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Douglass Junior High School Physical Condition

PHYSICAL CONDITION OF DOUGLASS JUNIOR HIGH SCHOOL

2.0 NARRATIVE

2.1 Site The site does not adequately respond to the requirements of a junior high school with respect to off street parking; however, there is ample area in the rear of the school upon which to build a parking lot. The sidewalks around the school building as well as the exterior steps are in a state of disrepair and should be repaired/replaced as soon as possible; presently, they constitute a tripping hazard. The planted areas directly abutting the building are eroding due to rain water migrating down the side of the building. This condition should be abated as soon as possible to prevent further problems.

2.2 Roof The facility has flat, built-up roofs which are alleged to have been replaced in 1988; however, at the time of this survey, it was observed that the roof ballast is very poorly distribute, numerous areas of ponding were present and the flashing system has failed. A through investigation of the condition of this roof should be undertaken and if the roof is still under warranty, notify the manufacturer to assess the overall condition of the materials at no cost to DCPS.

2.3 Exterior Walls The exterior walls, particularly the west facade, are in extremely poor condition. This wall is displaying the effects of water migrating past the roof flashing into the widths of brick and through freeze/thaw action, deteriorating the mortar causing the exterior width of the cavity wall to span and the precast architectural copings and sills to fail. This condition requires immediate attention as it presents a major safety hazard. It should be noted that the sills and copings have been in this condition for a least a year. The remaining exterior walls display varying amount of effloresce attributable to the same source of migrating water. See Item 2-2 Roof for additional commentary.

2.4 Doors The doors, frames and hardware of the facility are in poor condition. Some of the door systems are original to the building others have either been replaced or repair, but either case, the doors, frames and hardware do not meet current code or ADA standards and should be replaced as soon as possible.

2.5 Windows The windows are original steel sashes with hopper vent windows that have been reglazed with Lexan. The Lexan has deteriorated to the point as to be opaque and the sashes have been rusted beyond repair and have numerous missing parts.

2.5 Windows (Continued) These windows are beyond the point where it is not economically feasible to repair them; hence, it is recommended that they be replaced.

2.6 Structural The structural elements of the facility have corroded and deteriorated due to the migrating water delineated in Items 2;2 and 2.3 and a comprehensive study should be undertaken to establish a course of remedial action to abate the further deterioration of these elements.

2.7 Flooring In general, the finish flooring throughout the building is in need of replacement. Special attention must be paid to this operation as the resilient flooring is believed to contain asbestos.

2.8 Plastering The plaster surfaces in this school are in fair condition due to the problems delineated in Items 2.2-Roofs and 2.3-Exterior Walls. The plaster abutting the windows has deteriorated to the brown coat in some locations, the ceilings are displaying minor amounts of efflorescence and the plaster has separated from the brick at the fenestration along the west facade. These conditions present a health problem because of the lead containing dust that is generated by the deteriorating plaster (the paint used on the plaster is conceived to be lead based). Once the roof is repaired/replaced, it is recommended that the plaster be repaired and the lead hazard abated.

2.9 Acoustical Ceiling Various types of acoustical ceiling treatment (2'x4' acoustical panels) occur in the building with varying degrees of effectiveness and aesthetic value. Most of these treatments have outlived there usefulness and should be replaced in the industrial art complex.

2.10 Program Requirements In general, the facility does not respond to the program requirements of a Junior High School. Specifically, the Library is too small to house a collection commensurate with the student population and the dedicated spaces for Art, Music and Science are antiquated and not large enough. Dedicated spaces for Art, Music, Vocational Education, and Science should be included in any future renovations.

2.11 Plumbing The galvanized water pipes and the cast iron drainage pipes in the original building, erected in 1952 and in the Addition, built in 1954, are in fair condition except the waste line; it has a slow drain causing backup basement in the custodial closet. The plumbing fixtures are adequate in number for the current student population and are functional for the most part. Of a total of 101 fixtures, 30 are out-of-service. There are no toilet compartments for the handicapped in the building. Domestic hot water is generated by a steam heated tank and circulator set; an additional electric water heater discharges water into the steam heated tank but is not interlocked with it. The electric heater must be manually turned on. The sump pumps in the Boiler Room are in poor condition but run constantly and do not lower the water level in the pit. Apparently, the controls need repair and the pit needs cleaning. The building is not sprinkled.

2.12 Mechanical The central heating plant consists of three (3) gas/oil fired steam boilers with combination gas/oil burners each rated at 5,590 MBH. The controls of the boilers need adjustment, calibration and/or repair. The operator has to manually set off the control sequence in all the boilers and in one of them, has to control the low water level manually. The steam traps in the pipe tunnels, which are part of the heating distribution system, need replacement or repair. The malfunction of the traps is evidenced by the high temperature of the returning condensate. The condensate return piping shows leaks at eight (8) points. All points are at the outlet of convertors and the condensate tank need to be replaced.

2.13 Electrical The electrical systems were upgraded in 1986. The incoming service is a 2000A, 3 phase, 4 wire, 120/208V system which is in good condition; the feeders are in good condition. The grounding system is adequate and the school has an existing 25KW diesel generator. The secondary distribution system is in good condition with panelboards rated between 100A and 225A. Most of the panelboards are at full capacity or overload. The lighting footcandle levels comply with IES standards throughout and the fluorescent fixtures are in good condition. The exist lights are of the LED type.

2.14 Fire Alarm The fire alarm system is a non-addressable type, but is in good condition. The location and distribution of the fire alarm pull stations, bells and flashing lights are adequate.

2.15 PA/Security The security system is in good condition with well placed motion sensing devices. The communication system is in fair working condition, but has been poorly maintained.

2.16 ADA Compliance There is no handicapped parking for this building nor are there adequate curb curb cuts. There is no exterior ramp to the building nor is there a passenger elevator, escalator, or interior ramp in the building. The rest rooms need to be modified and drinking fountains need to be replaced in order to accommodate disabled persons. Signage must be provided throughout the building. All doors with less than a 32" clear opening must be replaced. The mounting height incorporated in the fire alarm system. A public telephone with a telecommunications device for the hearing impaired should be provided. Overall, this facility is not in compliance with the ADA and therefore is unsatisfactory.

2.17 Graffiti The graffiti at this facility is located on the wall at the front and rear of the building.

2.18 Adverse Environmental Condition

(a) Asbestos Material Further technical analysis is needed to determine the presence of asbestos and its friability.

(b) Lead Paint Removal Further technical analysis is needed to determine the presence of lead based paint.

2.19 Kitchen Equipment The kitchen equipment is in fair condition, but it is in need of a preventive maintenance program to service all equipment.

2.20 Child Care Facility None.