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Physical Condition of Patterson Elementary School

PHYSICAL CONDITION OF PATTERSON ELEMENTARY SCHOOL

2.0 NARRATIVE

2.1 Site

The site does not adequately respond to the need of an elementary school in the areas of off street parking for staff or safe outdoor recreation area. The playground is marred with the foundation of a temporary classroom building which was removed several years ago and now presents a trip hazard. The foundation should have been removed immediately. Additionally, a drainage swale traverses the playground which also is a trip hazard and likewise, it should be removed immediately.

2.2 Roof

Access to the roof of the facility revealed that the main building have numerous buckles. Additionally, the presence of efflorescence on the brick parapets of the facility would tend to indicate that water was seeping into the brick cavity through roof leaks or failure of the flashings. It is recommended that this condition be further investigated and the proper action be instituted.

2.3 Exterior Walls

As delineated in Item 2.2, the exterior walls are covered with efflorescence which indicates water infiltration into the masonry; (l) additionally, the walls display numerous locations of deteriorated mortar with should be repainted before this condition becomes a severe problem.

2.4 Doors

The doors of the facility are the original 180 degree, double acting, wood doors, and do not meet the current code or program requirements of DCPS. They should be replaced. Additionally, the hardware on the doors has outlived its useful life and should be replaced. The vertical components of the means of egress do not meet code requirements because they do not offer two units of egress.

2.5 Windows

The windows of the facility are the original, wood astral windows, which have been reglazed with lexan. The lexan has deteriorated to the point of being opaque and greatly reduces the amount of natural light into the classrooms. Additionally, several of the windows are merely nailed in place and present a danger of failing. It is recommended that the windows of this facility be replaced as soon as the budget permits.

2.6 Structural

The structural components of this facility do not need repair at the present. Nevertheless, see Item 2.2 - Roof and 2.3 - Exterior Walls.

2.7 Flooring

The flooring in the building is the original Vinyl Asbestos Tile (VAT) and as such presents a health problem and should be removed as soon as the budget permits. The toilet room floors are terrazzo and are in very good condition. It should be noted that the VAT are intact and are not friable at the present except for the tile on the landings of the Elmira Street stairwell which have become damaged and friable due to water infiltration.

2.8 Plastering

The plaster in this facility needs major repair/replacement due to the roof problems outlined in Item 2.1 Exterior Walls. Special attention should be given to this condition due to the presence of lead dust from the deteriorating plaster. Specific attention should be paid to the annex lobby and all of the second floor classrooms along the west facade of the annex of the school.

2.9 Acoustical Ceiling

There are no acoustical tile or panel ceilings in the facility. The acoustical properties of the places of assembly in the facility are derived from acoustical plaster.

2.10 Program Requirements

In general, the facility does not meet the program requirements for an elementary school because there are no dedicated spaces for art, music, or science.

2.11 Plumbing

The galvanized water pipes show extensive rust and the main shutoff valves for most toilet rooms are "frozen" open by rust. This means that any repair work involving the water pipes requires shutting off the water for the whole building. The cast iron drainage pipes in the original building erected in 1945 seem to be in fair condition. However, in the addition erected in 1955, there seems to be at least one instance in which the drain pipes leak onto the ground floor when toilets were flushed in the northwest corner of the first floor. The plumbing fixtures are adequate in number for the current student population; however, there are (15) toilets and (1) urinal that are loose on their mountings. There is no water closet compartments for the handicapped in the building. Major repairs are needed and complete replacement should be programmed in the near future. Domestic hot water heater which is gas fired. The building does not have a sprinkler system.

2.12 Mechanical

The central heating plant consists of two (2) oil fired steam boilers with combination gas/oil burners each rated at 2,343 MBH (70 BHP). Both boilers at present need adjustment for operation at top efficiency.

There is heavy leakage from the condensate pipes running in the tunnel under the school. These leaks have caused damage in the building up to two floors above and might be responsible for the "freezing" of the master shut-off valves in the toilet rooms. See 2.11, "Plumbing" for background information. Major repairs are needed to the piping system and complete replacement should be programmed in the near future.

2.13 Electrical

The incoming service is a 400A, 3 phase, 4-wire, 120/208V system. Both the primary and secondary distribution system are in very poor condition and neither has the capacity to meet future needs. In addition, the feeders are of the RAG wire type which should be replaced as soon as possible. No emergency generator exist at this school but exit lights are attached to a battery back-up. Exit lights are of the new LED type. Fixtures, in general, are in relative good condition but they do not meet current DCPS energy standards and lighting footcandle levels are very low and no not meet IES Standards.

2.14 Fire Alarm

The fire alarm system is an old system and it does not have an annunciator panel. The system has only a limited number of bells and pull stations. No visual devices, smoke or heat detector exist at this school.

2.15 PA/Security

The communications system is not fully functional due to missing parts. Work on this system was started one year ago and should be completed so the entire system can be made functional. There is a security system at the school which is operational but consist of motion sensors only.

2.16 ADA Compliance

The building is not handicapped accessible. Exterior ramps be installed at east entrances of the building. All exterior doors off the corridor shall be replace with doors that will allow for a new 32" clear opening to provide access to the first floor level. There is no elevator; therefore, special programs located on the second floor such as the Library, and the Computer Lab should be relocated to the first floor to achieve program accessibility. All interior doors, toilet rooms and drinking fountains on the first floor shall be replaced so as to accommodate handicapped persons. Signage should be provided throughout the building. The mounting height of the fire alarm strike stations should be lowered to 48" above floor, and flasher should be incorporated in the Fire Alarm System. Two public telephones with a telecommunication device for the deaf should be provided. Curb cuts exist at all four corners of the block. A parking lot for approximately (16) cars should be provided.

2.17 Graffiti

Graffiti exist on the south elevation 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

There is no kitchen in this school; however, a warmer is on site and is in fair condition. The milk cooler is in good condition.

2.20 Day Care Facility

None.