East Allen County Schools Facility Study · Study Request East Allen County Schools retained...

March 2020

East Allen County Schools Facility StudyExecutive Summary

ii |

East Allen County Schools Facility Study: Executive Summary

© 2020 - Barton-Coe-Vilamaa, Architects & Engineers, Inc.

Report published March 2020.

The concepts, designs, plans, details, etc. shown on the document, unless noted otherwise, are the property of Barton-Coe-Vilamaa Architects & Engineers, Inc.

and were created for use on this speci" c project. None of the concepts, designs, plans, details, etc. shall be used by any person or " rm for any purpose without the

express written consent of Barton-Coe-Vilamaa. The owner shall be permitted to retain copies for information and reference in connection to the project.

For additional copies of this study or other information, contact us at:

Barton-Coe-Vilamaa

225 Airport North O# ce Park

Fort Wayne, IN 46825

phone: 260-489-9079

fax: 260-489-9563

www.bartoncoevilamaa.com

East Allen County Schools Facility Study : Executive Summary | iii

Table of Contents

Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

1 Leo Attendance Area

Cedarville Elementary School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

Leo Elementary School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

Leo Jr/Sr High School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

2 Paul Harding Attendance Area

Southwick Elementary School . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Prince Chapman Academy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

Paul Harding Jr. High School/East Allen University . . . . . . . . . . . . . . . 16

3 Appendix: Utility Data

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

East Allen County Schools Facility Study : Executive Summary | 1

Preface

Study Request

East Allen County Schools retained Barton-Coe-Vilamaa Architects & Engineers, Inc. to conduct a study of its facilities within the Leo and Paul Harding attendance areas. The intent was conveyed as two-fold. First, review and update the information presented in the 2009 Study. Second, assess enrollment projections and their potential implications on facilities within these attendance areas.

Process

The evaluation was conducted with the assistance of East Allen County Schools’ personnel. An initial meeting was held with EACS administrators and building principals to understand concerns that exist within the district. Additional meetings were conducted with building principals, along with walks of each building on multiple occasions. Buildings have been evaluated against the standard of “like new”. Please also understand that due to the time of year in which the evaluations were conducted, roof and site data is minimal at best and comments based upon information provided by school personnel.

Reports

Summary reports are provided for each building evaluated. They include brief discussions of items needing attention along with estimates of probable cost to address the most pressing concerns. They also include estimates of probable cost and possible concepts to address each building at its highest projected enrollment.

In reviewing the reports please understand several assumptions.

Lack of “code” or “ADA” compliance does not inherently mean the building is unsafe or even out of compliance.

The “importance” assigned to concerns is the opinion of the architect and engineers performing the evaluation and therefore open to reasonable question.

The estimates of probable cost are based upon industry standards and 50 years of experience in the Allen County education market. They are only intended to be used as an aid in the planning process.

Planning

Assumptions for each building are based upon observation, information from school administrators and current construction market conditions. Populations vary from building to building. These are evident in age, but also present in readiness and other key educational traits. Therefore, student to teacher ratios vary from building to building as do supporting programs. This report attempts to account for as many of those factors as possible.

East Allen County Schools operates a primary, intermediate and junior/senior high school in the Leo attendance area. Cedarville Elementary serves grades K-3. Leo Elementary serves grades 4-6. Leo Jr./Sr. High School serves grades 7-12. Leo Elementary and Leo Jr./Sr. High School occupy the same campus while Cedarville is located remotely.

East Allen County Schools operates a primary, intermediate and junior high school in the Paul Harding attendance area along with an early college high school. Southwick Elementary serves grades PK-2. Prince Chapman Academy serves grades 3-6. Paul Harding Junior High School serves grades 7-8. East Allen University currently shares a building with Paul Harding Junior High. While Southwick is separated from the other two buildings by Wayne Trace, they are all near one another providing a campus feel.


1 Leo Attendance Area

4 |

Satellite Photo of Site

Existing Floor Plan

N

Cedarville Elementary School

Planning

Currently serving 829 students, the building is at least 7 classrooms short of meeting desired student-to-teacher ratios. It is yet to reach its projected peak enrollment of 958, which will require 12 classrooms beyond what currently exists. After this peak in 2024-2025, a slow and steady decline in enrollment is projected to 938 students in 2028-2029, the last year for which fi gures were provided.

To address the peak enrollment, expansions should be anticipated for dining, kitchen and serving as well as additional art, music and physical education space. Our estimate for this work is $10.6 million.

Two options exist to minimize this work. First, removal of all Cash Tuition Transfer students from the attendance area will limit the number of additional rooms necessary as well as remove any need for expansion of food service, art, music and physical education. This work is estimated at $2.8 million.

The second option is to remove third grade from this building and locate them at Leo Elementary. This option removes the need for any additions on this building, allowing the corporation to focus funds on routine maintenance.


Recommended Architectural Improvements

High Importance

$180,000 - Cover remaining limestone copings; Seal split-face concrete masonry; Repair leaking gutters & downspouts; Repair roof leaks

Intermediate Importance

$1,500,000 - Replace remaining shingle roof areas; Replace all exterior sealant joints; Repair/replace north concrete in areas

Recommended Mechanical ImprovementsHigh Importance

$690,000 - Chiller is past its useful life (approx. 20 years). Renewal or replacement soon is highly recommended. Potential additions to the building will require more cooling capacity.; The boilers are approaching the end of their useful life (approx. 25 years). Potential additions to the building will require more heating capacity.

Drainage in courtyard needs to be addressed. Flooding issues at times. Further investigation required.


$1,010,000 - Install VFD’s and replace pump motors to minimize energy consumption.; Update building management controls (could wait to be done with a larger HVAC project); Comfort issues in offi ce area needs to be addressed. New HVAC system.

Recommended Electrical Improvements

High Importance

$212,000 - P.A. System: P.A. system needs to be updated.; Add cameras to security system


$819,000 - Interior lights: Updated to LED lights with occupancy sensors throughout school. Install dimmer switches in classrooms. The updated lights and controls will provide energy savings.; Update parking lot pole light heads to LEDs. The updated lights will provide energy savings and make the parking lot safer.

6 |

Leo Elementary School

Planning

The building currently suffi ces in its role serving 631 students. However, the population is projected to grow, and it will be inadequate to support the 776 expected to arrive by 2028-2029. At that point 8 additional classrooms will be necessary at an anticipated cost of $4.9 million. Additional property may be necessary to permit this expansion as well. However, should Cash Tuition Transfer students be removed, no modifi cations to the building are required simply to address enrollment.

An option to address student enrollment at both Leo Elementary and Cedarville Elementary is the construction of a new school at a diff erent property to serve grades 3-6, similar to the New Haven attendance area. To accommodate the anticipated 1,022 students, this building would be larger than New Haven Intermediate. Our estimate for this building is $75.5 million.


Existing Floor Plan

SECOND FLOOR

GYM

MEDIA CENTER

CAFETERIA

OFFICE

MUSIC

ART

N



High Importance

$1,630,000– Replace all older exterior sealants; Repair rowlock sills; Renovate group restrooms for accessibility; Prep and paint exterior lintels; Repair/replace leaking gutters and downspouts including connected roofi ng and masonry repair work


$1,165,000 - Replace roof, except for 2017 addition; Replace select rusting hollow metal doors and frames

Recommended Mechanical Improvements

High Importance

$360,000 - The humidity issues in the building should be investigated further. A mixture of equipment modifi cation (variable speed airfl ow), chiller temperature modifi cation, and night setback alteration can all be used to help address the humidity in the building. Currently humidity is being addressed by dehumidifi ers throughout the building. This may be the most practical solution based on preferences. Modify units to help with humidity


$400,000 - The balance of the units that have not been replaced could be in order to make full use of the cost eff ectiveness of the hydronic heat as well as the DDC control system.; Update exhaust fans and make sure that all are operational and controllable thru the BMS.; Update the relief system for proper building pressurization. May help with humidity issues.


High Importance

$683,000 - Update Electrical panels; Add cameras to security system. (20); Add card readers to all exterior entry doors.


$678,000 - Update Interior lights to LED, add occupancy sensors & dimmers. The updated lights and controls will provide energy savings.; Update parking lot light fi xtures to LED. The updated lights will provide energy savings and make the parking lot safer.

8 |


Leo Junior/Senior High School

Planning

Currently this facility serves 431 Junior High School students and 969 High School students for a total of 1,400 students in the building. As with Leo Elementary, this building is projected to serve 1,717 students by the 2028-2029 school year. As many as 18 rooms may be necessary to support this population along with expanded food service facilities. Other areas related to programming may be required, but this report does not delve into that aspect of the building. The cost to address these additions is estimated at $13.7 million.

Removing Cash Tuition Transfer students reduces the size of the necessary expansions, but they will still be necessary at an estimated cost of $7.9 million.

The only conceivable option that eliminates these additions is renovating the current Leo Elementary into a Junior High School. This appears to be relatively inexpensive at an estimated $2 million. However, operational costs will increase as currently 16 teachers lead classes in both the Junior and Senior High schools.

Because the site limits potential additions, consideration should also be given to relocation of athletic fi elds, specifi cally Tennis, Baseball and Softball. Relocation of these sports would primarily aff ect extra-curricular activities with little impact on physical education. To construct 10 courts, turf baseball and softball stadiums along with grass practice fi elds for each and supporting buildings is estimated to cost $13.4 million.

Finally, a request was made to consider a three court fi eldhouse. Such a facility is estimated to cost $9.5 million either as an attached or freestanding structure.

Existing Floor Plan

N



High Importance

$7,925,500 – Repair fl oor cracks and settling with over ¼” displacement; Renovate gang restrooms for accessibility; Renovate locker rooms for accessibility and due to fl oor cracks/settlement; Repair leaking metal internal gutters and downspouts including needed masonry repairs; Roof replacement needed. Plan for phased roofi ng projects; Renovate HS science rooms to new classrooms with shared labs


$1,125,000 – Provide access to recessed fl oor areas at auditeria; Renovate clinic and any necessary adjacent areas for code compliance; Replace all exterior sealants; Replace door knobs with levers; Replace rusting exterior hollow metal doors and frames; Replace exterior concrete adn curbs in multiple locations that is damaged, degraded and unsafe in some locations


High Importance

$12,500,000 - Replacement of the existing HVAC systems throughout the building. This includes all new controls throughout, updated chiller, updated and controlled relief systems throughout the building, replacement exhaust fans and new ones added where required and the addition of cooling to spaces currently without. The boilers will remain.


$55,000 - Dedicated cooling should be added to the MDF room near the media center.

$200/location - Install Trap Guard or similar sewer gas backup prevention device in areas with sewer gas smell (locker rooms and front offi ce restrooms).


High Importance

$2,223,000- Add additional card readers throughout school.; Clock system is outdated and needs replaced. Clocks do not keep the same time; Fire alarm: Add horn and strobes to classrooms; Update security system: Cameras have blind spots, add additional cameras for safety; Main switch gear and panelboards need replaced; Upgrade P.A. System: P.A. system is not audible on the JR. High portion of the building.


$2,051,000 - Update Interior lights to LED, add occupancy sensors & dimmers in unrenovated areas. The updated lights and controls will provide energy savings.; Network system needs updated with backup.


2 Paul Harding Attendance Area

12 |


Existing Floor Plan

N

Southwick Elementary School

Planning

The building currently hosts 616 students in Pre-Kindergarten through second grade serving an at-risk population. It appears to contain an adequate number of standard classrooms but lacks necessary small classrooms, breakout spaces for tutoring and work areas for paraprofessionals, coaches and therapists. It also lacks appropriate space for food preparation and dining. The demographic study re$ ects the current enrollment as a high point, slowly declining to 576 in 2028-2029.

To address the current enrollment, expansions should be considered for support areas. Renovations to the food prep and serving areas should also be considered to expand serving although there is inadequate space to properly address this issue. Our estimate for this work is $5.2 million.

A second option for consideration is to construct a new cafeteria and kitchen on the main $ oor level while locating the support areas in the current cafeteria and kitchen. This work is estimated at $8.3 million.



High Importance

$835,500 – Seal split-face concrete masonry; Replace all exterior sealants except for new construction; Repair spalling concrete retaining walls, stairs and rusting handrails; Repair rusting bearing plates for precast concrete panels and repair spalling at those locations; Replace rusting and warping lintels at a few locations, paint the remainder; Widen the existing drive to 4 lanes to increase car stacking space


$1,380,000 – Address accessibility concerns at exits; Correct ponding at playgrounds, improve access and add fencing; Areas of roof replacement needed.; Renovate group restrooms to bring up to current codes


High Importance

None at this time


$670,000 - Plans should be made to replace of refurbish chiller in the next 5 years.; The (2) existing domestic water heaters should be replaced with a new high effi ciency type of water heater.; The corridor space equipment is old and could be upgraded to new.

$1,400/unit - Classroom restrooms that are on outside wall have radiation in each and this radiation is in poor condition and should be replaced.


High Importance

$212,000 - Current system is not functional. Add (10) Cameras; Card readers are need throughout school; P.A. System: P.A. System needs to be updated in nonrenovated areas


$646,000 - Update Interior lights to LED, add occupancy sensors & dimmers in unrenovated areas; Clock system is outdated and needs replaced in nonrenovated areas.

14 |

Prince Chapman Academy

Planning

The building currently hosts 830 students serving an at-risk population. It appears to contain an adequate number of standard classrooms but lacks necessary small classrooms, breakout spaces for tutoring and work areas for paraprofessionals, coaches and therapists. It also lacks appropriate space for food preparation and dining. The demographic study re$ ects the current enrollment as a high point, slowly declining to 797 in 2028-2029.

To address the current enrollment, expansions should be considered for support areas. Renovations to the sta' lounge to expand serving and to the locker rooms to expand dining areas should also be considered. Our estimate for this work is $6.4 million.


Existing Floor Plan

N



High Importance

$3,155,000 – Exterior masonry repair package including tuckpointing, some brick/CMU replacement, clean and seal brick/CMU with fl ashing work as needed.; Roof replacement - plan for phased work.; Replace all exterior EIFS sealant joints and masonry sealant as needed; Repair sidewalks and asphalt drives; Repair leaking gutters to stop additional masonry damage


$237,000 - Interior masonry repair including tuckpointing and sealant in worst areas; Replace wood windows with aluminum. Phase 1; Exterior masonry lintels and steel columns need to be scraped and painted


High Importance

Some of the piping, pumps, and control valves are extremely corroded. Some valves have already been replaced due to leaks. The underlying cause of the deterioration needs to be determined and corrected so these problems do not continue to happen. Recommend removing a couple feet of branch piping and main piping to determine the condition of the interior pipe wall. Determination can be made after that testing if wide scale replacement is necessary or if it makes more sense to keep fi xing issues as they arise. Requires further investigation.

$800,000 - The controls should be reviewed for temperature control issues as well as updating sequences and sensors to help with energy effi ciency and comfort. Building wide upgrade to a newer system would be helpful.


$605,000 - Need to start planning for replacement or refurbishment of the chiller in the next 5 years.; Replace leaky MDF unit.

$1,400/unit - Replace convector covers in restrooms.


High Importance

$56,700 - Add more card readers throughout school.; Addition of exterior lights to parking lots between Prince Chapman and East Allen University.


$847,000 - Update parking lot light fi xture heads to LED fi xtures.; Update interior building lights to LEDs with occupancy sensor and controls. The updated lights and controls will provide energy savings.

16 |

N

Paul Harding Junior High School / East Allen University

Planning

Currently this facility serves 416 Junior High School students and 314 High School students for a total of 730 students in the building. Populations at the Junior High are expected to increase to 502 in 2022-2023 but then begin a decline to 465 by 2028-2029. East Allen University is projected to grow to 353 in 2022-2023 and then remain level.

The building is currently large enough to support both schools with renovations. However, due to the condition of the existing facility and the loose association between the two schools, consideration should be given to additions with partial renovations some existing spaces and demolition of those remaining. Our estimate for the cost of this work is $69 million.

To fully renovate most areas of the current building to bring it into code compliance and meet the educational programs of both schools, we estimate a $76 million project.


Existing Floor Plan



High Importance

$7,275,000 – Replace west wall of classroom section and other failing parapets and walls that are separating from structure; Masonry restoration package including replaceing all sealant joints, replacing and tuck-pointing many brick areas, replacing numerous failing lintels, cleaning and sealing brick; Replace roof - Plan on phased projects; Cover remaining limestone copings; Correct accessibility issues at building exits; Correct egress concerns from lecture rooms; Replace exterior windows; Replace remaining original door hardware; Renovate remaining gang restrooms for accessibility; Provide accessible route to commons


$945,000 – Renovate clinic and offi ce for code compliance; Renovate special education area; Provide access to raised fl oor area at auditeria


High Importance

$13,500,000- Age of equipment and temperature controls are a major issue throughout the building. It is recommended to install central boiler and chiller plants and replace existing unitary Gas/Electric/DX rooftop units and air handlers with new hydronic units. Utilize some form of zone control (VAV or individual units for each room) to better maintain space set point and ensure proper ventilation of spaces. Utilize variable frequency drives on all pumps and heating/cooling units (where applicable) as an energy saving measure along with providing better humidity control. Terminal equipment (cabinet heaters, etc.) should also be replaced as part of a larger HVAC project. New control system should be installed. The exhaust systems should be looked at to be brought up to current code, especially in the locker rooms.


$350,000 - The original electric domestic water heaters should be replaced with a new higher effi ciency water heaters. A central gas fi red hot water heater should be considered as a replacement for all the electric water heaters to help reduce maintenance and access issues to the existing water heaters. Includes new hot water distribution piping.


High Importance

$2,083,800 - Update P.A. System: P.A. System needs to be updated to dual zone to separate school bells and announcements.; Main switch gear and panelboards need replaced.


$1,579,000 - Update parking lot light fi xtures to LED.; Interior lights: Updated lights to LED lights and occupancy sensors. The updated lights and controls will provide energy savings; Update security system (20) Cameras.


3 Appendix: Utility Data

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Barton-Coe-Vilamaa, Architects & Engineers, Inc. | 225 Airport North O# ce Park | Fort Wayne, IN 46825

phone 260-489-9079 | fax 260-489-9563 | www.bartoncoevilamaa.com

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