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Physical Condition of Harrison Elementary School

PHYSICAL CONDITION OF HARRISON ELEMENTARY SCHOOL

2.0 NARRATIVE

2.1 Site The site is mostly occupied by the building with all remaining areas being paved. Due to the nature of the work required and its extent, the overall site is rated poor. An alley drain located to the rear of the site which helps drain the playground is plugged. A roof drain at the north front of the building is blocked and is dumping onto brick paving. All brick paving on the site needs to be replaced with concrete to eliminate safety hazards and improve general drainage away from the building. All blacktop paving in the playground needs to be repaved to eliminate cracks and prevent further deterioration. This includes the area over the underground oil storage tank which get covered with water causing problems when oil deliveries are made. A tree on adjoining property to the north of the school is causing damaged to the school's concrete retaining wall and fence. The retaining wall has been pushed out of plumb at least 4 inches and the fence mounted on top of the wall has been damaged. Necessary action to force removal of the tree and repairs to DCPS property should be undertaken. Minor fencing repairs/replacement are needed along the public alley. No on-site parking exist. Parking is a severe problem in the area both for teachers and parents/visitors. Rubber matting provided for a former play area, is a safety hazard in its present condition whenever it gets wet; it should be removed. This area provide handicapped access to the lower level; it is a constant source of concern for the school. Some playground equipment exist which needs minor repairs. However, little or no appropriate play areas exist for 4th and 5th grade students which make up the school's population. Complete replacement of the "V" Street steps and landing is warranted due to the depressions caused by wearing of the sandstone surfaces and the resulting safety hazards. Appropriate handicapped provisions for parking and access to the building do not exist.

2.2 Roof Roofing repairs and some replacement were undertaken in 1987. However, some leaks are appearing in various parts of the building. It is believed that most of these leaks are flashing related. The 1890 portion of the building has a slate and metal roof. Some repairs are needed to the sloping slate roof and the flat metal roof needs to be repainted. Flashing between the two different types of surfaces seems to be a source of leaks as is the perimeter guttering system. The 1933 portion of the building has a sloping slate roof and a flat built-up roof. However, gutters at the Boiler Room and along the first floor metal roof have suffered extensive damage during the past winter resulting in interior building damage. Repairs are needed to prevent further damage. In general, the roofing is in poor condition.

2.3 Exterior Walls The exterior brick wall surfaces of the building appear to be in poor condition. The 1890 portion of the building needs complete repainting and repairing of some vertical cracks. It would appear that some moisture penetration is occurring through the walls causing minor interior damage to plaster/painted surfaces.

2.4 Doors Most doors were replaced in 1995 and are in good condition. New metal doors, frames and hardware were installed at most locations on the exterior and along corridors and stairways. Two exterior openings have not been replaced and most exterior doors are not properly weatherstripped. Some doors and hardware are in need of adjustment under the DCPS Capital Improvements Program. For the most part, all openings are in compliance with code and ADA standards.

2.5 Windows In 1993, the old, original, wood windows were replaced with new, aluminum, double hung windows which contain insulated glazing. Windows are in good condition. A problem exist with the sash balances which prevent approximately 10% of the window from operating as originally installed. Approximately 5 % of the screens need to be replaced. Once these repairs are made the window will be as good as new.

2.6 Structural The building's structural system appears to be in excellent condition, however, two areas present concerns. Due to water problems, termites are present in the basement, Room B13. Elimination of this condition is essential due to the large amount of wood in the structure. The second concern is visual cracks in the finish surface surrounding the lintel where the 1933 building joins the 1890 building and a large area of the bearing wall was removed from a corridor opening at the upper floor. Further investigation is warranted to determine if the visual cracks are only cosmetic.

2.7 Flooring In general, the finish flooring is in good condition but outdated. Some of the flooring need minor repairs. Several areas have 9"x9" resilient tile which may contain asbestos and should be programmed for replacement. Most of the corridors and toilet rooms have terrazzo which is in excellent condition. The stairways are of slate and are beginning to show signs of wear; however overall condition is good.

2.8 Plastering In general, plastering is in poor condition. Minor repairs are needed throughout the building where the finish coat appears to be separating, causing bulges in the plaster surface, from the based coat. This condition does not always appear to be related to water leaks and further investigation is suggested since considerable patching is already apparent. Considerable peeling paint is occurring in various areas and refinishing/painting of the plaster would improve the overall appearance of the school. Major repairs are needed in Room B13 and the Teacher's Lounge which have suffered extensive water damaged.

2.9 Acoustical Ceiling No acoustical tile exist in this facility.

2.10 Program Requirements In general, the facility is leaking in many areas and its overall rating is poor. No Science areas were observed and a Science resources area is strongly recommended for students at the 4th and 5th grade levels. No facilities exist for athletic or assembly purposes which are conducted in classrooms, corridors or at a nearby church. An All Purpose Room is needed and can be located over the Boiler Room, first floor level. Food services is operated in the basement corridor which is unacceptable. Lunch rooms are converted classrooms which are not appropriately furnished for Cafeteria operations. It should be noted that breakfast and lunch are on going programs even during the summer. The Music Room, B3, does not have proper acoustical treatment and lacks sufficient storage space and teacher preparation areas. The Library does not have sufficient storage, work room space or audio/visual facilities. Computer Rooms are not configured to a teaching station; they need storage space, utility distribution and carpeted floors.

2.1 1 Plumbing In the main building, the plumbing system is 106 years old and has long outlived its useful life. The Boy's and Girl's toilet have been abandoned with fixtures left in place for a long time and the Boy's toilet is used as a storage room. Due to plugged drain line, all water has been shut off to all floors of the north building. The plumbing system needs to be replaced. The fixtures are in an unsatisfactory condition due to age and rusted galvanized pipes. Most of the partitions are broken. Fixture counts appears to be adequate for the school population. There is a gas hot water heater. The building is fully sprinkled.

2.12 Mechanical The school's heating system is in poor condition with non-functional steam, condensate pipes and steam traps. The whole heating system needs to be replaced in the near future. There are no pneumatic controls. There is no central cooling. Some rooms have window air condition units.

2.13 Electrical The incoming service is 400A, 120/208V, 1 phase, 3 wires. Overload protection is provided by circuit breaker panels. The electrical service and distribution are more than 50 years old, and the electrical service is in poor condition due to electrical panels and wiring. The school does not have an emergency generator. The lighting consists of fluorescent fixture. The light level is unacceptable. The fixtures are typically in poor condition and should be replaced.

2.14 Fire Alarm The fire alarm is outdated, but in operational condition. The fire alarm system must be upgraded to meet current code requirements.

2.15 PA/Security The public address system works properly, however, the system is very old. Also the program bell system works properly. There is no security system at the school.

2.16 ADA Compliance The school is inaccessible to the handicapped and will require total upgrade including: ramps, elevator, doors, hardware, plumbing fixtures, switches, and signage to meet current ANSI standards.

2.17 Graffiti There is minimal graffiti.

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.

PHYSICAL CONDITION OF HARRISON ELEMENTARY SCHOOL

2.19 Kitchen Equipment The school has no kitchen but only warming oven.

2.20 Child Care Facility There is no Child Care Facility.