. ADA Access
▪ Middle School main entrance is not ADA accessible (due to stairs inside building): provide internal ADA
accessibility at Middle School entrance. Sidewalk to Middle School entrance is ADA accessible and in good
40
condition, remain.
▪ Plywood ramp at Door C3: poor condition, replace with ADA compliant sidewalk.
▪ Community Center main entrance is ADA accessible: good condition, remain.
- 6.57 -
Physical Conditions Analysis
Spring Cove Middle School
10. Site Drainage
▪ Generally, the site drains well and no issues have been reported. There is evidence of soil erosion around
some yard drain inlets: fair condition, repair. Some debris collecting at some inlets: remove debris.
11. Site Equipment / Fixtures
▪ Dust collector at shop area rusting; support structure also rusting: poor condition, replace.
▪ Wood storage shed near loading dock area: fair condition, repair.
▪ Wood storage shed at soccer field: fair condition, repair.
▪ Chain link fence around equipment: fair condition, repair.
○ Chain link fence with slats (leaning): fair condition, repair.
▪ Exposed wires at light pole bases; missing grass: fair condition, repair.
12. Maintenance Building
General
▪ Originally constructed in 2011.
Construction
▪ V-B Pole Building with ribbed steel siding: good condition, remain.
▪ Floor: concrete: good condition, remain.
▪ Wall Construction (UL #U309): fire-rated board nailed to both sides of 2x4 wood studs; R-19 fiberglass
insulation: good condition, remain.
▪ Roof Structure: prefabricated wood trusses; R-38 fiberglass insulation: good condition, remain.
Exterior Doors
▪ Fiberglass Doors: good condition, remain.
▪ Insulated Steel Service Doors: good condition, remain.
Roof
▪ Standing seam metal roof system: good condition, remain.
▪ Gutters and downspouts: good condition, remain.
ADA Access
▪ Building is accessible.
B. Site Conditions (continued)
- 6.58 -
Physical Conditions Analysis
Spring Cove Middle School
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 1969. Cove Educational Community Center addition was constructed in 2003. No
renovations or alterations have occurred in the original 1969 portion of the building.
Walls - 1969 Original Construction
▪ Red brick is generally in good condition, remain.
○ Some locations of stained brick: fair condition, repair.
○ Some locations of spalled and broken brick: poor condition, replace.
○ Some locations of missing brick (hole in wall): poor condition, replace.
○ Damaged, loose, and broken brick at Main Entrance (A1); there is a opening into the wall: poor
condition, repair.
○ Some locations of missing or damaged mortar: fair condition, repair.
▪ Rough, white brick at auditorium (stained and dirty): fair condition, repair.
▪ Exterior wall fascia material contains asbestos per AHERA report (Appendix A); stained and damaged: poor
condition, replace.
▪ Exterior cement board soffits are suspected to contain asbestos per AHERA report (Appendix A); stained
and damaged: poor condition, replace.
▪ Numerous locations of penetrations into building that are not sealed: fair condition, repair.
▪ Cracking at flue / chimney cap (flue is not being used): poor condition, repair.
Walls - 2003 Cove Educational Community Center
▪ Brick: good condition, remain.
▪ Exterior Insulation Finish System (EIFS); stained below standing seam metal roof: fair condition, repair.
○ Caulking missing or deteriorated at connection to brick walls: poor condition, repair.
Windows - 1969 Original Construction
41
▪ Aluminum windows; single-pane: poor condition, replace.
▪ Aluminum windows / curtain wall system; single-pane: poor condition, replace.
○ White metal panels; stained / damaged: poor condition, replace.
○ Blue metal panels; damaged / delaminating: poor condition, replace.
○ Fresh air intake louvers damaged: poor condition, replace.
○ One location with wood frame / screen attached to operable portion of window: poor condition, replace.
▪ Numerous locations of openings / gaps in stone sills at windows: poor condition, repair.
▪ Caulking (missing, deteriorated, damaged): poor condition, replace.
Windows - 2003 Cove Educational Community Center
▪ Aluminum storefront: good condition, remain.
▪ Limestone sills: good condition, remain.
▪ Caulking: good condition, remain.
Exterior Doors - 1969 Original Construction
▪ Aluminum doors and frames: poor condition, replace.
▪ Caulking (missing, deteriorated, damaged): poor condition, replace
▪ Weather stripping: daylight can be seen at double door seams; poor condition, replace.
Exterior Doors - 2003 Cove Educational Community Center
▪ Aluminum doors and frames: good condition, remain.
▪ Caulking: good condition, remain.
▪ Weather stripping: good condition, remain.
Canopies - 1969 Original Construction
▪ Exterior wall fascia material contains asbestos per AHERA report (Appendix A): poor condition, replace.
▪ Cement board on exterior soffits is suspected to contain asbestos per AHERA report (Appendix A): poor
condition, replace.
▪ Metal edge: fair condition, repair.
▪ Low brick walls at columns; some vertical and step-cracking at tube steel columns: fair condition, repair.
▪ Limestone cap at low brick walls; some spalled and broken at columns: fair condition, repair.
▪ Steel support posts under canopy at Main Entrance (A1): Verify reason for these posts with District.
▪ Bent rebar sticking out of steel tube column at Door A7 (near base); column rusting at base: fair condition,
repair.
- 6.59 -
Physical Conditions Analysis
Spring Cove Middle School
Canopies - 2003 Cove Educational Community Center
▪ Exterior Insulation Finish System (EIFS); stained: fair condition, repair.
▪ Standing seam metal barrel vault roof; gutters and downspouts: good condition, remain.
Roof - 1969 Original Construction
▪ Majority of roof area replaced with a Firestone EPDM (fully adhered) system installed in 1989. It was recoated
(with a 2-part coating) in 2005. It has been delaminating since it was installed: poor condition, replace.
▪ Some curbs have wood edges painted with a 2-part coating; no problems to date: replace when replacing
roof system.
▪ Cafeteria / Science Classroom roof system replaced with white, neoprene roof system in 2010: good condition,
remain.
▪ Building does not have lightning protection. Lightning protection should be installed.
Roof - 2003 Cove Educational Community Center
▪ 60mil EPDM (fully adhered) roof system installed in 2003: good condition, remain.
▪ Standing seam metal roof system installed in 2003: good condition, remain.
▪ Barrelled standing seam roof system at entrance canopy installed in 2003: good condition, remain.
▪ Building does not have lightning protection. Lightning protection should be installed.
▪ Snow guards detached from standing seam roof: poor condition, replace.
Exterior Courtyards (1969 Original Construction)
▪ Grass and minimal landscaping: fair condition, repair.
▪ Painted wood lattice screens, wood bridge with lattice railing: fair condition, repair.
Exterior Equipment (1969 Original Construction)
▪ Exposed ductwork on walls: refer to Section D for conditions and recommendations.
▪ Louvers; damaged: poor condition, replace.
2. Building Core Spaces - 1969 Original Construction
ADA Access
▪ Main entrance to Middle School is not ADA accessible due to an eight step interior level change. Accessibility
issue will need to be addressed if building is fully renovated.
▪ Toilet Room layouts do not meet current ADA requirements. ADA issues will need to be addressed if building
is fully renovated.
42
▪ Typical classroom doors are not ADA accessible. The front approach of the swinging door does not have
the appropriate maneuvering space that extends 18 in. minimum beyond the latch side of the door. ADA
issues will need to be addressed if building is fully renovated.
▪ Accessible chair lifts available in both stairwells to the lower level (non-functioning, parts not available):
poor condition, replace.
▪ No ADA room signage in building. Signage that meets current ADA requirements should be installed.
Asbestos
▪ According to the latest AHERA report for Spring Cove Middle School (Appendix A), the following building
materials contain asbestos:
○ Floor tile and adhesive in Health Room, Food Storage and Office, and Classrooms.
○ Black science tabletops in Science Room suspected to contain asbestos.
○ Cement board above Stage area suspected to contain asbestos.
○ Wiring insulation on Stage lights (Auditorium and Stage) and stored set in Incinerator room are
suspected to contain asbestos.
○ Rubber base molding and adhesive in Classrooms is suspected to contain asbestos.
○ Cement board on exterior soffits at exit doors is suspected to contain asbestos.
○ Exterior wall fascia material contains asbestos.
○ Fittings on fiberglass pipe insulation in Basement, Gymnasium and Gym Storage (right side), Locker
Rooms, Garage and Electrical Equipment Room contains asbestos.
○ Acoustical plaster ceilings in Auditorium, Auditorium Lobby, and Auditorium Corridor contain asbestos.
▪ Refer to AHERA report (Appendix A) for conditions and recommendations for abatement.
Interior Doors
▪ Classroom doors: flush, half-light wood veneer with louvers: fair to poor condition, replace.
▪ Other doors: flush, wood veneer with or without louvers: poor condition, replace.
▪ Hardware: does not meet current ADA requirements: replace with ADA compliant hardware.
C. General Architectural Conditions (continued)
- 6.60 -
Physical Conditions Analysis
Spring Cove Middle School
Vestibule
▪ Floor: walk off carpet: poor condition, replace.
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls: structural glazed facing tile: fair condition, repair.
▪ Ceiling: plaster, painted: fair condition, repair.
▪ Doors: metal storefront: poor condition, replace.
Lobby
▪ Floor: cementitious terrazzo: poor condition, replace.
▪ Base: cementitious terrazzo: poor condition, replace.
▪ Walls: ceramic tile/plaster: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
Corridor
▪ Floor: cementitious terrazzo: poor condition, replace.
▪ Base: cementitious terrazzo: poor condition, replace.
▪ Walls: ceramic tile/plaster: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
○ A few ceiling tiles are missing, replace.
▪ Equipment:
○ Fire extinguishers / cabinets mounted too high. Mounting heights will need to be addressed to meet
current Code requirements if building is fully renovated.
○ Lockers: poor condition, replace.
○ Tackstrips: fair condition, repair.
Corridor (Cafeteria to Kitchen)
▪ Floor: cementitious terrazzo: good condition, remain.
▪ Base: terrazzo base: good condition, remain.
▪ Walls: ceramic tile wainscot, plaster above, painted: poor condition, replace.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Corridor (Auditorium 1 & 2)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile and plaster, painted: fair condition, repair.
○ A few locations of cracking at openings, repair.
43
▪ Ceiling: 2x4 acoustical ceiling tile: fair condition, repair; replace damaged / missing tiles.
○ AHERA report – plaster ceiling contains asbestos.
▪ Other:
○ Clerestory windows and exit doors are single pane glass; replace.
○ Rear exit door: poor condition, replace.
Corridor (Auditorium 3 - addition)
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: plaster, painted (some damage): fair condition, repair.
▪ Ceiling: 1x1 acoustical ceiling tile (some aged): fair condition, repair; replace damaged tiles.
○ AHERA report – plaster ceiling contains asbestos.
Corridor (Wrestling Room Hall)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile and plaster, painted and wall protection material: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: poor condition, replace.
Corridor (Gymnasium)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile and plaster: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.61 -
Physical Conditions Analysis
Spring Cove Middle School
Corridor (Auditorium 5)
▪ Floor: Cementitious terrazzo: fair condition, repair.
○ Carpet: good condition, remain.
▪ Base: Cementitious terrazzo: fair condition, repair.
○ Rubber base: good condition, remain.
▪ Walls: Gypsum wall board, vinyl wall covering: good condition, remain; a few areas of damage, repair.
○ Ceramic tile: fair condition, repair.
▪ Ceiling:
○ 2x2 acoustical ceiling tiles: good condition, remain; replace water-damaged tiles.
○ Spline: poor condition, replace.
○ AHERA report – plaster ceiling contains asbestos.
▪ Equipment: ceiling access panel damaged, repair.
Corridor (1, 2 - Lower Level)
▪ Floor: concrete: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units and plaster, painted: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: poor condition, replace.
Corridor (3 - Lower Level)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile and plaster, painted: fair condition, repair.
▪ Ceiling: 2x4 acoustical ceiling tile: poor condition, replace.
Stairs
▪ Floor (landings): cementitious terrazzo with carborudum strips: poor condition, replace.
▪ Base (landings): metal base: poor condition, replace.
▪ Stair Construction:
○ Treads / Risers: cementitious terrazzo with carborudum strips: poor condition, replace.
○ Stringer: exposed metal; no finish: fair condition, repair.
○ Railings: do not meet current code requirements: replace with code compliant railings.
○ Soffit: plaster, painted: poor condition, replace.
▪ Walls: ceramic tile/plaster: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Doors: steel door construction with wire glass, poor condition, replace.
Stair (back of stage)
▪ Floor (landing):
○ Suspected asbestos containing material: poor condition, replace.
44
▪ Base: rubber: poor condition, replace.
▪ Stair Construction:
○ Treads / Risers: wood, stained: fair condition, repair.
○ Stringer: wood; stained: poor condition, replace.
○ Railings: none at stair; do not meet current code requirements: replace with code compliant railings.
○ Soffit: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure: fair condition, repair.
Stairs (to Lower Level)
▪ Floor (landings): cementitious terrazzo with carborudum strips: poor condition, replace.
▪ Base (landings): metal base: poor condition, replace.
▪ Stair Construction:
○ Treads / Risers: cementitious terrazzo with carborudum strips: poor condition, replace.
○ Stringer: exposed metal; no finish: fair condition, repair.
○ Railings: do not meet current code requirements: replace with code compliant railings.
○ Soffit: plaster, painted: poor condition, replace.
▪ Walls: ceramic tile/plaster: fair condition, repair.
○ Water damage detected. Condensation found on windows, sills and walls at openings: repair.
C. General Architectural Conditions (continued)
- 6.62 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Doors: steel frames with wire glass: poor condition, replace.
▪ Equipment: ADA chair lift: poor condition, replace.
▪ Area of Rescue Assistance: none designated: required code issue will require compliance if building is
fully renovated.
Restrooms (Girls, Boys)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile; multiple tiles missing or cracked: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: toilet partitions: fair condition, repair.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Faculty)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: ceramic tile: good condition, remain.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Guidance)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted (some peeling): fair condition, repair.
▪ Ceilings: plaster, painted: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restroom (Kitchen)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: plaster, painted: good condition, remain.
▪ Equipment: toilet partitions: poor condition, replace.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restroom (administration faculty)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
45
▪ Ceilings: plaster: fair condition, repair.
▪ Doors: existing doors, 24”w: poor condition, replace.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Janitor
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber: poor condition, replace.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Mechanical and Electrical (Switchgear) Rooms
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, plaster: fair condition, repair.
▪ Ceilings: plaster: fair condition, repair.
▪ Equipment: Refer to Sections D, E, F, and G for conditions and recommendations.
C. General Architectural Conditions (continued)
- 6.63 -
Physical Conditions Analysis
Spring Cove Middle School
Receiving
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, wood: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Storage (1, 2 (wood storage) - Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceilings:
○ Acoustical ceiling tile: poor condition, replace.
○ Plaster over concrete masonry: fair condition, repair.
Storage / Hot Water Tanks
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: good condition, replace when replacing tile.
▪ Walls: concrete masonry units and wood: fair condition, remain.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Garage (Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceilings: plaster over concrete masonry: fair condition, repair.
3. Administration Area
Secretarial / Waiting
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Offices
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: wood paneling: poor condition, replace.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Other: windows: poor condition, replace.
Vault
▪ Floor: asbestos containing material (tile): poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted (peeling): fair condition, repair.
▪ Ceilings: plaster ceilings, painted: fair condition, repair.
▪ Door: metal security door: fair condition, repair.
PA
▪ Floor: suspected asbestos floor tile: poor condition, replace.
46
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted (visible cracking): fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Hallway (Administration)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted (visible cracking): fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.64 -
Physical Conditions Analysis
Spring Cove Middle School
Conference Room (Administration)
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
IPC (Room 311)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Windows: newer vinyl windows; wood trim: fair condition, repair.
Guidance Secretary
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Guidance Office
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
○ Miscellaneous pipes protrude from concrete masonry walls; fair condition, repair.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Guidance Conference Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Guidance (Dragon’s Closet Clothing)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry unit, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Guidance Kitchenette
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
▪ Equipment: casework: poor condition, replace
Guidance Counseling (Room 213)
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Workroom
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Server
47
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: plaster: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.65 -
Physical Conditions Analysis
Spring Cove Middle School
4. Nurse’s Suite
Nurse
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment: casework: poor condition, replace.
Exam
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Cot Room
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
5. Faculty
Faculty Room
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Faculty Workroom
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment: electric water cooler, refer to Section E for condition and recommendations.
IPC
▪ Floor: suspected asbestos containing material (tile): poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
6. Library
Library
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: poor condition, replace.
○ Window treatments: poor condition, replace.
○ Projection screen: fair condition, repair.
○ Ceiling-mounted projector: good condition, remain.
Library Office
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: poor condition, replace.
○ Sink: poor condition, replace. Refer to Section E for additional recommendations.
48
C. General Architectural Conditions (continued)
- 6.66 -
Physical Conditions Analysis
Spring Cove Middle School
Work Room
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain; repair step-crack.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: poor condition, replace.
○ Sink: poor condition, replace. Refer to Section E for additional recommendations.
Copy / Storage
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
7. Academic Core
Classrooms
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: poor condition, replace.
○ Visual display: poor condition, replace.
○ Interactive white board: good condition, remain.
○ Chalk boards: fair condition, repair.
○ Roll-down projection screen: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Vinyl roller shades: fair condition, repair.
Special Education Classrooms
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment:
○ Casework: poor condition, replace.
○ Visual display: poor condition, replace.
○ Interactive white board: good condition, remain.
Family Consumer Science (Room 101, Lower Level)
▪ Room is used as a conference room and is not used for Family Consumer Science.
▪ Floor: asbestos floor tile and adhesive: good condition, remain. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: fair condition, repair. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units and plaster over concrete foundation, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Appliances: fair condition, repair or replace.
○ Casework: poor condition, replace.
Science Storage and Reading Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Science Labs (Rooms 201, 202, 206, 301)
▪ Floor: asbestos floor tile: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.67 -
49
Physical Conditions Analysis
Spring Cove Middle School
▪ Equipment:
○ Casework: poor condition, replace. Black countertops suspected to contain asbestos; refer to AHERA
report (Appendix A).
○ Visual display: poor condition, replace.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Enrichment Classroom
▪ Floor: asbestos floor tile and adhesive: fair condition, repair. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Enrichment Storage (A, B)
▪ Floor: asbestos floor tile: fair condition, repair. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Health Classroom (8th grade)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units and gypsum wall board, painted: good condition, remain.
○ Solid walls at corridor unknown material (appears to be CMU with vinyl wall covering): fair condition,
repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Gifted Support (Room 312)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Life Skills (Room 402)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
Life Skills (Room 502)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: cracking and peeling paint noted; fair condition, repair.
▪ Ceilings: acoustical ceiling tile: water damage and staining noted; poor condition, replace.
▪ Equipment:
○ Vinyl Roller Shades: staining and holes noted; poor condition, replace.
○ Casework: poor condition, replace.
Life Skills Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: cracking noted; fair condition, repair.
▪ Ceilings: acoustical ceiling tile (tiles appear to be older than tiles in Life Skills classroom): poor condition,
replace.
▪ Other:
○ Exposed piping: fair condition: repair.
○ No heat. Refer to Section D for conditions and recommendations.
Head Start (Room 103, Lower Level)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units and plaster (over concrete foundation), painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.68 -
Physical Conditions Analysis
Spring Cove Middle School
50
▪ Equipment:
○ Casework: poor condition, replace.
○ Accordion door: fair condition, repair.
8. Art / Technology Education / Family Consumer Science
Art (Room 104, Lower Level)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Casework: poor condition, replace.
○ Kiln: fair condition, repair or replace.
Art Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
8th Grade Shop (Room 110, Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: cracking and peeling paint noted; fair condition, repair.
▪ Ceilings:
○ Acoustical ceiling tile: water damage noted; poor condition, replace.
▪ Equipment: shop equipment is generally in fair to poor condition, repair or replace.
○ Integrative White Board: good condition, remain.
○ Student work stations: fair condition, repair.
6th – 7th Grade Shop (Room 112, Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment: shop equipment is generally in fair to poor condition, repair or replace.
○ Interactive white board; good condition, remain.
○ Three-fixture sink unit; poor condition, replace. Refer to Section E for additional conditions and
recommendations.
○ Student tables; poor condition, replace.
▪ Other: exposed piping noted.
Planning (wood storage, Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: egg crate: poor condition, replace.
▪ Equipment: vinyl roller shades: poor condition, replace.
Storage (Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: wall cracking and peeling paint noted; fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Finishing Room (Lower Level)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: cracking and peeling paint noted; fair condition, repair.
▪ Ceilings: plaster: poor condition, replace.
▪ Equipment: spray booth: fair condition, repair or replace.
C. General Architectural Conditions (continued)
- 6.69 -
Physical Conditions Analysis
Spring Cove Middle School
9. Music
Auditorium
▪ Floor:
51
○ Carpet (aisles and walkways): good condition, remain.
○ Vinyl composition tile (under seating): good condition, remain.
○ Vinyl transition strips were noted in a few locations with failing seams: fair condition, repair.
▪ Base: rubber base: good condition, remain.
▪ Walls: vinyl wall covering: fair condition, repair.
○ A few locations of peeling wall covering were noted.
○ Acoustical wall panels: good condition, remain
▪ Ceilings: acoustical plaster ceiling contains asbestos; refer to AHERA report (Appendix A) for condition and
recommendations. Replace water-damaged acoustical ceiling tile.
▪ Equipment: Seating: good condition, remain.
Stage
▪ Floor: wood: good condition, remain; a few locations of holes, repair.
○ Performance floor is in good shape but is showing some wear, repair.
○ Damaged floor plate, some cracked wood treads, and missing / damaged nosings: replace.
▪ Base: wood: poor condition, replace.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted black: good condition, remain.
○ Acoustical plaster ceiling contains asbestos; refer to AHERA report (Appendix A) for condition and
recommendations.
▪ Equipment:
○ Stage Equipment/Rigging: fair to poor condition, repair or replace.
○ Exposed electrical panel: repair.
Control Room (Room 623)
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board, vinyl wall covering: good condition, remain.
▪ Ceiling: acoustical ceiling tile: poor condition, repair.
○ Staining found on multiple ceiling tiles; water damage.
▪ Equipment:
○ Casework: good condition, remain.
○ Sound Panel: fair condition, repair or replace.
Music Classroom (“G”)
▪ Floor:
○ Asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
○ Vinyl composition tile: fair condition, repair.
▪ Base: wood: poor condition, replace.
▪ Walls: acoustic peg board: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: good condition, remain.
▪ Equipment: existing risers: fair condition, repair.
Instrument Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
○ Pipe coming through floor, tripping hazard: poor condition, repair.
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls: concrete masonry units, painted, some cracking: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: casework: poor condition, replace.
Music Classroom (Room 624)
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: 2x2 acoustical ceiling tile: good condition, remain.
C. General Architectural Conditions (continued)
- 6.70 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Equipment:
○ Visual display boards: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Music Offices (G-1)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
52
▪ Base: not applicable.
▪ Walls: acoustic peg board: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: good condition, remain.
Practice Rooms (A, B & C)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Acoustical treatment: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair; replace stained and loose ceiling tile.
▪ Equipment: acoustical wall panels: poor condition, replace.
▪ Other:
○ Threshold: fair condition, repair.
○ Exit Signage: fair condition, repair.
○ Cracked light diffuser: replace.
Storage (1)
▪ Floor: concrete (cracks): fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted (a few locations of cracking): fair condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair; replace damaged and stained tiles.
Storage Room (“A”)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: gypsum wall board: fair condition, repair.
▪ Ceilings: 2x2 acoustical ceiling tile: good condition, remain.
Storage Room (“B”)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: plaster (popcorn –style): good condition, remain.
Storage Rooms (B-2, B-4, B-5)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted (a few locations of cracking): fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: fair condition, repair.
▪ Equipment: missing exit sign in room B-5, replace.
10. Physical Education / Athletics
Gymnasium
▪ Floor: wood flooring: fair condition, repair.
▪ Base: steel angle base: fair condition, repair.
▪ Walls:
○ Structural glazed facing tile (SGFT): fair condition, repair.
○ Concrete masonry units, painted (a few locations of chipped and peeling paint): fair condition, repair.
▪ Ceilings: interior ceiling panels (Tectum): cracking and staining noted in some areas; fair condition, repair.
▪ Equipment:
○ Crash pads: poor condition, replace.
○ Backstops: poor condition, replace.
○ Scoreboards: poor condition, replace.
○ Bleachers: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.71 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Other:
○ Caulking at walls and doors, failing: poor condition, replace.
○ Exposed piping – some need sealed where entering wall: repair.
○ Fittings on fiberglass pipe insulation contain asbestos. Refer to AHERA report (Appendix A).
Wrestling Room
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: not applicable.
▪ Walls: structural glazed facing tile (SGFT): fair condition, repair.
53
○ Some cover plates do not cover holes in walls: repair.
▪ Ceiling: interior ceiling panels (Tectum): fair condition, repair.
▪ Equipment: wrestling mats and wall padding: poor condition, replace.
Wrestling Storage
▪ Floor: suspected asbestos floor tile and carpet: poor condition, replace.
▪ Base: not applicable.
▪ Walls: concrete masonry units; notable cracking: fair condition, repair.
○ Built-in air unit found; damaged: poor condition, replace. Refer to Section D for additional comments
and recommendations.
▪ Ceiling: interior ceiling panels (Tectum); cracking and staining noted: fair condition, repair.
Locker Rooms (Girl’s, Boy’s)
▪ Floor: sealed concrete (some cracking): fair condition, repair.
▪ Base: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Walls: structural glazed ceramic tile (SGFT): fair condition, repair.
○ Some cover plates do not cover holes in walls: repair.
○ Missing locker creates unfinished SGFT base condition: poor condition, repair.
▪ Ceilings: exposed, interior ceiling panels (Tectum); cracking and staining noted: fair condition, repair.
▪ Equipment: Lockers: rusting and dented shelving found; poor condition, replace.
○ Benches: fair condition, repair.
▪ Other: exposed piping – some need sealed where entering wall: repair.
Locker Room Toilet (Girl’s, Boy’s)
▪ Floor: ceramic tile: fair condition, repair.
▪ Base: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Walls: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Ceilings: interior ceiling panels (Tectum): fair condition, repair.
Locker Room Group Shower (Girl’s, Boy’s)
▪ Floor: ceramic tile: fair condition, repair.
▪ Base: ceramic tile: fair condition, repair.
▪ Walls: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Ceilings: plaster, suspected asbestos containing material: fair condition, repair.
Private Shower Rooms
▪ Floor: ceramic tile: fair condition, repair.
▪ Base: ceramic tile: fair condition, repair.
▪ Walls: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Ceilings: plaster, suspected asbestos containing material: fair condition, repair.
Coaches’ Offices (Girl’s, Boy’s)
▪ Floor: concrete, painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: interior ceiling panels (Tectum): fair condition, repair.
▪ General: exposed piping and gauges noted.
Coaches’ Offices Toilet (Girl’s, Boy’s)
▪ Floor: ceramic tile: fair condition, repair.
▪ Base: ceramic tile: fair condition, repair.
▪ Walls: structural glazed ceramic tile (SGFT): fair condition, repair.
▪ Ceilings: plaster, suspected asbestos containing material: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.72 -
Physical Conditions Analysis
Spring Cove Middle School
Locker Room Storage Rooms
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceiling: interior ceiling panels (Tectum): fair condition, repair.
Gymnasium Storage 1 and 2
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units; cracking and peeling paint noted: fair condition, repair.
▪ Ceiling: interior ceiling panels (Tectum); cracking and staining noted: fair condition, repair.
▪ Other: Exposed piping – some need sealed where entering wall: repair.
54
○ Electrical outlets missing cover plates: repair.
11. Food Service
General
The Kitchen Area encompasses approximately 6,300 square feet of space and accommodates production for an
enrollment of 430 students in 6th through the 8th Grade, plus approximately seventy-five (75) meals for the Head
Start Program and Pre-Kindergarten students. The Kitchen Area includes a Walk-In Refrigerator/Freezer, Dry
Storage Room, Transport Cart Parking Area, Preparation Area, Cooking line-up, Pot Washing Area, Serving Area,
Dishwashing Area, and Walk-In Commodity Freezer (serving the entire District). The Kitchen is operated by Metz
Culinary Management (a contract food service management firm). The food service operation is self-sustaining,
actually showing a slight profit for the School District. Breakfast participation averages approximately forty-five
(45) meals daily at a cost of $1.00 for Full Fare and 30¢ for the Reduced Meal Plan. Lunch participation averages
approximately 350 meals daily at a cost of $2.00 for Full Fare and 40¢ for the Reduced Meal Plan. All deliveries
occur via a raised dock with direct access into the Kitchen. The Kitchen is staffed by three (3) full-time employees
and four (4) part-time employees.
Soiled linen, towels, aprons, etc… are washed and dried within the Kitchen.
The Kitchen Area was built in 1969 and has not been remodeled or renovated. The Kitchen Area is oversized,
with the design and operation less than desirable and not as efficient as possible due in part to the excessive size.
The present design positions the dishroom between the Kitchen and Serving Areas, creating work flow and staging
issues. The positioning of the serving counters are less than desirable and pose safety issues associated with
restocking, as food produce must traverse the student flow.
Of particular note, the kitchen and dishwashing area was excessively hot during our inspection, indicating a possible
HVAC problem.
The entire kitchen and serving area should be completely redesigned and reduced in size to incorporate enhanced
work flows and the proper adjacencies between the kitchen, serving area, dishwashing area, and cafeteria. Strictly
from a food service perspective, it may prove beneficial to combine the Middle School and High School as one (1)
operation due to the small student populations within each facility. Benefits would include reduced capital
expenditure,
reduced energy costs, reduced maintenance costs, reduced labor costs, and enhanced menu offerings and
flexibility.
Kitchen
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Lighting within Kitchen: surface shielded fluorescent light fixture: Illumination level adequate; remain.
▪ Equipment: Limited equipment replacement has occurred throughout the years.
○ Newer equipment which may be reusable if a renovation is undertaken includes the Walk-In Commodity
Freezer and Shelving Units. The custom-fabricated stainless-steel tables and sinks are in excellent
condition and may be reused with minor refurbishment, such as new faucets, drawer slides, etc…
○ Balance of equipment is approximately forty (40) years of age and should be scheduled for replacement
in the near future.
C. General Architectural Conditions (continued)
- 6.73 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Insufficient overhang at front and sides of ventilators over cooking equipment.
○ Improper direct drain connections for the three (3) work tables with sink and dishwasher; it must be an
air-gap type drain.
○ Inadequate number of hand washing sinks in the serving area (2), pot washing area, preparation area,
and dishwashing area. .
○ Lack of a breath guard over the condiment counter.
○ Lack of fire suppression systems over all cooking equipment.
○ Dryer not enclosed within separate room.
○ Non-NSF approved shelving within Dry Storage Room and Kitchen.
○ Product sitting on wooden dunnage racks within Dry Storage Room.
○ Lack of dedicated preparation table with sink; presently, both three-bowl sinks are utilized for
warewashing.
○ Residential microwave oven within a commercial operation.
55
Cafeteria
▪ Floor: suspected asbestos floor tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings:
○ Acoustical ceiling tile: fair condition, replace.
▪ Equipment:
○ Window treatments: poor condition, replace.
○ Wall-mounted projection screen: good condition, remain.
Dishwashing
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: Refer to general comments in “Kitchen” section above.
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Improper direct drain connections for the three (3) work tables with sink and dishwasher; it must be an
air-gap type drain.
○ Inadequate number of hand washing sinks in the serving area (2), pot washing area, preparation area,
and dishwashing area.
○ Lack of dedicated preparation table with sink; presently, both three-bowl sinks are utilized for
warewashing.
Serving
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: Refer to general comments in “Kitchen” section above.
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Lack of a breath guard over the condiment counter.
Table / Chair Storage
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.74 -
Physical Conditions Analysis
Spring Cove Middle School
Kitchen Office
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: poor condition, replace.
▪ Ceilings: plaster, painted: fair condition, repair.
Laundry
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: poor condition, replace.
▪ Ceilings: plaster, painted: poor condition, repair.
Storage 1
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls:
○ Ceramic wall tile: multiple locations of missing wall tile: poor condition, replace.
○ Gypsum wall board: unfinished: poor condition, replace.
▪ Ceilings: plaster, painted: fair condition, repair.
Storage 2
56
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: poor condition, replace.
▪ Ceilings: plaster, painted: fair condition, repair.
Help
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
Dry Food Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix A).
○ Floor hatch present.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: plaster: fair condition, repair.
▪ Lighting within Dry Storage: hanging, non-shielded fluorescent light . Bulb covers must be incorporated
to comply with current health code standards.
▪ Equipment: Refer to general comments in “Kitchen” section above.
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Non-NSF approved shelving within Dry Storage Room and Kitchen.
○ Product sitting on wooden dunnage racks within Dry Storage Room.
Dish Chemical Storage
▪ Floor: quarry tile: good condition, remain.
▪ Base: ceramic tile: poor condition, replace.
▪ Walls: ceramic wall tile: poor condition, replace.
▪ Ceilings: plaster, painted: fair condition, repair.
Equipment
▪ Floor: concrete: poor condition, replace.
▪ Base: not applicable.
▪ Walls: concrete masonry unit, painted: fair condition, repair.
▪ Ceilings: plaster: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.75 -
Physical Conditions Analysis
Spring Cove Middle School
12. Community Center (2003 Addition)
ADA Access
▪ The Community Center addition is ADA accessible.
Asbestos
▪ There are no asbestos containing materials in the Community Center addition.
Interior Doors
▪ Community Center: flush, narrow light wood veneer; hardware ADA compliant: good condition, remain.
Lobby and Vestibule
▪ Floor: 12x12 porcelain tile (a few locations of missing grout and loose tiles): fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: Vinyl wall covering to 10 feet: good condition, remain.
○ Gypsum wall board, painted: good condition, remain.
▪ Ceiling: gypsum wall board with textured finish: good condition, remain.
▪ Equipment: electrical outlet missing cover, replace.
○ Loose conduit on wall, repair.
Restrooms (Women’s, Men’s)
▪ Floor: 2”x2” mosaic tile: good condition, remain.
▪ Base: built up base mosaic tile: good condition, remain.
▪ Walls: 4 1/4”x4 1/4” glazed tile: good condition, remain.
▪ Ceilings: 2x2 acoustical ceiling tile: good condition, remain.
Office and Secretary (Room 602, 604)
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wallboard, vinyl wall covering: good condition, remain.
57
▪ Ceilings: 2x2 tegular acoustical ceiling tile: good condition, remain.
Small Group Seminar (Room 613)
▪ Floor: carpet: good condition, remain.
▪ Base: wood base: good condition, remain.
▪ Walls: gypsum wallboard, vinyl wall covering (bubbling along chair rail): fair condition, repair
▪ Ceilings: 1x1 tegular acoustical ceiling tile: good condition, remain.
Corridor (Administration)
▪ Floor: carpet (mild wear noted at traffic pattern at seams): fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board with vinyl wall covering (a few locations of damage): good condition, repair.
▪ Ceiling: 2x2 acoustical ceiling tiles (a few aged): good condition, remain (replace aged tiles and damaged
grid).
▪ Other: marble window sills: good condition, remain.
Hub / Electrical (Room 611)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: good condition, remain.
▪ Walls: plaster: good condition, repair.
▪ Ceilings: 1x1 acoustical ceiling tile: fair condition, repair.
○ A few ceiling tiles are missing / damaged, replace.
▪ Equipment: Refer to Sections D, E, F, and G for conditions and recommendations.
IT Workroom (Room 600)
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: gypsum wall board: fair condition, remain.
▪ Ceilings: 2x2 acoustical ceiling tile (numerous water damaged tiles): poor condition, repair leak and replace
tile.
C. General Architectural Conditions (continued)
- 6.76 -
Physical Conditions Analysis
Spring Cove Middle School
Computer Lab (Rooms 615, 617)
▪ Floor: carpet: good condition, remain.
○ Suspected asbestos floor tile and adhesive under carpet.
▪ Base: wood base: good condition, remain.
▪ Walls: vinyl wall covering: good condition, remain.
○ Acoustic wall panels: good condition, remain.
▪ Ceilings: 2x2 acoustical ceiling tile: good condition, remain.
▪ Doors: Room 615 door fading, repair.
▪ Equipment:
○ Electrical cover plates missing at wall boxes, replace.
○ Operable partition: good condition, remain.
Video Taping Studio (Room 612)
▪ Floor: carpet: good condition, remain.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: fair condition, repair.
▪ Ceilings: 2x2 tegular acoustical ceiling tile (a few tiles missing): fair condition, repair.
C. General Architectural Conditions (continued)
- 6.77 -
Physical Conditions Analysis
Spring Cove Middle School
D. Mechanical Systems
1. General
Overall System Type:
▪ Packaged rooftop units.
Construction and Renovation History:
▪ Original construction was in 1969. In 2002, the Auditorium addition was added. In 2012, the original building
saw a large HVAC renovation.
Comparison to Current Standards:
▪ The application of multiple packaged rooftop units to a school facility is not typical, but is very cost effective
and provides for a high degree of individual control and system redundancy.
Overall Recommendation:
58
▪ The HVAC systems appear to be in good condition.
▪ See specific recommendations below.
2. Central Heating Plant - Not Applicable
3. Central Cooling Plant - Not Applicable
4. 1969 Classrooms, Library Gymnasium and Cafeteria
Description of Existing System:
▪ System Type (original 1969 building): Packaged rooftop units (gas heat, electric cool), one per room.
▪ Age: Rooftop units serving the 1969 building were installed in 2012.
▪ Cooling Source: Direct expansion.
▪ Heating Source: Gas heat exchanger.
▪ Ventilation Source: Direct via dedicated outside air louver.
Code Violations and Safety Concerns: None
Expected Life:
▪ Rooftop units serving the 1969 building are new.
Comments and Recommendations:
▪ Similar to other educational spaces, the Tech Ed classroom has a dedicated packaged rooftop unit. When
the paint spray booth is operated, the rooftop unit does not have the makeup air capability necessary to
offset the exhaust air. When the paint spray booth is operated, provision must be made to allow sufficient
transfer or outside air into the room.
5. 2002 Classrooms and Auditorium
Description of Existing System:
▪ System Type (2002 addition): Packaged rooftop units (electric heat, electric cool) or horizontal unit ventilator
(electric heat, remote condensing unit), one per room.
▪ Age: 2002.
▪ Cooling Source: Direct expansion.
▪ Heating Source: electric resistance.
▪ Ventilation Source: Direct via dedicated outside air louver.
Code Violations and Safety Concerns: None
Expected Life:
▪ Systems serving the 2002 addition are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ The packaged rooftop units serving the 2002 addition are in poor shape and we recommend that the School
District begin to plan for their replacement. These units have electric resistance heat and their replacement
with gas-fired equipment will reduce the building’s utility costs.
6. Remedial Gym
Description of Existing System:
▪ System Type: Electric Resistance Unit Heaters.
▪ Age: 2012.
- 6.78 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Cooling Source: none.
▪ Heating Source: none.
▪ Ventilation Source: none.
Code Violations and Safety Concerns:
▪ The original horizontal unit ventilators that were installed in 1969 were disconnected. These units provided
both heating and ventilation. The new unit heaters only provide heating. The current building code requires
that mechanical ventilation be provided.
Expected Life:
▪ The unit heaters are new.
Comments and Recommendations:
▪ To meet ventilation requirements, we recommend that new unit ventilators (same configuration as existing
unit ventilators that were abandoned) be installed.
7. Kitchen
Description of Existing System:
▪ System Type: Non-compensating canopy hoods with:
○ Roof mounted grease exhaust fan.
○ Make-up air provided by roof-mounted makeup air unit.
▪ Age: new.
▪ Cooling Source: none.
▪ Heating Source: gas (rooftop air handling unit).
Code Violations and Safety Concerns:
59
▪ The serving room is not provided with mechanical ventilation.
Expected Life:
▪ These systems are in the first quarter of their expected longevity.
Comments and Recommendations:
▪ Install packaged rooftop unit to provide HVAC for the serving room.
8. Offices
Description of Existing System:
▪ System Type: packaged rooftop unit (variable air volume).
▪ Age: 2012.
▪ Cooling Source: air-cooled condensing unit.
▪ Heating Source: electric resistance.
▪ Ventilation Source: Direct via louver.
Code Violations and Safety Concerns: None
Expected Life:
▪ This system is new.
Comments and Recommendations: None
9. Automatic Temperature Controls
Description of Existing System:
▪ Full DDC system serving all HVAC equipment.
▪ Age: new.
▪ Manufacturer: Trane Trace.
Code Violations and Safety Concerns: None
Expected Life:
▪ This system is in the first quarter of its expected longevity.
Comments and Recommendations: None
D. Mechanical Systems (continued)
- 6.79 -
Physical Conditions Analysis
Spring Cove Middle School
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: Incoming water service line is 4 inch, with shut off valves, strainer and check valve. Incoming
pressure 35 PSI. The kitchen’s domestic water has a water softener.
▪ Grease interceptor: The kitchen is equipped with a grease interceptor and it is cleaned every 3 months.
Compressed Air:
▪ There is an air compressor that supplies air in the wood shop and “paint room”. No issues were reported
for the compressed air system.
Code Violations and Safety Concerns:
▪ The other school buildings in the district have reduced pressure back flow preventers on the domestic water
supply entrance. The middle school has a check valve in the supply and not a back flow preventer. Check
with the local water authority on their current requirements, update water service entrance as required.
Comments and Recommendations:
▪ The city water is “hard”, causing deposits to have formed at the faucets and valves.
▪ The existing plumbing system is original from 1969 (44 years old.) The expected life expectancy for systems
is 25 to 40 years. The original gates valves are difficult to operate. Replace shut off valves in mechanical
room.
2. Plumbing Fixtures
Water Closets:
▪ Floor mounted, manual flush valve (original building).
▪ Wall mounted, 1.6 gpf, manual and sensor flush valves (building addition).
Urinals:
▪ Wall mounted, manual flush valve (original building).
▪ Wall mounted, manual flush valve (building addition).
Lavatories:
▪ Wall hung. Manual twist knob handles. No trap wrap or hot water tempering valve (original building).
▪ Wall hung. Sensor operated (building addition).
Showers:
▪ The existing column type showers with drains (located in the center of the shower room) do not operate.
They are scheduled to be replaced with wall mounted shower heads and controls.
Recommendations:
60
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ Provide a safety eye wash with tepid water in the wood shop area.
▪ If the building is renovated, the plumbing systems in the original building should be replaced and
should be replaced with high efficiency low consumption and faucets.
▪ Rest rooms should be made ADA compliant.
▪ Drinking fountains should be made ADA compliant.
▪ When the shower columns are replaced the drains in the shower rooms should be revised to be in accordance
with IPC 2009. In section 417.3 Shower waste outlets. “… the waste outlet shall be located and the
floor pitched so that waste from one shower does not flow over the floor area serving another shower.” With
wall shower heads and controls a perimeter drain is recommended. Replace mixing valve for showers.
▪ The service sink (located in the room with the roof access) faucet has hoses attached and does not have a
vacuum breaker. Install a new service sink faucet with a vacuum breaker and wall brace.
3. Water Heaters / Storage Tanks
▪ Quantity: There are two sets of two water heaters. Two water heaters serve the east end and two water
heaters serve the west end of the building. The water heaters in the west end of the building are located
in a room that does not have a floor drain. The discharge from the two relief valves are tied together and
routed to a drain (each set of water heaters).
▪ Type: Natural Gas. The water heaters are AO Smith high efficiency Cyclone Xi BTH 199-100, 100 gallon,
May 2011. Tank temperature readings ranged from 118 to 122 degree Fahrenheit.
▪ Storage Capacity (Gallons): 100 (each water heater).
▪ Recirculation Pump: Yes and expansion tanks.
- 6.80 -
Physical Conditions Analysis
Spring Cove Middle School
▪ Year Installed: 2011.
▪ Comments and Recommendations:
○ Increase the water heater tank temperature to above 130 degree Fahrenheit and install hot water main
thermostatic mixing valves.
○ Per IPC 2009 504.6, Requirements for the water heater relief valves not met at his time: The water
heater relief valve discharge pipe is to serve only a single device, the two water heaters relief valves
are combined (see item 4 under 504.6). The discharge from the water heater relief valves is to be
located in the same room as the water heater. (see item 2 under 504.6). The discharge from the relief’s
of the water heaters in the west end are into the next room where a floor drain is located. See item 12
under 504.6, the discharge piping is not to have a tee fitting. The reliefs are combined with a tee fitting.
Correct the relief valve discharge piping to be in accordance with the plumbing code.
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is building partially sprinkled: No.
▪ Fire Hose connection: Current building code (IBC 2009 905.3.4) requires stages greater than 1,000 square
feet in to be equipped with a Class III wet standpipe system with 1-1/2 inch and 2-1/2 inch fire hose connections
on each side of the stage. The 1-1/2 inch connection is to be equipped with a hose and fog nozzle
mounted in a cabinet or on a rack.
▪ Conditions / Comments: Middle school stage area is 1.994 square feet. Provide fire hose connections and
cabinet at stage area as required, consult with local fire official.
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: This building has two utility feeds. Each service connection consists of an underground
service from Penelec (First Energy) 1000KVA utility pad mount transformer located on the east end of the
building and the west end of the building. Each secondary ductbank is routed below grade from each utility
transformer to a 2500 amp 480Y/277 volt, three phase, four wire switchboard inside the building. One
switchboard is located in the lower level and powers the east end of the building and the 2002 addition to
the building. The second switchboard feeds the west end of the building.
▪ Equipment Manufacturers: General Electric (GE) switchboards, transformers, and panel boards installed in
1969. The 2002 addition also has GE panel boards and transformers.
▪ Distribution system: Each main switchboard contains a 2500 amp main circuit breaker with fusible switch
distribution in multiple sections. Each switchboard feeds a large step down transformer located in the same
room as the switchboard (300KVA in the east end lower level room and 500KVA in the west end upper level
room). These transformers then feed a 208Y/120 volt, three phase, four wire fusible switch distribution
switchboard. There are branch panel boards fed from both switchboards that power all branch loads (lighting,
61
receptacles, etc.). Given the age of the switchboards, the service grounding could not be confirmed.
The branch panel boards (both 480 and 208 volt) are mostly flush mounted in the corridor walls. In the 2002
addition, all the electrical panel boards and transformer are housed within a mechanical space.
▪ There are NEMA special receptacles throughout the corridors in the 1969 portion of the building that are
never used. At one time, they were used for floor cleaning equipment.
▪ In the technical education rooms, the power is distributed with bus duct.
Code Violations and Safety Concerns:
▪ The switchboard and all panel boards appeared to have adequate clearance, except the 1969 switchboard
located in the lower level electric room. In that location, the emergency generator is only 36” away from the
front of the switchboard and should be 42” using current codes. There did not appear to be any deficiencies
with any of the distribution equipment (missing covers or circuit breakers). The exception to this is the 2500
amp main circuit breaker in the west end switchboard does not operate properly at this time and requires
the services of an electrical contractor to operate it.
Expected Life:
▪ The original building was built in 1969 so all of the original distribution equipment in the building has outlived
its useful life and should be replaced.
E. Plumbing and Fire Protection Systems (continued)
- 6.81 -
Physical Conditions Analysis
Spring Cove Middle School
Comments and Recommendations:
▪ The reason for the two electric services in this building was at one time, the heating in the building was all
electric. There has since been a retrofit to equip the building with a gas service, which has reduced the
electric load in the building. If this building is renovated in the near future, the electrical distribution could
be consolidated into one switchboard. Once a new switchboard is set, all new branch panel boards would
be installed throughout the building.
▪ As part of any renovation project for the 1969 portion of the building, all branch circuit wiring and devices
should be replaced.
2. Emergency Lighting and Power System
Description of Existing System:
▪ Emergency Generator: There is one 15KW/18.75KVA, 480Y/277 volt, three phase, four wire, propane gas
fired generator located inside the lower level electrical room in the east end of the building. The generator
is manufactured by Cummins, and it is over 18 years old.
▪ Automatic Transfer Switch: One automatic transfer switch is located on the wall adjacent to the generator
and switchboard and powers a split bus panel board that is fusible type. The switch is manufactured by
Cummins and is the original switch.
▪ Distribution: The output panel board from the automatic transfer switch is a split-bus style panel board - half
the panel board is normal/emergency and the lower half is emergency only. The emergency only half of the
panel board is fed directly from the emergency side of the automatic transfer switch so that when the generator
starts, the load of this panel board is put on the generator immediately.
▪ A separate emergency distribution was set during the Trane energy management upgrade project that
included an outdoor disconnect switch with indoor double-throw disconnect switch that feeds 480 and 208
volt panel boards. This set up is for a portable generator to be brought to the site to connect to the exterior
disconnect switch. Once the distribution is energized, the equipment will power the newer roof top HVAC
units on the gymnasium, auditorium, and board room roves. All equipment is manufactured by Eaton/CutlerHammer.
Code Violations and Safety Concerns:
▪ The generator is located inside the electric room and is not located in a separate room with one hour rated
walls as required by NFPA 110 for life safety equipment.
▪ The emergency generator is set on the floor within 36” of the front of the east end switchboard. This does
not provide adequate working clearance. Also, if the generator were to fail, it could damage the main switchboard
that would then leave the building without any power.
▪ Both life safety loads and loads not required be on the emergency generator are fed from the same panel board/
automatic transfer switch. Only life safety loads are permitted on the automatic transfer switch
powering these loads and a second automatic transfer switch is required to power all other loads that are to
be backed up by the emergency generator, but are not life safety. This requirement is found in article 700
of the National Electric Code (NEC).
Expected Life:
▪ Since the generator has been replaced within the last 10 years, it still has another twenty years of life expectancy
remaining.
Comments and Recommendations:
62
▪ As part of any future project, a new emergency generator could be installed outside the building to provide
the one hour separation required by NFPA 110. A second automatic transfer switch should be added to
accommodate the non-essential emergency loads, such as coolers and refrigerators and telecommunication
equipment. Also, the size of the emergency generator barely provides enough capacity to operate the
life-safety lighting in the building. A larger generator should be considered as part of any renovation project.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building utilize T8 lamps and electronic ballasts.
▪ All classrooms and offices are equipped with three lamp, 18 cell parabolic, 2’ x 4’ light in 2002 addition.
▪ All classrooms in the 1969 portion of the building utilize surface mounted 2’ x 4’ prismatic light that
are ganged together.
F. Electrical Systems (continued)
- 6.82 -
Physical Conditions Analysis
Spring Cove Middle School
▪ All corridors in the 1969 portion of the building are equipped with two lamp, wraparound prismatic lensed
light . The emergency lighting in the corridors is provided by a separate recessed downlight every
30’ – 40’ that only illuminates when the emergency generator operates. The corridor lighting is controlled
with keyed switches at each end of the corridor. During the energy retrofit t project, the corridor light
were removed and reinstalled.
▪ In the 2002 corridor, there are pendant bowl light and recessed 2’ x 4’ center basket style light .
▪ The locker rooms, kitchen, and cafeteria in the 1969 portion of the building utilize the same style of wraparound
fluorescent light fixture as the corridors.
▪ The compact fluorescent downlights in the 2002 addition utilize two 26 watt twin tube lamps. This lamp is
not as commonly used as when it was introduced in the late1980’s.
▪ The gymnasium was retrofitted with T5HO lamped pendant mounted industrial style light . These
light are controlled by occupancy sensors that were installed as part of the retrofit t project. The
emergency light in this space are a separate light fixture and operate on the emergency only side of
the generator. The auxiliary gym utilizes bare fluorescent strip light with wire guards.
▪ In the auditorium, the existing incandescent downlights have been retrofitted with self-ballasted compact fluorescent
lamps by the district. These light are not dimmed, they are only on or off and controlled by
the circuit breakers in the panel board. Also in the seating area are battens that house ellipsoidal theatrical
light aimed at the stage. There is a dimmer rack located on the stage that operates the theatrical
light in the seating area and the rows of theatrical light over the stage.
▪ The exterior entry canopy at the 2002 addition is equipped with high pressure sodium lamped downlights.
The entries to the 1969 portion of the building use the original recessed incandescent downlight that have
been retrofitted with self-ballasted compact fluorescent lamps.
▪ On the 2002 addition side of the building, the parking and drive light are shoebox style light
with high pressure sodium lamping mounted on 20’ -25’ poles. On the 1969 side of the building, the parking
and entry drive light are cobra head style light on aluminum poles.
▪ All exterior lighting at the exterior entries and around the 2002 addition are controlled by contactors located
in the building. These contactors are photocell and timeclock controlled. The existing 1969 entries are
switch controlled only and the parking and drive pole mounted light have integral photocells.
▪ The building is not equipped with any low voltage lighting control panels. The classrooms were retrofitted
with occupancy sensors during the energy management upgrades.
Code Violations and Safety Concerns:
▪ Under the current installation, there are no code violations or safety issues. However, under any major renovation
project, improvements will need to be made. The International Energy Conservation Code (IECC)
is a division of the IBC and requires, among other energy saving measures, a maximum amount of energy
consumed by the lighting system as well as multiple levels of lighting control and automatic lighting shut-off
controls. This code is mandated in an effort to reduce wasted energy.
▪ The implementation of the IECC means that the existing would need to be replaced with more energyefficient . Most areas would need to have a form of dual-switching to allow half of the light
or lamps to be turned off independently of the other . In order to meet the automatic shut-off controls,
most areas will need to be controlled by occupancy sensors or timer switches.
Expected Life:
▪ Most light can be expected to have a life span of approximately 20 years. The light in the
1969 portion of the building have exceeded their useful life. The light in the 2002 addition are still
within the range of their useful life.
▪ The 1969 corridors, kitchens, cafeteria, and locker rooms utilize a wraparound lens that has become obsolete.
The district has not been able to replace the lenses that have been broken.
63
Comments and Recommendations:
▪ All incandescent exit signs should be replaced with light emitting diode (LED) lamped exit signs to reduce
energy consumption.
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
F. Electrical Systems (continued)
- 6.83 -
Physical Conditions Analysis
Spring Cove Middle School
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
▪ Description of Existing System:
○ The fire alarm system is manufactured by Notifier (Model NFS-320). The main panel is located in the
west end electric room. This panel was installed in the 2002 addition project and backfeeds an older,
original Simplex panel (model 424T-4). All devices in the 1969 building are original except the manual
pull stations. These devices were replaced in the 2002 project, but were not lowered. The devices are
5’-0” above the finished floor and should be lowered to 4’-0”. The 1969 building also uses bells and
not horns for annunciation and is not equipped with visual notification appliances. The 2002 addition is
equipped with all new fire alarm devices fed from the newer Notifier panel.
○ The building is equipped with surveillance cameras at entry points and additional cameras are being
added in the corridors.
○ The perimeter doors are not equipped with door position contacts. There are no card access systems
at entry points. A door intercom system (Aiphone) is used at the main entry doors to communicate with
the main office to gain entry.
▪ Code Violations and Safety Concerns:
○ There are no fire alarm strobe devices in any portion of the 1969 building and newer fire alarm
installations do not use bells. The coverage of the fire alarm system is also inadequate compared to
today’s codes.
▪ Expected Life:
○ The newer Notifier fire alarm panel is 10 years old and has another 5 -1 0 years of useful life. The
branch devices have not been replaced other than the manual pull stations in the 1969 portion of the
building. The newer Notifier panel could be extended to place new devices in the 1969 portion of the
building.
○ The surveillance cameras have a 10 year life expectancy. Newer technologies are released often
with this type of equipment and will prompt the replacement of the current systems as they become
available.
▪ Comments and Recommendations:
○ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided. The 1969 original building requires a complete
fire alarm upgrade.
○ Depending on how the building is treated by the general public, additional surveillance cameras may
need to be added.
○ The type of security systems that are more commonly used in schools today consist of card access
entry systems at the main entries to buildings with monitoring devices at perimeter doors that do not
have card access. This type of system should be considered as part of any renovation project.
2. Telephone and Data Network Systems
▪ Description of Existing System:
○ The data networking system in the building utilizes category 5e cabling for distribution. This cabling was
installed within the last 10 years and is not original to the 1969 or 2002 construction of the building. This
cabling is routed back to three closet locations in the building – one main telecommunications closet
(MDF) in the 2002 addition and two satellite telecommunications closets (IDF) in the 1969 portion of the
building (library and lower level). Wireless access points were located on the ceilings and positioned
through-out the building. All data cabling has been routed concealed to outlets in the building interior
partitions. The cabling is then routed back to the MDF and IDF closets above the accessible ceilings.
○ The MDF and IDF closets did not appear to be equipped with proper grounding.
○ Each classroom audio/visual system is equipped with a ceiling mounted LCD projector, four speakers
tied to the classroom audio/visual system, Promethean smartboards, combination DVD/VCR player
with digital tuner, and Techlogic amplifier for control of sound system in classroom near teacher’s desk.
64
○ The telephone system is a Vodavi voice over IP (internet protocol) telephone system and a telephone
is located in each classroom.
○ The cable television distribution system consists of RG-59 cabling that is distributed throughout the
building and separated with splitters located above the accessible ceilings. The coaxial cable is
connected to the combination DVD/VCR player with digital tuner in each classroom space to allow
cable television channels to be displayed over the LCD projectors.
○ The base building public address system is a Telecor XL system with speakers in each classroom and
corridors and digital clocks. All cabling is routed back to the main rack in the administration area and
punched down on 66 blocks for connection to the sound rack.
- 6.84 -
Physical Conditions Analysis
Spring Cove Middle School
○ The stage has a floor mounted rack housing amplifiers for the local sound system in the auditorium.
○ There is a fiber optic and trunk type telephone cable that is routed to this building from the utility pole
at the street. All cabling is routed below grade in conduits. The cabling enters the building in the MDF
closet.
▪ Code Violations and Safety Concerns:
○ There are no code violations or safety concerns with the current systems.
▪ Expected Life:
○ The data cabling throughout the building is within the typical 15 year warranty period and could be
retested and certified to ensure the cabling system can accommodate present and future technologies
that will operate at gigabit Ethernet speeds. Also, fiber optic cabling from the central communications
room to the satellite closet should be retested for signal loss due to dust at connection points, etc.
▪ Comments and Recommendations:
○ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds.
But, as part of a major renovation project, this cabling may not be in the optimal location within the
classroom space. Therefore, it may need to be removed and replaced with the latest cable technology
meeting the latest standards.
○ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points,
etc.
G. Communications, Security, and Technology (continued)
- 6.85 -
Physical Conditions Analysis
Spring Cove Middle School - Aerial Site Plan
- 6.86 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Spring Cove Middle School - First Floor Plan
- 6.87 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Spring Cove Middle School - Ground Plan
- 6.88 -
Physical Conditions Analysis
Central High School
Caption
Main Entrance
Bell Memorial
Overall Site
65
Central High School
718 Central High Road
Martinsburg, PA 16662
Grades:
9-12
Current Enrollment:
513
Site Acreage:
50 total acres (shared with Bean Hill
/ Cove Gymnasium)
Architectural Area:
109,641 square feet
Number of Stories:
2 Levels
Year Constructed:
1960
Dates of Additions/Renovations:
1966 Additions / Alterations
1981 Additions / Alterations
1990 Additions / Renovations
& Site Improvements
2001 Gymnasium Bleachers
2005 Roof Replacement
2006 Walks / Paving / Lights
Current Status:
The building is currently utilized by
the School District as a High School
for Grades 9-12.
Description:
A physical conditions analysis of
Central High School has been completed,
and the assessment and
evaluation of the existing conditions,
as well as recommended improvements,
are included within this section.
The building and site will require
Project includes complete renovations
to upgrade architectural and
general building elements; improvements
to the exterior building envelope;
HVAC, electrical, plumbing,
fire protection, technology and security
systems upgrades; and ADA and
code upgrades; and approximately
30% reconfigurations of interior
spaces. Total renovations qualify a
project for PDE reimbursement.
Note:
The information provided for current enrollment,
site acreage, year constructed, and additions /
renovations was received from documents provided
by Spring Cove School District.
- 6.89 -
Physical Conditions Analysis
Central High School
Stairs to Door B1
Conditions at Windows
Damaged Brick at Ground Level
Conditions at Auditorium Doors
Glazed Brick Joints
Conditions around Receiving Area
- 6.90 -
66
Physical Conditions Analysis
Central High School
Cafeteria
Library
Classroom
Corridor
Gymnasium
Toilet Room
- 6.91 -
Physical Conditions Analysis
Central High School
A team from Architectural Innovations, McFarland Kistler Associates, and Tower Engineering assessed the Central
High School building and site. The inspection team looked at the current physical condition of the building with
regard to current construction standards and codes. The inspection team included an Architect, Food Service
Consultant, Mechanical Engineer, Plumbing Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ 40% of asphalt paving replaced in 2006 and is in good condition. Replace remaining 60%.
▪ Repair stairs and landings at Door B1. Repair grade at stairs so riser is not higher than 8 inches. Replace
rusting, faded, non-code compliant railings with code compliant railings.
▪ Repair track, practice fields, and baseball fields. Repair associated fields, fences, dugouts, bleachers, and
scoreboards.
▪ Repair athletic field out-buildings (storage, officials, etc.).
▪ Repair Sewage Pump building.
▪ Address areas where sidewalks are not quite flush with door thresholds or landings in order to comply with
current ADA requirements.
▪ Replace damaged insulation at shop area dust collector.
▪ Consideration should be given to providing paved parking areas near the athletic fields (especially for emergency
vehicles, team buses, and ADA).
2. Architectural Recommendations
Building Exterior
▪ Repair locations of damaged brick and missing mortar.
▪ Repair locations of damaged glazed brick and missing mortar.
▪ Replace louvers.
▪ Replace caulking.
▪ Replace expansion joints.
▪ Replace exterior windows, curtain wall systems, and doors.
▪ Redesign receiving / shop / art area to minimize congestion.
Building Interior
▪ The building has been partially renovated over the years. There are numerous ADA and other code-related
issues throughout the building. These issues include, but are not limited to: room access, toilet rooms,
stairs, door hardware, and signage.
▪ There are asbestos containing materials throughout the building that will need to be addressed if the building
is partially or fully renovated.
▪ The majority of interior components and finishes are beyond their life expectancy and will need replaced. It
is a tribute to the District and their maintenance staff that these components and finishes have lasted this
long.
▪ Refer to Section C for more detailed information regarding specific conditions and recommendations.
Food Service
▪ The Kitchen Area was built in 1960 and renovated in 1993. The Kitchen Area is slightly undersized; however,
the design and operation is workable, with only a few efficiency issues. The present design incorporates
the use of an undesirable remote Serving Area and Dish Room. The relocation of the Remote Dish Room
and Ala Carte Serving Area to the main kitchen area would prove beneficial for the operation. The inclusion
of a food court style servery will increase menu offerings, aid in overall flexibility, and expedite service, as
well as providing an aesthetically pleasing, café-line environment. The food court servery is the new “norm”
in food service operation for most high schools and 70% of middle schools. It is also recommended to incorporate
new energy-efficient equipment, along with the properly-sized storage areas. The Kitchen area
and Remote Dish Room are excessively hot indicating a possible HVAC System problem.
▪ A few present day code violations have been identified. These violations need not be addressed due to
“grandfathering” of the original installation, but would require compliance if a renovation project is undertaken.
▪ Estimated food service equipment cost to incorporate the noted recommendations within the Kitchen, Remote
67
Serving Area, and Dish Room is $450,000. This figure is preliminary in nature, pending specific design
options, School District requirements, and budgetary ramifications.
- 6.92 -
Physical Conditions Analysis
Central High School
3. Mechanical Systems Recommendations
General
▪ The existing HVAC system is well beyond its expected longevity and has begun to require increased HVAC
maintenance/replacement. This includes (but is not limited to) cast-iron section failures within boilers, piping
failures, steam trap failures, coil failures.
▪ If the building is fully renovated, consideration should be given to replacing the existing HVAC system in its
entirety. This would include all major components (controls, unit ventilators, air handling units, boilers, etc.)
as well as existing piping and duct distribution. We recommend that consideration be given to upgrading
from a traditional unit ventilator system to a new rooftop unit, fan-coil, upright unit ventilator, water-source
heat pump or geothermal system. Such an upgrade would insure that the building’s HVAC system does not
require major upgrade/replacement for a 20+ year period. Furthermore, a new system would have numerous
advantages as follows:
○ Improved energy efficiency
○ Improved classroom acoustics
○ Improved temperature and humidity control
○ Improved classroom air distribution
○ Improved maintenance requirements
▪ See specific recommendations below that would be applicable in the event that a full building renovation
does not occur.
Central Heating Plant
▪ Consider replacement of existing boilers with new condensing boilers for improved efficiency. This will require
the installation of new distribution piping throughout the school and new terminal units.
▪ Consider replacement of existing hot water pumps with new pumps.
▪ Consider installation of variable speed drives on the hot water pumps for energy efficiency. Requires the
conversion of 3-way control valves to 2-way.
Central Cooling Plant
▪ Not applicable.
Classrooms
▪ The installed systems are beyond their expected longevity. If the building is renovated, we recommend that
the classroom units be replaced along with all associated piping and controls.
Library
▪ The installed systems are beyond their expected longevity. If the building is renovated, we recommend that
the library rooftop unit be replaced along with associated controls and piping. It may be possible to reuse
ductwork.
Gymnasium
▪ The installed systems are beyond their expected longevity. Consider replacement with new rooftop units.
Auditorium
▪ The installed systems are beyond their expected longevity. Consider replacement with new rooftop units.
Art, Vo-Tech, and Wood Shop
▪ The installed systems are beyond their expected longevity. Consider replacement with new rooftop units.
Offices
▪ The installed systems are beyond their expected longevity. Consider replacement with new rooftop units.
Kitchen
▪ The installed systems are beyond their expected longevity.
▪ Replace existing exhaust hood and install makeup air unit. Consider providing cooling capability to limit
kitchen temperatures.
Automatic Temperature Controls
▪ The installed system is beyond its expected longevity. If the building is renovated, replace in its entirety.
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Rest rooms should be made ADA compliant.
▪ Drinking fountains should be made ADA compliant.
A. Executive Summary (continued)
- 6.93 -
Physical Conditions Analysis
Central High School
68
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ Replace plumbing systems from original 1959 installation.
▪ Replace shower controls, compliant with current IPC.
▪ Update shower drains to be in accordance with current IPC. In section 417.3. Shower waste outlets “... the
waste outlet shall be located and the floor pitched so that waste from one shower does not flow over the floor
area serving another shower.” With wall shower heads and controls a perimeter drain is recommended.
▪ Install safety shower and eyewash in Chemistry 301. Check operation of safety fixture in Chemistry 114.
▪ Provide safety eyewash in wood and agricultural shops.
▪ Install a new service sink faucet with a vacuum breaker and wall brace.
Fire Protection
▪ If building is fully renovated, provide fire protection sprinkler system as required by current code.
▪ Provide fire hose valves and hose cabinets as required by current code for stages, consult with local fire
official.
5. Electrical Systems Recommendations
Power Distribution
▪ A transient voltage surge suppressor could be installed on the main switchboard to protect the service from
fluctuations in power from the utility.
▪ As part of any renovation project for the 1959 portion of the building, all branch circuit wiring and devices
should be replaced.
▪ The isolation type transformers in the data networking spaces can be removed because this is now outdated
technology.
Emergency Lighting and Power Systems
▪ A second automatic transfer switch should be added to accommodate the non-essential emergency loads,
such as coolers and refrigerators and telecommunication equipment that are presently on the same panel board
as the life safety loads.
Lighting Systems
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided. The building requires a complete fire alarm upgrade.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project.
Telephone and Data Network Systems
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds. But,
as part of a major renovation project, this cabling may not be in the optimal location within the classroom
space. Therefore, it may need to be removed and replaced with the latest cable technology meeting the
latest standards.
▪ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points, etc.
A. Executive Summary (continued)
- 6.94 -
Physical Conditions Analysis
Central High School
B. Site Conditions
1. Overall Site Description
▪ Site is well maintained with minimal landscaping.
▪ Central High School shares a site with Bean Hill / Cove Gymnasium and Canary Laboratory (building adjacent
to Bean Hill / Cove Gymnasium).
2. Parking / Paving
▪ Some asphalt paving (40%) replaced in 2006: good condition, remain.
69
▪ Remainder of paving is in fair condition and needs repairs / replacement.
▪ Missing grass at edges; some filled with gravel: fair condition, repair.
▪ Gravel access drives to athletic fields: fair condition, repair
▪ Inadequate parking at athletic fields; park in grass: consider providing paved parking areas near the athletic
fields (especially for emergency vehicles, team buses, and ADA).
3. Retaining Walls
▪ Not applicable.
4. Sidewalks
▪ Sidewalks replaced in 2006: good condition, remain.
▪ Missing grass at edges: fair condition, repair.
▪ Tactile warning tiles: good condition, remain.
5. Loading Dock
▪ Not applicable.
6. Stairs, Ramps and Railings
▪ Door B1 Stairs and Railings
○ Concrete stairs and landings (some damage at grade): fair condition, repair.
○ Some sections of risers higher than 8 inches at grade; condition does not meet current code
requirements: repair.
○ Brick under stairs and landings (some damage at grade): fair condition, repair.
○ Railings are rusting; finish faded. Railings do not meet current code requirements; replace with code
compliant railings.
7. Playgrounds / Athletic Fields
▪ Track / Practice Football Field:
○ Track (cinder, 8-lane): fair condition, repair.
○ Javelin, shot-put, etc.: fair condition, repair
○ Practice Football Field: grass, worn in middle: fair condition, repair.
○ Fence: fair condition, repair.
○ Baseball / Football Storage Building: good condition, remain.
○ Track Storage Building: fair condition, repair.
○ Track Officials Building: fair condition, repair.
▪ Practice Fields: grass: fair condition, repair.
▪ Baseball Field (adjacent to track / practice football field), dugouts, bleachers, scoreboard, and fence: fair
condition, repair.
▪ Baseball Field (along road near main entrance), dugouts, bleachers, scoreboard, and fence: good condition,
remain.
▪ Baseball Field (along road near student parking): fair condition, repair.
○ Sewage Pump Building: fair condition, repair.
8. ADA Access
▪ Main Entrance (A1) is accessible. Auditorium is accessible.
▪ Doors A2 and B1 are not accessible due to steps.
▪ Some sidewalks do not appear to be flush with several door thresholds and may need to be addressed in
order to meet current ADA requirements.
9. Site Drainage
▪ Site drains well. No issues reported.
▪ Culvert / pipe under access road filled with leaves and gravel: fair condition, repair.
- 6.95 -
Physical Conditions Analysis
Central High School
10. Site, Other
▪ Bell Monument:
○ Brick base; numerous locations of missing mortar: fair condition, repair.
○ Concrete cap; some staining: fair condition, repair.
○ Wood structure and shake shingles: fair condition, repair.
○ Bell: fair condition, repair.
○ Plaque (missing anchor screw): good condition, install missing anchor screw.
▪ Area of debris at property edge near access drive to athletic fields: poor condition, remove.
▪ Fenced in planting beds (Agriculture Program): fair condition, repair.
▪ Chain link fence around exterior boiler room equipment: fair condition, repair.
▪ Damaged insulation at shop area dust collector; dust collector rusting: poor condition, replace.
▪ 3-section screen walls for construction material storage across from receiving area (material storage for
shops):
○ Brick deteriorating: poor condition, replace.
70
○ Stone cap deteriorating: poor condition, replace.
○ Wood posts with orange construction net in front of open portions of screen walls: fair condition, repair.
▪ Concrete pads with wood posts (future building pad): good condition, remain.
○ Portions of asphalt paving in this area has been saw-cut and filled with gravel: fair condition, repair.
▪ Light pole in grass area outside of Door B1 missing access cover plate at base; exposed wires: fair condition,
repair.
B. Site Conditions (continued)
- 6.96 -
Physical Conditions Analysis
Central High School
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 1960. The building received additions, alterations, and/or renovations in 1966,
1981, and 1990.
Walls
▪ Brick:
○ Some locations of vertical cracking and step cracking: fair condition, repair.
○ Some locations of spalled / broken / damaged brick: fair condition, repair.
○ Some locations of missing mortar: fair condition, repair.
○ Several locations of damaged brick at ground level: poor condition, replace.
○ Stained at kitchen / boiler room area: fair condition, repair.
○ Brick needs repointing, repair.
▪ Glazed brick: good condition, remain.
○ A few locations of minor damage and missing / cracked mortar: repair.
○ One instance of major damage (large openings of missing / cracked mortar): poor condition, replace.
▪ Exterior Insulation Finish System (EIFS): fair condition, repair.
○ Limestone sill at Cafeteria addition; missing / damaged caulking: replace caulking.
○ Recessed can light missing trim / lens cover at Door D1 soffit.
▪ Semi-circle concrete areawells: leaves, garbage, and other debris in well: fair condition, remove debris.
○ Wall louver: rusted: poor condition, replace.
▪ Caulking: poor condition, replace.
▪ Expansion Joints: poor condition, replace.
▪ Wasp nests in some locations: remove.
Windows
▪ Aluminum windows (some windows do not lock): poor condition, replace.
○ Limestone sills: Some damaged; missing caulking (open into wall): fair condition, repair or replace.
▪ Aluminum curtain wall system at Library; loose / missing vertical trim caps: fair condition, repair or replace.
Exterior Doors
▪ Aluminum storefront doors (single-pane); damaged: poor condition, replace.
○ Doors D2, D4, D5: damaged / spalling concrete at threshold: poor condition, replace.
▪ Door C5: Painted steel doors; rusting at base: poor condition, replace.
○ Damaged / missing threshold sweep / weather stripping: poor condition, replace.
○ Damaged metal cover at jamb: poor condition, replace.
▪ Kitchen man door: fair condition, repair.
○ Damaged wood jamb on one side; missing metal trim: poor condition, repair.
○ Hole in wall at lintel: repair.
▪ Overhead Service Doors (Maintenance, Shops, Art): good condition, remain.
○ Some metal covers at jambs missing / damaged: poor condition, replace.
▪ Caulking: poor condition, replace.
Canopies
▪ Main Entrance Canopy:
○ Main Entrance Soffit: fair condition, repair.
○ Main Entrance painted tube steel columns; some damage at base: fair condition, repair.
▪ Auditorium Canopy:
○ Aluminum fascia (at roof): good condition, remain.
○ Painted metal pan soffit (some damage): fair condition, repair.
○ Damaged brick at soffit (Door D5): fair condition, repair.
Roof
▪ 4-ply, built-up roof with loose pea gravel was installed in 2005 (some insulation was also replaced at this
time): good condition, remain.
○ Roof drains: good condition, remain.
71
▪ Brick chimney is in good condition, remain. Chimney cap is in fair condition, repair.
▪ Entire building has lightning protection: good condition, remain.
▪ Standing seam metal roof (Cafeteria addition); no gutters / downspouts: good condition, remain.
▪ Aluminum metal edge (fascia): good condition, remain.
- 6.97 -
Physical Conditions Analysis
Central High School
Receiving
▪ Receiving area is narrow and congested. The area is shared by the kitchen, maintenance, shops, and art.
There is no loading dock. There are a lot of items / equipment (bins, pallets, chairs, wood and metal horses,
dumpsters, shop equipment, etc.) making the area even more confined. Consider redesigning area to
separate service / instructional areas and provide adequate storage.
Exterior Courtyards
▪ Courtyard 1: grass with minimal landscaping, picnic tables, grills (cooking), two wooden raised beds, storage
bins: good condition, remain.
○ Gazebo: concrete base; wood structure; shingle roof: good condition, remain.
○ Small Greenhouse: good condition, remain.
▪ Courtyard 2: grass with minimal landscaping, one large wooden raised bed: good condition, remain.
○ Greenhouses (one large, one small): good condition, remain.
Exterior Equipment
▪ Outlet covers missing or not covering outlets (damaged): fair condition, repair.
▪ Rusted (conduit) pipe with exposed wires at ground level: poor condition, replace.
▪ Louvers: damaged / rusting: poor condition, replace.
▪ PVC conduit adjacent to Door B1 not connected and no cover; wires missing: fair condition, repair.
2. Building Core Spaces
ADA Access – ADA issues will need to be addressed if the building is fully renovated.
▪ Toilet rooms are not accessible.
▪ Classroom doors with front approaches do not allow for the pull side of a swinging door to have maneuvering
space that extends 18 inches minimum beyond the latch side of the door.
▪ Some handrail extensions at the stairs do not meet ADA requirements.
Asbestos
▪ According to the latest AHERA report for Central High School (Appendix B), the following building materials
contain asbestos:
○ Floor tile and adhesive in 1959, 1968 and 1983 classrooms, offices, auditorium, and corridors.
○ Vinyl cove base and adhesive in 1959, 1968 and 1983 classrooms, offices, auditorium, storage rooms.
○ Vibration isolation joint material in gymnasium, auditorium, art, Vo-Ag shop, and wood shop.
○ Asbestos cement board in wood shop classroom.
○ Fume hood in Science Room 211.
○ Insulation within Incinerator Boiler Room.
○ Pipe fittings in art, wood and Ag shops.
▪ Refer to AHERA report (Appendix B) for conditions and recommendations for abatement.
Interior Doors
▪ Oak classroom doors; wire glass “C” label: fair condition, repair.
▪ Not all door hardware is not ADA compliant: poor condition, replace with ADA compliant hardware.
▪ Hollow metal stair doors; wire glass: good condition, remain.
Vestibule
▪ Floor:
○ Vinyl composition tile: poor condition, replace
○ Recessed walk off carpet system: poor condition, replace.
▪ Base: rubber base: fair condition, replace when replacing tile and walk off carpet.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceiling: plaster, painted: poor condition, replace.
▪ Doors: steel door: poor condition, replace.
Corridors (Entry)
▪ Floor:
○ Vinyl composition tile: poor condition, replace
○ Asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base:
○ Structural glazed facing tile: fair condition, repair.
○ Rubber base: fair condition, repair.
C. General Architectural Conditions (continued)
72
- 6.98 -
Physical Conditions Analysis
Central High School
▪ Walls:
○ Structural glazed facing tile wainscot: fair condition, repair.
○ Concrete masonry units, painted: good condition, remain.
▪ Ceiling: acoustical ceiling tile: poor condition, replace.
Corridor (100 Hallway)
▪ Floor:
○ Vinyl composition tile: fair condition, repair.
○ Asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls:
○ Structural glazed facing tile wainscot: fair condition, repair.
○ Plaster above locker: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Corridor (200 Hallway)
▪ Floor: Asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls:
○ Structural glazed facing tile wainscot: fair condition, repair.
○ Concrete masonry units, painted: fair condition, repair.
○ Plaster, painted above locker bays: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: poor condition, replace.
▪ Equipment: lockers: fair condition, repair.
Corridor (200 Hallway - outside art classroom)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: poor condition, replace
▪ Equipment: tack strips noted: good condition, remain.
Corridor (Gymnasium Hallway)
▪ Floor: vinyl composition tile: fair condition, repair.
○ Asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls: structural glazed facing tile: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Corridor (300 Hallway)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls: structural glazed facing tile: fair condition, repair.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Corridor (400 Hallway)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile: fair condition, repair.
▪ Walls:
○ Structural glazed facing tile: fair condition, repair.
○ Ceramic wall tile at water fountains: poor condition, replace.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Corridor (at Auditorium)
▪ Floor: concrete, sealed: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceiling: acoustical ceiling tile (some missing / stained): poor condition, replace.
Corridor (“C”)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: metal base on one side: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.99 -
Physical Conditions Analysis
▪ Walls:
73
○ Brick, painted: fair condition, repair.
○ Concrete masonry units, painted: fair condition, repair.
▪ Ceiling: concealed spline: poor condition, replace.
Stairs (Right of Stage)
▪ Floor (landings): concrete, sealed: fair condition, replace.
▪ Base (landings): rubber: poor condition, replace.
▪ Stair Construction:
○ Treads / Risers: concrete, sealed: fair condition, replace.
○ Stringer: Not applicable.
○ Railings: do not meet current code requirements: replace with code compliant railings.
○ Soffit: Not applicable
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: stained and missing tiles found: poor condition, replace.
▪ Doors:
○ Interior: flush, wood door construction, non ADA compliant hardware noted: poor condition, replace.
○ Exterior: steel door, painted, non ADA compliant hardware noted: fair condition, replace.
Restrooms (Girls, Boys - intersection of 200 and 400 hallway)
▪ Floor: 2x2 mosaic ceramic tile: good condition, remain.
○ A few locations of damaged tile at removed toilet partition locations: fair condition, repair.
▪ Base: coved, glazed wall base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: plaster, painted: good condition, remain.
▪ Equipment: toilet partitions: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Boys @ 300 hallway)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls:
○ Structural glazed facing material: fair condition, repair.
○ Plaster, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: toilet partitions: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Girls @ Gym hallway)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cememtitious terrazzo: fair condition, repair.
▪ Walls:
○ Structural glazed facing material: fair condition, repair.
○ Plaster, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: toilet partitions: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Restrooms (Girls, Boys @ main entry)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls:
○ Structural glazed facing material: fair condition, repair.
○ Plaster, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment: toilet partitions: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
Central High School
C. General Architectural Conditions (continued)
- 6.100 -
Physical Conditions Analysis
Janitor
▪ Floor: concrete: good condition, remain.
74
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed: fair condition, repair.
Storage (“D”)
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: concealed spline: poor condition, replace.
▪ Equipment: metal shelving: fair condition, repair.
Storage (“E”)
▪ Floor: concrete: good condition, remain.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: concealed spline (some yellowed and stained): poor condition, replace.
▪ Equipment: metal shelving: poor condition, replace.
Storage (“F”)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: not applicable.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: concealed spline: poor condition, replace.
▪ Equipment: wood shelving: poor condition, replace.
Receiving
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: concrete masonry units, painted: good condition, remain.
▪ Walls: concrete masonry unit, painted: good condition, remain.
▪ Ceilings: exposed ceiling, painted: fair condition, repair.
Mechanical and Electrical Rooms
▪ Floor: concrete, sealed: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Brick, painted: fair condition, repair.
▪ Ceilings: exposed structure and concrete: fair condition, repair.
▪ Equipment: Refer to Sections D, E, F, and G for conditions and recommendations.
Boiler Room
▪ Floor: concrete, sealed: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Brick, painted: fair condition, repair.
▪ Ceilings: exposed ceiling: fair condition, repair.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
○ Presumed insulation within incinerator is assumed to contain asbestos. Refer to AHERA report
(Appendix B).
3. Administration Area
Waiting / Clerical
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: rubber base: good condition, remain.
▪ Walls: plaster; painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.101 -
Physical Conditions Analysis
Vault
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: firebrick: patching found, fair condition, repair.
▪ Ceilings: plaster; painted: fair condition, repair.
▪ Equipment: fire-insulated vault door (The Mosler Safe Company, Hamilton Ohio): good condition, remain.
Hall
75
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
P.A.
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Plaster, painted: fair condition, repair.
○ Acoustical panels applied to wall surface: poor condition, replace.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Principal
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Storage
▪ Floor: carpet tiles, damaged seams: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: not applicable.
▪ Walls: plaster and brick, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ General: Room was warm. Refer to Section D for conditions and recommendations.
Office
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Kitchenette
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Athletic Director
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.102 -
Physical Conditions Analysis
A.D. Clerical
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Assistant Principal
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
76
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Detention
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Guidance
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: good condition, remain.
▪ Walls: plaster; painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile (some sagging / cupping tiles): poor condition, replace.
Guidance Office (1, 2)
▪ Floor: carpet: poor condition, replace.
○ Asbestos floor tile and adhesive under carpet: poor condition, replace. Refer also to AHERA report
(Appendix B).
▪ Base: rubber base: fair condition, repair.
▪ Walls: plaster; painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile (some sagging / cupping tiles): poor condition, replace.
Guidance Conference
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: plaster; painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile (some sagging / cupping tiles): poor condition, replace.
Storage (Guidance)
▪ Floor: asbestos floor tile and adhesive: fair condition, repair. Refer also to AHERA report (Appendix B).
▪ Base: not applicable.
▪ Walls: plaster; painted: fair condition, repair.
▪ Ceilings: concealed spline (some yellowed / stained): poor condition, replace.
4. Nurse’s Suite
Waiting
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Nurse
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment: casework: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.103 -
Physical Conditions Analysis
Exam 1, 2
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Toilet (Nurse)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
77
▪ Ceilings: plaster; painted: fair condition, repair.
5. Faculty
Faculty
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Toilet (Faculty)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ ADA: layout and do not meet current ADA requirements. ADA issues will need to be addressed if
area is fully renovated.
Closet
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
6. Library / Media Center
Library / Media Center
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings:
○ Acoustical ceiling tile (some stained): poor condition, replace.
○ Gypsum wall board: fair condition, repair.
▪ Equipment:
○ Library casework: fair condition, repair.
○ Book security system: good condition, remain.
Library Office
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Library Workroom
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: good condition, remain.
Central High School
C. General Architectural Conditions (continued)
- 6.104 -
Physical Conditions Analysis
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Casework with sink: good condition, remain.
○ Laptop cart: good condition, remain.
AV Storage
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: good condition, remain.
▪ Ceilings: plaster, painted: good condition, remain.
▪ Equipment:
○ Hub, server wiring: refer to Sections F and G for conditions and recommendations.
○ Casework: good condition, remain.
Library Planning
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment: casework: good condition, remain.
78
Periodical Storage
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: gypsum wall board, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment: casework: good condition, remain.
Library Classroom
▪ Floor: carpet: poor condition, replace.
▪ Base: rubber base: fair condition, repair.
▪ Walls: gypsum wall board, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile (some stained): poor condition, replace.
7. Academic Core
Classrooms
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: puckering and peeling paint noted; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment: casework: poor condition, replace.
Classrooms (Special Education Transition Coordinator, Room 123B)
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cupping and staining noted; poor condition, replace.
Classrooms (Special Education Learning Support, Room 119, 121B)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cupping and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair condition, repair.
Classrooms (Alternate Education, Room 203)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.105 -
Physical Conditions Analysis
▪ Walls: plaster, painted: poor condition, replace.
○ Acoustical panels: poor condition, replace
▪ Ceilings: 2x4 acoustical ceiling tile: cupping and staining noted; poor condition, replace.
▪ Equipment: casework with sink: poor condition, replace.
Classrooms (100 Hallway)
▪ Floor (Room 109, 111, 125): vinyl composition tile: poor condition, replace.
▪ Floor (all other classrooms): asbestos floor tile and adhesive: poor condition, replace. Refer also to
AHERA report (Appendix B).
▪ Base: rubber base: fair to poor condition, repair or replace.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Plaster coated concrete masonry units, painted: fair condition, repair.
○ Acoustical wall panels: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: cupping, cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair to poor condition, repair or replace.
Classrooms (300 Hallway, Room 302)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
79
○ Acoustical wall panels: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair condition, repair.
Classrooms (400 Hallway)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: new paint required; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Folding partition (Room 410, 412): good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair condition, repair.
Classrooms (Special Education and Learning Support, Room 411, 413)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair to poor condition, repair or replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair condition, repair.
Classrooms (Room 402, Leased to IU8)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair to poor condition, repair or replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Casework: fair condition, repair.
○ Air conditioning noted, refer to Section D for conditions and recommendations.
Central High School
C. General Architectural Conditions (continued)
- 6.106 -
Physical Conditions Analysis
Computer Lab (Room 303)
▪ Floor: asbestos floor tile and adhesive: missing tiles noted; poor condition, replace. Refer also to AHERA
report (Appendix B).
▪ Base: rubber base: delaminating from wall surface; poor condition, replace.
▪ Walls: plaster (damaged), painted: fair condition, repair.
○ Exposed mechanical piping noted; repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cupping and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Vinyl-wrapped tack boards; fair condition, repair.
Computer Lab (Rooms 108, 110)
▪ Floor: vinyl composition tile: fair condition, repair; replace cracked tiles.
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cupping and staining noted; poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
8. Science
Physics Lab (Room 301)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
80
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Casework: good condition, remain.
○ Lab tables - powered: good condition, remain. Lab table blocking door, relocate.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
▪ Other: window to courtyard in poor condition, replace.
Lab Storage (Rooms 301.1 and 303.1)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted (some cracking): fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracked, stained, and missing tiles; poor condition, replace.
Science Lab (Room 305)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: scuffing noted from lab tables; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Equipment:
○ Casework: fair condition, repair.
○ Lab tables: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Science Storage (Room 305.1)
▪ Floor: vinyl composition tile: staining noted at transition into science lab; poor condition, repair.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: extensive staining and damage noted; poor condition, replace.
○ Low hanging mechanical unit, refer to Section D for condition and recommendations.
▪ Equipment: metal shelving: good condition, remain.
Central High School
C. General Architectural Conditions (continued)
- 6.107 -
Physical Conditions Analysis
Biology Labs (114, 209)
▪ Floor: vinyl composition tile: fair condition, repair; worn floor threshold, repair.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units (cracks), painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: staining noted; poor condition, replace.
▪ Doors: Exterior door to courtyard missing weather-stripping: replace.
▪ Equipment:
○ Fume hood: one unit found. Exhaust from vocational classroom enters this classroom, refer to Section
D for conditions and recommendations.
○ Casework: fair condition, repair.
○ Lab tables: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Light diffuser loose, repair.
Storage ‘C’ (Room 114-1)
▪ Floor: vinyl composition tile: staining noted at transition into science lab; fair condition, repair.
▪ Base: rubber base (some missing): poor condition, replace.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
○ Exposed piping noted; repair.
▪ Ceilings: 2x4 acoustical ceiling tile: extensive staining and damage noted; poor condition, replace
Teacher’s Lab (Room 209-1)
▪ Floor: vinyl composition tile: extensive damage; poor condition, replace.
▪ Base: damaged base, replace.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: staining noted; poor condition, replace.
▪ Equipment:
81
○ Dishwasher: fair condition, repair.
○ Microwave: fair condition, repair.
○ Casework: fair condition, repair.
Chemistry Lab (Room 211)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: missing tile and staining noted; poor condition, replace.
▪ Equipment:
○ Casework: components missing; fair condition, repair.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Fume hood contains transite panels which are assumed to contain asbestos. Refer to AHERA report
(Appendix B).
Chemistry Lab (Room 304)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: fair condition, repair.
▪ Walls: plaster, painted: fair condition, repair.
○ Acoustical wall panel: poor condition, replace.
▪ Ceilings: 2x4 acoustical ceiling tile: missing tile and staining noted; poor condition, replace.
▪ Equipment: casework: components missing; fair condition, repair.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Biology and Chemistry Prep (Room 209.2 and Room 211.1)
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: missing tile and staining noted; poor condition, replace.
▪ Equipment:
○ Casework: components missing; fair condition, repair.
Central High School
C. General Architectural Conditions (continued)
- 6.108 -
Physical Conditions Analysis
Chemistry Storage (Room 211-B)
▪ Floor: vinyl composition tile: blemishes noted; poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: minor wall cracking; fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: missing tile and staining noted; poor condition, replace.
Dragon’s Den
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: surface-mounted acoustical ceiling tile: poor condition, replace.
9. Art / Technology Education / Family Consumer Science
Art Room
▪ Floor: concrete (uneven floor from floor patches): fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
○ Brick, painted: fair condition, repair.
▪ Ceilings: varies
○ Exposed structure: fair condition, repair.
○ Large mechanical equipment hanging; refer to Section D for condition and recommendations.
▪ Equipment:
○ Casework: poor condition, replace.
○ Student tables: poor condition, replace.
○ Spray booth with ventilation: fair condition, repair.
○ Kiln: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Vibration isolation joint material located on air handling units contains asbestos. Refer to AHERA report
82
(Appendix B).
○ Pipe fittings – material is assumed to contain asbestos. Refer to AHERA report (Appendix B).
▪ Doors:
○ Roll down exterior door: fair condition, repair.
○ Exterior door: poor condition, replace.
▪ General: Room was very warm. Refer to Section D for conditions and recommendations.
Art Loft
▪ Floor: carpet: poor condition, replace.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Brick, painted: fair condition, repair.
▪ Ceiling: varies.
○ Exposed structure: fair condition, repair.
○ Large mechanical equipment hanging; refer to Section D for condition and recommendations.
▪ Code Issues:
○ Stair railing and loft railing do not meet current Code requirements, replace.
○ Steps to loft do not meet current Code requirements.
Art Storage
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: concrete masonry units, painted: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed structure, painted: fair condition, repair.
Art Office
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: concrete masonry units, painted: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed ceiling, painted: fair condition, repair.
Central High School
C. General Architectural Conditions (continued)
- 6.109 -
Physical Conditions Analysis
Wood Shop and Storage
▪ Floor: concrete, sealed: good condition, remain.
▪ Base: concrete masonry units, painted: good condition, remain.
▪ Walls: concrete masonry units, painted: good condition, remain.
▪ Ceilings: exposed ceiling, painted: fair condition, repair.
▪ Equipment:
○ Vibration isolation joint material located on air handling units contains asbestos. Refer to AHERA report
(Appendix B).
○ Pipe fittings - material is assumed to contain asbestos. Refer to AHERA report (Appendix B).
Wood Shop Classroom
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: cracking noted; fair condition, repair.
○ Exposed piping noted; insulation damaged, repair.
○ Cement board is assumed to contain asbestos. Refer to AHERA report (Appendix B).
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
○ Damaged ceiling noted; staining and holes detected, repair.
○ Penetrations found from nails and screws; repair.
○ Asbestos cement board is assumed to contain asbestos. Refer to AHERA report (Appendix B).
▪ Equipment: Sinks: poor condition, replace. Refer to Section E for additional recommendations.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Shop equipment: good condition, remain.
Vocational Technology (206.4)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: cracking noted; fair condition, repair.
○ Exposed piping noted; insulation damaged, repair.
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
83
○ Damaged ceiling noted; staining and holes detected, repair.
○ Penetrations found from nails and screws; repair.
▪ Doors: roll down exterior door damaged / dented, repair; Man door threshold rusted, replace.
▪ Equipment:
○ Vibration isolation joint material located on air handling units contains asbestos. Refer to AHERA report
(Appendix B).
○ Pipe fittings - material is assumed to contain asbestos. Refer to AHERA report (Appendix B).
○ Casework: poor condition, replace.
Vocational Classroom (Room 206.2)
▪ Floor: concrete (worn): fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: cracking noted; fair condition, repair.
○ Exposed piping noted; insulation damaged, repair.
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
○ Damaged ceiling noted; staining and holes detected, repair.
○ Penetrations found from nails and screws, repair.
▪ Equipment: casework: poor condition, replace.
Wood Laboratory (Room 206.3)
▪ Floor: concrete: fair condition, repair.
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: cracking noted; fair condition, repair.
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
○ Damaged ceiling noted; staining and holes detected, repair.
○ Penetrations found from nails and screws; repair.
▪ Equipment: casework: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.110 -
Physical Conditions Analysis
Office (Vocational Technology)
▪ Floor: concrete; painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units (cracked), painted: fair condition, repair.
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
○ Damaged ceiling noted; staining and holes detected, repair; peeling paint on beam, repair.
○ Penetrations found from nails and screws; repair.
Storage #2 (used for storage; electrical equipment in cage)
▪ Floor: concrete; painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted cracking noted: fair condition, repair.
▪ Ceilings: exposed ceiling with acoustical decking; painted: poor condition, replace.
Family Consumer Science
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: 2x4 acoustical ceiling tile: cracking and staining noted; poor condition, replace.
▪ Exterior Door: poor condition, replace.
▪ Equipment:
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
○ Appliances: fair condition, repair as necessary.
○ Sewing machines: condition unknown.
○ Casework: poor condition, replace.
10. Music
Auditorium Lobby
▪ Floor: carpet: poor condition, replace.
○ Floor tile and adhesive under carpet assumed to contain asbestos: replace. Refer also to AHERA
report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
84
○ Structural glazed facing tile: fair condition, repair.
○ Plaster, painted: fair condition, repair.
○ Gypsum board, painted, with wall protection wainscot and chair rail: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Auditorium
▪ Floor: carpet: poor condition, replace.
○ Floor tile and adhesive under carpet assumed to contain asbestos: replace. Refer also to AHERA
report (Appendix B).
▪ Base:
○ Rubber base: poor condition, replace.
○ Structural glazed facing tile: poor condition, replace.
▪ Walls:
○ Concrete masonry unit, painted: fair condition, repair.
○ Ceramic wall tile wainscot: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: staining noted: poor condition, replace.
▪ Equipment:
○ Auditorium seating: fair condition, repair.
○ Vibration isolation joint material on air handling units contains asbestos. Refer also to AHERA report
(Appendix B).
Stage
▪ Floor: wood: poor condition, replace.
▪ Base: metal base: fair condition, repair.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: exposed: fair condition, repair.
Central High School
C. General Architectural Conditions (continued)
- 6.111 -
Physical Conditions Analysis
▪ Equipment:
○ Rigging / equipment: poor condition, replace.
○ Stage curtain: poor condition, replace.
▪ ADA: no internal ADA access to stage (ADA access only via Auditorium Lobby and adjacent corridor to back
of stage). ADA issue will need to be addressed if area is fully renovated.
Control Booth
▪ Floor: carpet: poor condition, replace.
○ Floor tile and adhesive under carpet assumed to contain asbestos: replace. Refer also to AHERA
report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: gypsum board, painted, with chair rail: fair condition, repair.
▪ Ceiling: acoustical ceiling tile, some stained tile: poor condition, replace.
▪ Equipment: sound and light board: fair condition, repair or replace.
Band Classroom
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Plaster, painted: fair condition, repair.
○ Acoustical treatment: poor condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Electric water cooler: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Uniform Storage
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: concrete masonry units, painted: fair condition, repair.
○ Exposed piping noted: repair.
▪ Ceilings:
○ Plaster, painted: fair condition, repair.
○ Direct-glued acoustical tiles: stained and water marked: poor condition, replace.
Instrument Storage
85
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: ceiling tiles missing: poor condition, replace.
Piano Room
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
Drum Room
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
Choral / Music Office (formerly Practice Room)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Plaster, painted: fair condition, repair.
○ Acoustical treatment: poor condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Central High School
C. General Architectural Conditions (continued)
- 6.112 -
Physical Conditions Analysis
Band Office (formerly Practice Room)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Plaster, painted: fair condition, repair.
○ Acoustical treatment: poor condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Storage Rooms (formerly Practice Rooms)
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls: plaster, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Choral / Music Classroom
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: rubber base: poor condition, replace.
▪ Walls:
○ Plaster, painted: fair condition, repair.
○ Acoustical treatment: poor condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment:
○ Choral risers: fair condition, repair.
○ Electric water cooler: good condition, remain.
○ Interactive white board: good condition, remain.
○ Ceiling-mounted projector: good condition, remain.
Hall
▪ Floor: asbestos floor tile and adhesive: poor condition, replace. Refer also to AHERA report (Appendix B).
▪ Base: structural glazed facing tile base: fair condition, repair.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Structural glazed facing material: fair condition, repair.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Equipment: casework used for music folio storage: fair condition, repair.
11. Physical Education / Athletics
Gymnasium
▪ Floor: wood: fair condition, repair.
▪ Base: steel angle: poor condition, replace.
86
▪ Walls: concrete masonry units, painted: poor condition, replace.
▪ Ceilings: acoustical ceiling panels, (Tectum): fair condition, repair.
▪ Equipment: poor condition, replace.
○ Vibration isolation joint material on air handling units contains asbestos. Refer to AHERA report
(Appendix B).
Weight Room 1
▪ Floor: interlocking rubber tiles: poor condition, replace.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: poor condition, replace.
○ Brick; painted: fair condition, repair.
▪ Ceilings:
○ Exposed: poor condition, replace.
○ Acoustical ceiling panels, (Tectum): poor condition, replace.
▪ Equipment:
○ Marker board: poor condition, replace.
○ Speakers: fair condition, repair.
○ Benches: fair condition, repair.
Central High School
C. General Architectural Conditions (continued)
- 6.113 -
Physical Conditions Analysis
Weight Room 2
▪ Floor: concrete and interlocking rubber tiles: poor condition, replace.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: poor condition, replace.
○ Brick; painted: fair condition, repair.
▪ Ceilings:
○ Exposed: poor condition, replace.
○ Acoustical ceiling panels, (Tectum): poor condition, replace.
Ping Pong / Stationary Bike Room
▪ Floor: poured floor: good condition, remain.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: fair condition, repair.
○ Brick; painted: fair condition, repair.
▪ Ceilings:
○ Plank: fair condition, repair.
Weight Room Storage
▪ Floor: concrete; painted: poor condition, replace.
▪ Base: not applicable.
▪ Walls:
○ Concrete masonry units, painted: poor condition, replace.
○ Plywood: poor condition, repair.
▪ Ceilings: exposed: poor condition, replace.
P.E. Office (Boy’s, Girl’s)
▪ Floor: concrete; painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: Acoustical ceiling panels, (Tectum): poor condition, replace.
▪ Equipment: metal lockers: poor condition, replace.
▪ ADA: toilet room layout does not meet current ADA requirements: ADA issues will need to be addressed
if area is fully renovated.
Locker Rooms (Boy’s, Girl’s)
▪ Floor: concrete; painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: plaster; painted: fair condition, repair.
▪ Equipment:
○ Metal lockers: fair condition, repair.
87
○ Benches: poor condition, replace.
Locker Room Storage (Girl’s)
▪ Floor: concrete; painted: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: exposed: fair condition, repair.
Toilet (Locker Room – Boy’s, Girl’s)
▪ Floor: cementitious terrazzo: staining noted; fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: structural glazed facing tile: fair condition, repair.
▪ Ceilings: plaster; painted: fair condition, repair.
▪ Equipment: toilet partitions: good condition, remain.
▪ ADA: layout does not meet current ADA requirements: ADA issues will need to be addressed if area is fully
renovated.
Central High School
C. General Architectural Conditions (continued)
- 6.114 -
Physical Conditions Analysis
Shower (Locker Room – Boy’s, Girl’s)
▪ Floor: cementitious terrazzo: fair condition, repair.
▪ Base: cementitious terrazzo: fair condition, repair.
▪ Walls: structural glazed facing tile: fair condition, repair.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ ADA: area is not ADA accessible: ADA issues will need to be addressed if area is fully renovated.
Gymnasium Storage
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: fair condition, repair.
▪ Ceilings: acoustical ceiling panels, (Tectum): poor condition, replace.
Training Room
▪ Floor: vinyl composition tile: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units, painted: poor condition, replace.
○ Hole in wall looks into Boys Locker Room.
▪ Ceiling: exposed: poor condition, replace.
▪ Equipment:
○ Training table; fair condition, repair.
○ Hydrotherapy tub; fair condition, repair.
○ Casework unit with sink: poor condition, replace.
Official Locker Room
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
▪ Walls: structural glazed facing tile: good condition, remain.
▪ Ceilings: plaster, painted: fair condition, repair.
▪ Equipment:
○ Shower: good condition, remain.
○ Lockers: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
12. Food Service
General
The Kitchen Area encompasses approximately 2,000 square feet of space and accommodates production for an
enrollment of 700 students in 9th through the 12th Grade. The Kitchen Area includes a Walk-In Refrigerator /
Freezer, Dry Storage Room, Preparation Area, Cooking line-up, Pot Washing Area, and Serving Area. The Kitchen
is operated by Metz Culinary Management (a contract food service management firm). The food service operation
is self-sustaining, actually showing a slight profit for the School District. Breakfast participation averages
approximately
forty (40) meals daily at a cost of $1.00 for Full Fare and 30¢ for the Reduced Meal Plan. Lunch participation
averages approximately 350 meals daily at a cost of $2.00 for Full Fare and 40¢ for the Reduced Meal Plan.
All deliveries occur at grade-level, and then proceed through a corridor prior to entering the Kitchen. The Kitchen
is staffed by one (1) full-time employee and seven (7) part-time employees.
88
Soiled linen, towels, aprons, etc… are washed and dried in the Home Economics area outside the Kitchen.
The Kitchen Area was built in 1960 and renovated in 1993. The Kitchen Area is slightly undersized; however, the
design and operation is workable, with only a few efficiency issues. The present design incorporates the use of an
undesirable remote Serving Area and Dish Room. The relocation of the Remote Dish Room and Ala Carte Serving
Area to the main kitchen area would prove beneficial for the operation. The inclusion of a food court style servery
will increase menu offerings, aid in overall flexibility, and expedite service, as well as providing an aesthetically
pleasing, café-line environment. The food court servery is the new “norm” in food service operation for most high
schools and 70% of middle schools. It is also recommended to incorporate new energy-efficient equipment, along
with the properly-sized storage areas. The Kitchen area and Remote Dish Room are excessively hot indicating a
possible HVAC System problem.
Central High School
C. General Architectural Conditions (continued)
- 6.115 -
Physical Conditions Analysis
Central High School
Kitchen
▪ Floor: quarry tile: poor condition, replace.
▪ Base: structural glazed facing tile: good condition, remain.
▪ Walls: structural glazed facing tile: good condition, remain.
▪ Ceilings: acoustical ceiling tile; discolored and stained tiles: poor condition, replace.
▪ Lighting: Recessed shielded fluorescent light fixture: Illumination level adequate; remain.
▪ Equipment: A modicum of equipment replacement has occurred throughout the years.
○ Newer equipment which may be reusable if a renovation is undertaken includes the following:
○ Two (2) Refrigerated Merchandisers, all equipment from Ala Carte Serving Area, Walk-In Refrigeration
(pending size), two (2) Heated Shelves, and two (2) Convection Steamers. The custom-fabricated
stainless-steel tables and sinks are in excellent condition and may be reused with minor refurbishment,
such as new faucets, drawer slides, etc…
○ Balance of equipment is approximately 20 to 53 years of age and should be scheduled for replacement
in the near future.
▪ Code Violations: A few present day code violations are evident. These violations need not be addressed
due to “grandfathering” of the original installation, but would require compliance if a renovation project is
undertaken. These violations include:
○ Insufficient overhang at front of ventilators over cooking equipment.
○ Improper direct drain connections for the preparation sink, work table with sink, and dishwasher; it must
be an air-gap type drain.
○ Inadequate number of hand washing sinks in the Preparation Area and Remote Ala Carte Serving Area.
○ Lack of breath guard over the condiment counter.
○ Lack of non U.L. 300 Standard approved Wet Chemical Fire Suppression System.
○ Mixer located in front of electrical panel (insufficient clearance).
○ Product sitting on wooden dunnage racks within Dry Storage Room.
Remote Serving Area:
The Remote Ala Carte Serving Area encompasses approximately 200 square feet of space and is positioned within
the Cafeteria directly opposite the Kitchen, adjacent to the dishwashing area.
It is recommended the Serving Area be relocated adjacent to the Kitchen, considering a new food court style servery
to meet 21st Century food service trend. The serving counters should be designed with flexibility in mind, to
enable menu flexibility with ever-changing food trends. The “food court” style servery has consistently increased
sales, profits, and students’ satisfaction levels.
▪ Floor: vinyl composition tile: good condition; remain.
▪ Walls: painted concrete masonry units and glazed structural tile: good condition; remain.
▪ Ceilings: acoustical ceiling tile (non-washable): does not meet current code requirements; replace with
code-approved washable ceiling system.
▪ Lighting: Shielded fluorescent light : illumination level adequate; remain.
Dishwashing
The Remote Dish Room encompasses approximately 180 square feet of space and is positioned within the Cafeteria
directly opposite the Kitchen.
It is recommended the Dish Room be relocated adjacent to the Kitchen. This positioning will aid in worker’s
productivity,
flow of warewashing, and overall efficiency.
Dishwashing
▪ Floor: quarry tile: good condition, remain.
▪ Base: structural glazed facing tile: good condition, remain.
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▪ Walls: structural glazed facing tile: good condition, remain.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
▪ Lighting: recessed shielded fluorescent light : illumination level adequate; remain.
Dry Goods Storage
▪ Floor: concrete; fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units; painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile, damaged tiles noted: poor condition, replace.
C. General Architectural Conditions (continued)
- 6.116 -
Physical Conditions Analysis
Central High School
Storage
▪ Floor: vinyl composition tile; fair condition, repair.
▪ Base: rubber base; fair condition, repair.
▪ Walls: concrete masonry units; painted: good condition, remain.
▪ Ceilings: acoustical ceiling tile, damaged tiles noted: poor condition, replace.
Cafeteria
▪ Floor: vinyl composition tile: poor condition, replace.
○ There is old piping protruding from tile floor; remove and repair.
▪ Base: structural glazed facing tile: good condition, remain.
▪ Walls: structural glazed facing tile and concrete masonry unit, painted: good condition, remain.
▪ Ceilings:
○ Acoustical ceiling tile: poor condition, replace.
○ Gypsum wall board; painted; vaulted ceiling recently redone: newly painted; good condition, remain.
Vestibule (Kitchen)
▪ Floor:
○ Vinyl composition tile; tiles stained and delaminating: poor condition, replace.
○ Walk off carpet: poor condition, replace.
▪ Base: structural glazed facing tile; fair condition, repair.
▪ Walls: structural glazed facing tile, fair condition, repair.
▪ Ceilings: acoustical ceiling tile: fair condition, repair.
▪ Equipment: security camera, refer to Section G for condition and recommendations.
Office (Kitchen)
▪ Floor: quarry tile: good condition, remain.
▪ Base: not applicable.
▪ Walls:
○ Structural glazed facing tile: good condition, remain.
○ Concrete masonry units; painted. Walls do not go all the way to the ceiling: good condition, remain.
▪ Ceilings: acoustical ceiling tile: poor condition, replace.
Locker / Toilet (Kitchen)
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: rubber base: poor condition, replace.
▪ Walls: gypsum wall board; painted: poor condition, repair.
▪ Ceilings: gypsum wall board; painted: poor condition, replace.
▪ ADA: layout does not meet current ADA requirements: ADA issues will need to be addressed if area is fully
renovated.
C. General Architectural Conditions (continued)
- 6.117 -
Physical Conditions Analysis
Central High School
D. Mechanical Systems
1. General
Overall System Type:
▪ Thru-wall unit ventilators with steam or hot water heating coils.
▪ Steam air handling units for miscellaneous rooms.
▪ Packaged rooftop units serve the administrative offices and library.
Construction and Renovation History:
▪ Original construction in 1960 with renovation in 1966. In 1991 an addition was added.
Comparison to Current Standards:
▪ The wall mounted unit ventilators are similar to the equipment installed in numerous primary/secondary
90
schools.
Overall Recommendation:
▪ The existing HVAC system is well beyond its expected longevity and has begun to require increased HVAC
maintenance/replacement. This includes (but is not limited to) cast-iron section failures within boilers, piping
failures, steam trap failures, coil failures.
▪ If the building is fully renovated, consideration should be given to replacing the existing HVAC system in its
entirety. This would include all major components (controls, unit ventilators, air handling units, boilers, etc.)
as well as existing piping and duct distribution. We recommend that consideration be given to upgrading
from a traditional unit ventilator system to a new rooftop unit, fan-coil, upright unit ventilator, water-source
heat pump or geothermal system. Such an upgrade would insure that the building’s HVAC system does not
require major upgrade/replacement for a 20+ year period. Furthermore, a new system would have numerous
advantages as follows:
○ Improved energy efficiency
○ Improved classroom acoustics
○ Improved temperature and humidity control
○ Improved classroom air distribution
○ Improved maintenance requirements
○ See specific recommendations below that would be applicable in the event that a full building renovation
does not occur.
2. Central Heating Plant
Description of existing system
▪ Plant Type: Steam with terminal equipment
▪ Plant Age: Installed 1991
▪ Terminal Equipment Age: 1991 (equipment within addition) or 1960. (Unit heaters, cabinet unit heaters,
wall mounted radiators, etc.)
▪ Fuel: natural gas
▪ Boiler: Two HB Smith 450 Mills boilers (cast-iron sections, 7071 MBH input each). Both boilers have forced
draft burner and induced draft fans.
▪ Distribution: Steam is distributed through pipe tunnels to various terminal units including unit ventilators. A
steam to water converter (with a new tube bundle) provides hot water for the 1991 addition.
▪ Pump Configuration (1991 addition only): Primary only (inline pump)
▪ Variable Speed Drive: No
▪ HW Valve Configuration: 3-way valves
▪ Glycol: no
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ Beyond expected longevity.
Comments and Recommendations:
▪ Consider replacement of existing boilers with new condensing boilers for improved efficiency. This will require
the installation of new distribution piping throughout the school and new terminal units.
▪ Consider replacement of existing hot water pumps with new pumps.
▪ Consider installation of variable speed drives on the hot water pumps for energy efficiency. Requires the
conversion of 3-way control valves to 2-way.
- 6.118 -
Physical Conditions Analysis
Central High School
3. Central Cooling Plant
▪ Not applicable.
4. Classrooms
Description of Existing System:
▪ System Type: Wall mounted unit ventilators, one per perimeter classroom. The interior classrooms have
horizontal unit ventilators suspended within the ceiling.
▪ Age: Units within addition were installed in 1991, other units are from 1960
▪ Cooling Source: none
▪ Heating Source: Hot water (1991 addition), steam (1960 construction)
▪ Ventilation Source: Direct via dedicated outside air louver
Code Violations and Safety Concerns:
▪ The unit ventilators do not introduce sufficient ventilation air to meet current codes.
▪ Relief air from classroom spaces is transferred into the egress corridor via a wall louver between each classroom
and the corridor. This does not comply with current codes and creates the potential for smoke to enter
the egress corridor. We recommend that the system be modified to eliminate this potential.
91
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ If the building is renovated, we recommend that the classroom units be replaced along with all associated
piping and controls.
5. Library
Description of Existing System:
▪ System Type: packaged rooftop unit
▪ Age: 1991
▪ Cooling Source: Integral air-cooled condensing unit
▪ Heating Source: Hot water
▪ Ventilation Source: Direct
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ If the building is renovated, we recommend that the library rooftop unit be replaced along with associated
controls and piping. It may be possible to reuse ductwork.
6. Gymnasium
Description of Existing System:
▪ System Type: Multiple air handling units suspended at ceiling.
▪ Age: 1960
▪ Cooling Source: none
▪ Heating Source: Steam
▪ Ventilation Source: Direct
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ Consider replacement with new rooftop units.
D. Mechanical Systems (continued)
- 6.119 -
Physical Conditions Analysis
Central High School
7. Auditorium
Description of Existing System:
▪ System Type: Multiple air handling units suspended above ceiling.
▪ Age: 1960
▪ Cooling Source: none
▪ Heating Source: Steam
▪ Ventilation Source: Direct
Code Violations and Safety Concerns:
▪ None noted.
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ Consider replacement with new rooftop units.
8. Art, Vo-Tech and Wood Shop
Description of Existing System:
▪ System Type: Multiple air handling units suspended at ceiling.
▪ Age: 1960
▪ Cooling Source: none
▪ Heating Source: Steam
▪ Ventilation Source: Direct
Code Violations and Safety Concerns:
▪ None noted.
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
92
▪ Consider replacement with new air handling units or rooftop units.
9. Offices
Description of Existing System:
▪ System Type: packaged rooftop units
▪ Age: 1991
▪ Cooling Source: integral air-cooled condensing unit
▪ Heating Source: steam finned-tube radiation
▪ Ventilation Source: Direct
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ Consider replacement with new rooftop units.
10. Kitchen
Description of Existing System:
▪ System Type: Non-compensating canopy hood with:
○ Roof mounted grease exhaust fan
○ Make-up transferred from Cafeteria
▪ Age: 1991
▪ Cooling Source: none
▪ Heating Source: none
Code Violations and Safety Concerns:
▪ None noted
D. Mechanical Systems (continued)
- 6.120 -
Physical Conditions Analysis
Central High School
Expected Life:
▪ These systems are beyond their expected longevity.
Comments and Recommendations:
▪ Replace existing exhaust hood and install makeup air unit. Consider providing cooling capability to limit
kitchen temperatures.
11. Automatic Temperature Controls
Description of Existing System:
▪ DDC system serving all HVAC equipment, pneumatic actuation in original building, electric actuation in 1991
addition
▪ Age: 1991
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ This system is beyond its expected longevity
Comments and Recommendations:
▪ If the building is renovated, replace in its entirety.
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: Incoming water service line is 3 inch, with shut off valves, meters (2), strainer, back flow
preventer and pressure reducing valve. Incoming pressure 110 psi, after reducing valve 70 psi. The buildings
domestic water has a water softener.
▪ Sanitary sewage lift station: Presently there is a sanitary lift station for the school sanitary. It is located in a
brick building at the far end of the school parking lot.
▪ Acid drain system: There is acid drain piping in the science rooms. There is glass drain and plastic acid
waste drain pipe materials in the school. It was uncertain the last time the acid waste neutralization tank
was serviced.
▪ Grease interceptor: The kitchen is equipped with a grease interceptor and it is cleaned every 3 months.
Compressed Air:
▪ There is an air compressor that supplies air in the wood shop and agricultural shop. No issues were reported
for the compressed air system.
Code Violations and Safety Concerns:
▪ Check acid waste tank that it has lime stone as required for proper operation.
93
Comments and Recommendations:
▪ The city water is “hard”, causing deposits to have formed at the faucets and valves.
▪ The existing plumbing system is original from 1959 (54 years old.) The expected life expectancy for systems
is 25 to 40 years. Replace systems.
2. Plumbing Fixtures
Water Closets:
▪ Floor mounted, manual flush valve (original building).
▪ Wall mounted, manual flush valves (building addition).
Urinals:
▪ Wall mounted, manual and sensor flush valve (original building).
▪ Wall mounted, manual flush valve (building addition).
Lavatories:
▪ Wall hung. Manual lever handles. No trap wrap or hot water tempering valve (original building).
▪ Wall hung. Manual twist knob handles. No trap wrap or hot water tempering valve (building addition).
▪ Faucets in various parts of the school are in poor condition. Faucets in other areas of the school appear to
have been replaced and are in fair to good condition.
D. Mechanical Systems (continued)
- 6.121 -
Physical Conditions Analysis
Central High School
Nurses Room Rest Room:
▪ Floor mounted water closet, manual flush valve. The control for the flush valve should be mounted on the
wide side of the toilet area. Wall mounted lavatory with manual “cross” twist handles. No trap wrap or hot
water tempering valve.
Art Room:
▪ Two (2) 36 inch long stainless steel sinks. Each with two (2) faucets (hot and cold water) and two (2) faucets
(cold water only) with goose neck spouts. Faucet handles are “cross” twist type handles.
Showers:
▪ Wall mounted individual shower controls, are in poor condition.
Recommendations:
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ Provide a safety eye wash with tepid water in the wood shop and agricultural shop.
▪ Chemistry Room 301 did not have a safety shower and eyewash. Provide safety fixture with tepid water.
▪ Chemistry Room 114 did have a safety shower and eyewash. The eyewash was operated to check it and
it did not function properly. Clean eyewash sprays and check operation of safety shower. Provide tepid
water to safety fixture.
▪ If the building is renovated, the plumbing systems in the original building should be replaced and
should be replaced with high efficiency low consumption and faucets.
▪ Rest rooms should be made ADA compliant.
▪ Drinking fountains should be made ADA compliant.
▪ Replace shower controls compliant with current IPC.
▪ When the shower controls are replaced the drains in the shower rooms should be revised to be in accordance
with IPC 2009. In section 417.3 Shower waste outlets. “… the waste outlet shall be located and the
floor pitched so that waste from one shower does not flow over the floor area serving another shower.” With
wall shower heads and controls a perimeter drain is recommended.
▪ Several service sinks were found with hoses attached to the faucets and no vacuum breaker. Install a new
service sink faucet with a vacuum breaker and wall brace.
3. Water Heaters / Storage Tanks
▪ Quantity: Three (3).
▪ Type: Natural Gas. Bosch C 1050 ES NG. Set point temp 140 degree Fahrenheit.
▪ Storage Capacity (Gallons): Four (4) 119 (Bradford White M3ST120 RS).
▪ Recirculation Pump: Yes. No expansion tank or thermostatic mixing valve.
▪ Year Installed: 2013 (Installation was being completed at the time of the site visit).
▪ Comments and Recommendations:
○ Install an expansion tank and thermostatic mixing valve.
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is building partially sprinkled: No.
▪ Fire Hose connection: Current building code (IBC 2009 905.3.4) requires stages greater than 1,000 square
feet in to be equipped with a Class III wet standpipe system with 1-1/2 inch and 2-1/2 inch fire hose connections
94
on each side of the stage. The 1-1/2 inch connection is to be equipped with a hose and fog nozzle
mounted in a cabinet or on a rack.
▪ Conditions / Comments: Central stage area is 1,754 square feet. Provide fire hose connections and cabinet
at stage area as required
E. Plumbing and Fire Protection Systems (continued)
- 6.122 -
Physical Conditions Analysis
Central High School
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: Underground service from Penelec (First Energy) 300KVA utility pad mount transformer
located on the back side of the building. The secondary ductbank is routed below grade from the utility
transformer to a 1600 amp 208Y/120 volt, three phase, four wire bolted pressure switch inside the building.
▪ Equipment Manufacturers: Westinghouse is the manufacturer of all vintages of panel boards and switchboards
(original construction 1959 and addition/renovations in 1991) in the building.
▪ Distribution system: The main switchboard consists of a 1600 amp bolted pressure switch section that
connects to the incoming secondary feeder from the utility transformer. A wireway with conductors then
connects the bolted pressure switch section to the distribution section. In between the two sections is a
standard branch panel board from the 1991 project mounted on uni-strut supports. The original switchboard
appeared to be in this location prior to 1991. There are branch panel boards fed from the switchboard that
power all branch loads (lighting, receptacles, etc.). Given the age of the switchboard, the service grounding
could not be confirmed. The branch panel boards are mostly flush mounted in the corridor walls and in
the gymnasium wall. All of the branch panel boards are original to the building with the exception of newer
panel boards in the kitchen and the emergency distribution panel boards.
▪ The Family and Consumer Science Lab is fed from a panel board that is 120/240 volt because of the equipment
used in that space. This panel board is fed from a 1959 vintage transformer in the same room as the
main switchboard.
▪ In the technical education rooms, the panel boards are equipped with contactors mounted in the panel boards
so that emergency power off buttons will deactivate power to the rooms.
▪ In the data networking rack rooms, there are branch panel boards for general use of loads in that area of
the building. These panel boards then power a 45KVA isolation transformer that is 208 volt primary to 208
volt secondary. These transformers then power panel boards serving computer and data networking loads
in the classrooms and offices. These transformers were used to filter any transient surges on the system
before they hit the computer loads.
Code Violations and Safety Concerns:
▪ The switchboard and all panel boards appeared to have adequate clearance. There did not appear to be
any deficiencies with any of the distribution equipment (missing covers or circuit breakers).
Expected Life:
▪ The original building was built in 1959 so all of the original distribution equipment in this portion of the building
has outlived its useful life and should be replaced.
Comments and Recommendations:
▪ A transient voltage surge suppressor could be installed on the main switchboard to protect the service from
fluctuations in power from the utility.
▪ As part of any renovation project for the 1959 portion of the building, all branch circuit wiring and devices
should be replaced.
▪ The isolation type transformers in the data networking spaces can be removed because this is now outdated
technology.
2. Emergency Lighting and Power System
Description of Existing System:
▪ Emergency Generator: There is one 100W/125KVA, 208Y/120 volt, three phase, four wire, natural gas fired
generator located inside a mezzanine level of the boiler room. The generator is manufactured by Cummins.
This is not the original generator. It was installed in 1991.
▪ Automatic Transfer Switch: One automatic transfer switch is located on the wall adjacent to the generator
and powers two panel boards – one emergency only and normal emergency type. The switch is manufactured
by Cummins.
▪ Distribution: The output panel board from the automatic transfer switch is a split-bus style panel board - half
the panel board is normal/emergency and the lower half is emergency only. The emergency only half of the
panel board is fed directly from the emergency side of the automatic transfer switch so that when the generator
starts, the load of this panel board is put on the generator immediately.
- 6.123 -
95
Physical Conditions Analysis
Central High School
▪ Distribution: The output panel boards from the automatic transfer switch consist of the following: one emergency
only and one normal emergency type. The emergency only panel board is fed directly from the
emergency side of the automatic transfer switch through a contactor so that when the generator starts, the
load of this panel board is not put on the generator immediately. The contactor provides a slight delay to
allow the generator to come up to full operation first before it takes on the emergency only load. An Area
Zone Protection (AZP) Panel is connected to the automatic transfer switch and monitors the voltage in all
panel boards in the building that power light . If any panel board loses voltage, even on one phase,
the AZP Panel will sense this voltage loss and start the emergency generator. Presently, the boilers and
associated circulation pumps and the kitchen coolers and freezers are fed from the emergency generator.
Code Violations and Safety Concerns:
▪ The generator is located inside a dedicated space with one hour rated walls as required by NFPA 110 for life
safety equipment, so the present installation is code compliant.
▪ Both life safety loads and loads not required be on the emergency generator are fed from the same panel board/
automatic transfer switch. Only life safety loads are permitted on the automatic transfer switch
powering these loads and a second automatic transfer switch is required to power all other loads that are to
be backed up by the emergency generator, but are not life safety. This requirement is found in article 700
of the National Electric Code (NEC).
Expected Life:
▪ Since the generator has been replaced within the last 20 years, it still has another fifteen to twenty years of
life expectancy remaining.
Comments and Recommendations:
▪ A second automatic transfer switch should be added to accommodate the non-essential emergency loads,
such as coolers and refrigerators and telecommunication equipment that are presently on the same panel board
as the life safety loads.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building utilize T8 lamps and electronic ballasts.
▪ The classrooms are equipped with both three lamp, prismatic lensed, 2’ x 4’ light and pendant
mounted direct/indirect light . The pattern as to what areas had which types of light seemed
to be random
▪ All offices are equipped with three lamp, prismatic lensed, 2’ x 4’ light .
▪ All corridors are equipped with two lamp, two lamp 2’ x 4’ light equipped with small paracube louvers.
The emergency lighting in the corridors is provided by a third lamp in this light fixture every 30’ – 40’ that only
illuminates when the emergency generator operates. The corridor lighting is controlled with keyed switches
at each end of the corridor.
▪ The band room has surface mounted1’ x 4’ wraparound lensed light .
▪ The locker rooms utilize two lamp, prismatic lensed, 1’ x 4’ light .
▪ The kitchen and cafeteria utilize two and three lamp, prismatic lensed, 2’ x 4’ light .
▪ The compact fluorescent downlights in the auditorium lobby utilize two 13 watt twin tube lamps. This lamp
is not as commonly used as when it was introduced in the 1980’s.
▪ In the entry vestibule, the lighting was accomplished by using 12” square incandescent lamped downlights
with frosted lenses.
▪ The gymnasium was retrofitted with T5HO lamped pendant mounted industrial style light . The
emergency light in this space are a separate light fixture and operate on the emergency only side
of the generator.
▪ In the auditorium, the existing mercury vapor downlights have been removed and replaced with three lamp,
prismatic lensed, 2’ x 4’ light retrofitted by the district. These light are not dimmed, they
are only on or off and controlled by the circuit breakers in the panel board. There is a dimmer rack (Lehigh)
located on the stage that operates the theatrical light on the electrics supported above the stage.
This dimmer rack appeared to be from the 1991 project.
▪ The exterior entry canopies are equipped with high pressure sodium lamped surface mounted box style
light .
▪ All exit signs utilize LED lamping and appeared to be relatively new.
▪ The parking and drive light are not functional and some have been removed. Lighting of the main
parking area is accomplished by two large 1500 watt metal halide flood lights mounted on the building and
aimed into the parking area. The light are controlled by photocells.
F. Electrical Systems (continued)
- 6.124 -
Physical Conditions Analysis
96
Central High School
▪ The exterior lighting at the exterior entries are switch controlled only.
▪ The switch heights are more than the code allowed 48” in almost all locations.
▪ The building is not equipped with any low voltage lighting control panels or occupancy sensors.
Code Violations and Safety Concerns:
▪ Under the current installation, there are no code violations or safety issues. However, under any major renovation
project, improvements will need to be made. The International Energy Conservation Code (IECC)
is a division of the IBC and requires, among other energy saving measures, a maximum amount of energy
consumed by the lighting system as well as multiple levels of lighting control and automatic lighting shut-off
controls. This code is mandated in an effort to reduce wasted energy.
▪ The implementation of the IECC means that the existing would need to be replaced with more energyefficient . Most areas would need to have a form of dual-switching to allow half of the light
or lamps to be turned off independently of the other . In order to meet the automatic shut-off controls,
most areas will need to be controlled by occupancy sensors or timer switches.
Expected Life:
▪ Most light can be expected to have a life span of approximately 20 years. The light that are
original to the building (1959) have exceeded their useful life. The light installed in 1991 are also at
the end of their useful life.
Comments and Recommendations:
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ The fire alarm system is manufactured by Notifier (Model NFS-320). The main panel is located in the boiler
room. This panel was installed in the 1991addition/renovation project. All the existing devices were
installed as part of this project and replaced the original system. The horn/strobe devices in the corridors
are mounted at 98” above the finished floor to the top of the box and are just above the code required 96”.
▪ The building is equipped with surveillance cameras at entry points and additional cameras are located in
the corridors.
▪ The perimeter doors are not equipped with door position contacts. There are no card access systems at
entry points. A door intercom system (Aiphone) is used at the main entry doors to communicate with the
main office to gain entry.
Code Violations and Safety Concerns:
▪ There are no fire alarm strobe devices in the classrooms. The coverage of the fire alarm system is also
inadequate compared to today’s codes.
Expected Life:
▪ The Notifier fire alarm panel and all of its components are 20 years old and have reached the end of their
useful life.
▪ The surveillance cameras have a 10 year life expectancy. Newer technologies are released often with this
type of equipment and will prompt the replacement of the current systems as they become available.
Comments and Recommendations:
▪ As part of any renovation project, the fire alarm devices that are now required in classrooms, conference
rooms, individual toilet rooms, etc. should be provided. The building requires a complete fire alarm upgrade.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project.
F. Electrical Systems (continued)
- 6.125 -
Physical Conditions Analysis
Central High School
2. Telephone and Data Network Systems
Description of Existing System:
▪ The data networking system in the building utilizes category 5 cabling for distribution. This cabling was
installed within the last 10 years and is not original to the 1959 or 1991 construction of the building. This
cabling is routed back to three closet locations in the building – one main telecommunications closet (MDF)
97
and two satellite telecommunications closets (IDF). Wireless access points were located on the ceilings and
positioned through-out the building. All data cabling has been routed concealed to outlets in surface metal
raceway in the classrooms and in the building interior partitions where possible. The cabling is then routed
back to the MDF and IDF closets above the accessible ceilings.
▪ The MDF and IDF closets did not appear to be equipped with proper grounding.
▪ Each classroom audio/visual system is equipped with a ceiling mounted LCD projector, four speakers tied
to the classroom audio/visual system, Promethean smartboards, combination DVD/VCR player with digital
tuner, and Techlogic amplifier for control of sound system in classroom near teacher’s desk.
▪ The telephone system is a Vodavi voice over IP (internet protocol) telephone system and a telephone is
located in each classroom.
▪ The cable television distribution system consists of RG-59 cabling that is distributed throughout the building
and separated with splitters located above the accessible ceilings. The coaxial cable is connected to the
combination DVD/VCR player with digital tuner in each classroom space to allow cable television channels
to be displayed over the LCD projectors.
▪ The base building public address system is a Rauland Telecenter IV system with speakers in each classroom
and corridors and digital clocks. All cabling is routed back to the main rack in the administration area
and punched down on 66 blocks for connection to the sound rack.
▪ The stage has a floor mounted rack housing amplifiers for the local sound system in the auditorium.
▪ The gymnasium storage room has a wall mounted rack housing amplifiers for the local sound system in the
gym.
▪ There is a fiber optic and trunk type telephone cable that is routed to this building from the utility pole at
the street. All cabling is routed below grade in conduits. The cabling enters the building at the telephone
demarcation point in the custodial lounge.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current systems.
Expected Life:
▪ The data cabling throughout the building is within the typical 15 year warranty period and could be retested
and certified to ensure the cabling system can accommodate present and future technologies that will
operate at gigabit Ethernet speeds. Also, fiber optic cabling from the central communications room to the
satellite closet should be retested for signal loss due to dust at connection points, etc.
Comments and Recommendations:
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds. But,
as part of a major renovation project, this cabling may not be in the optimal location within the classroom
space. Therefore, it may need to be removed and replaced with the latest cable technology meeting the
latest standards.
▪ Fiber optic cabling in the building should be retested for signal loss due to dust at connection points, etc.
G. Communications, Security, and Technology (continued)
- 6.126 -
Physical Conditions Analysis
Central High School - Aerial Site Plan
- 6.127 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Central High School - First Floor Plan
- 6.128 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Central High School - Lower Level Plan
- 6.129 -
98
Physical Conditions Analysis
Stadium Facilities
Site Map
Football Field
Press Box
Press Box
Stadium Facilities
Fairview Avenue
Roaring Spring, PA 16673
Site Acreage:
6.37 acres
Architectural Area:
3,206 square feet (Field House)
933 square feet (Press Box)
History:
1920 Football Field
1945-50 Lights installed
1945 Grass parking area
1960 Football bleachers
1961 Locker Room, Concession,
and Toilet Facilities
19xx Press Box
1982 Visitor Bleachers
1998 Scoreboard / Goalposts
2002 Home Bleachers and
Press Box refurbishment
Current Status:
Facilities are currently being utilized
by the School District as the District’s
Stadium Facilities.
Description:
A physical conditions analysis of the
Stadium Facilities has been completed,
and the assessment and
evaluation of their existing conditions,
as well as recommended improvements,
are included within this
section.
The facilities will require complete
renovations to upgrade architectural
and general building elements; improvements
to the exterior building
envelope, HVAC, electrical, plumbing,
fire protection, technology and
security systems upgrades; and
ADA and code upgrades.
Note:
The information provided for site acreage,
year constructed, and additions / renovations
was received from documents provided by
Spring Cove School District.
- 6.130 -
Physical Conditions Analysis
Stadium Facilities
Press Box
Field House Concession Area
Field House Locker Room
Press Box
Field House
Field House Locker Room
- 6.131 -
99
Physical Conditions Analysis
Stadium Facilities
A team from Architectural Innovations and Tower Engineering assessed the Stadium Facilities buildings and site.
The inspection team looked at the current physical conditions of the buildings and site with regard to current
construction standards and codes. The inspection team included an Architect, Mechanical Engineer, Plumbing
Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ Repair concrete pads at Field House toilet facilities. Recommend redesigning area to provide ADA compliant
facilities.
▪ Repair damaged areas of fencing system. Repair sections of fence that compromise completely securing
the property.
2. Architectural Recommendations
Field House
▪ Roaring Spring Field House is generally in fair condition and in need of repairs / upgrades. The building has
numerous ADA and other code-related issues that would need to be addressed if fully renovated. It is the
opinion of the design team that a full renovation to this building would be costly.
▪ The building may contain asbestos. A full asbestos survey should be completed prior to any future alterations
to this building.
Press Box
▪ Even though documentation indicates that refurbishment occurred in 2002, Roaring Spring Press Box is
generally in fair condition and in need of repairs / upgrades. The building has numerous ADA and other
code-related issues that would need to be addressed if fully renovated. It is the opinion of the design team
that a full renovation to this building would be costly.
▪ The building may contain asbestos. A full asbestos survey should be completed prior to any future alterations
to this building.
Home Grandstands
▪ Grandstands were installed in 2002 and are in relatively good condition. No specific recommendations
required. Continue routine maintenance.
Visitor Grandstands
▪ Grandstands were last renovated in 1982 and are in fair condition. Recommend renovating the visitor
grandstands to comply with current building codes and address ADA deficiencies.
3. Mechanical Systems Recommendations
General
▪ The existing HVAC equipment appears to be suitable for continued use.
▪ If the building is fully renovated, consideration should be given to installing mechanical ventilation units in
each locker room. This would comply with current code requirements for locker rooms.
Press Box
▪ Replace the fans and terminal heat if/when it fails or during the next renovation.
Toilet Rooms Beneath the Press Box
▪ Replace the terminal heating equipment if and when it fails.
Field House
▪ Replace the terminal heating equipment if and when it fails.
▪ Exhaust ductwork associated with kitchen hoods is made of galvanized ductwork and is not insulated with
zero clearance insulation. To comply with current codes, ductwork must be welded stainless steel or black
steel and must be insulated for zero clearance if within 18” of combustible materials.
▪ If building is renovated, install mechanical ventilation for both locker rooms.
Automatic Temperature Controls
▪ No recommendations need to be made at this time.
- 6.132 -
Physical Conditions Analysis
Stadium Facilities
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Rest rooms should be made ADA compliant.
▪ Provide “point of use” electric water heaters for the press box lavatories.
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
100
▪ Correct trapping of sinks that is not permitted by IPC.
▪ IPC 2009 requires a drinking fountain for this occupancy.
▪ The shower valves are not pressure balanced or thermostatic mixing type as required to limit hot water
temperature. Replace shower controls compliant with current IPC.
▪ Update shower drains to be in accordance with current IPC. In section 417.3 Shower waste outlets. “… the
waste outlet shall be located and the floor pitched so that waste from one shower does not flow over the floor
area serving another shower.” With wall shower heads and controls a perimeter drain is recommended.
Fire Protection
▪ If renovations are made to the stadium accessory use area, provide fire protection system to be up to date
with current code.
5. Electrical Systems Recommendations
Power Distribution
▪ The distribution equipment for the pressbox should be replaced and installed in a location that is not exposed
to the weather. The open circuit breaker position in the loadcenter should be filled with spare circuit
breakers or cover with blank space covers to prevent someone from touching the bus in the loadcenter.
▪ The distribution layout in the concessions building appeared to be the type of system that has been added
to as needed. It would be advisable to remove and replace the older loadcenters and consolidate the
distribution into two 42 circuit panel boards so that future growth and physical space to add circuits is more
manageable.
Emergency Lighting and Power Systems
▪ Battery equipment should be added to the locker room spaces inside the concessions building to comply
with NFPA 101 Life Safety Code.
Lighting Systems
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off of
light during unoccupied times.
▪ All light equipped with T12 lamps should be retrofitted to T8 and electronic ballasts.
▪ The quartz floodlight on the stadium pressbox and concession/locker room building could be retrofitted to LED
lamped light fixture for lower energy consumption and longer lamp life.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ Depending on how the building is treated by the general public, surveillance cameras may need to be added.
▪ Because access to these buildings is limited, the need for a security system that consists of a card access
entry system does not seem necessary.
Telephone and Data Network Systems
▪ As part of a major renovation project, the addition of data cabling to serve wireless access points or desk
top computers should be considered.
A. Executive Summary (continued)
- 6.133 -
Physical Conditions Analysis
Stadium Facilities
B. Site Conditions
1. Overall Site Description
▪ The stadium facilities are on a District-owned / maintained, separate property in Roaring Spring with minimal
landscaping.
2. Parking / Paving
▪ Grass parking area added in 1945. Not enough parking for events.
▪ Gravel access drives: fair condition, repair.
▪ Asphalt paving: fair condition, repair.
3. Sidewalks
▪ Asphalt walkways: fair condition, repair.
▪ Concrete pads at toilet facilities (damaged, spalling); large step: fair condition, repair.
○ Caulking missing between pad and concrete wall: repair.
4. Fences and Railings
▪ Perimeter Fence: chain link (some sections with barb wire on top), rusting: fair condition, repair.
○ Fence system does not completely secure area. Some locations have large openings from bottom of
fence to ground: fair condition, repair.
▪ Lower Fence at Field: chain link with padded top: fair condition, repair.
5. Football Field
▪ Football field started to be used in 1920. Natural grass football field, some worn areas: fair condition, repair.
▪ Stadium lights were installed between the years 1945-1950. Refer to Section F for condition and recommendations.
101
▪ Scoreboard installed in 1998. Refer to Section F for condition and recommendations.
▪ Goalposts installed in 1998: fair condition, remain.
6. ADA Access
▪ Site is generally accessible.
▪ Access to toilet facilities does not meet current ADA requirements.
7. Site Fixtures
▪ Propane tank enclosure: metal screen with hinged doors, rusting: fair condition, repair.
▪ Wood screens at toilet facility entrances: fair condition, repair.
8. Site Drainage
▪ Site drains well. No issues reported.
- 6.134 -
Physical Conditions Analysis
Stadium Facilities
C. General Architectural Conditions
1. Roaring Spring Field House
General
▪ Originally constructed in 1961.
Exterior Walls
▪ Painted concrete masonry units (some staining): fair condition, repair.
○ Vertical crack on parking side: repair.
▪ Poured concrete buttresses at ends (painted): fair condition, repair.
▪ Painted T-111 (some gaps at transition of materials): fair condition, repair.
▪ Unsealed penetrations into wall: repair.
▪ Caulking: poor condition, replace.
Exterior Doors
▪ Metal doors and frames (some damaged, some rust): fair condition, repair.
○ Knob hardware: fair condition, repair.
▪ Concession and Locker Areas - wood doors: fair condition, repair.
▪ Concession counter doors: fair condition, repair.
▪ Wood storage doors: fair condition, repair.
○ Knob hardware and padlock: fair condition, repair.
Roof
▪ Rubber membrane with pea gravel: fair condition, repair.
▪ Metal roof edge rusting: fair condition, repair.
▪ Edge damage to structural long-span roof deck: repair
▪ Bird nest under soffit at emergency light: remove.
Exterior Equipment
▪ Directory / Display Case: fair condition, repair.
▪ Refer to Sections D, E, and F.
ADA Access
▪ Building spaces are not ADA accessible. If building is renovated, access to and within these spaces would
need to be revised to meet current code requirements.
Asbestos
▪ The District does not have an AHERA report for the Field House. The building was constructed in 1961
and could contain asbestos. A full asbestos survey should be completed prior to any future alterations to
this building.
Interior Doors
▪ Existing metal doors and frames: fair condition, repair.
Concession
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceiling: exposed structure: fair condition, repair.
▪ Equipment:
○ Stainless steel tables, ovens: fair condition, repair.
○ Solid surface counters to exterior: good condition, remain.
○ Caulking at solid surface counters: poor condition, replace.
▪ Concession area is not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
Visitor’s Locker (Main Area)
▪ Floor: concrete: fair condition, repair.
○ Red carpet squares at entrance: fair condition, repair or replace.
102
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceiling: exposed structure: fair condition, repair.
▪ Equipment: painted wood partitions and open lockers: fair condition, repair. Refer to Sections D, E, and F
for additional equipment conditions and recommendations.
▪ Locker area is not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
- 6.135 -
Physical Conditions Analysis
Stadium Facilities
Visitor’s Locker (Shower Area)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
▪ Equipment: Refer to Sections D, E, and F.
▪ Shower area is not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
Restrooms (Women, Men)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
▪ Equipment: painted wood partitions: fair condition, repair. Refer to Sections D, E, and F for additional
equipment conditions and recommendations.
▪ Restrooms are not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
Home Locker (Main Area)
▪ Floor: concrete: fair condition, repair.
○ Red carpet squares at entrance: fair condition, repair or replace.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceiling: exposed structure: fair condition, repair.
▪ Equipment: painted wood partitions and open lockers: fair condition, repair. Refer to Sections D, E, and F
for additional equipment conditions and recommendations.
▪ Locker area is not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
Home Locker (Shower Area)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
▪ Equipment: Refer to Sections D, E, and F.
▪ Shower area is not ADA accessible. ADA issues will need to be addressed if area is fully renovated.
Officials
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
▪ Equipment: lockers: fair condition, repair. Refer to Sections D, E, and F for additional equipment conditions
and recommendations.
Mechanical / Electrical Room
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
▪ Equipment: Refer to Sections D, E, and F.
Trainer / Storage
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: concrete masonry units: fair condition, repair.
▪ Ceilings: exposed structure: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.136 -
Physical Conditions Analysis
103
Stadium Facilities
2. Roaring Spring Press Box
General
▪ Original construction date unknown (19xx). Refurbished in 2002.
Exterior Walls
▪ Painted concrete masonry units: fair condition, repair.
▪ Hole in concrete masonry should be sealed.
▪ There are several locations of step-cracking in concrete masonry on bleacher side: poor condition, repair
and paint.
▪ There are numerous locations of stains from roof (all the way down to the ground): poor condition, repair
(address water leak, patch wall and paint).
Windows
▪ Metal windows: fair condition, repair. Condensation on some windows: poor condition, replace.
Exterior Doors
▪ Metal doors and frames: fair condition, repair.
Roof
▪ Rubber membrane with pea gravel: fair condition, repair.
▪ Metal roof edge rusting: fair condition, repair.
Exterior Equipment
▪ Surface-mounted lighting and speakers: refer to Section F for conditions and recommendations.
ADA Access
▪ Observation areas are not ADA accessible. ADA issues will need to be addressed if structure is fully renovated.
Asbestos
▪ The District does not have an AHERA report for the Press Box. The building was most likely constructed
in the 1960s and could contain asbestos. A full asbestos survey should be completed prior to any future
alterations to this building.
Restrooms (Women, Men)
▪ Floor: painted concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
▪ Ceiling: exposed concrete deck: fair condition, repair.
▪ Equipment:
○ Painted wood partitions: fair condition, repair.
○ Surface-mounted piping (not insulated under sinks): refer to Section E for conditions and
recommendations.
First Floor Observation Area
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted concrete masonry units: fair condition, repair.
○ Peeling paint on wood window sills: poor condition, scrape and paint.
▪ Ceiling: exposed concrete deck: fair condition, repair.
▪ Equipment:
○ Painted plywood partitions: fair condition, repair.
○ Painted plywood and 2x4 work counters: fair condition, repair.
○ Painted metal ship’s ladder to second floor: fair condition, repair. Railing does not meet current code
requirements, replace with code-compliant railing.
○ Extension cords dropping down from second level at ship’s ladder.
○ Sound equipment and electrical panels: refer to Sections F and G for conditions and recommendations.
Second Floor Observation / Filming Area
▪ Floor: concrete: fair condition, repair.
○ Cracking at guard rail, repair.
▪ Base: not applicable.
C. General Architectural Conditions (continued)
- 6.137 -
Physical Conditions Analysis
Stadium Facilities
▪ Walls: painted concrete masonry units: fair condition, repair.
○ Peeling paint on concrete masonry window sills: poor condition, scrape and paint.
○ Gap between concrete masonry and window bulkhead: poor condition, repair and seal.
▪ Ceiling: exposed concrete deck: fair condition, repair.
▪ Doors: 24 inch wide wood door and frame to filming area: too narrow to count as a means of egress, replace.
104
▪ Equipment:
○ Painted plywood partitions: fair condition, repair.
○ Painted plywood and 2x4 work counters: fair condition, repair.
○ Guard rail at floor opening for ship’s ladder does not meet current code requirements, replace with
code-compliant railing.
3. Home Grandstands
General
▪ Originally constructed in 2002.
▪ Aluminum with ADA ramp / seating: good condition, remain.
4. Visitor Grandstands
General
▪ Originally constructed as home grandstands in 1960. Renovated in 1982, and became visitor grandstands
when new home grandstands were constructed in 2002.
▪ Aluminum without ADA access or seating areas: renovate to incorporate required ADA accommodations.
▪ Chain link fence railings rusting: fair condition, repair.
5. Storage Barn
General
▪ Wood storage barn with garage door and shingle roof: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.138 -
Physical Conditions Analysis
Stadium Facilities
D. Mechanical Systems
1. General
Overall System Type:
▪ Exhaust fans with Electric Terminal Heat.
Construction and Renovation History:
▪ Unknown
Comparison to Current Standards:
▪ The terminal electric heating system is similar to equipment installed in numerous similar facilities.
Overall Recommendation:
▪ The existing HVAC equipment appears to be suitable for continued use.
▪ If the building is fully renovated, consideration should be given to installing mechanical ventilation units in
each locker room. This would comply with current code requirements for locker rooms.
2. Press Box
Description of Existing System:
▪ Exhaust fans with manual controls.
▪ Electric resistance terminal heat.
Code Violations and Safety Concerns: None.
Expected Life:
▪ Beyond expected longevity.
Comments and Recommendations:
▪ Replace the fans and terminal heat if/when it fails or during the next renovation.
3. Toilet Rooms Beneath the Press Box
Description of Existing System:
▪ Exhaust fans with Electric Terminal Heat.
Code Violations and Safety Concerns: None.
Expected Life:
▪ Appears to be suitable for continued use.
Comments and Recommendations:
▪ Replace the terminal heating equipment if and when it fails.
4. Field House
Description of Existing System:
▪ Exhaust fans (for kitchen exhaust hoods) with Electric Terminal Heat.
Code Violations and Safety Concerns:
▪ Mechanical ventilation is not provided for locker rooms.
Expected Life:
▪ In the second half of expected longevity.
Comments and Recommendations:
▪ Replace the terminal heating equipment if and when it fails.
▪ Exhaust ductwork associated with kitchen hoods is made of galvanized ductwork and is not insulated with
105
zero clearance insulation. To comply with current codes, ductwork must be welded stainless steel or black
steel and must be insulated for zero clearance if within 18” of combustible materials.
▪ If building is renovated, install mechanical ventilation for both locker rooms.
5. Automatic Temperature Controls
Description of Existing System:
▪ Independent, non-programmable electric or electronic temperature controls.
Expected Life:
▪ Within expected longevity.
Comments and Recommendations: None.
- 6.139 -
Physical Conditions Analysis
Stadium Facilities
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: Incoming water service line is 2 inch. The building had been winterized at the time of the
visit and the water meter had been removed.
Natural Gas Service:
▪ There is natural gas service for the cooking equipment in the concession area.
Code Violations and Safety Concerns:
▪ The other school buildings in the District have reduced pressure back flow preventers on the domestic
water supply entrance. Check with the local water authority on their current requirements for back flow
preventers, update water service entrance as required.
Comments and Recommendations:
▪ Replace existing main water service shut off gate valve with ball valve.
2. Plumbing Fixtures
Water Closets:
▪ Floor-mounted, tank type.
Urinals:
▪ Wall-mounted, manual valves with spring return.
Lavatories:
▪ Wall hung. Manual twist knob handles. No trap wrap or hot water tempering valve. “S” trap. The Press
Box lavatories only had a cold water supply.
Sinks:
▪ Three bowl stainless steel, manual lever handles faucets.
Showers:
▪ Wall-mounted, manual “cross” twist handles. There is a floor drain in the center of the shower area.
Recommendations:
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ If the building is renovated, the plumbing systems in the building should be replaced and should be
replaced with high efficiency low consumption and faucets.
▪ Rest rooms should be made ADA compliant.
▪ Provide drinking fountains as required by IPC.
▪ The “S” traps on the lavatories are not permitted by the IPC. Provide “P” trap and vent connection.
▪ The shower valves are not pressure balanced or thermostatic mixing type as required to limit hot water
temperature. Replace shower controls compliant with current IPC.
▪ When the shower controls are replaced the drains in the shower rooms should be revised to be in accordance
with IPC 2009. In section 417.3 Shower waste outlets. “… the waste outlet shall be located and the
floor pitched so that waste from one shower does not flow over the floor area serving another shower.” With
wall shower heads and controls a perimeter drain is recommended.
▪ IPC requires tempered water for hand washing purposes. Provide “point of use” electric water heaters for
the press box lavatories.
3. Water Heaters / Storage Tanks
▪ Quantity: Two (2) Field house side only. No hot water for press box area.
▪ Type: Electric, storage water heater. Cemline Stone Steel Model V 200, 27 kW.
▪ Storage Capacity (Gallons): 200 each (from model number).
▪ Recirculation Pump: No.
▪ Year Installed: Unknown.
▪ Comments and Recommendations: District informed inspection team that there are no problems with the
water heaters.
106
- 6.140 -
Physical Conditions Analysis
Stadium Facilities
E. Plumbing and Fire Protection Systems (continued)
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is building partially sprinkled: No.
▪ Conditions / Comments: Current code would require an automatic sprinkler system for Group A-5 occupancies
for “concession stands, retail areas, press boxes and other accessory use areas in excess of 1,000
square feet”.
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection:
○ Stadium Pressbox: Overhead service from Penelec (First Energy) is residential style from a utility pole
mounted at property line. On the customer pole, the conductors drop down the pole from a weather
head and enter a meter socket, which then feeds a loadcenter. From this loadcenter, an underground
feed is routed to the pressbox building to power a loadcenter in the pressbox. Service to building is
120/240 volt, single phase, three wire.
○ Concession/Locker Room building: Overhead service from Penelec (First Energy) with three 25KVA
pole mounted transformers adjacent to building. From this utility pole, the electric service is routed
below grade to the building and rises up in a storage space. The feeder routes through a current
transformer cabinet for the utility metering and then terminates on one 100 amp and two 200 amp
loadcenters. Service to building is 208Y/120 volt, three phase, four wire.
○ Field Lighting: Overhead service from Penelec (First Energy) with three 25KVA pole mounted
transformers adjacent to fenced enclosure. From this utility pole, the electric service is routed below
grade to a fenced enclosure that houses the field lighting (Musco) panel boards and contactor cabinets.
From the contactor cabinets, the feeders to each pole assembly are routed below grade around the
field. Service to field lighting is 208Y/120 volt, three phase, four wire.
▪ Equipment Manufacturers: There is a mix of equipment manufactures for all three service locations on the
property.
▪ Distribution system: See Utility Connection section above.
Code Violations and Safety Concerns:
▪ The loadcenters appeared to have adequate clearance in all locations. The conduit connections at the pole
for the pressbox had some gaps, exposing the conductors. The distribution equipment that was located
outside by the pressbox was weathered from being outside.
▪ The loadcenter in the pressbox has open circuit breaker positions without covers that leave the bus exposed.
Expected Life:
▪ The distribution equipment for the pressbox and concessions building was older and showing signs of age.
The Musco lighting control equipment appeared to be within the first twenty years of operation and has 10
years of life expectancy remaining.
Comments and Recommendations:
▪ The distribution equipment for the pressbox should be replaced and installed in a location that is not exposed
to the weather. The open circuit breaker position in the loadcenter should be filled with spare circuit
breakers or cover with blank space covers to prevent someone from touching the bus in the loadcenter.
▪ The distribution layout in the concessions building appeared to be the type of system that has been added
to as needed. It would be advisable to remove and replace the older loadcenters and consolidate the
distribution into two 42 circuit panel boards so that future growth and physical space to add circuits is more
manageable.
2. Emergency Lighting and Power System
Description of Existing System:
▪ The concessions/locker room building is not equipped with an emergency generator and is note equipped
with emergency lighting battery packs.
- 6.141 -
Physical Conditions Analysis
Stadium Facilities
▪ The stadium pressbox is equipped with a portable generator during football season. There are two metal
halide flood lights mounted on the building that are aimed into the field area. During a power outage, these
light can be illuminated by the portable generator to provide egress illumination from the stadium.
Code Violations and Safety Concerns:
▪ Battery equipment should be added to the locker room spaces inside the concessions building to comply
107
with NFPA 101 Life Safety Code.
Expected Life:
▪ Not Applicable.
Comments and Recommendations:
▪ Battery equipment should be added to the locker room spaces inside the concessions building to comply
with NFPA 101 Life Safety Code.
3. Lighting Systems
Description of Existing System:
▪ In the concessions building/locker room building, there was a mix of T8 lamped, surface mounted wraparound
light in the concession area, but then there were T12 lamped industrial style light in
the locker rooms. All around the perimeter of the building on the roof, there were quartz lamped floodlights
on a switch inside the building.
▪ At the stadium pressbox, there are T12 lamped strip light in the pressbox and toilet rooms on the
ground level in addition to the building mounted floodlights described in the Emergency Lighting and Power
System section above.
Code Violations and Safety Concerns:
▪ Under the current installation, there are no code violations or safety issues. However, under any major renovation
project, improvements will need to be made. The International Energy Conservation Code (IECC)
is a division of the IBC and requires, among other energy saving measures, a maximum amount of energy
consumed by the lighting system as well as multiple levels of lighting control and automatic lighting shut-off
controls. This code is mandated in an effort to reduce wasted energy.
▪ The implementation of the IECC means that the existing would need to be replaced with more energyefficient . Most areas would need to have a form of dual-switching to allow half of the light
or lamps to be turned off independently of the other . In order to meet the automatic shut-off controls,
most areas will need to be controlled by occupancy sensors or timer switches.
Expected Life:
▪ Most light can be expected to have a life span of approximately 20 years. The age of the light
in all locations were of different vintages and the exact age was not determined. All light
equipped with T12 lamps should be retrofitted to T8 and electronic ballasts at a minimum.
Comments and Recommendations:
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off of
light during unoccupied times.
▪ All light equipped with T12 lamps should be retrofitted to T8 and electronic ballasts.
▪ The quartz floodlight on the stadium pressbox and concession/locker room building could be retrofitted to LED
lamped light fixture for lower energy consumption and longer lamp life.
F. Electrical Systems (continued)
- 6.142 -
Physical Conditions Analysis
Stadium Facilities
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ There is no fire alarm system in either building
▪ Neither building is equipped with surveillance cameras.
▪ The perimeter doors are not equipped with door position contacts. There are no card access systems at
entry points at either building
Code Violations and Safety Concerns:
▪ Neither of these structures requires a fire alarm system.
Expected Life:
▪ Not Applicable.
Comments and Recommendations:
▪ Depending on how the building is treated by the general public, surveillance cameras may need to be added.
▪ Because access to these buildings is limited, the need for a security system that consists of a card access
entry system does not seem necessary.
2. Telephone and Data Network Systems
Description of Existing System:
▪ There are no data networking drops in either building.
▪ There are basic telephone lines into both buildings.
▪ There is no cable television in either building.
Code Violations and Safety Concerns:
108
▪ There are no code violations or safety concerns with the current systems.
Expected Life:
▪ Not applicable.
Comments and Recommendations:
▪ As part of a major renovation project, the addition of data cabling to serve wireless access points or desk
top computers should be considered.
- 6.143 -
Physical Conditions Analysis
Stadium Facilities - Aerial Site Plan
- 6.144 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Stadium Facilities - Plan
- 6.145 -
109
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
Site Map
Main Entrance
Rear of Building
Transition between Siding and Stone
Bean Hill / Cove Gymnasium
185 Spring Cove Road
Roaring Spring, PA 16673
Site Acreage:
50 total acres (shared with High
School)
Architectural Area:
13,930 square feet
Number of Stories:
2 Levels
Year Constructed:
1919
Dates of Additions/Renovations:
1936 Additions
1990 Renovations
Unknown Data
Demolition of connection to adjacent
building
Current Status:
The building is currently utilized by
the School District for maintenance /
storage, wrestling and baseball programs.
Description:
A physical conditions analysis of
Bean Hill / Cove Gymnasium has
been completed, and the assessment
and evaluation of the existing
conditions, as well as recommended
improvements, are included within
this section.
The building and site will require
complete renovations to upgrade architectural
and general building elements;
improvements to the exterior
building envelope, HVAC, electrical,
plumbing, fire protection, technology
and security systems upgrades; and
ADA and code upgrades.
Note:
The information provided for site acreage,
year constructed, and additions / renovations
was received from documents provided by
Spring Cove School District.
- 6.146 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
Lobby
Stair to Basement
Locker Room
Gymnasium
Gymnasium
Maintenance Area
- 6.147 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
110
A team from Architectural Innovations and Tower Engineering assessed the Bean Hill / Cove Gymnasium building
and site. The inspection team looked at the current physical condition of the building with regard to current
construction standards and codes. The inspection team included an Architect, Mechanical Engineer, Plumbing
Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ Repair damaged sections of concrete retaining walls at areaways / exterior stairs to Basement Level.
▪ Replace all railings at stairs, ramps, and areaways with code-compliant railings.
▪ Install code-compliant railings at sidewalk to adjacent building.
▪ Replace deteriorated concrete stairs and landing from rear of Gymnasium. Recommend installing a second
means of ADA egress at this location.
▪ Repair all other damaged concrete stairs and landings.
▪ Replace wood screens at back of building.
2. Architectural Recommendations
Building Exterior
▪ Repair areas of damaged stone and missing mortar. Seal / patch holes from former equipment locations.
▪ Repair areas of damaged Exterior Insulation Finish System (EIFS).
▪ Repair / install missing siding trim at transition to stone in order to complete installation and cover exposed
foam insulation.
▪ Replace all caulking.
▪ Repair damaged concrete walls.
▪ Install missing copper flashing.
▪ Replace chimney cap.
▪ Repair damaged concrete slab at service door.
▪ Repair all exterior swinging doors. Replace door hardware.
Building Interior
▪ Bean Hill / Cove Gymnasium is generally in fair condition and in need of repairs / upgrades. The building
has numerous ADA and other code-related issues that would need to be addressed if fully renovated. It is
the opinion of the design team that a full renovation to this building would be costly.
3. Mechanical Systems Recommendations
General
▪ The existing HVAC equipment (boilers and AHUs) appears to be in fair shape and is operable. However, it
is approaching the expected longevity. If a failure were to occur on any individual unit, we recommend that
consideration be given to replacing the unit in lieu of repair.
Central Heating Plant
▪ The hot water heating plant is piped to air handling units, radiators and unit heaters.
▪ The existing inline pump is in poor condition and a budget/schedule for replacement should be developed.
Gymnasium and Locker Room
▪ Revise controls to operate unit during occupied hours.
▪ Consider installation of CO2 sensors that will modulate the ventilation when the room is not fully occupied.
Automatic Temperature Controls
▪ If equipment is replaced/upgraded, consider tying into the district-wide DDC system. This will facilitate
scheduling of the air handling units.
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Install ASSE 1070 tempering valves on lavatory and sink. IPC 2009 requires tempered water for hand
washing purposes.
▪ Restrooms should be made ADA compliant.
▪ The shower controls are in poor condition due to the hard water. Replace shower controls. Consider installing
scale control equipment.
▪ Update shower drains to be in accordance with current IPC. In section 417.3 Shower waste outlets. “… the
waste outlet shall be located and the floor pitched so that waste from one shower does not flow over the floor
area serving another shower.” With wall shower heads and controls a perimeter drain is recommended.
- 6.148 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
▪ If renovation work is done, the water closets and urinals could be replaced with high efficient low consumption
. The water close flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ IPC 2009 requires a drinking fountain for this occupancy. Water coolers or bottled water dispensers shall
be permitted to be substituted for not more than 50% of the required drinking fountains.
111
▪ Provide grate on open floor drain in boiler room.
Fire Protection
▪ Not applicable.
5. Electrical Systems Recommendations
Power Distribution
▪ A transient voltage surge suppressor could be installed on the main loadcenter to protect the service from
fluctuations in power from the utility.
Emergency Lighting and Power Systems
▪ The batteries in the wall mounted light and exit signs should be tested for battery strength and may
need to be replaced due to the age of the batteries.
Lighting Systems
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ As part of any renovation project, a fire alarm system should be installed.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project. Card access entry to
this building would provide greater control of who is accessing the building and would not require keys to
be distributed.
Telephone and Data Network Systems
▪ As part of a major renovation project, the addition of data cabling to serve wireless access points or desk
top computers should be considered.
A. Executive Summary (continued)
- 6.149 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
B. Site Conditions
1. Overall Site Description
▪ Site is maintained and there is minimal landscaping.
▪ Bean Hill / Cove Gymnasium shares a site with Central High School and Canary Laboratory (building adjacent
to Bean Hill / Cove Gymnasium).
2. Parking / Paving
▪ Asphalt parking areas and paving: good condition, remain.
▪ Gravel parking areas and drives: fair condition, repair.
3. Retaining Walls
▪ Concrete retaining wall at areaways (some stained / damaged): fair condition, repair.
○ Railings do not meet current code requirements: replace with code-compliant railings.
○ Hole in retaining wall (near Door D3): repair.
4. Sidewalks
▪ Concrete sidewalk to adjacent building (Canary Laboratory) sits on top of former corridor (retaining walls) to
lower level of Bean Hill / Cove Gymnasium. It is higher than 8 inches above grade and there are no railings
on either side. The retaining walls and sidewalk are in good condition. Install code-compliant railings on
both sides of sidewalk.
5. Loading Dock
▪ Not applicable.
6. Stairs, Ramps and Railings
▪ Concrete stairs and landings at main entrance: good condition, remain.
▪ Damaged (spalling concrete) at rear gymnasium stairs: poor condition, replace.
▪ Damaged concrete at rear internal stairwell exit: fair condition, repair.
▪ Damaged concrete slab at lower landing and stairs to Door D3.
▪ Concrete stairs from locker room: fair condition, repair.
▪ Cracked and stained concrete at main entrance ramp: fair condition, repair
▪ Rusting railings are staining concrete. Railings do not meet current code requirements: replace with
code-compliant railings.
112
▪ Wood stairs and railing to access rear of building from concrete sidewalk connecting to adjacent building:
fair condition, repair.
7. Playgrounds / Athletic Fields
▪ Not applicable.
8. ADA Access
▪ Only one accessible means of ADA access / egress at the building.
9. Site Drainage
▪ Water drains from the roof and enters into the building. Attempts to repair the situation have been unsuccessful.
10. Site, Other
▪ Fenced-in cemetery (Byers Family) on property: fair condition, repair.
○ Ornamental fencing and gate (damaged, rusting): fair condition, repair.
○ Overgrown shrubbery at main headstone.
▪ Wood screen at back of building: poor condition, replace.
- 6.150 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 1910. Renovated in 1936.
Walls
▪ Stone (some rust staining from former or existing equipment): fair condition, repair.
○ Cracked or missing mortar in some locations: fair condition, repair.
○ Holes in some areas from former equipment locations: fair condition, repair (seal / patch).
▪ Exterior Insulation Finish System (EIFS) at former opening infills: fair condition, repair.
○ Some locations where rocks are stuck in EIFS: remove rocks and repair system.
▪ Siding: fair condition, repair.
○ Exposed and missing spray insulation between siding and stone (transition not finished): poor condition,
repair.
▪ Spalled, damaged, cracked concrete: fair condition, repair.
▪ T-111 infill at one former main entrance opening: fair condition, repair.
▪ Rusted lintels at former openings: fair condition, repair.
▪ Caulking: poor condition, replace.
Windows
▪ Not applicable.
Exterior Doors
▪ Doors and frames (some damaged): fair condition, repair.
○ Door C1: painted door faded and peeling; wood jamb and lintel not protected; knob hardware: fair
condition, repair.
▪ Hardware does not meet current ADA requirements: replace with ADA compliant hardware.
▪ Service Door: good condition, remain.
○ Spalled, cracked concrete slab at service door: fair condition, repair.
○ Broken stone jamb at base (open into wall): fair condition, repair.
Roof
▪ Standing seam metal roof system (above Lobby) installed in 2012: good condition, remain.
○ Gutters and Downspouts: good condition, remain.
▪ Firestone 60mil (fully adhered) roof system installed in 1990/1991: good condition, some minor repairs
required.
○ Roof Drains: good condition, remain.
○ Damaged walk-way pad at roof hatch, replace.
▪ Brick chimney in fair condition, repair. Concrete chimney cap in poor condition, replace.
▪ Roof has lighting protection: good condition, remain.
▪ Aluminum coping in good condition, remain.
▪ Copper flashing missing in some areas, replace.
▪ Rusting rooftop equipment: Refer to Section D for conditions and recommendations.
▪ Asphalt shingle roof at low roof at basement level: fair condition, repair.
○ No flashing at stone wall; caulking separating from wall: poor condition, replace.
Exterior Equipment
▪ Upper level louvers: fair condition, repair.
2. Building Core Spaces
ADA Access
▪ Main entrance has a ramp and is the only accessible route to and from the building.
113
▪ Majority of interior spaces are not ADA accessible. If building is fully renovated, access to and within these
spaces would need to be revised to meet current code requirements.
Asbestos
▪ There is a 1991 AHERA report for Bean Hill / Cove Gymnasium.
Interior Doors
▪ Wood: fair condition, repair.
▪ Hardware: knob hardware does not meet current ADA requirements. ADA issues will need to be addressed
if building is fully renovated.
○ Railings: wood (wall-mounted): fair condition, repair.
- 6.151 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
Lobby
▪ Floor: hardwood: fair condition, repair.
▪ Base: wood: fair condition, repair.
▪ Walls: plaster: fair condition, repair.
○ Painted concrete masonry units at infill areas: fair condition, repair.
○ Unfinished wood at main entrance doors.
▪ Ceiling: metal deck: fair condition, repair.
▪ Equipment:
○ Crashpad wainscot adjacent to restroom / janitor: fair condition, repair.
▪ General:
○ Far area of Lobby used for storage (old doors, equipment, pads, etc.)
Gymnasium
▪ Floor: hardwood: fair condition, repair.
○ Wrestling mats: fair condition, repair.
▪ Base: wood quarter round: fair condition, repair.
▪ Walls:
○ Brick wainscot with plaster (some peeling) above: fair condition, repair.
○ Partial height painted plywood to protect piping in corners: fair condition, repair.
▪ Ceiling: painted plywood: fair condition, repair.
▪ Equipment:
○ Backstops: fair condition, repair.
○ Chin-up Bars: fair condition, repair.
Lockers / Storage (former Stage)
▪ Floor: hardwood: fair condition, repair.
▪ Base: wood: fair condition, repair.
▪ Walls:
○ Painted plaster (some cracking): fair condition, repair.
○ Strand board wall (unfinished) to create adjacent storage room: fair condition, repair.
▪ Ceiling: fair condition, repair.
▪ Doors at proscenium enclosure: hollow metal doors and frames: fair condition, repair.
▪ Equipment:
○ Free-standing metal lockers: fair condition, repair.
○ Wood ladder and wood access door to mechanical loft: fair condition, repair.
Storage (Room built on Stage)
▪ Floor: hardwood: fair condition, repair.
▪ Base: wood quarter round: fair condition, repair.
▪ Walls:
○ Painted plaster: fair condition, repair.
○ Strand board wall (unfinished) to create storage room: fair condition, repair.
○ Painted brick (exterior wall): fair condition, repair.
▪ Ceiling: plywood: fair condition, repair.
▪ Door: wood door with lever hardware: fair condition, repair.
▪ Equipment: wood ladder and wood access door to mechanical loft: fair condition, repair.
Stairs
▪ General:
○ Front Stair – run to upper level used to store lumber/wood trim.
○ Front Stair - plywood access door at top landing.
▪ Floor (landings): hardwood: fair condition, repair.
▪ Base (landings): hardwood: fair condition, repair.
▪ Stair Construction:
114
○ Treads / Risers: wood: fair condition, repair.
○ Railings: wood (wall-mounted): fair condition, repair.
○ Soffit: painted plaster: fair condition, repair.
▪ Walls: painted plaster: fair condition, repair.
▪ Ceilings: metal deck: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.152 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
▪ Equipment:
○ Front Stair – occupancy sensor for lights: refer to Sections F and G for conditions and recommendations.
Restroom / Janitor (first floor)
▪ Floor:
○ Hardwood: fair condition, repair.
○ Linoleum at toilet: fair condition, repair.
▪ Base: wood: fair condition, repair.
▪ Walls: plaster: fair condition, repair.
○ Painted brick and concrete masonry units at former window opening: good condition, remain.
▪ Ceilings: painted plywood: fair condition, repair.
▪ Equipment:
○ Wood access hatch in ceiling: fair condition, repair.
○ Plastic laundry sink is used as sink. Laundry sink is not an ADA accessible sink. ADA issues will need
to be addressed if building is fully renovated.
Corridor (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted stone: fair condition, repair.
▪ Ceilings: painted plywood: fair condition, repair.
▪ Equipment: exposed ductwork, pipes, conduit, and other equipment: refer to Sections D, E, and F for conditions
and recommendations.
Storage (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: painted stone: fair condition, repair.
▪ Ceilings: painted plaster: fair condition, repair.
Locker Room (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Painted stone: fair condition, repair.
○ Painted concrete masonry units: fair condition, repair.
▪ Ceilings: painted plaster: fair condition, repair.
▪ Equipment:
○ Metal lockers: fair condition, repair.
○ Exposed ductwork, pipes, conduit, and other equipment: refer to Sections D, E, and F for conditions
and recommendations.
○ Toilet partitions (painted concrete masonry units and wood): fair condition, repair.
Shower Room (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: ceramic tile: fair condition, repair.
▪ Ceilings: painted plaster: fair condition, repair.
▪ Equipment: exposed piping and equipment: refer to Sections D, E, and F for conditions and recommendations.
Locker Room Storage (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Painted and unpainted stone: fair condition, repair.
○ Painted concrete masonry units: fair condition, repair.
○ Painted wood with wire mesh at top of masonry walls for ventilation: fair condition, repair.
▪ Ceilings: painted plaster: fair condition, repair.
115
▪ Equipment: painted wood locker cubbies: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.153 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
Boiler Room (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Stone: fair condition, repair.
○ Brick: fair condition, repair.
▪ Ceilings: painted plywood: fair condition, repair.
▪ Equipment: Refer to Sections D, E, and F for conditions and recommendations.
Coal Storage (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: stone: fair condition, repair.
▪ Ceilings: painted plywood: fair condition, repair.
Shop (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Painted stone: fair condition, repair.
○ Plywood covering coal shute opening: fair condition, repair.
▪ Ceilings: painted plywood: fair condition, repair.
▪ Garage door: fair condition, repair.
▪ Equipment: exposed piping and equipment: refer to Sections D, E, and F for conditions and recommendations.
Parts Room (Basement)
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls: Stone: fair condition, repair.
▪ Ceilings: painted plywood: fair condition, repair.
▪ Equipment: wood shelving units: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.154 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
D. Mechanical Systems
1. General
Overall System Type:
▪ Heating-only air handling units with hot water heating plant
Construction and Renovation History:
▪ Built in 1910, renovated in 1936 with HVAC renovation in 1991
Comparison to Current Standards:
▪ Given the use of the building, the existing HVAC system is typical of systems installed in newer buildings.
Overall Recommendation:
▪ The existing HVAC equipment (boilers and AHUs) appears to be in fair shape and is operable. However, it
is approaching the expected longevity. If a failure were to occur on any individual unit, we recommend that
consideration be given to replacing the unit in lieu of repair.
2. Central Heating Plant
Description of Existing System:
▪ Plant Type: Hot water
▪ Plant Age: installed 1991
▪ Fuel: natural gas
▪ Boiler: One Peerless boiler (natural draft)
▪ Pump Configuration: Primary (no backup)
▪ Variable Speed Drive: No
▪ HW Valve Configuration: 3-way valves
▪ Glycol: no
Code Violations and Safety Concerns: none noted
Expected Life:
116
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ The hot water heating plant is piped to air handling units, radiators and unit heaters.
▪ The existing inline pump is in poor condition and a budget/schedule for replacement should be developed.
3. Gymnasium and Locker Room
Description of Existing System:
▪ Indoor air handling units (hot water heat)
Code Violations and Safety Concerns:
▪ It appeared that the air handling units are cycling on/off based upon the thermostat’s heating requirement.
To meet ventilation requirements, the unit must run at all times when the room is occupied.
Expected Life:
▪ These systems are in the last quarter of their expected longevity.
Comments and Recommendations:
▪ Revise controls to operate unit during occupied hours.
▪ Consider installation of CO2 sensors that will modulate the ventilation when the room is not fully occupied.
4. Automatic Temperature Controls
Description of Existing System:
▪ The hot water plant is controlled with electric controls.
Code Violations and Safety Concerns:
▪ None noted
Expected Life:
▪ This system is in the last quarter of its expected longevity.
Comments and Recommendations:
▪ If equipment is replaced/upgraded, consider tying into the district-wide DDC system. This will facilitate
scheduling of the air handling units.
- 6.155 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: Incoming water service line is 2 inch. There are shut off valves, meter, reduced pressure
back flow preventer and pressure reducing valve. The water pressure downstream of the reducing valve
is 40 psi.
Natural Gas Service:
▪ There is natural gas service to the building.
Code Violations and Safety Concerns:
▪ None.
Comments and Recommendations:
▪ The bolts connecting the water meter to the pipe appear to be corroded. Replace bolts.
2. Plumbing Fixtures
Water Closets:
▪ Floor mounted, manual flush valve (Main level).
Urinals:
▪ Wall mounted, manual flush valve (Lower level).
▪ Stall floor mounted, manual flush valve (Lower level).
Lavatories:
▪ Wall hung. Manual lever handles. No trap wrap or hot water tempering valve (Lower level).
Sinks:
▪ Laundry sink, free standing, twist knob handles on faucet.
Showers:
▪ Wall mounted, lever handle. There are two (2) floor drains centered in the shower area.
Recommendations:
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories and
sinks.
▪ If the building is renovated, the plumbing systems in the building should be replaced and should be
replaced with high efficiency low consumption and faucets.
▪ Rest rooms should be made ADA compliant.
▪ Provide drinking fountains as required by IPC.
▪ The shower controls are in poor condition due to the hard water. Replace shower controls. Consider installing
scale control equipment.
117
▪ When the shower controls are replaced the drains in the shower rooms should be revised to be in accordance
with IPC 2009. In section 417.3 Shower waste outlets. “… the waste outlet shall be located and the
floor pitched so that waste from one shower does not flow over the floor area serving another shower.” With
wall shower heads and controls a perimeter drain is recommended.
▪ Provide grate for open floor drain in boiler room, potential tripping hazard.
3. Water Heaters / Storage Tanks
▪ Quantity: One (1).
▪ Type: Natural gas, storage water heater. Vanguard 6E743A, 199,900 BTUH, 181.8 gph recovery.
▪ Storage Capacity (Gallons): 91.
▪ Recirculation Pump: No.
▪ Year Installed: Unknown.
▪ Comments and Recommendations: Provide expansion tank.
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is building partially sprinkled: No.
▪ Conditions / Comments: None.
- 6.156 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: Overhead service from Penelec (First Energy) is residential style from a utility pole
mounted adjacent to building. Overhead lateral to weatherhead on exterior of building. Drop to below grade
and into basement. Service to building is 120/240 volt, single phase, three wire.
▪ Equipment Manufacturers: Cutler Hammer is the manufacturer of both loadcenters and main service disconnect
switch (rated at 200 amps with 200 amp fuses. Equipment was installed around 1990.
▪ Distribution system: The main disconnect switch feeds a loadcenter and this loadcenter in turn feeds a second
loadcenter in the lower level shop area.
▪ This building consists of a gymnasium space on the upper level and locker rooms, shop and storage area
on the lower level. All branch devices were installed around 1990 when the building was converted to only
the annex building that it is used for today.
Code Violations and Safety Concerns:
▪ The loadcenter and main disconnect switch are located in a tight closet, but still appeared to have adequate
clearance. There did not appear to be any deficiencies with any of the distribution equipment (missing
covers or circuit breakers).
Expected Life:
▪ The distribution equipment in this building was installed in 1990 so all equipment in the building is within the
first twenty years of operation and has 20 years of life expectancy remaining.
Comments and Recommendations:
▪ A transient voltage surge suppressor could be installed on the main loadcenter to protect the service from
fluctuations in power from the utility.
2. Emergency Lighting and Power System
Description of Existing System:
▪ The building is not equipped with an emergency generator so the emergency egress lighting in the building
is provided by wall mounted battery pack light and exit signs with battery back-up. There are remote
fixture heads located above each exit door on the exterior of the door powered from a battery pack inside
the building to provide illumination at these exit doors during a power outage.
Code Violations and Safety Concerns:
▪ The battery equipment appeared to be placed in the egress corridors in a manner to provide adequate
illumination during a power outage. During the walk-through the building, this equipment was not tested.
Expected Life:
▪ The battery lighting equipment would have been installed as part of the upgrades in 1990, so it would now
be over 20 years old. The battery life for this equipment is at the end of its recommended life.
Comments and Recommendations:
▪ The batteries in the wall mounted light and exit signs should be tested for battery strength and may
need to be replaced due to the age of the batteries.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building utilize T8 lamps and electronic ballasts.
▪ The gymnasium space utilizes metal halide low bay light pendant mounted from the ceiling.
118
▪ The corridor spaces, stairs, and locker rooms utilize surface mounted wraparound lensed light .
▪ All exit signs utilize LED lamping.
▪ The exterior lighting at the main exterior entry is a wall mounted high pressure sodium wall pack with an
integral photocell.
▪ The switch heights are more than the code allowed 48” in almost all locations.
▪ The building is not equipped with any low voltage lighting control panels. The corridors and stairs are
equipped with occupancy sensors.
- 6.157 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium
Code Violations and Safety Concerns:
▪ Under the current installation, there are no code violations or safety issues. However, under any major renovation
project, improvements will need to be made. The International Energy Conservation Code (IECC)
is a division of the IBC and requires, among other energy saving measures, a maximum amount of energy
consumed by the lighting system as well as multiple levels of lighting control and automatic lighting shut-off
controls. This code is mandated in an effort to reduce wasted energy.
▪ The implementation of the IECC means that the existing would need to be replaced with more energyefficient . Most areas would need to have a form of dual-switching to allow half of the light
or lamps to be turned off independently of the other . In order to meet the automatic shut-off controls,
most areas will need to be controlled by occupancy sensors or timer switches.
Expected Life:
▪ Most light can be expected to have a life span of approximately 20 years. The light that were
installed in 1990 are at the end of their useful life.
Comments and Recommendations:
▪ If alterations to the building are planned in the near future, then to comply with the current energy codes,
lighting control devices (timer switches, occupancy sensors) will be required to provide automatic shut-off
of light during unoccupied times. To provide overall control of the building lighting systems in common
areas, a low voltage lighting relay control panel could be installed to control more of the lighting in the
building.
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ There is no fire alarm system in the building
▪ The building is equipped with surveillance cameras at entry points.
▪ The perimeter doors are not equipped with door position contacts. There are no card access systems at
entry points.
Code Violations and Safety Concerns:
▪ This type of structure does require a fire alarm system because it is an educational occupancy.
Expected Life:
▪ The surveillance cameras have a 10 year life expectancy. Newer technologies are released often with this
type of equipment and will prompt the replacement of the current systems as they become available.
Comments and Recommendations:
▪ As part of any renovation project, a fire alarm system should be installed.
▪ Depending on how the building is treated by the general public, additional surveillance cameras may need
to be added.
▪ The type of security systems that are more commonly used in schools today consist of card access entry
systems at the main entries to buildings with monitoring devices at perimeter doors that do not have card
access. This type of system should be considered as part of any renovation project. Card access entry to
this building would provide greater control of who is accessing the building and would not require keys to
be distributed.
2. Telephone and Data Network Systems
Description of Existing System:
▪ There are no data networking drops in the building.
▪ There are basic telephone lines into the building.
▪ There is no cable television in the building.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current systems.
Expected Life: Not Applicable
Comments and Recommendations:
▪ As part of a major renovation project, the addition of data cabling to serve wireless access points or desk
top computers should be considered.
119
F. Electrical Systems (continued)
- 6.158 -
Physical Conditions Analysis
Bean Hill / Cove Gymnasium - Aerial Site Plan
- 6.159 -
Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Bean Hill / Cove Gymnasium - Plan
- 6.160 -
120
Physical Conditions Analysis
Spring Cove School District Administration Offices
Site Map
Main Entrance
Building Exterior
Step Crack in Brick
Spring Cove School District
Administration Offices
1100 East Main Street
Roaring Spring, PA 16673
Site Acreage:
55.4 total acres (shared with Spring
Cove Elementary and Spring Cove
Middle School)
Architectural Area:
9,546 square feet
Number of Stories:
2 Levels
Year Constructed:
1936
Dates of Additions/Renovations:
1996 Renovations
2009 Paving
2012 Roof Replacement
Current Status:
The building is currently utilized by
the School District as the District’s
Administration Offices.
Description:
A physical conditions analysis of
the Administration Offices has been
completed, and the assessment and
evaluation of the existing conditions,
as well as recommended improvements,
are included within this section.
The building and site will require
limited renovations or upgrades that
are needed in order to improve or replace
building elements or systems
that have diminished or no remaining
life expectancies.
Note:
The information provided for site acreage,
year constructed, and additions / renovations
was received from documents provided by
Spring Cove School District.
- 6.161 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
Corridor
Work Room
Boiler Room / Drawing Storage
Board Room
Office
Basement File Storage
- 6.162 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
A team from Architectural Innovations and Tower Engineering assessed the Spring Cove School District
Administration
Offices building and site. The inspection team looked at the current physical condition of the building
121
with regard to current construction standards and codes. The inspection team included an Architect, Mechanical
Engineer, Plumbing Engineer, and Electrical Engineer.
A. Executive Summary
1. Site Recommendations
▪ Repair locations of damaged sidewalks.
▪ Repair damaged concrete stairs to basement.
▪ Repair rusting light poles.
2. Architectural Recommendations
Building Exterior
▪ Repair areas of brick that have missing mortar, step-cracking, and / or staining.
▪ Repair areas of stone that are damaged or have missing mortar.
▪ Scrape, sand, and repaint all wood soffit, fascia and trim.
▪ Repair areas of damaged brick and missing mortar.
▪ Exterior window systems are almost 20 years old and include EIFS infill panels. Repairs can be made in the
short term. Recommend replacement of all exterior window systems in xx years.
▪ Exterior door systems are almost 20 years old. Repairs can be made in the short term. Recommend replacement
of all exterior door systems in xx years.
▪ Replace all caulking.
Building Interior
▪ Building is assumed to contain asbestos. A full asbestos survey should be completed prior to any future
alterations to this building.
▪ Provide proper separation of boiler room area and storage areas to meet current code requirements.
▪ Replace/reconstruct all toilet rooms that do not meet current ADA requirements.
▪ Replace carpet in former Director of Technology Office, Food Service, Conference Room, Business Manager
areas.
▪ Replace vinyl composition tile and rubber base in Lunch Room.
▪ Repair carpet in Psychologist, Special Education, Director of Support Services, Superintendent, Secretary,
Office, Accounts Payable, and Payroll Office areas.
▪ Repair damaged finishes in former Director of Technology Office, Food Service, Psychologist, Special Education,
Payroll Office areas.
▪ Repair acoustical ceiling tile throughout the building.
▪ Repair vertical and horizontal louver blinds throughout the building.
▪ Repair finishes in stairs down to basement level and all basement level spaces.
3. Mechanical Systems Recommendations
General
▪ The existing rooftop units are approaching their expected longevity of 15 years. If a major equipment failure
were to occur on any individual unit, we recommend that consideration be given to replacing the rooftop
unit in lieu of repair.
▪ We recommend that consideration be given to replacing the existing rooftop units within the next five years.
Central Heating Plant
▪ The hot water heating plant is piped to perimeter radiant ceiling panels.
▪ The existing system appeared to be in good condition.
Miscellaneous Offices and Board Room
▪ Replace existing packaged rooftop units in the near future.
▪ Consider installation of a ducted kitchen exhaust hood over the gas range located in the Lunch Room.
Automatic Temperature Controls
▪ Tie all packaged rooftop units into the district-wide DDC system. This should not occur until the rooftop
units are replaced.
- 6.163 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
4. Plumbing and Fire Protection Recommendations
Plumbing
▪ Replace handles (or complete faucet) on kitchen sinks from “twist” type to lever type compatible for ADA.
▪ Install ASSE 1070 tempering valves on lavatories. IPC 2009 requires tempered water for hand washing
purposes.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ IPC 2009 requires a drinking fountain for this occupancy. Water coolers or bottled water dispensers shall
be permitted to be substituted for not more than 50% of the required drinking fountains.
122
Fire Protection
▪ Not applicable.
5. Electrical Systems Recommendations
Power Distribution
▪ The open circuit breaker position in the loadcenter should be filled with spare circuit breakers or cover with
blank space covers to prevent someone from touching the bus in the loadcenter.
▪ One of the branch panel boards on the upper floor is located inside the men’s toilet room. This panel board
should have been located outside of a space such as this.
Emergency Lighting and Power Systems
▪ The batteries in the wall mounted light and exit signs should be tested for battery strength and may
need to be replaced due to the age of the batteries.
Lighting Systems
▪ The porcelain socket light in the basement should be replaced with fluorescent or LED lamped light
.
▪ For a major renovation project, new lighting controls will need to be provided throughout the building in order
to meet IECC requirements.
6. Communications, Security, and Technology Recommendations
Fire Alarm and Security Systems
▪ For a major renovation project, a standard addressable fire alarm system should be installed in the building,
consisting of horn/strobe devices in common spaces, pull stations at exit doors, and smoke detection in air
handling equipment.
Telephone and Data Network Systems
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds.
A. Executive Summary (continued)
- 6.164 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
B. Site Conditions
1. Overall Site Description
▪ The site is well maintained with minimal landscaping.
▪ Spring Cove School District Administration Offices shares a site with Spring Cove Elementary School and
Spring Cove Middle School.
2. Parking / Paving
▪ Asphalt parking and paved areas: good condition, remain.
▪ Some areas of missing grass at paving edges, repair.
3. Retaining Walls
▪ Concrete and stone retaining wall at stairs from basement level: fair condition, repair.
○ Step-cracking in stone: fair condition, repair.
○ Leaves collecting on stairs and lower landing: remove.
4. Sidewalks
▪ Concrete sidewalks were installed in 1996; some damaged areas: fair condition, repair.
5. Loading Dock
▪ Not applicable.
6. Stairs, Ramps and Railings
▪ Concrete stairs from basement level (spalling): fair condition, repair.
▪ Railings at basement level stairs: good condition, remain.
7. Playgrounds / Athletic Fields
▪ Not applicable.
8. ADA Access
▪ Building is accessible.
9. Site Drainage
▪ Site drains well. No issues reported.
10. Site, Other
▪ Light pole (black) bases peeling and rusting: fair condition, repair.
- 6.165 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
C. General Architectural Conditions
1. Overall Building Exterior Description
▪ Originally constructed in 1936 (as Taylor Elementary School). It was renovated in 1996 to become the
District’s Administrative Offices.
123
Walls
▪ Brick: good condition, remain.
○ Some locations of missing mortar: repair.
○ Some locations of step-cracking: repair.
○ Some locations of staining (from windows, gutters): clean.
▪ Stone: fair condition, repair.
▪ Wood soffit and fascia (peeling): fair condition, repair (scrape, sand, and re-paint).
▪ Caulking: poor condition, replace.
Windows
▪ Installed in 1996: fair condition, repair or replace.
○ Exterior Insulation Finish System (EIFS) infill panels: fair condition, repair or replace.
▪ Caulking: poor condition, replace.
Exterior Doors
▪ Doors: fair condition, repair or replace.
○ Some rusting at ground level: repair.
▪ Caulking: poor condition, replace.
Roof
▪ Fiberglass shingle system installed in 2012: good condition, remain.
▪ 2-part coating over EPDM installed in 2012: good condition, remain.
○ Roof drains: good condition, remain.
▪ Brick chimney recently repointed: good condition, remain.
Receiving
▪ Not applicable.
Exterior Equipment
▪ Not applicable.
2. Building Core Spaces
ADA Access
▪ Main level of the building is accessible. Toilet rooms do not meet current ADA requirements and will need
to be addressed if areas are renovated.
Asbestos
▪ The District does not have an AHERA report for the District Administrative Offices. The building was originally
constructed in 1936 and most likely contained asbestos. The building was renovated in 1996, but it
is unclear if any asbestos-containing materials were abated at that time. A full asbestos survey should be
completed prior to any future alterations to this building.
Interior Doors
▪ Wood doors with lever handles: good condition, remain.
Vestibule A1 (Main Entrance)
▪ Floor: rubber: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ Wood chair rail: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Waiting Area
▪ Floor: hardwood: good condition, remain.
○ Carpet in center: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ Wood chair rail: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
- 6.166 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
Receptionist
▪ Floor: carpet: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
Receptionist Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
124
Lunch Room
▪ Floor: vinyl composition tile: poor condition, replace.
▪ Base: wood: good condition, remain.
○ Rubber base at built-in cabinets: fair condition, replace when replacing vinyl composition tile.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
Restroom (Men)
▪ Floor: ceramic tile: good condition, remain.
▪ Base: coved ceramic tile: good condition, remain.
▪ Walls:
○ Ceramic tile wainscot: good condition, remain.
○ Painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Metal toilet partitions and screens: good condition, remain.
○ Vertical louver blinds at windows: fair condition, repair.
▪ ADA: ADA stall does not meet current ADA requirements. ADA issues will need to be addressed if area is
fully renovated.
Restroom (Women)
▪ Floor: ceramic tile: good condition, remain.
▪ Base: coved ceramic tile: good condition, remain.
▪ Walls:
○ Ceramic tile wainscot: good condition, remain.
○ Painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment:
○ Metal toilet partitions: good condition, remain.
○ Vertical louver blinds at windows: fair condition, remain.
▪ ADA: ADA stall does not meet current ADA requirements. ADA issues will need to be addressed if area is
fully renovated.
Director of Technology Office
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board (some damage below windows): good condition, repair damaged areas.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Food Service (Waiting)
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Food Service (Storage)
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
C. General Architectural Conditions (continued)
- 6.167 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
Food Service (Office Area 1)
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds at window: fair condition, repair.
Food Service (Office Area 2)
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
○ There is evidence of some damage below window, repair.
▪ Walls: painted gypsum board: good condition, remain.
○ There is evidence of some damage below window, repair.
125
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds at window: fair condition, repair.
Corridor
▪ Floor: hardwood: good condition, remain.
○ Carpet in center: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ Wood chair rail: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Vestibule B1
▪ Floor: rubber: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ Wood chair rail: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Psychologist Secretary / Work Area
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: horizontal louver blinds at window: fair condition, remain.
School Psychologist Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board (water damage at window): good condition, repair damaged areas.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
Director of Special Education Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: fair condition, repair.
○ Wood molding: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
○ Chalkboard on one wall: fair condition, repair.
Board Room
▪ Floor: carpet: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
○ Painted bulkhead near center of room: good condition, remain.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
C. General Architectural Conditions (continued)
- 6.168 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
Conference Room
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
Director of Support Services / Supervisor of Maintenance Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: fair condition, repair.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
Work Room
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: wood: good condition, remain.
126
○ Rubber base at built-in cabinets: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: horizontal louver blinds at window: fair condition, repair.
Work Room Storage
▪ Floor: vinyl composition tile: good condition, remain.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: horizontal louver blinds at window: fair condition, repair.
Janitor
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
▪ Walls:
○ Ceramic tile wainscot: good condition, remain.
○ Painted plaster: good condition, remain.
○ Painted gypsum board: good condition, remain.
▪ Ceiling: Painted plaster: good condition, remain.
Business Manager Secretary
▪ Floor: carpet: poor condition, replace.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Business Manager Office
▪ Floor: carpet: poor condition, replace
▪ Base: wood: good condition, remain.
○ Rubber base at built-in cabinets: good condition, replace when replacing carpet.
▪ Walls: gypsum board with wall covering: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: horizontal louver blinds at windows: fair condition, repair.
Business Manager Toilet Room
▪ Floor: ceramic tile: good condition, remain.
▪ Base: ceramic tile: good condition, remain.
▪ Walls:
○ Ceramic tile wainscot: good condition, remain.
○ Painted plaster: good condition, remain.
○ Painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
C. General Architectural Conditions (continued)
- 6.169 -
Physical Conditions Analysis
Spring Cove School District Administration Offices
Superintendent Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds: fair condition, repair.
Superintendent Toilet Room
▪ Floor: ceramic tile: good condition, remain.
▪ Base: coved ceramic tile: good condition, remain.
▪ Walls:
○ Ceramic tile wainscot: good condition, remain.
○ Painted plaster: good condition, remain.
○ Painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ ADA: layout does not meet current ADA requirements. ADA issues will need to be addressed if area is fully
renovated.
▪ Equipment: one-piece shower unit: good condition, remain.
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Secretary Area
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: gypsum board with wall covering: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds at windows: fair condition, repair.
Accounts Payable Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds at windows: fair condition, repair.
Payroll Office
▪ Floor: carpet: fair condition, repair.
▪ Base: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ There is evidence of some water damage, repair.
▪ Ceiling: acoustical ceiling tile: good condition, remain.
▪ Equipment: vertical louver blinds at windows: fair condition, repair.
Stairs (to Exterior)
▪ Floor (landings): rubber: good condition, remain.
▪ Base (landings): wood: good condition, remain.
▪ Stair Construction:
○ Treads / Risers: rubber: good condition, remain.
○ Railings: wood: good condition, remain.
▪ Walls: painted gypsum board: good condition, remain.
○ Wood chair rail: good condition, remain.
▪ Ceilings: acoustical ceiling tile: good condition, remain.
Stairs (to Basement)
▪ Floor
○ Upper landing: wood: fair condition, repair.
○ Lower landing / floor: concrete: fair condition, repair.
▪ Base (landings): not applicable.
C. General Architectural Conditions (continued)
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Physical Conditions Analysis
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▪ Stair Construction:
○ Treads / Risers: wood: fair condition, repair.
○ Railings: wood: fair condition, repair.
○ Soffits: painted gypsum board: fair condition, repair.
▪ Walls:
○ Painted stone: fair condition, repair.
○ Painted concrete masonry units: fair condition, repair.
▪ Ceilings:
○ Painted plaster: fair condition, repair.
○ Concrete: fair condition, repair.
▪ Code: Fire-rated separation of stairs, storage areas, and mechanical / boiler spaces may be required in
order to meet current code requirements.
Boiler Room / Drawing Storage
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable
▪ Walls:
○ Painted stone: fair condition, repair.
○ Painted concrete masonry units: fair condition, repair.
○ Painted brick: fair condition, repair.
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▪ Ceiling: concrete: fair condition, repair.
▪ Equipment:
○ Horizontal louver blinds at window: fair condition, repair.
○ Refer to Sections D, E, and F for additional equipment conditions and recommendations.
▪ Code: Fire-rated separation of storage areas and mechanical / boiler spaces may be required in order to
meet current code requirements.
File Storage
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Painted stone: fair condition, repair.
○ Painted concrete masonry units: fair condition, repair.
▪ Ceiling: concrete: fair condition, repair.
▪ Code: Fire-rated separation of storage areas and mechanical / boiler spaces may be required in order to
meet current code requirements.
Storage Room
▪ Floor: concrete: fair condition, repair.
▪ Base: not applicable.
▪ Walls:
○ Stone: fair condition, repair.
○ Concrete masonry units: fair condition, repair.
▪ Ceiling: concrete: fair condition, repair.
▪ Equipment: wood shelving units: fair condition, repair.
▪ Code: Fire-rated separation of storage areas and mechanical / boiler spaces may be required in order to
meet current code requirements.
C. General Architectural Conditions (continued)
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Physical Conditions Analysis
Spring Cove School District Administration Offices
D. Mechanical Systems
1. General
▪ Overall System Type: Packaged rooftop units
▪ Construction and Renovation History: The existing HVAC system (rooftop units and ductwork) was installed
as part of a 1997 renovation.
▪ Comparison to Current Standards:
○ The packaged rooftop unit system is similar to equipment installed in modern office buildings of similar
size.
▪ Overall Recommendation:
○ The existing rooftop units are approaching their expected longevity of 15 years. If a major equipment
failure were to occur on any individual unit, we recommend that consideration be given to replacing the
rooftop unit in lieu of repair.
○ We recommend that consideration be given to replacing the existing rooftop units within the next five
years.
2. Central Heating Plant
Description of Existing System:
▪ Plant Type: Hot water.
▪ Plant Age: installed 1997.
▪ Fuel: natural gas.
▪ Boiler: One Weil McLane Gold boiler (high efficiency, condensing), Model GU-6.
▪ Pump Configuration: Primary (no backup).
▪ Variable Speed Drive: No.
▪ HW Valve Configuration: 3-way valves.
▪ Glycol: no.
Code Violations and Safety Concerns:
▪ None noted.
Expected Life:
▪ These systems are in the last third of their expected longevity.
Comments and Recommendations:
▪ The hot water heating plant is piped to perimeter radiant ceiling panels.
▪ The existing system appeared to be in good condition.
3. Miscellaneous Offices and Board Room
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Description of Existing System:
▪ Packaged rooftop units (gas heat and electric cool) with perimeter hot water radiant ceiling panels.
▪ A total of seven units are installed, all single zone constant volume.
Code Violations and Safety Concerns:
▪ An exhaust hood is not installed over the gas range. Current codes require that a ducted exhaust hood be
installed over all gas ranges.
Expected Life:
▪ The packaged rooftop units have achieved their expected longevity.
Comments and Recommendations:
▪ Replace existing packaged rooftop units in the near future.
▪ Consider installation of a ducted kitchen exhaust hood over the gas range located in the Lunch Room.
4. Automatic Temperature Controls
Description of Existing System:
▪ Each packaged rooftop unit has a dedicated programmable thermostat.
▪ The hot water plant is controlled with electric controls.
▪ In 2012, the original variable volume and temperature controls (VVT) serving two of the rooftop units were
removed and the systems converted to single-zone constant volume.
Code Violations and Safety Concerns:
▪ None noted.
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Physical Conditions Analysis
Spring Cove School District Administration Offices
Expected Life:
▪ This system is in the last half of its expected longevity.
Comments and Recommendations:
▪ Tie all packaged rooftop units into the district-wide DDC system. This should not occur until the rooftop
units are replaced.
E. Plumbing and Fire Protection Systems
1. Building Services
Description of Existing System:
▪ Domestic Water: 2 inch service with shut off valves, meter, strainer, reduced pressure backflow preventer
and pressure reducing valve. Incoming pressure 48 PSI, after regulator 40 PSI.
▪ Sanitary sump pump for basement drains. There are no issues for the unit.
Code Violations and Safety Concerns:
▪ None.
Comments and Recommendations:
▪ No plumbing issues were noted at the time of the visit.
2. Plumbing Fixtures
Water Closets:
▪ Floor mounted, 1.6 gpf, manual flush valves.
▪ Universal Rundle.
Urinals:
▪ Wall mounted, sensor operated, battery powered, 1.0 gpf.
Lavatories:
▪ Counter oval women’s room.
▪ Single lever handle, trap wrap under counter, no hot water tempering valve.
Sinks:
▪ Work room single bowl, stainless steel, twist knob handles. Lunch room double bowl, stainless steel, twist
knob handles and disposal.
Recommendations:
▪ Replace handles on kitchen sink from “twist” type to lever type compatible for ADA.
▪ IPC 2009 requires tempered water for hand washing purposes. Install ASSE 1070 valve on lavatories.
▪ If renovation work is done the water closets and urinals could be replaced with high efficient low consumption
. The water closet flushing rate could be reduced 20% from 1.6 to 1.28 gpf and the urinal flushing
rate could be reduced 50% from 1.0 to 0.5 gpf.
▪ IPC 2009 requires a drinking fountain for this occupancy. Water coolers or bottled water dispensers shall
be permitted to be substituted for not more than 50% of the required drinking fountains.
3. Water Heaters / Storage Tanks
▪ Quantity: One (1).
▪ Type: Natural Gas, Input 42,000 BTUH Vanguard Model 2J FPI.
▪ Storage Capacity (Gallons): 50.
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▪ Recirculation Pump: Yes and expansion tank.
▪ Year Installed: Manufactured date March 2009.
▪ Comments and Recommendations: None.
4. Fire Protection
▪ Is Building Fully Sprinkled: No.
▪ Is Building Partially Sprinkled: No.
▪ Conditions / Comments: None.
D. Mechanical Systems (continued)
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Physical Conditions Analysis
Spring Cove School District Administration Offices
F. Electrical Systems
1. Power Distribution
Description of Existing System:
▪ Utility Connection: Overhead service from Penelec (First Energy) with three 50KVA pole mounted transformers
adjacent to building. Overhead lateral to weatherhead on exterior of building. Drop to below grade
and into basement. Service to building is 208Y/120 volt, three phase, four wire.
▪ Equipment Manufacturers: General Electric (GE) installed in 1997 consisting of a main and several branch
panel boards and two older loadcenters in basement.
▪ Distribution system: Main distribution panel board rated at 400 amps with 400A/3P main circuit breaker is
located in basement. This panel board feeds branch panel boards A, B, and C1/2 and also a splice box.
Two feeders originate at the splice box and power to two older loadcenters in the basement. Branch panel boards
are all located on the upper floor and serve loads on that floor.
▪ Almost all of the branch circuits serving general receptacles and light were replaced in the 1997
project, with the exception of a very few existing circuits powered from the two loadcenters in the basement
that remained.
▪ All office spaces are equipped with integral surge suppression receptacles for computer loads.
Code Violations and Safety Concerns:
▪ All 1997 vintage GE panel boards have adequate clearance. The loadcenter adjacent to the splice box has
several open circuit breaker positions without covers that leave the bus exposed and the second loadcenter
is mounted higher than the code recommended 6’-0” above the finished floor to the top of the cabinet.
Expected Life:
▪ The GE panel boards installed in 1997 have 25 years of life expectancy remaining. The two loadcenters
appear to have 10 -15 years of life remaining before replacement would be recommended.
Comments and Recommendations:
▪ The open circuit breaker position in the loadcenter should be filled with spare circuit breakers or cover with
blank space covers to prevent someone from touching the bus in the loadcenter.
▪ One of the branch panel boards on the upper floor is located inside the men’s toilet room. This panel board
should have been located outside of a space such as this.
2. Emergency Lighting and Power System
Description of Existing System:
▪ The building is not equipped with an emergency generator so the emergency egress lighting in the building
is provided by wall mounted battery pack light and exit signs with battery back-up. There are remote
fixture heads located above each exit door on the exterior of the door powered from a battery pack inside
the building to provide illumination at these exit doors during a power outage.
Code Violations and Safety Concerns:
▪ The battery equipment appeared to be placed in the egress corridors in a manner to provide adequate
illumination during a power outage. During the walk-through the building, this equipment was not tested.
Expected Life:
▪ The battery lighting equipment would have been installed as part of the project in 1997, so it would now be
over 15 years old. The battery life for this equipment is at the end of its recommended life.
Comments and Recommendations:
▪ The batteries in the wall mounted light and exit signs should be tested for battery strength and may
need to be replaced due to the age of the batteries.
3. Lighting Systems
Description of Existing System:
▪ All 4’-0” fluorescent lamps in the building were retrofitted to T8 lamps and electronic ballasts in the 1997
renovation project with the exception of several strip style light in the basement storage spaces.
These light are still equipped with T12 lamps.
▪ On the upper level, all light are 2’ x 4’ recessed troffer type with prismatic lens. These lights
are older than the 1997 renovation project.
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▪ On the basement level, there is a mix of open strip light fixtures with T12 lamps and some with T8 lamps.
There are surface mounted wraparound light fixtures with T8 lamps. And there are still several porcelain
sockets with incandescent lamps.
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Physical Conditions Analysis
Spring Cove School District Administration Offices
▪ The fire extinguisher cabinets are equipped with the blue indicator light mounted semi-recessed in the wall
above the cabinets on the upper level.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current lighting system. However, if any major
renovation projects are implemented, improvements will need to be made. The International Energy Conservation
Code (IECC) is a division of the International Building Code (IBC) and requires, among other
energy saving measures, multiple levels of lighting control and automatic lighting shut-off controls. This
code is mandated in an effort to reduce wasted energy. The implementation of the IECC means that most
areas would need to have a form of dual-switching to allow half of the light or lamps to be turned off
independently of the other . In order to meet the automatic shut-off controls, most areas will need to
be controlled by occupancy sensors or timer switches.
Expected Life:
▪ The existing fluorescent lamped light are mostly made of steel housings and can last another 20+
years as long as any equipment failures integral to the light fixture are replaced prior to causing damage to
the light fixture housing (lamps, ballasts, sockets).
▪ The porcelain socket light in the basement should be replaced because they predate the 1997
renovation project.
Comments and Recommendations:
▪ The porcelain socket light in the basement should be replaced with fluorescent or LED lamped light
.
▪ For a major renovation project, new lighting controls will need to be provided throughout the building in order
to meet IECC requirements.
G. Communications, Security, and Technology
1. Fire Alarm and Security Systems
Description of Existing System:
▪ The building is presently not equipped with a fire alarm system.
▪ The building does not have a surveillance camera system or card access equipment to secure entry doors.
▪ The building has an area of rescue assistance system that consists of a main control panel at the main
entrance and a remote call station in the stairwell leading to the basement.
Code Violations and Safety Concerns:
▪ The IBC 2009 would require a fire alarm system for this building, but when the building was last renovated,
the BOCA Code did not require a fire alarm system.
Expected Life:
▪ Not Applicable.
Comments and Recommendations:
▪ For a major renovation project, a standard addressable fire alarm system should be installed in the building,
consisting of horn/strobe devices in common spaces, pull stations at exit doors, and smoke detection in air
handling equipment.
2. Telephone and Data Network Systems
Description of Existing System:
▪ The existing building has one central data network rack located on the upper level. The data network cabling
consists of both category 5 and 5e cabling, which were installed after the 1997 renovation project. All
data cabling has been routed concealed to outlets in the building interior partitions.
▪ There is cable television in the building that is routed through the attic and basement with RG-59 coaxial
cabling. The incoming utility cabling is spliced with splitters to feed all outlets in the building.
▪ There is a fiber optic and trunk type telephone cable that is routed to this building from the Middle School
building, which is located on the same campus as this building. All cabling is routed below grade in conduits.
The cabling enter the building near the main distribution panel board and is then routed to the main data
network rack located in a room on the upper level at the opposite side of the building.
Code Violations and Safety Concerns:
▪ There are no code violations or safety concerns with the current systems.
F. Electrical Systems (continued)
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Physical Conditions Analysis
Spring Cove School District Administration Offices
132
Expected Life:
▪ The data cabling throughout the building is within the typical 15 year warranty period and could be retested
and certified to ensure the cabling system can accommodate present and future technologies that will operate
at gigabit Ethernet speeds. Also, fiber optic cabling to the main data rack should be retested for signal
loss due to dust at connection points, etc.
Comments and Recommendations:
▪ The data cabling in the building should be tested and recertified for use with gigabit Ethernet speeds.
G. Communications, Security, and Technology (continued)
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Physical Conditions Analysis
Spring Cove School District Administration Offices - Aerial Site Plan
First Floor
Basement
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Scheduled Space Legend
Physical Conditions Analysis
REGULAR CLASSROOMS
LABORITORIES & OTHER INSTRUCTIONAL SPACES
OTHER SCHEDULED SPACES
SPECIAL EDUCATION
ADMINISTRATION
SUPPORT SPACES
CIRCULATION
Spring Cove School District Administration Offices - Plan
133