RECAPP Facility Evaluation Report - Infrastructure€¦ · Address: 920 Ross Avenue Gross Area (sq. m): 2,307.90 Replacement Cost: $6,943,086 Construction Year: 1960 Evaluation Date:

Report run on: April 18, 2011 4:22 PM

RECAPP Facility Evaluation Report

Cayley SchoolB2930ACayley

Foothills School Div #38

Report run on: April 18, 2011 4:22 PM Page 2 of 53

B2930ABuilding Id:

Cayley SchoolBuilding Name:

CayleyLocation:920 Ross Avenue Address:

2,307.90Gross Area (sq. m): $6,943,086Replacement Cost:1960Construction Year:

Evaluation Date: January 12 2011

DIALOGEvaluation Company:

Ms. Katherine RoyEvaluator Name:

The 9 classroom school building was constructed in 1960 and is a single level structure. The total building area is2307.9 square metres and has a capacity of 225 students. The building has been well maintained and is in acceptablecondition.

General Summary:

Structural Summary:The building's structure consists of a concrete foundation and slab on grade, an exposed steel building frame withmasonry infill panels, load bearing masonry gymnasium walls and T&G wood plank roof decking. The structure of the building appears to be in acceptable condition.

Envelope Summary:Exterior walls are clad with clay brick and the majority of the window units have been replaced with double glazedaluminum systems. Exterior doors and frames are painted metal and roof fascia boards have been covered with pre-finished metal. Soffits are painted wood planking. The roof is a loose laid EPDM system with gravel ballast. Thenorth exterior wall has been entirely reconstructed, alleviating previously reported building envelope concerns. With the exception of the items noted below the building envelope appears to be in acceptable condition. Recommended work noted in the report includes: -Replacing exterior joint sealants. -Repainting doors, frames, roof hatch, rooftop ladder, soffits, remaining exposed wood fascia trim and steel columns. -Replacing high level operable windows with lower level more easily reachable units. -Replacing one wood framed window with an aluminum unit. -Replacing downspouts and providing guards at grade. -Providing a ladder within the building at access the roof hatch.

Interior Summary:Flooring throughout is generally vinyl composite or vinyl asbestos tile with some areas incorporating sheet goods orcarpet. Entrance vestibules and student washrooms are finished with quarry tile. The Gymnasium has a rubberizedsports floor. Walls throughout are either painted gypsum board or concrete masonry units. The student washroomsare finished with ceramic wall tile. The majority of ceilings are exposed T&G wood plank roof decking with adheredperforated acoustic tiles or acoustic tiles in T-Bar grid ceilings. With the exception of the items noted below the interior of the building is well maintained and in good condition. Recommended work noted in the report includes: -Providing required fire-rated door assemblies. -Providing barrier-free grab bars in washrooms. -Replacing the worn paint on the stage stairs with vinyl treads. -Repairing damaged ceramic wall tile in washrooms and showers. -Replacing worn and cracked vinyl floor tile with sheet flooring. -Replacing the carpet on the stage and in gymnasium storage rooms. -Repainting the exposed wood stage floor and the concrete floors in the mechanical room and music storage rooms. -Replacing the stage curtains. -Replacing sink cabinets in two classrooms. -Replacing the vertical window blinds with roller shades. -Providing a barrier-free automatically operating door at the main entrance. -Fire-rating the music storage room partitions.

18.67%5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $1,296,545

Cayley - Cayley School (B2930A)


-Performing a study to determine asbestos content in damaged piping insulation. -Asbestos abatement if asbestos content is confirmed.

Mechanical Summary:The heating system consists of one 1960 gas boiler with distribution to perimeter radiation, unit and cabinet heaters.The school has no ventilation system other than exhaust fans and some transfer air openings. Most storage roomshave no ventilation (including gym storage below stage). The irrigation water line is not metered. It was noted that pipeinsulation was missing or damaged in multiple locations. Some services (including heating water, domestic water) isrun in a crawl space and could not reviewed due to confined space entry limitations. The heating system is old and in marginal condition and an energy upgrade is recommended. A ventilation systemshould also be installed to improve air quality.

Electrical Summary:The main electrical service was upgraded in 1999 and is in good condition with room for future growth. All panels havebeen replaced and have adequate spare circuit locations. The main service is 120/208V 3 Phase 4 wire system withan 800A bus and currently has a 350A main breaker installed in it. The school has installed a Green Initiativephotovoltaic and wind generation system. Some motor starters are reaching end of life and one has failed. Overall, the electrical systems observed during this assessment are in acceptable condition.


Condition Rating Performance1 - Critical Unsafe, high risk of injury or critical system failure.2 - Poor Does not meet requirements, has significant deficiencies. May have high operating/maintenance costs.

3 - Marginal Meets minimum requirements, has significant deficiencies. May have above average operating maintenance costs.4 - Acceptable Meets present requirements, minor deficiencies. Average operating/maintenance costs.

Rating Guide

5 - Good Meets all present requirements. No deficiencies.6 - Excellent As new/state of the art, meets present and foreseeable requirements.


A1010 Standard Foundations*

A1030 Slab on Grade*

B1010.11 Other Floor Construction*

B1020.01 Roof Structural Frame*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1960

1960

1960

Installed

Installed

Installed

Installed

0

0

0

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Completed - Fire rate underside of stage floor

Code Upgrade 2010 $45,000 Unassigned

Stage floor, under which chairs are being stored, requires firerating. Work completed in 2010.

Concern:

Clad the underside of the stage floor and supporting structurein a gypsum board fire-rated assembly.

Recommendation:

Cayley - Cayley School (B2930A)S1 STRUCTURAL

Event:

Type Year Cost Priority

Updated: APR-11

Concrete foundations throughout. Drawings not available to provide additional information.

Concrete slab on grade throughout

Gymnasium stage: Wood sheathing on wood joists and supporting pony walls. Note: The underside of the gymnasium stage floor, used for chair storage, has been fire rated with a gypsum boardassembly as requested by local fire authorities. This work was completed in 2010.

Steel beam and column frame throughout except at gymnasium where load bearing masonry walls support OWSJ roofframe.

Consequences of Deferral:Presently not code compliant. Compromised life safety in theevent of a fire.


B1020.03 Roof Decks, Slabs, and Sheathing*

4 - AcceptableRating

1960Installed

0Design Life

APR-11Updated


Tongue and groove wood decking.


B2010.01.02.01 Brick Masonry: Ext. Wall Skin*


1960Installed

0Design Life

APR-11Updated

Completed 2009 - Repair damaged brick cladding

Failure Replacement 2009 $52,200 High

Brick cladding and joint filler is damaged, chipped, cracked ormissing entirely in several locations. July 2009 - Upon furtherinvestigation, water damage was incurred on exterior andinterior walls to complete failure.

Concern:

Repair/replace damaged brick and joint mortar. July 2009 - Repairs to include: - removal and reconstruction of exterior and interior walls onClassrooms 101 & 102 (as a result of the removal of the wallsa complete upgrade was done in those 2 classrooms) - removal of asbestos floor tile - installation of new sheet flooring - installation of new window blinds - reconfiguration of existing windows to provide means of fireescape - complete repainting of Classrooms 101 & 102 - installation of new millwork This work was completed in 2009. The new exterior wallconstruction consists of gypsum board on a stud frame withpoly vapour retarder, batt insulation, exterior sheathing andclay brick veneer.

Recommendation:

Cayley - Cayley School (B2930A)S2 ENVELOPE

Event:


Updated: APR-11

Clay brick infill between exposed steel building frame throughout. There are gaps in the vertical joints of the exterior brickmasonry cladding on the upper portion of the west wall of Mechanical Room 120 directly above the south entrancevestibule. This condition appears to be long-standing, the gaps have been previously sealed, water does not appear tobe infiltrating the building and the problem has not spread to the wall below or through to the inside wall. Accordingly, therecommendation is to simply rake out and reseal the gaping joints. The cost for this work is minimal and consideredroutine maintenance and therefore has not been identified as an event in this report.

Gaps in Vertical Brick Joints


B2010.01.06.03 Metal Siding**

B2010.01.09 Expansion Control: Exterior Wall Skin*

B2010.01.11 Joint Sealers (caulking): Ext. Wall**

4 - Acceptable

4 - Acceptable

3 - Marginal

Rating

Rating

Rating

1960

1960

1960

Installed

Installed

Installed

40

0

20

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace metal siding (15sq.m.)

Replace exterior joint sealants (500m)

Lifecycle Replacement

Failure Replacement

2014

2011

$2,000

$16,000

Unassigned

Medium

Exterior wall joint sealer (caulking) at wall openings, windowsand exposed steel building frame has weathered,deteriorated, shrunk and cracked and requires replacement.

Concern:

Rake joints out and replace deteriorated and cracked exteriorjoint sealer throughout

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Band of prefinished metal cladding is provided on the upper east wall of the gymnasium.

Exterior wall skin (brick cladding) expansion control is achieved by interrupting the wall with structural frame and wallcorners.

Exterior wall openings and penetrations are sealed with caulking along their perimeters.

Consequences of Deferral:Water and insect infiltration. Deterioration of buildingenvelope components and interior finishes. Development ofmold.


B2010.01.13 Paints (& Stains): Exterior Wall**

B2010.02.03 Masonry Units: Ext. Wall Const.*

B2010.03 Exterior Wall Vapor Retarders, Air Barriers, and Insulation*

3 - Marginal

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

1960

2009

Installed

Installed

Installed

15

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Repaint exterior columns, soffits and fascia

Failure Replacement 2012 $20,000 Low

The painted finishes throughout on exterior metal doors andframes, roof ladder and hatch, wood surfaces such as soffits,fascia trims and a wood window has deteriorated, weathered,and is cracked and peeling to the point where the baresubstrate is exposed in several areas. Note that the onlyportion of exposed wood fascia (not covered by parapet/fasciametal recladding) is at the southwest building corner over theadministration area.

Concern:

Sand and repaint exposed steel columns (approximately 50columns), wood soffits and exposed fascia boards.

Recommendation:


Event:


Updated: APR-11

Wood soffit, exposed fascia board trim and exposed steel columns are painted.

Exterior walls constructed of concrete masonry units throughout. There are gaps in the vertical joints of the concreteblocks at one point along the east Gymnasium wall. These gaps/cracks appear to be shrinkage cracks (in lieu of absentcontrol joints), appear not to be recent since they have been previously sealed, water does not appear to be infiltratinginto the building and the problem has not spread to the exterior brick masonry cladding. Accordingly, therecommendation is to simply rake out and reseal the gaping joints. The cost for this work is minimal and consideredroutine maintenance and therefore has not been identified as an event in this report.

A polyethylene air/vapour retarder was introduced to the building envelope at the reconstruction of the north exterior wall.The vapour retarders were not available for review, however no evidence of significant air leakage was observed orreported.

Consequences of Deferral:Continued material deterioration and increased maintenancecosts.


B2010.06 Exterior Louvers, Grilles, and Screens*

B2010.09 Exterior Soffits*

B2020.01.01.02 Aluminum Windows (Glass & Frame)**

4 - Acceptable

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

1960

1960

1980

Installed

Installed

Installed

0

0

40

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace aluminum windows (300sq.m.)

Replace windows that have upper level windowslider vents (50sq.m)


Operating Efficiency Upgrade

2020

2012

$360,000

$60,000

Unassigned

Medium

Window units with upper level slider vents are out of reach ofstaff who need to stand on chairs to open the vents. Thewindows in Classrooms 101 and 102 were flipped as part ofthe building envelope failure work completed in 2009 (refer toitem B2010.01.02.01).

Concern:

Replace 6 aluminum window framing units with lower leveloperable vents.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Raw aluminum exterior louvres

Exterior soffits at all building entrances are painted tongue and groove wood decking. Refer to B2010.01.13 forrecommended remedial painting work

Bronze anodized aluminum for the majority of the window framing units with alternating lower level and higher level slidervents, fitted with sealed double glazing (at fixed units only) and FRP panel infills. In 1985 clear anodized sealed units were installed in the administration area.

Consequences of Deferral:Inadequate ventilation and possible injury to staff climbing uponto chairs.


B2020.01.01.05 Wood Windows (Glass & Frame)**

2 - PoorRating

1960Installed

35Design Life

APR-11Updated

Replace wood framed window with aluminum(1sq.m.)

Failure Replacement 2011 $1,200 Medium

The wood window frame is weathered, with cracked andpeeling paint exposing the bare substrate. The window hasreached the end of its expected life.

Concern:

Replace this window with a sealed aluminum window.Recommendation:


Event:


Updated: APR-11

Wood framed window unit with sealed double glazing at Gymnasium Office 118A.

Consequences of Deferral:Continued deterioration and possible water infiltration of thebuilding envelope.


B2030.01.02 Steel-Framed Storefronts: Doors**


1960Installed

30Design Life

APR-11Updated

Completed 2009 - Replace damaged door hardware

Repaint 8 Entrance Doors and Door Frames

Replace steel framed storefront entrance doors (4sets double doors)

Failure Replacement

Preventative Maintenance


2009

2011

2014

$6,000

$1,600

$20,500

High

Low

Unassigned

Exit devices on student doors are damaged and not operatingproperly. This was corrected with new hardware in 2009.

Paint finishes are worn.

Concern:

Concern:

Replace damaged hardware on 3 sets of doors

Repaint the doors.

Recommendation:

Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

All four building entrances are painted steel doors with wired glass lites in pressed steel frames with glazed transoms.Door assemblies have solid FRP and glazed sidelights.


B2030.02 Exterior Utility Doors**

B3010.01 Deck Vapor Retarder and Insulation*

B3010.04.05 Membrane Roofing (Single Ply, EPDM, PVC, TPO)**

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

1960

1995

Installed

Installed

Installed

40

0

25

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Repaint 5 utility doors and door frames

Replace exterior utility doors (2 double, 1 single)

Replace membrane roofing (2300sq.m.)

Preventative Maintenance



2011

2014

2020

$1,000

$1,500

$480,000

Low

Unassigned

Unassigned

Paint finishes are worn.Concern:

Repaint utility doors.Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

Hollow metal doors in pressed steel frames. One double door at Gymnasium, one double door at Music Room 119, onesingle door at Mechanical Room 120.

Not available for review, however no evidence of significant air leakage was observed or reported.

Loose laid EPDM roof membrane with gravel ballast throughout. Roof not reviewed since a safe access ladder was notavailable at the roof hatch. (Refer to item B3020.02 for recommended Code Upgrade.)


B3010.08.02 Metal Gutters and Downspouts**

B3020.01 Skylights**

3 - Marginal

4 - Acceptable

Rating

Rating

1960

1995

Installed

Installed

30

25

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace downspouts and provide guards (30mdownspouts, 4 guards)

Replace 2 skylights (less than 2sq.m. each)

Failure Replacement


2011

2020

$1,500

$2,600

Medium

Unassigned

On the east side of the building one downspout is severelydamaged and two are missing in their entirety.

Concern:

Replace downspouts and provide steel guards to exposeddownspouts at grade.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Prefinished vertical metal downspouts from roof scuppers on the exterior of the building and steel rainwater leaders,routed through the building, exit the building at the base of the exterior walls.

Two domed skylights at central corridor in front on Gymnasium entrance.

Consequences of Deferral:Building envelope deterioration and water infiltration.


B3020.02 Other Roofing Openings (Hatch, Vent, etc)*

3 - MarginalRating

1960Installed

0Design Life

APR-11Updated

Install a roof hatch access ladder (1 - 4.5m highladder)

Code Repair 2011 $2,200 High

The roof hatch is not equipped with an access ladder and staffmust use a step ladder to access the roof

Concern:

Install a prefinished steel access ladder and extension.Recommendation:


Event:


Updated: APR-11

Roof access hatch in the gym storage room/photocopier room. Recommend repainting roof hatch as part of routinemaintenance.

Consequences of Deferral:Falling hazard.


C1010.01 Interior Fixed Partitions*

C1010.02 Interior Demountable Partitions*

C1010.04 Interior Balustrades and Screens, Interior Railings*

C1010.05 Interior Windows*

C1020.01 Interior Swinging Doors (& Hardware)*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1960

1960

1960

1960

1960

Installed

Installed

Installed

Installed

Installed

0

0

0

0

0

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Updated

Cayley - Cayley School (B2930A)S3 INTERIOR

Concrete masonry unit construction in main circulation spaces. Stud framed walls sheathed with gypsum board inclassroom wing.

Demountable type partitions and vinyl faced wall board in administration offices

Painted steel railings on stairs to gym stage and music room storage area

Wired glazed window between library office and library

Clear finished wood doors to washrooms, staff rooms and gymnasium areas. Painted wood doors to classrooms and incorridors. Hardware is being maintained on an ongoing basis.


C1020.03 Interior Fire Doors*

C1020.04 Interior Sliding and Folding Doors*

C1020.07 Other Interior Doors*

3 - Marginal

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

1960

1960

1990

Installed

Installed

Installed

0

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace door and frames with fire-ratedassemblies (5 doors)

Replace gymnasium accordian door (80sq.m.)

Code Upgrade

Failure Replacement

2011

2013

$8,000

$40,000

Medium

Low

Hollow metal door and pressed steel frame to MechanicalRoom is not labeled. Wood doors and frames to music storage rooms are notlabeled.

Stage accordian door is damaged, torn and worn thin inseveral places. The door scrapes along the stage floor.

Concern:

Concern:

Replace doors with fire-rated assemblies.

Replace gymnasium accordian door

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Combination of clear stained wood doors and painted metal doors to mechanical room and storage rooms. Not all doorsand frames have fire-rating labels.

Accordian folding door at gymnasium stage

Manual vertical lift coiling aluminum counter shutters between Gymnasium and Kitchen Servery 121.

Consequences of Deferral:


Non-code compliant. Compromised life safety.

Further deterioration of door and floor finishes. Increasingmaintenance costs.


C1030.01 Visual Display Boards** - Smartboards

C1030.01 Visual Display Boards** - Tack, Chalk and Whiteboards

C1030.02 Fabricated Compartments (Toilets/Showers)**

C1030.06 Handrails*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

2000

1960

1960

1960

Installed

Installed

Installed

Installed

20

20

30

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Replace 9 Smartboards

Replace tackboards and whiteboards (80 units)

Replace prefinished toilet partitions (5 stalls)




2020

2014

2014

$23,000

$58,000

$7,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

Smartboards are provided in the classrooms.

Various tack, chalk and white boards located throughout the school in classrooms and corridors. Many of these have become redundant with the installation of Smartboards in 2000.

Prefinished metal toilet stall compartments in student washrooms

Painted steel handrail at stair to music storage mezzanine.


C1030.08 Interior Identifying Devices*

C1030.10 Lockers**

C1030.12 Storage Shelving*

C1030.14 Toilet, Bath, and Laundry Accessories*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1960

1960

2000

Installed

Installed

Installed

Installed

0

30

0

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Completed 2010 - Repair damaged lockers

Replace lockers (80 single tier)

Failure Replacement


2010

2014

$6,000

$52,000

Low

Unassigned

Several lockers are damaged and some are missinghardware/handles.

Concern:

Repair damaged lockers and sloped tops and replace missingor damaged hardware. This work was completed in 2010.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Plastic room identification signage mounted to doors

Single tier prefinished metal lockers in classroom wing corridor.

Storage shelving throughout is a variety of painted wood, clear finished wood and prefinished metal units. Metal cubbyhole shelving units in gym locker rooms.

Commercial grade soap, toilet paper and paper towel dispensers and stainless steel framed mirrors in student and staffwashrooms


C1030.17 Other Fittings*

C2010 Stair Construction*

C2020.05 Resilient Stair Finishes**

C2020.08 Stair Railings and Balustrades*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1960

1960

1960

Installed

Installed

Installed

Installed

0

0

20

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Replace vinyl stair treads (20 treads)

Lifecycle Replacement 2014 $2,000 Unassigned


Event:


Updated: APR-11

Prefinished metal boot racks are wall mounted at each entrance.

Wood stairs access stage from gymnasium. Concrete stairs access stage from corridor. Wood stairs access the musicstorage area.

Resilient stair treads and nosings on concrete stairs to Stage and on wood stairs to Music Room storage space.

Painted steel handrails at Stage stairs and stairs to Music Room storage room.


C2020.11 Other Stair Finishes*

C3010.04 Gypsum Board Wall Finishes (Unpainted)*

3 - Marginal

4 - Acceptable

Rating

Rating

1960

1960

Installed

Installed

0

0

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace painted stair tread finish with vinyl treads(12 treads)


Stair paint is chipping.Concern:

Refinish stair treads with vinyl treads and nosings.Recommendation:


Event:


Updated: APR-11

Wood stairs to stage are painted

Gypsum board finished framed walls in classroom wing

Consequences of Deferral:Continued deterioration and maintenance costs. Vinyl treadswill be more slip resistant and longer wearing.


C3010.06 Tile Wall Finishes**

C3010.09 Acoustical Wall Treatment**

C3010.11 Interior Wall Painting*

3 - Marginal

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

1995

1960

Installed

Installed

Installed

40

20

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Repair ceramic tile finished walls

Replace ceramic wall tile (85sq.m.)

Replace sprayed acoustic treatment with acousticpanels (125sq.m.)

Repair



2011

2014

2015

$1,800

$24,000

$29,000

Medium

Unassigned

Unassigned

Ceramic tile wall finishes are damaged and have fallen off inseveral areas

Concern:

Replace missing or damaged tiles. The operator has advised that this work is scheduled for2011.

Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

150 x 150 ceramic tile wall finish in student washrooms and gym shower areas.

Spray applied acoustic wall treatment applied to upper portion of music room walls

All interior CMU and gypsum board walls and partitions are painted

Consequences of Deferral:Continued deterioration and water damage.


C3020.02 Tile Floor Finishes**

C3020.04 Wood Flooring**

C3020.07 Resilient Flooring** - 2010 Sheet Flooring

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

1960

1960

2010

Installed

Installed

Installed

50

30

20

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace quarry tile floors (85sq.m.)

Replace wood stage flooring (90sq.m.)

Replace 2010 sheet flooring (300 sq.m.)




2014

2014

2030

$25,000

$19,500

$27,000

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

The floors in the building entrance vestibules and in student washrooms and showers are finished with quarry tile.

Wood strip flooring is installed on the gym stage. The first 1200mm of the stage floor (on the Gymnasium side) ispainted, the remainder of the wood stage floor is covered with carpet. Refer to items C3020.08 and C3020.11 forrecommended Stage carpet replacement and floor repainting. Unfinished wood T&G plank flooring is located in the music room upper storage area. The plank flooring is very utilitarianand is not included in the lifecycle replacement cost.

Sheet vinyl flooring is installed in Kitchen 121, Classrooms 101, 102, 103, 105, 106 and 109 and in the west half of MusicRoom 119. The sheet flooring in these classrooms replaced the original vinyl asbestos tile In 2010.


C3020.07 Resilient Flooring** - Gymnasium


2000Installed

20Design Life

APR-11Updated

Replace rubberized sports floor in Gymnasium(388 sq. m.)



Event:


Updated: APR-11

Rubberized monolithic sports flooring is used in the gymnasium.


C3020.07 Resilient Flooring** - Vinyl Tile

3 - MarginalRating

2000Installed

20Design Life

APR-11Updated

Replace remaining vinyl tile with sheet flooring(970sq.m.)

Resilient flooring replacement. 300 square meters.

Failure Replacement


2011

2010

$103,000

$23,104

Medium

Medium

The vinyl floor tiles in the library workroom, staff washrooms,janitor room, photocopier room, Classrooms 104, 107 and108, and throughout the corridors is cracked and worn.

Cracked and worn requires replacement.

Concern:

Concern:

Replace remaining vinyl tile with sheet flooring. The vinyl tileis suspected to contain asbestos and proper procedures formonitoring, handling and disposal of such materials isrequired. A cost premium for the possible presence ofasbestos is included in the event cost.

Replace with sheet flooring.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

DEC-10

Vinyl floor tiles (reported to contain asbestos by the site representative) are located in the school's circulation areas,library workroom, staff washrooms, janitor room, photocopier room and in Classrooms 104, 107 and 108. Vinyl tile alsoremains in the balance of the classrooms not upgraded to sheet vinyl, but is scheduled to be replaced in 2011.

Consequences of Deferral:Further deterioration, maintenance difficulties, trippinghazards.


C3020.08 Carpet Flooring** - Administration, Staff, Library and Music Areas

C3020.08 Carpet Flooring** - Stage and Gym Storage

4 - Acceptable

2 - Poor

Rating

Rating

1985

1985

Installed

Installed

15

15

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace carpet (285 sq. m.)

Replace carpet on Stage and Gym storage rooms(135 sq. m.)


Failure Replacement

2014

2011

$20,500

$10,000

Unassigned

Medium

The carpet on the Stage and the Gymnasium storage roomsis in poor condition -- edges are fraying and the carpet hasexceeeded its lifespan.

Concern:

Replace the carpet in these areas.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Carpet is installed in the Administration Area 122, Staff Room 111, Library 110, Stage 117, half of Music Room 119 andin the Gymnasium storage rooms.

Carpet is installed on a portion of the stage and in the gymnasium storage rooms.

Consequences of Deferral:Further deterioration, maintenance difficulties, reducedaesthetics and tripping hazards.


C3020.11 Floor Painting*

C3030.02 Ceiling Paneling (Wood)*

C3030.04 Gypsum Board Ceiling Finishes (Unpainted)*

3 - Marginal

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

1960

1960

Installed

Installed

Installed

0

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Paint or re-paint floor and apply eased edge atfront of stage (110 sq. m)


Painted floor finish in Mechanical Room is deteriorating andfloors in the Music Storage Rooms are unfinished. Paint is chipped and worn on the painted section of the Stagewood strip floor. Stage edge is also finished with a sharpcorner. Note: The majority of the stage is carpeted.

Concern:

Paint and/or re-paint floors. Apply an eased corner to the front edge of the stage similar tothat used at the adjacent stage access stairs.

Recommendation:


Event:


Updated: APR-11

The front 1200mm of the gym stage wood floor is painted. The Mechanical Room concrete floor is painted.

T&G wood plank roof decking is exposed in school circulation areas, classrooms and the gymnasium

Ceilings in the school staff washrooms, storage and mechanical rooms are finished with gypsum board

Consequences of Deferral:Continued floor deterioration. Increased difficulty inmaintaining floors. Possible injury if impact on stage edge.


C3030.06 Acoustic Ceiling Treatment (Susp. T-Bar)**

C3030.07 Interior Ceiling Painting*

C3030.09 Other Ceiling Finishes*

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1995

1960

1960

Installed

Installed

Installed

25

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace acoustic ceiling tile (225sq.m.)



Event:


Updated: APR-11

Suspended lay-in tile T-Bar ceilings are located in the administration area, library and student washrooms

Gypsum board ceilings throughout with the exception of the mechanical room are painted.

The music room ceiling is finished with a spray applied acoustical finish. Perforated 12 x 12 acoustic tiles are adhered to the exposed wood plank ceilings in the gymnasium and classrooms


D2010.04 Sinks** - 1960

D2010.04 Sinks** - 1995

D2010.05 Showers**

5 - Good

4 - Acceptable

3 - Marginal

Rating

Rating

Rating

1960

1995

1960

Installed

Installed

Installed

30

30

30

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace enamel sink (1)

Replace SS sinks (4x single, 1x double, 1x triple,1x janitor)

Remove showers (4)



Program Functional Upgrade

2014

2025

2011

$1,600

$11,800

$2,000

Unassigned

Unassigned

Low

Existing showers are no longer in use (shower heads andvalves removed ~2005).

Concern:

Remove remaining shower head and valves. Patch walls.Recommendation:

Cayley - Cayley School (B2930A)S4 MECHANICAL

Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

Room 107 steel enamel sinks with two handle taps.

Room 111 - single ss sink; Room 119 - double ss sink; Room 121 - triple ss sink -- all with two handle taps. Room 104 has 3 small ss sinks with gooseneck taps. Janitors sinks: floor mounted plastic sink, two handle taps with vacuum breaker.

Mixing valves have been removed. Removal of showers planned in 2011.


D2010.08 Drinking Fountains/Coolers** - 1960

D2010.08 Drinking Fountains/Coolers** - 1985

D2010.10 Washroom Fixtures (WC, Lav, Urnl)**

D2020.01.01 Pipes and Tubes: Domestic Water*

4 - Acceptable

4 - Acceptable

5 - Good

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1985

1985

1960

Installed

Installed

Installed

Installed

35

35

35

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Replace drinking fountains (2)

Replace Drinking Fountains (3)

Replace fixtures (7 toilets, 10 lavs, 3 urinals)




2014

2020

2020

$3,150

$4,725

$24,825

Unassigned

Unassigned

Unassigned


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

Original wall-mounted ceramic drinking fountains in hall.

Deck mounted drinking fountains in some classrooms; wall-mounted drinking fountain in hall..

Crane floor mounted WCs with flush tank in staff washrooms. Crane stall urinals with hands-free electronic flush valves. Main washrooms have Crane floor mounted urinals with flush valves; replacement with low-flow valves planned for 2011.Crane wall hung vitreous china lavatories with two handle taps in staff washrooms. Main washrooms have china lavatories with two handle taps; lav replacements planned for 2011.

Two 50mm supply from town system to a single 50mm for the metered school supply. A 25mm irrigation line with meterto outside. Copper water lines, some galvanized (in mechanical room)


D2020.01.02 Valves: Domestic Water**

D2020.01.03 Piping Specialties (Backflow Preventors)**

D2020.01.08 Hose Bibbs* - 1960

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

1985

1960

Installed

Installed

Installed

40

20

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace Valves (6)

Provide Backflow Preventors (incoming, fire,irrigation)

Replace backflow preventer (boiler)


Code Upgrade


2014

2013

2014

$7,400

$17,700

$5,900

Unassigned

Low

Unassigned

Possibility of contamination of water supply without adequatebackflow prevention.

Concern:

Provide additional backflow preventors. Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

No backflow on incoming water, irrigation or fire hose supply. Backflow on the boiler make up water.

Exterior hose bibbs at north end, west side.


D2020.01.08 Hose Bibbs* - 2009

D2020.02.02 Plumbing Pumps: Domestic Water**

D2020.02.06 Domestic Water Heaters**

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2009

1995

1985

Installed

Installed

Installed

0

20

20

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace DHW Pump

Replace Domestic Water Heater



2015

2014

$1,290

$1,500

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Hose bibb at north side gym.

84 Grundfos recirc pump

1984 John Wood 502, 38,000 BTU


D2020.03 Water Supply Insulation: Domestic*

D2030.01 Waste and Vent Piping*

D2030.02.04 Floor Drains*

D2040.01 Rain Water Drainage Piping Systems*

D2040.02.04 Roof Drains*

2 - Poor

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1960

1960

1960

1960

1960

Installed

Installed

Installed

Installed

Installed

0

0

0

0

0

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Updated

Repair domestic water supply pipe insulation (est.50m length)

Repair 2012 $4,500 Low

Pipe insulation is damaged / missing in multiple locations. Concern:

Repair / replace pipe insulation. Work should be done inconjunction with the heating plant upgrade recommendedunder technical D3020.02.01.

Recommendation:


Event:


Updated: APR-11

Pipe insulation is damaged or missing in multiple locations.

Waste and vent piping is a mix of old cast iron, copper and plastic.

Internal cast iron leaders to outside surface run off.

Cast iron with dome. Some domes are missing and are to be replaced during routine maintenance.

Consequences of Deferral:Unnecessary energy waste; accelerated deterioration ofexisting insulation.


D3010.02 Gas Supply Systems*

D3020.02.01 Heating Boilers and Accessories: H.W.**

D3020.02.02 Chimneys (& Comb. Air): H.W. Boiler**

D3020.02.03 Water Treatment: H. W. Boiler*

4 - Acceptable

3 - Marginal

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1960

1960

1960

Installed

Installed

Installed

Installed

0

35

35

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Upgrade heating plant (new boiler, expansion tank,circulators, air separator)

Replace Chimney & Comb. Air (approx. 3m lineallength)

Failure Replacement


2012

2014

$77,000

$1,200

Medium

Unassigned

Heating plant is old and highly inefficient.Concern:

Replace boiler and ancillary equipment.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

50mm gas line enters at south end mechanical room and connects to a 100mm low pressure steel gas line that feeds oneboiler and a hot water tank.

One original Weil McLain gas boiler, 3,000,000 BTU with low water cut off, limits and safety valve. Air scoop, boiler feed, check valves and Brooks heating distribution pumps. Two horizontal expansion tanks (one abandoned).

Insulated chimney, venting and combustion air.

Pot feeder and by-pass filter installed, chemical treatment plan in place

Consequences of Deferral:Continuing high energy costs and excessive energyconsumption.


D3040.01.02 Fans: Air Distribution (Remote from AHU)*

D3040.03.01 Hot Water Distribution Systems**

4 - Acceptable

4 - Acceptable

Rating

Rating

2000

1960

Installed

Installed

0

40

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Repair H.W. Distribution Piping Insulation

Replace Hot Water Distribution Systems (based ongfa)

Repair


2012

2014

$6,000

$236,110

Low

Unassigned

Damaged and unrepaired pipe insulation is wasting energyand further accelerating the deterioration of the existing pipeinsulation.

Concern:

Repair damaged insulation. Plan this work in conjunction withthe domestic water piping insulation repairs recommendedunder technical D2020.03.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Ceiling fan in Room 119; ceiling fans (behind guards) in gym.

Steel piping utilizing cast iron screwed fittings with damaged pipe insulation.


D3040.04.01 Fans: Exhaust**

D3040.04.03 Ducts: Exhaust*

D3040.04.05 Air Outlets and Inlets: Exhaust*

D3050.05.02 Fan Coil Units**

3 - Marginal

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1960

1960

1960

1960

Installed

Installed

Installed

Installed

30

0

0

30

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Replace exhaust fans (10)

Replace Fan Coil Units (4)

Failure Replacement


2013

2014

$15,000

$20,800

Low

Unassigned

Fans are beyond end of life. Concern:

Replace exhaust fans. Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Two rooftop Jenair 301-CK-D exhaust serve the classrooms. Roof top Kiln exhaust fan serves the computer room, library and copier room. Washrooms are served by rooftop fans. Gymnasium roof top unit is a Jenair 331-C.

Ducting for exhaust fans includes rectangular and round galvanised steel.

Exhaust grilles.

Trane cabinet unit heaters at entrance ways.


D3050.05.03 Finned Tube Radiation**

D3050.05.06 Unit Heaters**

4 - Acceptable

3 - Marginal

Rating

Rating

1960

1985

Installed

Installed

40

30

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace Finned Tube Radiation (based on gfa)

Repair ductwork and add fire damper (1 unitheater)

Replace corroded fittings and pipe (1 unit heater)


Repair

Repair

2014

2011

2011

$120,000

$1,200

$1,000

Unassigned

Low

Low

Poor ductwork installation.

Corrosion of pipe / fittings at unit heater connection.

Concern:

Concern:

Repair ductwork and add fire damper at penetration tostorage room.

Replace corroded pipe and damaged fittings.

Recommendation:

Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

APR-11

APR-11

APR-11

Perimeter radiation throughout. Gym has high level radiation. It was noted that access to the shut-off valve for perimeterradiation in the office is via an unfinished hole cut in the wall. Access hole should be finished as part of routine facilitymaintenance and repairs.

Horizontal hot water unit heater in north corridor and Room 115 Perimeter rooms off 119 have hot water unit heaters ducted to overhead diffusers. Corrosion is evident at waterconnections along with poor workmanship in the ductwork.



Air leakage; possible fire hazard.

Damage to unit heater; possible water leak.


D3060.02.01 Electric and Electronic Controls**

D3060.02.02 Pneumatic Controls**

D4020 Standpipes*

D4030.01 Fire Extinguisher, Cabinets and Accessories*

D4090 Other Fire Protection Systems

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1960

1960

1960

2005

0

Installed

Installed

Installed

Installed

Installed

30

40

0

0

0

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

FEB-06

Updated

Updated

Updated

Updated

Updated

Replace Electric and Electronic Controls (based ongfa)

Replace Pneumatic Controls (based on gfa)



2014

2014

$3,885

$14,800

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Line voltage control for most fans in room 115. Boiler controls are temperature and on / off. CSI system monitors boileronly (local system). Manual pump switch-over.

Pneumatic thermostats and radiation valves. Air compressor is a Curtiss Wright with filter and regulator.

Two firehose cabinets.

Fire extinguishers throughout.

Street hydrant in Ross Street at the North end of the school


D5010.01 Main Electrical Transformers**

D5010.03 Main Electrical Switchboards (Main Distribution)**

D5010.05 Electrical Branch Circuit Panelboards (Secondary Distribution)**

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

1999

1999

1999

Installed

Installed

Installed

40

40

30

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace Main Switch Gear

Replace 4 electrical panels



2039

2029

$30,000

$18,500

Unassigned

Unassigned

Cayley - Cayley School (B2930A)S5 ELECTRICAL

Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

The main utility owned electrical transformers are pole mounted. Upgraded in 1999 with new service.

The main CDP is a Cutler Hammer 800 AF / 350 AT 120/208V 3 phase 4 wire system. The service was upgraded in 1999and has adequate room for growth.

The panels were replaced in 1999 when the service was upgraded and have adequate room in them. There has been acomputer panel installed in the computer room which has a Tyco power filter installed, also in 1999.


D5010.07.02 Motor Starters and Accessories**

D5020.01 Electrical Branch Wiring*

D5020.02.01 Lighting Accessories: Interior (Lighting Controls)*

D5020.02.02.02 Interior Fluorescent Fixtures** - T5 Gymnasium (2010)

2 - Poor

5 - Good

4 - Acceptable

5 - Good

Rating

Rating

Rating

Rating

1960

1960

1960

2010

Installed

Installed

Installed

Installed

30

0

0

30

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Replace 5 starters

Replace 8 T5 Fluorescent Fixtures

Failure Replacement


2014

2040

$5,000

$5,000

Medium

Unassigned

Starters are obsolete and may have a hard time gettingreplacement parts.

Concern:

Replace with stand alone or grouped unit with capabilty to tiein a BMS for off site monitoring.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

One starter has been replaced with a new pump in 2008. The others are still original.

Conduit and wire system has been upgraded. Surface conduit installed for upgrades. Dedicated circuits for computeroutlets from dedicated computer panel in library. Outlets have been added in instructional areas for computers. There arecurrently 2 computer plugs and 4 data outlets in each instructional area. Also 2 general receptacles.

Lighting controls include line voltage switching, low voltage keyed switches and breakers for stage lighting.

T5 - 6 lamp fluorescent fixtures in the gymnasium.

Consequences of Deferral:Unit could fail or if boiler pump fails you would not know andthen the heating system would not be operational.


D5020.02.02.02 Interior Fluorescent Fixtures** - T8 (1997)

D5020.02.02.03 Interior Metal Halide Fixtures*

5 - Good

N/A

Rating

Rating

1997

0

Installed

Installed

30

0

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace interior fluorescent lights (500 fixtures)

Energy Efficiency Lighting Upgrade, Gymnasium.Phase 1. 8 Fixtures.


Energy Efficiency Upgrade

2027

2010

$130,000

$4,705

Unassigned

Low

Cost and efficiency of metal halide fixtures. Energyconsumption high due to metal halide fixtures on long hoursper day.

Concern:

Replace metal halide fixtures with energy efficient T5-6 Lampflourescent fixtures for instant on - instant off capablity. Phase2 install motion control sensors for addition daytime energysavings.

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

DEC-10

The fixtures were upgraded in 1997 for energy efficiency and are all T-8 with electronic ballasts. There was a problemwith the lenses becoming dislodged but it has since been fixed with lense clips.

Element to be deleted. 8 fixtures in the gymnasium replaced with T5HO fixtures in 2010.

Consequences of Deferral:High energy costs.


D5020.02.03.01 Emergency Lighting Built-in*

D5020.02.03.02 Emergency Lighting Battery Packs**

D5020.02.03.03 Exit Signs*

D5020.02.05 Special Purpose Lighting*

3 - Marginal

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1995

1995

1995

1999

Installed

Installed

Installed

Installed

0

20

0

0

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Install emergency lighting in washrooms andchange rooms (4 sets)

Replace 3 battery packs

Code Upgrade


2011

2015

$4,000

$3,500

Medium

Unassigned

Emergency lighting remote heads are not installed in thewashrooms and change rooms.

Concern:

Install emergency lighting in washrooms and change rooms.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

The emergency lighting system provides adequate egress coverage. Emergency remote heads are not installed inwashrooms and change rooms.

Batteries are tested regularly and replaced as necessary.

Exit Signs are LED type and connected to the DC system.

There are currently 13 lights for stage lighting which are switched by breakers.


D5020.03.01.01 Exterior Incandescent Fixtures*

D5020.03.01.03 Exterior Metal Halide Fixtures*

D5020.03.02 Lighting Accessories: Exterior (Lighting Controls)*

D5030.01 Detection and Fire Alarm**

D5030.02.02 Intrusion Detection**

4 - Acceptable

5 - Good

4 - Acceptable

5 - Good

5 - Good

Rating

Rating

Rating

Rating

Rating

1997

1995

1995

1985

2008

Installed

Installed

Installed

Installed

Installed

0

0

0

25

25

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Updated

Replace fire alarm system (based on 2307sq.m.bldg area)

Replace intrusion detection system (based on2307sq.m. bldg area)



2014

2033

$61,000

$60,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

There are incandescent lights under the canopies at all entrances that have been replaced with compact fluorescents andare switched inside the entrance.

There have been 4 new 175W M.H. wall packs installed on the building and provide adequate lighting for night.

Exterior lighting wall packs are controlled by a time clock.

The existing system is a Edwards 6616 non addressable system that is tested regularly and meets user needs. Thereare no visual signal devices in the facility.

Regency Silent Knight 4720 upgraded to Honeywell system. Mostly motion detectors with the only door contact on theexterior door from the electrical mechanical room. Key pad currently at front entrance.


D5030.02.04 Video Surveillance**

D5030.04.01 Telephone Systems*

D5030.04.02 Paging Systems*

D5030.04.03 Call Systems**

D5030.04.04 Data Systems*

5 - Good

5 - Good

4 - Acceptable

5 - Good

5 - Good

Rating

Rating

Rating

Rating

Rating

2008

2010

2010

2005

2005

Installed

Installed

Installed

Installed

Installed

25

0

0

25

0

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Updated

Replace surveillance system (3 cameras, 1 DVR)

Replace call stations (40 units)



2033

2030

$6,000

$10,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

3 cameras are installed to give receptionist a view of the gym door, south entrance door, and main hallway. Video is notrecorded.

A new phone VOIP system has been installed with a Cisco 7960 at reception and 7940 handsets in all other rooms.Capacity for 700 voice mails. System is tied into the paging/sound system. Less than a year old.

New phone system can be used for paging, or you can use the stand alone paging system. Call switches in theclassrooms are no longer connected.

The call system is interfaced with phone system and music system.

The data cabling is Cat 5e with 4 data outlets in each classroom. The library serves as the computer room and housesthe data racks and switches. Supernet connectivity is provided and the data network meets current standards.


D5030.05 Public Address and Music Systems**

D5090.01 Uninterruptible Power Supply Systems**

D5090.08 Power Generation Systems (Co-generation)*

5 - Good

4 - Acceptable

5 - Good

Rating

Rating

Rating

2004

2005

2004

Installed

Installed

Installed

20

30

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Replace headend paging system (1 unit)

Replace 3kVA UPS (1 unit)



2024

2035

$5,000

$5,000

Unassigned

Unassigned


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

A new Telcor XL was installed in 2004 and interfaces with the phone system. There is an intercom speaker system aswell.

There is a UPS on the server located in the computer lab/ library.

A 1 kW photovoltaic system mounted to the south face of the building, and a 1.8kW electric wind mill located between thebuilding and the south parking lot, have been installed to contribute energy to the school. There is no battery system tostore power.


E1020.02 Library Equipment*

E1020.03 Theater and Stage Equipment*

E1090.03 Food Service Equipment*

E1090.04 Residential Equipment*

E1090.07 Athletic, Recreational, and Therapeutic Equipment*

4 - Acceptable

3 - Marginal

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1960

1960

2005

2000

1960

Installed

Installed

Installed

Installed

Installed

0

0

0

0

0

Design Life

Design Life

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

APR-11

APR-11

Updated

Updated

Updated

Updated

Updated

Replace stage curtains (160sq.m.)


Stage curtains are sagging, some of the rods have fallendown, it is questionable if the existing material is fire retardantand the curtains have exceeded their lifespan.

Concern:

Replace stage curtains and hardware.Recommendation:

Cayley - Cayley School (B2930A)S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION

Event:


Updated: APR-11

Anti theft book scanner

Black stage curtains.

Beverage dispensing unit in Corridor.

Residential electric range and refrigerators in the servery kitchen. Residential refrigerator, microwave, dishwasher and water cooler in the staff lounge

5 side swing wood basket ballbackboards, one vertical lift basketball backboards and one set of wall mounted climbingapparatus in the gymnasium as well as various volleyball and badminton nets and posts.

Consequences of Deferral:Poor appearance. Maintenance costs. Possible fallinghazard.


E2010.02 Fixed Casework** - Classrooms 107 and 108

E2010.02 Fixed Casework** - Remaining Casework

2 - Poor

4 - Acceptable

Rating

Rating

1960

1960

Installed

Installed

35

35

Design Life

Design Life

APR-11

APR-11

Updated

Updated

Replace classroom 107 and 108 sink casework(4m)

Replace fixed casework (based on approx 1960 m2gfa)

Failure Replacement


2011

2014

$3,000

$190,000

Low

Unassigned

Sink cabinet units in Classrooms 107 and 108 are in poorcondition.

Concern:

Replace cabinets.Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Painted wood sink cabinet units with metal edged plastic laminate tops.

Plastic laminate finished vanities in Student Washrooms. Sliding glass and clear finished wood display cabinet in the main circulation area. Clear finished wood, student coat hook and hat shelves in the main circulation area and some Classrooms. Built-in painted wood book shelf cabinets in the Classrooms. Painted wood cabinets with laminate countertop and sliding upper glass doors in Science Room. Clear birch plywood cabinet with sink and laminate counter in Music Room. Painted wood cabinets with laminate counter in the servery kitchen. Plastic laminate cabinets and counters in the staff lounge. Clear finished wood Library circulation desk. Various metal and/or wood book and magazine shelf units.

Consequences of Deferral:Continued deterioration and difficulties in maintainingcleanliness.


E2010.03.01 Blinds**

3 - MarginalRating

1960Installed

30Design Life

APR-11Updated

Replace vertical blinds with roller shades (300 sq.m.)


Many of the vertical blind mechanisms are broken orfunctioning poorly. Parts are difficult to obtain.

Concern:

Replace blinds with solar reflective roller shades.Recommendation:


Event:


Updated: APR-11

Vertical blinds on all exterior windows except in Classrooms 101 and 102, which were replaced with solar reflective rollershades in 2009.

Consequences of Deferral:Continued deterioration. Increased maintenancerequirements. New parts for blinds are no longer available.


K3020.04 Air Quality (Exhaust, Ventilation & Humidity)*

2 - PoorRating

0Installed

0Design Life

APR-11Updated

Install ventilation system with BMS control (centralAHU, 12 VAV boxes, BMCS, 10% design fees)

Ventilation Assessment and Proposed Design

Indoor Air Quality Upgrade

Study

2012

2011

$195,000

$12,000

Medium

Medium

The school lacks a ventilation system, resulting in poor airquality.

The school lacks a ventilation system, resulting in poor airquality.

Concern:

Concern:

Install a ventilation system after completion of a study toassess requirements and propose a design. A cost allowanceis provided, but actual cost will depend on the study findingsand final design of the ventilation system.

Conduct an assessment of the school's ventilation needs anddevelop a design proposal.

Recommendation:

Recommendation:

Cayley - Cayley School (B2930A)S8 FUNCTIONAL ASSESSMENT

Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

The school has no ventilation system, aside from exhaust and ceiling fans.


K4010.01 Barrier Free Route: Parking to Entrance*

K4010.02 Barrier Free Entrances*

K4010.03 Barrier Free Interior Circulation*

3 - Marginal

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

1960

1960

1960

Installed

Installed

Installed

0

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Designate a barrier free parking stall and installsignage

Install automatic door operators (1 door)

Barrier Free Access Upgrade

Code Upgrade

2011

2011

$1,000

$14,500

Low

Medium

A barrier free parking stall is not provided.

Automatic door operators are not installed at any buildingentrance.

Concern:

Concern:

Designate a barrier free parking stall with appropriate parkingpavement markings and signage.

Install automatic door operators at the main building entrance.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

A barrier free parking stall is not identified in the parking lot. Access to the building from the parking lot is level andpaved.

Automatic door operators are not installed at any of the building entrances/exits.

Barrier free interior circulation is acceptable with the exception of the gymnasium stage which is accessed by stairs.

Consequences of Deferral:Non-code compliant.


K4010.04 Barrier Free Washrooms*

3 - MarginalRating

1960Installed

0Design Life

APR-11Updated

Install Grab Bars in Handicap AccessibleWashrooms

Barrier Free Access Upgrade 2011 $5,000 High

Staff washroom and handicap accessible toilet stalls instudent washrooms are not fitted with grab bars.

Concern:

Install barrier-free grab bars. (2 WC stalls, 1 urinal, 2 staffWCs = 9 grab bars)

Recommendation:


Event:


Updated: APR-11

Barrier free toilet stalls are provided but additional hardware is required. Refer to C1030.14 for recommended remedialwork.

Consequences of Deferral:Lack of barrier-free accessibility.


K4020.03 Other Codes*

3 - MarginalRating

2010Installed

0Design Life

APR-11Updated

Fire rate understage storage area. 200 squaremeters in area.

Firerate the music storage rooms

Code Upgrade

Code Upgrade

2010

2011

$37,029

$12,000

Medium

Medium

Building fire inspection ordered fire rating upgrade to theunderside of the stage.

Walls of the storage rooms adjacent to the Music Room donot extend full height and are not rated appropriately. Theventilation to these areas is inadequate. The space abovethese rooms is being used for storage.

Concern:

Concern:

Install fire rated doors and frames to understage storagebays. Fire-rate the underside of the stage and all supportingposts and framing with fire-rated gypsum board.

Extend walls or provide fire-rated ceiling assemblies andproperly fire-rate all penetrations. Provide adequateventilation. (30 sq. m fire rated gypsum board partitions, or 40sq. m. of shaftwall rated ceiling assembly)

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Walls and doors of the Storage Rooms adjacent to the Music Room are not rated appropriately. See C1020.03 for recommended door replacement. Building fire inspection ordered fire rating upgrade to the underside of the stage. This work was completed in 2010.

Consequences of Deferral:Not code compliant. Life safety.


K4030.01 Asbestos*

K4030.02 PCBs*

K4030.03 Mercury*

3 - Marginal

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

1960

0

0

Installed

Installed

Installed

0

0

0

Design Life

Design Life

Design Life

APR-11

APR-11

APR-11

Updated

Updated

Updated

Hazardous Materials Abatement (2 fittings)

Test damaged pipe insulation for asbestos content

Hazardous MaterialsAbatement

Study

2011

2011

$1,000

$1,000

Medium

Medium

Damaged pipe insulation in Music Mezzanine Storage Room201 could contain asbestos.

Damaged pipe insulation in Music Mezzanine Storage Room201 could contain asbestos.

Concern:

Concern:

Replace or encapsulate pipe insulation if found to containasbestos.

Have insulation tested for asbestos content.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

APR-11

APR-11

Floor tile in the majority of classrooms reported to contain asbestos, The vinyl asbestos tile (VAT) in 50% of the Classrooms was replaced with sheet vinyl flooring in 2010 and the remainderis scheduled to be replaced in 2011 (refer to item C3020.07). Damaged pipe insulation in Music Mezzanine Storage Room 201 may contain asbestos.

No PCBs were observed or reported

No instances of mercury were observed or reported

Consequences of Deferral:Possible asbestos exposure to staff and students.

Damaged Pipe Insulation - Possible Asbestos


K4030.04 Mould*

K5010 Reports and Studies* - Floor Plans and Data Sheets

4 - Acceptable

4 - Acceptable

Rating

Rating

0

0

Installed

Installed

0

0

Design Life

Design Life

APR-11

APR-11

Updated

Updated


No incidence of mould was reported or observed

Refer to the attached photos for a schematic Site Plan, Floor Plan and List of Building Areas.

Cayley School Site Plan

Documents

RECAPP Facility Evaluation Report - Infrastructure€¦ · Address: 920 Ross Avenue Gross Area (sq. m): 2,307.90 Replacement Cost: $6,943,086 Construction Year: 1960 Evaluation Date: