recapp facility evaluation report - alberta · sheet vinyl flooring in vestibules, corridors and...

Report run on: March 12, 2007 9:27 AM

RECAPP Facility Evaluation Report

James Mowat School

B3447AFort Saskatchewan

Elk Island Pub Sch Reg Div #14

Report run on: March 12, 2007 9:27 AM of 32

B3447ABuilding Id:

James Mowat SchoolBuilding Name:

Fort SaskatchewanLocation:9625 - 82 Street Address:

3,140.96Gross Area (sq. m): $5,295,203Replacement Cost:0Construction Year:

Evaluation Date: April 1 1999

Kenneth M. Lee ArchitectEvaluation Company:

Ken LeeEvaluator Name:

The one storey 2368.76 sq.m. (concrete block, steel structure, stucco & metal siding clad, combustible & non-combustible ) was constructed in 1981. The building is sprinklered and in good condition. Renovation was done in the library, computer classroom and a classroom in 1998. The school is well maintained. The student capacity is 350. Six portable classrooms were installed in 1981. Two additional portable classrooms were installed in 1989.

General Summary:

Structural Summary:The building has concrete wall foundation with continuous concrete footing. The floor is concrete slab on grade. The flat roofis steel deck on steel joists supported by concrete block walls. The sloped roof is steel deck on steel beams supported byconcrete block walls and steel columns. The structure is in good condition.

Envelope Summary:The exterior walls are clad with stucco and metal siding. The exterior walls at the main entrance is clad with woodsiding. The building has aluminum windows and hollow metal doors. The flat roof has BUR and the sloped roof has sheetmetal roofing. The building envelope is in acceptable condition.

Interior Summary:Sheet vinyl flooring in vestibules, corridors and science classroom. Vinyl floor tiles in classrooms, art room kindergartenroom, and computer classroom. Carpet in administration area, offices, staff room, music room and library. Ceramic floortiles in boy's washrooms and girl's washrooms. Gymnasium has pulastic gym flooring. Majority of walls are painted concrete block and gypsum board. Some walls have vinyl covered gypsum board. Ceilings are acoustic ceiling tiles and gypsum board. The interior is in acceptable condition.

Mechanical Summary:The mechanical systems for the building are generally in acceptable condition. Not all equipment is appropriate for thistype of facility. Hot water heating boilers provide heating water to offset the building heat loss. Victaulic piping on the heating systemshows signs of leaking. Repair should be expected. The ventilation equipment in the main school is low quality and in marginal condition. Replacement of this equipment isrecommended. The new furnaces in the portable classrooms require upgrades to allow them to meet the code requirements for indoorair quality. The existing lavatories are beginning to wear and some are chipped. Replacement with stainless steel should beconsidered.

Electrical Summary:600 Amp 120/208 volt three phase manufactured by Federal Pioneer, fed from an underground service. Main DistributionPanel is original, and is 50% full. Branch circuit panels are 80% full and original for the most part. MCC unit for HVACequipment has three spare spaces. Wiring is in conduit. Lighting fixtures have been upgraded in 2004 to T8 lamps andelectronic ballasts for interior areas. HPS wall packs and pole mounted fixtures are used for exterior lighting. Gym hasmetal halide high bay fixtures. Lighting is switched using low voltage relayed switches. Exterior lighting is controlled byphoto cell. Emergency lighting is provided by Dual-Lite emergency battery packs. LED EXIT signs are located at required

9.04%5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $478,500

Fort Saskatchewan - James Mowat School (B3447A)


exits. Fire alarm system is inspected on annual basis. Bells are located in hallways and in music room. Securitysystem is operational. Main entrance buzzers operate after hours. Clocks in school are 120 volt, stand alone. Telephonehandsets are located in offices and library. Intercom switches are located in classrooms. Public address system iscomplete with tape player and radio. Supernet is in school. Computer network and hardware is located in server room.Cat5 cabling is used. Televisions, VHS and DVDs are on mobile carts. Rating of Acceptable.


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*

B1010.02 Structural Interior Walls Supporting Floors (or Roof)*

B1010.03 Floor Decks, Slabs, and Toppings*

B1010.05 Mezzanine Construction*

B1020.01 Roof Structural Frame*

B1020.04 Canopies*

5 - Good

5 - Good

5 - Good

5 - Good

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

Installed

100

100

100

100

80

100

50

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated

Updated


S1 STRUCTURAL

Concrete wall foundation (continuous footing).

Concrete slab on grade.

Concrete block walls.

Concrete slab on grade.

The mezzanine in the mechanical room has concrete floor on steel deck on steel joists supported by concrete block walls.

Flat roof has steel deck on steel joists supported by concrete block walls. Slopped roof has steel deck on steel joists andsteel beams supported by concrete block walls and steel columns.

Steel deck on steel trusses supported by steel beams and steel columns.


B2010.01.02.02 Concrete Block: Ext. Wall Skin*

B2010.01.06.03 Metal Siding**

B2010.01.06.04 Wood Siding**

B2010.01.08 Cement Plaster (Stucco): Ext. Wall*

B2010.01.09 Expansion Control: Exterior Wall Skin*

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

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

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

2001

1981

Installed

Installed

Installed

Installed

Installed

Installed

Installed

75

40

40

75

75

15

100

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated

Updated


S2 ENVELOPE

Painted concrete block walls. (Note: It also has stucco on concrete block walls.)

Metal cladding on concrete block walls.

Wood siding on exterior walls at main entrance.

Stucco on concrete block walls and wood frame walls.

It has the original expansion joints.

Painted concrete block walls and painted in 2001. Stained wood sidings on exterior walls at main entrance and stained in2001.

Concrete block exterior walls.


B2010.02.05 Wood Framing*: Ext. Wall Const.

B2010.06 Exterior Louvers, Grilles, and Screens*

B2010.09 Exterior Soffits*

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

B2030.05 Other Exterior Doors**

B3010.04.08 Membrane Roofing (Inverted/ Protected)**

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

100

30

30

40

30

30

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated

Replace Roofing

Lifecycle Replacement 2010 $56,500 Low

Replace the inverted membrane roofing. (710.00 sq.m.)Recommendation:


Event:

Type Year Cost Priority

Updated: MAR-07

Wood frame exterior walls.

Aluminum louvers and grilles.

Metal siding on wood frame.

Aluminum windows.

Hollow metal doors in pressed metal frames. (Note: The main entrance doors are clad with wood sidings.)

1981 - Inverted membrane roofing for the flat roof.


B3010.07 Sheet Metal Roofing**

B3010.11 Roof Covering Other**

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

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

1981

1997

1981

Installed

Installed

Installed

40

25

25

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated


Sheet metal roofing for the sloped roof.

There is a walkway on the perimeter of the roof. This walkway has TREMO aluminum coating on E.P.D.M. membrane.

There are vents, chimneys, exhaust hoods and hatches on the roof.


C1010.01 Interior Fixed Partitions*

C1010.02 Interior Demountable Partitions*

C1010.05 Interior Windows*

C1020.01 Interior Swinging Doors**

C1020.03 Interior Fire Doors*

5 - Good

5 - Good

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1981

1998

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

50

30

40

40

50

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated


S3 INTERIOR

Concrete block, gypsum board on metal stud frame and wood stud frame partitions.

One demountable partition between the computer classroom and a classroom.

Georgian wired glass and tempered glass set in pressed metal frames in vision sidelites and windows for doors.

Solid core wood doors and hollow metal doors in pressed metal frames throughout.

Hollow metal doors in pressed metal frames with ULC labels.


C1020.04 Interior Sliding and Folding Doors*

C1020.07 Other Interior Doors*

C1030.01 Visual Display Boards**

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

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1981

1981

1995

1981

Installed

Installed

Installed

Installed

25

15

20

30

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated


Accordion folding doors in music room.

A wood push-up door in kitchen.

Chalkboards and whiteboards located throughout the school.

Floor supported metal toilet partitions throughout.


C1030.08 Interior Identifying Devices*

C1030.12 Storage Shelving*

C1030.14 Toilet, Bath, and Laundry Accessories*

C2010 Stair Construction*

C3010.01 Concrete Wall Finishes* --Concrete Block

4 - Acceptable

4 - Acceptable

5 - Good

5 - Good

5 - Good

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

2001

Installed

Installed

Installed

Installed

Installed

20

20

20

100

100

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated


Plastic signs in most areas.

Painted plywood shelving in gym storage room and other storage rooms.

Commercial grade mirrors, soap dispensers, paper towel dispensers and toilet tissue holders located in all washrooms.

The mechanical room has a steel ladder from main floor to the mezzanine and another steel ladder from the mezzanine tothe roof. These steel ladders are painted.

1981 - Painted concrete block walls throughout.


C3010.02 Wall Paneling**

C3010.04 Gypsum Board Wall Finishes*

C3010.06 Tile Wall Finishes**

C3020.01.02 Paint Concrete Floor Finishes**

C3020.02 Tile Floor Finishes**

5 - Good

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1998

2001

1981

2002

1981

Installed

Installed

Installed

Installed

Installed

30

60

40

10

50

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated


Fiberglass wall panels on walls of student study stations in infirmary room and kindergarten washroom.

Painted gypsum board on metal stud frame and wood frame partitions. Some partitions have vinyl covered gypsum board.

Ceramic wall tiles in boy's washrooms and girl's washrooms.

Painted concrete floors in mechanical room, mezzanine in mechanical room, electrical room and utility room.

Ceramic floor tiles in boy's washrooms and girl's washrooms.


C3020.07 Resilient Flooring**

C3020.08 Carpet Flooring**

4 - Acceptable

3 - Marginal

Rating

Rating

1981

1993

Installed

Installed

20

15

Design Life

Design Life

MAR-07

MAR-07

Updated

Updated

Replace Sheet Flooring

Replace Tile Flooring

Replace carpet.

Lifecycle Replacement


Failure Replacement

2010

2010

2007

$70,500

$19,000

$21,500

Low

Low

Unassigned

All existing carpet is worn and in poor condition. Concern:

Replace sheet vinyl flooring. (925.00 sq.m.)

Replace the vinyl floor tiles. (475.00 sq.m.)

Replace carpet. (315.00 sq.m.)

Recommendation:

Recommendation:

Recommendation:


Event:

Event:

Event:

Type

Type

Type

Year

Year

Year

Cost

Cost

Cost

Priority

Priority

Priority

Updated:

Updated:

Updated:

MAR-07

MAR-07

MAR-07

Vinyl floor tiles in classrooms, computer classroom, kindergarten room, kindergarten washroom, kitchen area in staff room,art room, staff workroom and computer stations area in library. Sheet vinyl flooring in vestibules, corridors, science classroom, kindergarten storage room, infirmary room, infirmarywashroom, computer server room in administration area, staff washrooms, janitor rooms, storage rooms, gym. storagerooms, chair storage room, phys. ed. Office, kitchen and 1 classroom.

1981 - Carpet in library, library office, staff room, administration area, offices, music room and counseling room. The carpetis worn and in poor condition.


C3020.14 Other Floor Finishes** - Pulastic Gym.

C3030.04 Gypsum Board Ceiling Finishes*

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

C3030.07 Interior Ceiling Painting**

C3030.09 Other Ceiling Finishes* --Steel Deck

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

Rating

Rating

1981

1996

1981

1996

1981

Installed

Installed

Installed

Installed

Installed

20

50

25

20

50

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Replace T-Bar grid system and acoustic tiles.


Replace T-Bar grid system and acoustic tiles. (1,650.00 sq.m.)Recommendation:


Event:


Updated: MAR-07

Gymnasium has pulastic gym. Flooring.

Painted gypsum board ceilings in science prep. room, kindergarten washroom, kindergarten storage room, staff washrooms,janitor rooms, storage rooms, gym. storage rooms, chair storage room, electrical room, utility room and kitchen.

Suspended T-Bar grid system with acoustic tiles in vestibules, corridors, library, library office, science classroom,classrooms, boy's washrooms, girl's washrooms, computer classroom, kindergarten room, staff room, infirmary room,infirmary washroom, administration area, offices, server room in administration area, music room, counseling room, phy. ed.office, art room and staff workroom,

Gypsum board ceilings are painted.

1981 - Gymnasium, mechanical room and mezzanine of mechanical room have steel deck ceilings.


D2010.01 Water Closets**

D2010.02 Urinals**

D2010.03 Lavatories**

D2010.04 Sinks**

4 - Acceptable

4 - Acceptable

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

Rating

1981

1981

1981

1981

Installed

Installed

Installed

Installed

35

35

35

30

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Replace Lavatories

Failure Replacement 2008 $12,000 Medium

Some chipped porcelain enameled lavatories. Finishes arewearing.

Concern:

Replace 12 lavatories with stainless steel lavatories. Providesensor operated mixing faucets.

Recommendation:


S4 MECHANICAL

Event:


Updated: MAR-07

Floor mounted flush valve water closets used in the students' washrooms. Standard units have elongated bowls with openfront seats. Each washroom includes one handicapped water closet with elongated bowl. Flush tank water closets are used in staff washrooms and gymnasium office washrooms. These are 5 gallon flush models.There are 19 in the school.

Floor mounted urinals with flush valves.

Vanity mounted porcelain enameled steel with ribbed handled faucets. A few of the porcelain lavatories are chipped.

Single compartment stainless steel sinks for science labs complete with goose neck faucets and bottle traps. Single compartment stainless steel sinks with swing spouts in some classrooms. One two compartment stainless steel sink for staff room with swing spout. Floor mounted janitor's sinks.


D2010.05 Showers**

D2010.08 Drinking Fountains / Coolers**

D2020.01.01 Pipes and Tubes: Domestic Water*

D2020.01.03 Piping Specialties (Backflow Preventors)**

D2020.02.02 Plumbing Pumps: Domestic Water**

D2020.02.06 Domestic Water Heaters**

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1994

1992

2005

Installed

Installed

Installed

Installed

Installed

Installed

30

35

40

20

20

20

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated


Change rooms showers are not in use. Private showers in Phys. Ed. offices.

China, wall hung water fountains in corridors.

150 mm water service to meter room. 100 mm galvanized domestic water to 25 mm water meter. Copper distribution pipingthroughout school.

Backflow prevention devices have been provided on the boiler feed systems. Double check valve assembly on the sprinkler system.

Bell & Gossett inline circulator used for domestic hot water recirculation.

One Bradford White model MI504-S6 natural gas fired, tank type water heater is located in the main mechanical room. Unitserves the entire school. The original horizontal storage tank has been abandoned in place.

13Capacity Size

kWCapacity Unit


D2020.03 Water Supply Insulation: Domestic*

D2030.01 Waste and Vent Piping*

D2040.01 Rain Water Drainage Piping Systems*

D2040.02.04 Roof Drains**

D3010.02 Gas Supply Systems*

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

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

30

50

50

40

60

35

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated


Fiberglass insulation on all domestic hot and cold domestic water lines. Insulation has been recovered with canvas inexposed areas.

Cast iron and copper DWV used throughout.

Cast iron rain water leader with MJ clamps throughout.

Deep sump open flow roof drains with aluminum grates.

Gas meter is located in the utility room on the north side of the building. Gas is regulated to low pressure before rising tothe roof for distribution. Gas piping is welded steel throughout. Piping supports are adequate.

Two Superhot, model AAE-1080-M natural gas fired, atmospheric copper-tube hot water heating boilers provide heating toperimeter radiation, unit heaters, and reheat coils throughout the facility. Each boiler has a modulating gas valve and a highaltitude output of about 228 kW. A Westeel Rosco expansion tank has been provided.

456Capacity Size

kWCapacity Unit


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

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

D3040.01.01 Air Handling Units: Air Distribution**

4 - Acceptable

4 - Acceptable

2 - Poor

Rating

Rating

Rating

1981

1981

1981

Installed

Installed

Installed

30

30

30

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Replace Air Handling Units

Failure Replacement 2008 $90,000 Unassigned

Air handling unit service space is severely restricted. Units arelow quality, poorly laid out, and poorly installed due to lack ofspace. Mixing sections do not permit adequate mixing ofoutside air and return air. The gymnasium unit is frequentlyturned off due to excessive noise.

Concern:

Provide new roof mounted air handling units. Recommendation:


Event:


Updated: MAR-07

Insulated flue up through the roof.

Water treatment is provided for the heating system including side stream filter, chemical pot feeder.

There are three (3) air handling systems serving the building. These units are located on the second floor mechanicalmezzanine. AS-1: The ventilation for the east side of the school, is provided by a single, low pressure, constant volume custom airhandling unit. Dunham Bush HHU series . The unit includes a forward curved supply fan, filters, pumped heating coil, andmixing section. AS-2: The ventilation for the Gymnasium is provided by a built up constant volume air system. Dunham Bush HHU-118.The system is made up of forward curved supply fan, filters, a pumped heating coil, and mixing dampers. AS-3: The ventilation for the west side of the school, is provided by a single, low pressure, constant volume custom airhandling unit. Dunham Bush HHU series . The unit includes a forward curved supply fan, filters, pumped heating coil, andmixing section.

6000Capacity Size

L/sCapacity Unit


D3040.01.04 Ducts: Air Distribution*

D3040.01.07 Air Outlets & Inlets:Air Distribution*

D3040.03.01 Hot Water Distribution Systems**

D3040.04.01 Fans: Exhaust**

4 - Acceptable

4 - Acceptable

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

Rating

1981

1981

1981

1981

Installed

Installed

Installed

Installed

50

30

40

30

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Replace heating piping

Repair 2009 $80,000 Medium

Grooved couplings show signs of on-going leakage. Concern:

Replace grooved couplings with welded and screwed fittings.Recommendation:


Event:


Updated: MAR-07

Low pressure distribution ductwork runs in the ceiling space from AS-1 and AS-3 to ceiling supply outlets. Low pressure distribution ductwork is exposed in the gymnasium from AS-2.

Ceiling diffusers supply air to classrooms, library and offices. Gymnasium supply air is discharged through high capacity drum louvers.

Heated water form the heating boilers is circulated through steel piping to perimeter wall fin radiation, vestibule cabinet unitheaters, unit heaters and reheat coils. Circulating pumps are used for heating distribution. These are Bell & Gossett base mounted, end suction pumps (7.57l/s@95kPa each). Each pump is designed for 50% of the design flow requirements. There is a 3-way modulating valve fortemperature reset control. In-line heating pumps are used for the air handling unit heating coils. These are Bell & Gossett, horizontal inline pumps. Heating piping in the mechanical room uses "Victaulic" grooved couplings.

Spun aluminum roof mounted exhaust fans have been provided for washroom and general exhaust applications.


D3040.04.03 Ducts: Exhaust*

D3040.04.05 Air Outlets and Inlets: Exhaust*

D3050.02 Air Coils**

D3050.05.03 Finned Tube Radiation**

D3050.05.06 Unit Heaters**

D3060.02.03 Pneumatic and Electric Controls

4 - Acceptable

4 - Acceptable

4 - Acceptable

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

50

30

30

40

30

40

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated


Low velocity exhaust air ducts from exhaust grilles to fans.

Egg crate and louver exhaust grilles.

Copper tube, aluminum fin reheat coils used for interior zone reheat.

600mm high, two row finned tube radiation cabinets are used for perimeter heating throughout.

Recessed wall and ceiling mounted cabinet unit heaters located at entrance. Vertical projection unit heaters are used in thegymnasium. Horizontal unit heater in mechanical room for combustion air heating.

Control actuators throughout main school are pneumatic. Zone control is provided by dual pressure, proportional pneumatic thermostats with occupancy overrides and normally openheating valves. Control air is produced by a Husky tank mounted simplex compressor with a DeVilbiss refrigerated air dryer. Line voltage thermostats used on entrance heaters and unit heaters.


D3060.02.05 Building Systems Controls (BMCS, EMCS)**

D4010 Sprinklers: Fire Protection*

D4030.01 Fire Extinguisher, Cabinets and Accessories**

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2002

1981

1981

Installed

Installed

Installed

25

60

30

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated


BMCS has been installed. Existing pneumatic actuators have been retained on valves and dampers. Provides basicmonitoring and control of building systems. Energy management capabilities are limited because of the limitations of theexisting mechanical systems.

Main building is fully sprinklered.

Fire extinguishers appropriately located in cabinets, and wall hung in service spaces. 5# and 10# ABC

60Capacity Size

pointsCapacity Unit


D5010.01 Main Electrical Transformers**

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

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

D5010.07 Motor Control Centers (Motor Control)**

D5010.07.02 Motor Starters and Accessories**

D5020.01 Electrical Branch Wiring*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

40

40

30

30

30

50

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated


S5 ELECTRICAL

Pad mounted transformer located at west side of school. Underground to main disconnect in electrical room. 600A, 120/208volt, three phase. Maintained by Fortis.

600 Amp 120/208 volt three phase manufactured by Federal Pioneer Main Distribution Panel is 50% full.

Federal Pioneer panels located throughout the school in the hallways. Panels 80% full.

Khockner-Moeller MCC unit series 200 c/w three sections. Three spare spaces left.

Single phase Westinghouse disconnect switches.

Wiring is run in conduit.


D5020.01.03 Wiring Devices

D5020.02.01 Lighting Accessories (Lighting Controls)*

D5020.02.02.02 Interior Florescent Fixtures**

D5020.02.02.03 Interior Metal Halide Fixture*

D5020.02.03.02 Emergency Lighting Battery Packs**

2 - Poor

4 - Acceptable

5 - Good

5 - Good

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1981

1981

2004

2004

2004

Installed

Installed

Installed

Installed

Installed

0

30

30

30

20

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Add receptacles in classrooms.

Program Functional Upgrade 2008 $6,000 High

Need more receptacles in classrooms. Extension cords usedto reach equipment.

Concern:

Add 60 new receptacles in school in various classrooms.Recommendation:


Event:


Updated: MAR-07

Majority of the classrooms only have two receptacles.

GE Low Voltage switching in classrooms and Gym. Relays are in ceiling space.

All sections are equipped with surface mounted and recessed fluorescent light fixtures T8 lamps and electronic ballasts.

Metal Halide high bay light fixtures in Gym area.

Dual-Lite emergency lighting and battery packs located through the school as required.


D5020.02.03.03 Exit Signs*

D5020.03.01.04 Exterior H.P. Sodium Fixtures*

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

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

2004

1981

1981

Installed

Installed

Installed

30

30

30

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Connect Exit signs to Emergency Power

Code Repair 2008 $5,000 High

Exit signs will not operate in power outage conditions.Concern:

Connect 25 EXIT signs to DC side of emergency lightingbattery packs.

Recommendation:


Event:


Updated: MAR-07

LED exit signs located at required exits.

HPS wall packs located around perimeter of school. Pole mounted HPS light fixtures located in parking lot.

Photocell control used to operate exterior lighting.

Consequences of Deferral:Safety concerns for personnel in case of power loss conditions.


D5030.01 Detection and Fire Alarm**

D5030.02.01 Door Answering*

D5030.02.02 Intrusion Detection**

3 - Marginal

4 - Acceptable

3 - Marginal

Rating

Rating

Rating

1981

1981

1981

Installed

Installed

Installed

25

25

25

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Replace fire alarm system

Replace security system

Code Upgrade

Failure Replacement

2007

2007

$30,000

$8,000

High

High

Detectors and pull stations are required in Mechanical roomand Data room. Visual signals are not available for the hearingimpaired students. Safety issues to personnel in case of firealarm condition.

Spare parts not available.

Concern:

Concern:

Install new fire alarm system with new detection devices andhorn strobes.

Replace security system detectors and control panel.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

MAR-07

MAR-07

Simplex Panel c/w 16 zones, bells, pull stations and smoke and heat detectors.

Main entrance push button buzzer, connected to the energy management system.

Bolt security system in school. DSC 864 control panel. Infrared detectors and door contacts located in various areas of theschool. Keyed door entry tied to security.

Consequences of Deferral:Safety issues to hard of hearing students and property in caseof fire alarm condition. Possible failure of the fire alarm systemprotection.


D5030.03 Clock and Program Systems**

D5030.04.01 Telephone Systems**

D5030.04.04 Data Systems**

D5030.05 Public Address and Music Systems**

4 - Acceptable

5 - Good

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1981

2005

1995

1981

Installed

Installed

Installed

Installed

25

25

25

20

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Replace clock system.

Replace Sound system



2010

2010

$20,000

$18,000

Low

Low

Install new central master clock and 30 individual clocks inclassrooms, library, main administration office and Gym.

Upgrade the sound system. Connect to the phone system.

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

MAR-07

MAR-07

120 volt clocks in classrooms and Gym.

Panasonic 8EXT Digital telephone system. Handsets are located in offices and library only. Three telephone lines and onefax line.

Cat5 cables are installed in conduit and free air in ceiling space. Supernet in school. Four servers by Dell, AB CDD plus aMac server. Four switches by 3com and CISCO. Three Netcom patch panels. Network is 70% full.

Dukane Sound system c/w tape player and radio. It also controls period bells. Intercom switches are located in classrooms.FM systems are located in most class rooms.


D5030.06 Television Systems*

D5090.01 Uninterruptible Power Supply Systems**

4 - Acceptable

3 - Marginal

Rating

Rating

2000

1995

Installed

Installed

20

30

Design Life

Design Life

MAR-07

MAR-07

Updated

Updated

Install UPS protection for the telephone system.

Program Functional Upgrade 2007 $2,500 High

Telephone equipment is not energized from power backupsystems.

Concern:

Install one new UPS unit for telephone equipment.Recommendation:


Event:


Updated: MAR-07

Portable TV and VHS / DVD units on carts located in various classrooms.

Computer servers have APC 2200 UPS unit. Telephone equipment does not have UPS protection.

Consequences of Deferral:Lose of telephone communications in case of power outage.


E1090.04 Residential Equipment*

E1090.07 Athletic, Recreational, and Therapeutic Equipment*

E2010.02 Fixed Casework**

E2010.03.01 Blinds**

E2010.03.06 Curtains and Drapes**

4 - Acceptable

5 - Good

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

1995

1981

1981

1995

1981

Installed

Installed

Installed

Installed

Installed

25

15

35

30

30

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated


S6 EQUIPMENT, FURNISHINGS AND SPECIAL CONSTRUCTION

Residential grade refrigerators, ranges, and microwave ovens in the staff room and kitchen. The staff room also has 1dishwasher and 1 freezer.

Six basketball backboards.

Painted and plastic laminated plywood casework throughout.

Venetian blinds in classrooms, science classroom, computer classroom, library, staff room and administration area andoffices.

Two full height ceiling-mounted curtains in the gymnasium to divide it into 2 portions.


F1010.02.04 Portable and Mobile Buildings* - Mechanical (East, North, and South)

1 - CriticalRating

2005Installed

0Design Life

MAR-07Updated

Replace Ventilation Systems

Failure Replacement 2007 $12,000 Unassigned

Furnaces are not designed for this application. The heatexchangers are not able to accommodate the volume of freshair required for a classroom during winter conditions. Tocompensate, the fresh air dampers are closed when theoutside air temperature is low. The gas valve does notmodulate. This causes severe temperature fluctuations andresults in the system running only on demand. As a result,contaminants built up within the space, resulting in poor airquality. This affects the health of the students and their abilityto learn.

Concern:

Replace the furnaces with fresh air furnaces in each classroomwith stainless steel heat exchangers and modulating burners.Revise controls to modulate outside air dampers to maintain airquality. Alternatively, provide air-to-air heat exchangers foreach classroom. Operate heat exchanger to maintain airquality; cycle existing furnace to maintain space temperature.

Recommendation:


Event:


Updated: MAR-07

Carrier model 58STA-70 residential furnaces have been installed in these 3 portables to replace the original units.


F1010.02.04 Portable and Mobile Buildings*--East Portables (Architectural & Electrical)

4 - AcceptableRating

1981Installed

0Design Life

MAR-07Updated


These 3 portable classrooms are at the east side of the building and are across from the library of the school. Theseportables have hallways for coats and small vestibules to exterior wood stairs. These portables were manufactured in 1981 and located at site in 1981. The total area of these portables is 306.60 sq.m.. These portables are wood frame construction with with stucco cladding, inverted membrane roofing, aluminum glazedwindows completed with wire mesh, hollow metal doors and wood doors in pressed metal frames. It has exterior woodstairs. Interior components include vinyl floor tiles, sheet vinyl flooring, vinyl covered gypsum wall boards, texture finished ceilings,painted plywood millwork, chalkboard, whiteboard and tackboards and venetian blinds. Federal Pioneer panels in each classroom. Wrap around T8 light fixtures in classrooms. Portables are connected to themain building's fire alarm system. Emergency battery packs are located at required locations with EXIT signs. Intercomswitches are installed in classrooms.


F1010.02.04 Portable and Mobile Buildings*--North Portables (Architectural & Electrical)

4 - AcceptableRating

1981Installed

25Design Life

MAR-07Updated


These 3 portable classrooms with small vestibules to exterior wood stairs are at the north side of the building and areacross from the science classroom of the school. These portables were manufactured in 1981 and located at site in 1981. The total area of these portables is 246.60 sq.m.. These portables are wood frame construction with stucco cladding, inverted membrane roofing, aluminum glazed windowscompleted with wire mesh, hollow metal doors and wood doors in pressed metal frames. It has exterior wood stairs. Interiorcomponents include vinyl floor tiles, sheet vinyl flooring, vinyl covered gypsum wall boards, texture coating finished ceilings,painted plywood finish millwork, chalkboards and tackboards and Venetian blinds. Federal Pioneer panels in each classroom. Wrap around T8 light fixtures in classrooms. Portables are connected to themain building's fire alarm system. Emergency battery packs are located at required locations with EXIT signs. Intercomswitches are installed in classrooms.


F1010.02.04 Portable and Mobile Buildings*--South Portables (Architectural & Electrical)

F2020.01 Asbestos*

4 - Acceptable

5 - Good

Rating

Rating

0

0

Installed

Installed

0

0

Design Life

Design Life

MAR-07

MAR-07

Updated

Updated


These 2 portable classrooms are at the south side of the building and are near the music room of the school. Theseportables have a connection vestibule to the building and a corridor in front of 2 classrooms for coats. This corridor has anexterior exit to an exterior wood stairs. The connection vestibule to the building has a wood ramp and a wood stair with 2steps. The total area of these portables is 265.00 sq.m.. These portables were manufactured in 1981 and located at site in 1989. These portables are wood frame construction withstucco cladding, SBS membrane roofing, aluminum windows completed with wire mesh, hollow metal doors and wooddoors in pressed metal frames. It has an exterior wood stairs. SBS roofing was replace in 1995. Interior components include vinyl floor tiles, sheet vinyl flooring, painted gypsum wall boards, painted gypsum board ceilingswith stained glulam ceiling beams, chalkboards, tackboards and venetian blinds. Federal Pioneer panels in each classroom. Wrap around T8 light fixtures in classrooms. Portables are connected to themain building's fire alarm system. Emergency battery packs are located at required locations with EXIT signs. Intercomswitches are installed in classrooms.

It is informed by the school that there is no asbestos.


K4010.01 Barrier Free Route: Parking to Entrance

K4010.02 Barrier Free Entrances

K4010.03 Barrier Free Interior Circulation

K4010.04 Barrier Free Washrooms

5 - Good

3 - Marginal

5 - Good

5 - Good

Rating

Rating

Rating

Rating

1981

1981

1981

1980

Installed

Installed

Installed

Installed

0

0

0

0

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Install barrier free push paddles on entrancedoors.

Barrier Free Access Upgrade 2007 $5,000 High

It does not meet code requirement.Concern:

Install barrier free push paddles on the main entrance doors.Recommendation:


S8 FUNCTIONAL ASSESSMENT

Event:


Updated: MAR-07

It has barrier free routes from from the parking lot to the entrances.

It has barrier free entrance. There is no barrier free push paddles on the entrance doors.

It has barrier free to all areas except the mezzanine in the mechanical room.

There are barrier free washrooms.

Report run on: March 15, 2007 2:39 PM

RECAPP Facility Evaluation Report

James Mowat School

S3447Fort Saskatchewan

Report run on: March 15, 2007 2:39 PM Page 2 of 7

S3447Building Id:

James Mowat SchoolBuilding Name:

Fort SaskatchewanLocation:Address:

0.00Gross Area (sq. m): $0Replacement Cost:0Construction Year:

Evaluation Date: October 1 2006

Kenneth M. Lee ArchitectEvaluation Company:

Ken LeeEvaluator Name:

Asphalt pavement, asphalt roadways, concrete pavement and concrete sidewalks are in acceptable condition. Installparking lot signs and pavement markings for parking stalls. The site is well maintained. Rating for architectural site workis acceptable. Rating for mechanical site work is acceptable. Pad mounted transformer is located on west side, original installation. 12 car receptacles are steel rail mounted. Lightingis controlled by photo cell. Exterior lighting is done by HPS wall packs. Pole mounted HPS light fixtures in the parkinglot. Rating for the electrical site work is acceptable.

General Summary:

Structural Summary:

Envelope Summary:

Interior Summary:

Mechanical Summary:

Electrical Summary:

0%5 year Facility Condition Index (FCI):

Facility Details Evaluation Details

Total Maintenance Events Next 5 years: $120,000

Fort Saskatchewan - James Mowat School (S3447)

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.


G2010.02.02 Flexible Pavement Roadway (Asphalt)**

G2010.05 Roadway Curbs and Gutters*

G2010.06 Roadway Appurtenances*

G2020.02.02 Flexible Paving Parking Lots(Asphalt)**

G2020.05 Parking Lot Curbs and Gutters*

G2020.06 Parking Lot Appurtenances

G2020.06.01 Traffic Barriers*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

5 - Good

Rating

Rating

Rating

Rating

Rating

Rating

Rating

1994

1981

1981

2001

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

Installed

25

25

25

10

25

0

25

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated

Updated


S7 SITE

Two asphalt paved roadways from 82 Street. One roadway for entry and one roadway for exit. There is an asphalt pavedroadway between these two roadways in front of the school for drop off.

Concrete curbs and gutters at roadways.

There are metal signs on steel posts for information.

Asphalt paved parking lot on the north side of the school. It has 28 stalls with handicapped stalls.

Concrete curb and gutter in parking lot.

Duplex receptacles mounted on steel guard rails supported by steel posts (note: no theoretical design life for steel guardrails and steel posts).

A steel guard post gate at the east end of the parking lot.


G2020.06.03 Parking Lot Signs*

G2020.06.04 Pavement Markings*

G2030.02.02 Asphalt Pedestrain Pavement**

2 - Poor

3 - Marginal

4 - Acceptable

Rating

Rating

Rating

1981

1981

2001

Installed

Installed

Installed

25

25

10

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Install parking lot signs.

Install pavement markings for stalls.

Program Functional Upgrade

Program Functional Upgrade

2007

2007

$4,000

$1,500

High

High

There is no parking lot signs for information in the parking lot.

There is no pavement marking for parking stalls in the parkinglot.

Concern:

Concern:

Install four metal signs on steel posts in the parking lot forinformation.

Install pavement marking for stalls in the parking lot (28 parkingstalls).

Recommendation:

Recommendation:


Event:

Event:

Type

Type

Year

Year

Cost

Cost

Priority

Priority

Updated:

Updated:

MAR-07

MAR-07

There are no parking lot signs for information in the parking lot.

There is no pavement marking for parking stalls in the parking lot.

Asphalt pedestrian pavements on the south, east and north side of the building.


G2030.04 Rigid Pedestrian Pavement (Concrete)**

G2030.06 Exterior Steps and Ramps*

G2040.03 Athletic and Recreational Surfaces**

G2040.06 Exterior Signs*

G2040.08 Flagpoles*

4 - Acceptable

4 - Acceptable

4 - Acceptable

5 - Good

5 - Good

Rating

Rating

Rating

Rating

Rating

1981

1996

2001

1981

1981

Installed

Installed

Installed

Installed

Installed

15

15

25

25

30

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Replace Concrete Pavement


Replace concrete pavement and sidewalks. (930.00 sq.m.)Recommendation:


Event:


Updated: MAR-07

A concrete sidewalk from 82 Street to the concrete sidewalk on the north side of the asphalt paved drop off roadway in frontof the building. This concrete sidewalk goes to the concrete pavement of the main entrance and connects to the concretesidewalks to the south, east and north entrances.

One asphalt ramp at drop off area.

The asphalt paved area on the north side of the building has 3 basketball backboards on steel posts for outdoor play area.Use the adjacent community athletic and recreational facilities.

One school name sign on the exterior wall above the main entrance.

One flagpole on the lawn in front of the school.


G2050.04 Lawns and Grasses*

G2050.05 Trees, Plants and Ground Covers*

G3010.02 Site Domestic Water Distribution*

G3010.03 Site Fire Protection Water Distribution*

G3020.01 Sanitary Sewage Collection*

G3030.01 Storm Water Collection*

G3060.01 Gas Distribution*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

Rating

Rating

Rating

1981

1981

1981

1981

1981

1981

1981

Installed

Installed

Installed

Installed

Installed

Installed

Installed

15

10

50

50

50

50

50

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated

Updated

Updated

Updated


Lawn with trees and plants on the west and south sides of the school.

Lawns with trees and plants on the west and south sides of the school.

150 mm domestic water from municipal service enters utility room and splits to serve sprinklers and domestic water.

Fire hydrant located on the street within 90 m of the fire fighting entrance. Fire department connection for sprinkler systemat north entrance.

A 150 mm sanitary line leaves the building and ties into the municipal sewer service northwest of the property.

Storm water from the site is drained on the surface. There is a catch basin in the parking area that is connected to themunicipal collection system.

The medium pressure gas service connects into the utility main and runs underground to the point of entry outside the utilityroom at the north entrance.


G4010.02 Electrical Power Distribution Lines*

G4010.03 Electrical Power Distribution Equipment*

G4010.04 Car Plugs-ins*

G4020.01 Area Lighting*

4 - Acceptable

4 - Acceptable

4 - Acceptable

4 - Acceptable

Rating

Rating

Rating

Rating

1981

1981

1981

1981

Installed

Installed

Installed

Installed

50

50

25

25

Design Life

Design Life

Design Life

Design Life

MAR-07

MAR-07

MAR-07

MAR-07

Updated

Updated

Updated

Updated


Underground feeders from pad mounted transformer to the main distribution panel and main disconnect.

Pad mounted transformer located at west side of school. Maintained by Fortis.

12 car receptacles steel rail mounted. Receptacles are controlled by the main energy system of the school.

HPS wall packs located around perimeter of school. Pole mounted HPS light fixtures located in parking area.

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