Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08...

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DJ Design Services Inc. 913 N Nova Road, Holly Hill, FL32117 (386)255-6987 P (386)255-6989 F www.djdesigninc.com Flagler Technical Institute Adult & Community Education Building Existing Condition Assessment for the Flagler County Public School District October 31, 2013 DJ Project No. 02247.02

Transcript of Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08...

Page 1: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

DJ Design Services Inc.

913 N Nova Road, Holly Hill, FL32117 (386)255-6987 P (386)255-6989 F

www.djdesigninc.com

Flagler Technical Institute Adult & Community Education Building

Existing Condition Assessment forthe

Flagler County Public School District

October 31, 2013

DJ Project No. 02247.02

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Table of Contents List of Abbreviations ii List of Applicable Codes and Standards iii Part 1: Project Information 1.1 Project Description 1 1.2 Site Visits 1 Part 2: Architectural Information 2.1 Existing Building Description 2 2.2 Code Requirements for Educational Facilities 3 2.3 Existing Conditions a. Exterior Walls 3 b. Roofs 4 c. Front Entrance Canopy 6 d. Exterior Doors and Windows 7 e. Interior Walls, Doors, and Ceiling Finishes 7 f. Vertical Transportation 7 g. Means of Egress 7 h. Accessibility for the Disabled 9 Part 3: Structural 3.1 Design Loads 10 3.2 Condition Assessment Assumptions 11 3.3 Existing Structural Conditions a. Exterior Walls 11 b. Roof 12 c. Retaining Walls 13 d. Mezzanine Floor 13 e. Steel Joists 14 f. Steel Deck 14 3.4 Design Loads Assessment a. Live loads 15 b. Wind Load Assessment 16 Part 4: Mechanical 4.1 Existing Conditions 17 4.2 Chilled Water System Alternative Recommendations 19 Part 5: Electrical 5.1 Existing Conditions a. Utility Service Entrance 20 b. Emergency Generator 20 c. Main Distribution Panel Board 20 d. Sub-Panel Boards 21 e. Interior Lighting 22 f. Communications Cabling 22 g. Fire Alarm 23 h. Exterior Lighting 23 Part 6: Conclusions and Recommendations

a. Architectural 24 b. Architectural Upgrade for Code Compliance 25 c. Structural 25 d. Mechanical 25 e. Electrical 26

Part 7: Cost Estimate 28 Appendix A – Mechanical Photos 30

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List of Abbreviations ACI ....................................................................................................... American Concrete Institute AHU ..................................................................................................................... Air Handling Unit AISC ................................................................................. American Institute of Steel Construction ASCE ..................................................................................... American Society of Civil Engineers ASHRAE................ American Society of Heating, Refrigerating, and Air Conditioning Engineers C&C ........................................................................................................ Components and Cladding CMU .......................................................................................................... Concrete Masonry Units DL .................................................................................................................................... Dead Load DX .......................................................................................................................... Direct Expansion EIFS ........................................................................................Exterior Insulation Finishing System FDC ...................................................................................................... Fire Department Connection GPR .......................................................................................................... Ground Penetrating Radar kVA .......................................................................................................................... kilovolt-ampere kW ........................................................................................................................................ kilowatt LL ...................................................................................................................................... Live Load MWFRS ................................................................................... Main Wind Force Resisting System NCMA............................................................................... National Concrete Masonry Association o.c. ....................................................................................................................................... on center PCF ............................................................................................................... Pounds per Cubic Foot PLF ............................................................................................................... Pounds per Linear Foot PSF .............................................................................................................. Pounds per Square Foot PSI ............................................................................................................... Pounds per Square Inch SF ................................................................................................................................. Safety Factor V ................................................................................................................................................ Volts WL .................................................................................................................................. Wind Load

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List of Applicable Codes and Standards The following is a list of technical codes that are applicable for the condition assessment:

2010 Florida Building Code, Building 2010 Florida Building Code, Accessibility 2010 Florida Building Code, Existing Building 1986 Standard Building Code, SBC 1986 American Society of Civil Engineers Standard 7 – Minimum Design Loads for Buildings

and Other Structures, ASCE 7-10 American Concrete Institute – Building Code Requirements for Structural Concrete and

Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification for

Masonry Structures and Related Commentaries, ACI 530/530.1-08 American Institute of Steel Construction – Steel Construction Manual 14th Edition,

AISC 325 American Institute of Steel Construction – Specification for Structural Steel Buildings,

AISC 360, Allowable Stress Design 2010 Florida Building Code, Mechanical, FMC 2010 2010 Florida Building Code, Plumbing, FPC 2010 American Society of Heating Refrigerating and Air Conditioning Engineers, ASHRAE National Electrical Code, NEC 2011 National Fire Protection Association, NFPA

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Part 1: Project Information

1.1 Project Description

DJ Design, Inc. was engaged by the Flagler County Public School District (District)to prepare an assessment of the Flagler Technical Institute (FTI) Adult and Community Education Building located at One Corporate Drive, Palm Coast, FL32137. The three-story, 54,000 GSF building is located on a 7.11 acre parcel of land just 700 feet from the intersection of Palm Coast Parkway and Belle Terre Parkway. The steel-framed structure has EIFS over exterior plywood sheathing on the exterior walls and a roofing system comprised of sloped shingles, sloped metal and built-up roofs on a steel roof structure. DJdesign (DJd) consulted with Cape Design Engineering, Co. (CDE) for the structural, mechanical, and electrical condition assessments of the facility. The team was tasked not only to assess the general condition of the building, but also to determine the relative cost of preserving the functionality of the building if repairs and/or renovations were necessary. The original facility was built in 1977 as the ITT Community Development Corporation’s Headquarters Building. It continued in operation until 1997 when ITT relocated its headquarters and vacated the building. The property was sold to the District in 2001. 1.2 Site Visits

On October 16, 2013, architects Dana Smith and Heidi Carhide of DJdesign accompanied by Jeff Collins and Chuck Coates, Project Managers of Facilities, performed an initial, visual assessment of the building. On October 22, 2013, Kannan Rengarajan, PE, Joanna Monge, EI, Victor Benziger, EI, and Victor Diaz, PE from CDE with the aid of DJdesign, Mike Judd, Senior Director of School Operations, Jeff Collins and Chuck Coates performed a more thorough visual assessment of the facility and on the conditions of the existing structural, mechanical and electrical building components. Details of the current conditions of the facility are outlined in the following sections.

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Part 2: Architectural System 2.1 Existing Building Description

The existing building is approximately 54,000 gross square feet (GSF) with the first two floors consisting of approximately 24,000 GSF each and a third floor which is roughly 6,000 GSF. The building is fully-sprinkled and of non-combustible construction with CMU bearing-walls, steel columns, steel beams and bar joists. Galvanized metal decking with a 3 ½” concrete topping create the composite floor system for the floor/ceiling assembly at the second floor. The roof system is comprised of asphalt shingles over plywood sheathing with 2-1/2” rigid board insulation on metal decking. The exterior walls are framed with steel studs and, originally, T-111 plywood sheathing. The patina colored metal roofing and sand colored exterior insulating finishing system (EIFS) currently seen on the building façade were not part of the original construction documents and appear to have been added to the building as aesthetic upgrades as part of the1998 building renovation.

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The interior finishes, fixtures and equipment have been renovated over the years and bear little resemblance to the original 1977 floor plans. Additional corridors and partitions have been added and the original HVAC system was completely abandoned to make use of a more manageable split-DX method of cooling. 2.2 Code Requirements for Educational Facilities

The 2010 Florida Building Code (FBC) states “special detailed requirements based on use and occupancy” for buildings that may require a higher level of safety and protection. One example of this is educational buildings including adult and community educational facilities. FBC Section 423.4 states that “In addition to complying with the Florida Building Code and the Florida Fire Prevention Code as adopted by the State Fire Marshal, and other adopted standards and this section, public educational facilities and sites shall comply with applicable federal and state laws and rules including the State Requirements for Educational Facilities (SREF).” Furthermore; Section 1.1 of SREF states “The State Requirements for Educational Facilities (SREF) is applicable to all public educational facilities and plants: pre-kindergarten (pre-K) through grade 12, including conversion charter schools; area vocational educational schools; area vocational/technical centers; adult education…It shall be the responsibility of each school board…to ensure that all facilities…meet the standards set forth in SREF where applicable.” Where the various codes conflict, the most stringent codes have been applied for review purposes. Because of this, the following is a partial list of the items determined as required for this facility:

At least two means of egress are required from every floor  Corridors serving 50 people or more shall be 44” wide minimum and exit access corridors

shall be 6 feet wide minimum.  Classrooms 1000 SF or larger shall have two exits  Classrooms serving 6 occupants or more shall have a door that swings in the direction of

egress travel  All areas accessible to the public (with the exception of mechanical rooms or equipment

storage rooms) shall have a floor with no change in elevation (or less than ½” total change in height) or be provided with a ramp 

The determination of the magnitude of required alterations is dependent upon the use of the room and the number of occupants. With this, general assumptions of use have been made for this facility based on site observations that took place October 2013. 2.3 Existing Conditions

a. Exterior Walls

The original exterior walls were exterior-grade T-111 wood siding over asphalt-impregnated building paper on fire-retardant plywood sheathing attached to light-gauge steel framing. The interior wall surfaces of the exterior walls are gypsum wallboard. The framing cavity has glass-fiber Photo 1:  Existing T‐111 siding at mechanical terrace

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Photo 4: Wood rot due to improper flashing

Photo 3: Soffit framing at main entry

insulation. Most recently the walls were refinished with an exterior insulating and finishing system (EIFS) that seems to have been applied directly upon the wood siding. It was not determined if this system was mechanically fastened to the underlying wall sheathing, but we did not detect de-lamination in the areas tested. As a part of that work, non-structural architectural dormers were added at several places along the north and south facades as well as on the roof. These applied structures were constructed of light-gauge steel framing and exterior, gypsum sheathing and were, in many cases, not properly flashed against moisture and have been leaking for many years, with resultant wet-rot and termite infestation in the wood grounds and nailers along the lower borders.

b. Roofs

The main sloped roofs are fiberglass-impregnated asphalt shingles laid over a single layer of asphalt-impregnated building paper attached to plywood which is, in turn screwed through rigid-insulation into the metal roof deck. Upon inspection within the field of the east sloped roof we found that the shingles are “feathering” at their edges due to advanced age and the roofing nails holding them in place have pulled loose from the plywood as the plywood has deteriorated. Compounding the problem, the metal screws holding the plywood to the steel deck, have lost heads and portions of their shanks to rust. In these cases there is no longer any ‘hold-down’ resistance to

Photo 2: Exterior finishes: EIFS and metal panel trim

Photo 5: Shingles ‘feathering’ and loose 

due to lack of attachment

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Photo 6:  2’x2’ Core Sample of Roofing, October 2013

uplift which could lead to a complete failure of the roof covering. At the lower ends of the sloped roofs, an originally-designed internal gutter was covered over and surface-applied external gutters were installed. We suspect that the internal gutter was not sufficiently decked when the shingles were last replaced. We would hasten to add, however, that the steel structural members and the steel deck show no signs of deterioration and are, in our opinion, sound. The ‘flat’ sections of roof appear to be a modified-bitumen, two-ply roofing membrane, but show signs of curling and pulling away from their roof-to-wall flashing points. There was a moderate amount of ponded water away from the roof-drain areas which indicates improper drainage slopes. There are flat roof-top terraces on the south, east and west second-levels. The south terrace shows evidence of having been covered with wood decking (now gone) and the east and west terraces provide egress to the stair towers. The deck coating on these areas is in good to moderately-good condition and we found no evidence that they have leaked recently. Likewise, the stair-tower roofs are coated concrete and are in good to moderately-good condition. As part of the architectural (EIFS) detailing noted in the first paragraph, pre-finished metal sill flashings and coping covers were used as closure and, alternately, standing-seam metal roof panels were applied as accents. In all cases that we observed, the panel ends were improperly terminated above the drip-edges resulting in moisture migrating up

Photo 7:  Deterioration of nailable plywood sheathing

Photo 8: Modified bitumen roofing at mech terrace Photo 9: Poor roof drainage

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Photo 13: Deterioration of wood beams

and onto the plywood decking which has rotted. Additionally, the sloped metal roof over the building entrance, seems (by field-measurement) to be sloped at less than the recommended 3:12 rise-over-run and was improperly flashed into the Front Entrance Canopy.

c. Front Entrance Canopy

The front entrance canopy is constructed from pre-engineered wood trusses on dimensional lumber beams supported by square, masonry columns. The canopy is not shown on the 1977 as-built drawings provided, so it is assumed that the front entrance canopy was added at a later date. The front entrance canopy suffers from severe termite damage and the area is currently fenced off from personnel access.

By field observation, the columns supporting the canopy do not have isolated column footings. It appears that the columns are tied to the existing 4” thick concrete slab at the entrance walkway. The front entrance canopy was connected to the main building by attaching timber 2x members to the metal stud framing of the main building using standard wood screws. The front entrance canopy and supporting columns will need to be removed and replaced with a new structure due to termite damage and inadequate connection to the main building. A separate project to remove and replace this canopy is currently underway.

Photo 10: Improper placement of edge flashing Photo 11: Low slope metal roof

Photo 12: Entrance canopy

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d. Exterior Doors and Windows

The exterior doors are a combination of hollow-metal doors and frames, dark-bronze-anodized doors and frames and aluminum storefront systems. The doors and frames are sound and the storefront frames, though faded, show little sign of pitting. The window system is a combination of fixed and operable sash dark bronze-anodized aluminum with tinted, single-glazed sections. The sill sections are an atypical, special vented-design, but the entire system appears water-tight. However, as noted in section b. Roofs above, metal sill flashings and coping covers were installed with inadequate overlap of counterflashing and little to no positive drainage which results in ponding water on the majority of all similar sill conditions. e. Interior walls, doors, and ceiling finishes

Interior walls are generally steel stud and gypsum wallboard although there are some partitions of CMU in selective areas. Wall and door finishes appear to be in good condition with only minor maintenance required. Door hardware does not meet accessibility standards; refer to the section h. Accessibility for the Disabled for more information. Ceiling finishes appear to be in good condition with the only exception being a few water-stained acoustical ceiling tiles. Two locations of the water-stained acoustical ceiling tile (both at the second floor level) can be attributed to roof leaks. f. Vertical Transportation

Vertical transportation is provided by hydraulic elevator and three sets of stairs. One stairway is located in the ‘core’ portion of the building and provides access from the first to the third floor. The other two stairways are located on the east and west ends of the building and provide access from the first floor to the second floor only. The inside dimensions of the elevator cab do not meet the minimum accessibility requirements of the 2012 Florida Accessibility Code for Building Construction (FACBC), but are excepted as existing by Section 407.4.1. However, the elevator is mechanically deficient and maintenance-intensive. We recommend replacing the elevator cab, doors, hydraulics and controls in their entirety. The stairs appear to be in good condition with appropriately sized treads and risers and lacking only top and bottom landing handrail extensions.

Photo 15: Standing water on sills

Photo 14: Counter flashing inadequate overlap with sill pan

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Photo 17: Egress door threshold does not meet 

access. code

g. Means of Egress

As stated in Section 2.2 of this report, there are very specific means of egress requirements for educational facilities. It was determined during site observations that several egress issues exist in this facility that will need to be altered:

The third floor (mezzanine) has only one means of egress provided by the stairway located in the central core space of the building. NFPA 101-15.2.4 states that “Not less than two separate exits shall be as follows: (1) Provided on every story, (2) Accessible from every part of every story and mezzanine.” A second stairway will need to be added to meet code requirements. The new stairway could be a freestanding stair structure located south of the elevator or could be a new walkway structure connecting the third floor to one of the two other existing stairs (with modifications of existing stair and roof). 

NFPA 101-15.2.3.2 states “Exit access corridors shall have not less than 6 ft (1830 mm) of clear width.” The existing exit access corridors measure less than the 6’-0” required with the most narrow being 4’-6” wide. The additional space for the increased corridors’ width would be taken from the adjacent rooms that they serve by demolishing and relocating the corridor walls. Additionally, several tertiary corridors measure 37” wide: one (1) on the first floor and four (4) on the second floor. Of these, there are three (3) that will need to be widened to meet the 44” means of egress code required. 

Nearly half of the classroom doors swing into the room, which will need to be modified. There are approximately twelve (12) doors that require removal and replacement with doors that swing in the direction of egress travel. Each instance will be evaluated on a case-by-case basis to verify that the egress path is not encroached upon. 

There is one classroom and one office suite space on the third floor that have a step-up into the space. Either the step will need to be removed or a ramp added to comply with elevation requirements for paths of egress. In addition, the door threshold at the first floor exterior exit door (from the corridor to the easternmost exit) exceeds the code allowable ½” and will need to be modified. 

Existing stairs seem to comply with required riser and tread parameters and stair widths. Railing heights were noted as sufficient, though top and bottom landing rail extensions were not in evidence. Doors at the ground-floor landings exit into a vestibule that has no fire rated separation; they do not exit directly to the exterior as is required by NFPA 101-7.2.3.5.     

Photo 16: Classroom door is  not code compliant due to step and direction of door swing

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h. Accessibility for the Disabled

State Requirements for Educational Facilities requires that any existing spaces that are altered shall be reconfigured to “meet or exceed current code”. In addition, the Florida Building Code, Accessibility states that “an alteration that affects or could affect the usability of or access to an area containing a primary function shall be made so as to ensure that, to the extent feasible, the path of travel to the altered area, including the rest rooms, telephones, and drinking fountains serving the altered area, are readily accessible to and usable by individuals with disabilities, unless such alterations are disproportionate to the overall alterations in terms of cost.”

With this in consideration, the site visit revealed the following existing conditions that will need to be addressed:

Push/Pull requirements for clear floor space at doors has not been met in all locations. Most of the locations noted were doors that access the tertiary corridors noted in Section g. Means of Egress noted above. This can be rectified by creating entrance alcoves at the corridors. 

Existing toilet rooms do not have the clear floor space required for new construction but appear to meet the requirements for existing spaces that have been modified to meet accessibility codes without a reduction in fixture count. Some restroom accessories appeared to be mounted higher than allowed, but can be easily relocated. 

More than half of the door hardware is not accessible due to type. Additionally, the egress doors at either end of the main corridor currently require more than 25 pounds of force to open. A lever-type handle must be provided and “shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall not exceed 5 pounds max.” 

Photo 18: Existing toilet stall modified for accessibility

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Part 3: Structural

3.1 Design Loads The design loads for the facility are described in the following paragraphs. Dead Loads Dead loads are defined as all permanent structural and non-structural components of the building.

25 psf –Sloped 3.5:12 Roof (assumed based on field observations and as-built drawings) o 2.0 psf Asphalt shingles o 1.5 psf 3/8” plywood sheathing o 1.5 psf 2” rigid Insulation, 0.75 psf per ½” o 1.0 psf Waterproofing membrane o 2.0 psf 22 gage 1.5” galvanized roof deck o 7.0 psf Structural steel beams o 2.0 psf Suspended Ceiling o 8.0 psf Misc. (Lights, Mech., etc.)

60 psf – Flat Roof (assumed based on field observations and as-built drawings)

o 2.0 psf Built-up roofing system o 1.5 psf 2” rigid insulation, 0.75 psf per ½” o 40.0 psf 2.5” reinforced concrete slab on 28 gage 9/16” galv. mtl deck o 6.0 psf Steel joists @ 36” o.c. o 2.0 psf Suspended Ceiling o 8.5 psf Misc. (Lights, Mech., etc.)

60 psf – Exterior Terraces (assumed based on as-built drawings)

o 45.0 psf 3” reinforced concrete slab on 28 gage 9/16” galv. mtl deck o 5.5 psf Steel joists @ 24” o.c. o 2.0 psf Suspended Ceiling o 8.5 psf Misc. (Lights, Mech., etc.)

64 to 67 psf – Interior Floor (assumed based on as-built drawings) o 47.0 psf 3.5” reinforced concrete slab on 28 gage 9/16” galv. mtl deck

OR o 48.0 psf 3.5” reinforced concrete slab on 28 gage 19/32” galv. mtl deck

OR o 50.0psf 3.5” reinforced concrete slab on 26 gage 1” galv. mtl deck o 1.5 psf 28 gage 9/16” galvanized metal deck o 5.0 psf Steel joists @ 24” o.c. o 2.0 psf Suspended Ceiling o 8.5 psf Misc. (Lights, Mech., etc.)

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Live Loads The following are the design live loads for the facility in accordance with the existing

as-built drawings provided:

20 psf – Roof 100 psf – Exterior Terraces 50 psf – Office Floors 150 psf – Mechanical Rooms 50 psf – Ground Floor 150 psf – Storage Rooms 150 psf – Computer Rooms

Wind Loads Wind load calculations are based on FBC 2010 and computed per ASCE 7-10 with

the following parameters:

Basic Wind Speed, V = 141 MPH (3-second gust) o Per Applied Technology Council (ATC) Wind Speed Website based on ASCE

7 wind maps. Risk Category – III Exposure Category – B Building Enclosure – Enclosed

3.2 Condition Assessment Assumptions

As this report is a cursory condition assessment of a facility that is currently occupied, the following assumptions were made for the structural condition assessment:

A. The existing steel joist framing systems are assumed to be capable of supporting the roof and floor dead loads outlined in Section 3.1 of this report.

B. The existing wide steel beams roof framing assumed to be capable of supporting the roof dead loads outlined in Section 3.1 of this report.

C. The existing masonry walls are assumed to be capable of supporting the lateral loads produced by the wind load parameters outlined in Section 3.1 of this report.

3.3 Existing Structural Conditions

a. Exterior Walls

The first floor exterior walls of the facility are 8” CMU blocks with stucco finish. The interior face of the masonry walls is finished with a layer of gypsum board. According to the as-built drawings

Photo 19: Water Stains on Stucco Finish

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of the facility, the masonry walls are not reinforced. The exterior walls of the second floor and mezzanine floor above are 6” stud walls with lateral bracing at 16” o.c. with built-out metal stud soffits covered in plywood siding. Since its construction in 1977, the plywood siding has since been overlaid with an exterior insulation finishing system (EIFS). No excessive cracks or deterioration were observed of the masonry walls; however, water stains were observed in several areas around the facility, indicating a potential water intrusion issue in the EIFS system.

b. Roof

The facility has a 3.5:12 sloped roof area and a flat roof area. The sloped roof area is framed with W10 X 11.5 structural steel beams spaced at 6’-0” o.c. topped with 22 gage 1.5” galvanized metal deck. The flat roof area is framed with structural steel 20H5 joists spaced at 3’-0” o.c. topped with 2.5” reinforced concrete slab on 28 gage 9/16” galvanized metal deck. The building interior has suspended tile ceilings and the facility is currently occupied, so the overall structural framing was not exposed to view; however, the areas of the roof deck and structural steel framing that were observed by lifting the interior suspended ceiling tiles appeared to be in good condition, with no signs of structural distress and with only minor signs of corrosion. No bottom flange bracing was observed on the wide flange beams of the sloped roof area to resist against buckling under application of wind uplift loading. A portion of the sloped roofing system was removed to observe the condition of the top side of roof metal deck. The top side of the roof metal deck appears to be in good condition. Access to the flat roof area of the facility was not available, so close observation of the condition of the flat roofing system was not conducted. By general observation, the flat roof area appears to be in average condition, with indications of previously made patchwork repairs to the built-up roofing system.

Photo 20: Structural Roof Framing 

Photo 22: Existing Flat Roofing System

Photo 21: Existing Sloped Roofing System

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c. Retaining Walls

The main facility building is surrounded by decorative concrete retaining walls with stucco finish. No significant cracks, damage, or deterioration were observed.

d. Mezzanine Floor

The exterior mezzanine floor contains mechanical and electrical equipment as well as an abandoned-in-place structural steel frame that was previously used to support a cooling tower that has since been removed from the area. The steel structure is currently supporting a mechanical unit that is significantly smaller than the footprint of the steel structure. The built-up roofing system of the area appears to be in moderate condition. The height of the existing structural steel frame is less than 6’-8” and poses a headroom issue when walking around the mezzanine. The abandoned-in-place steel frame is also tied to the structural steel columns of the main building.

There are two beams of the steel frame that span between two steel columns of the main building, which appears to be providing lateral bracing and support for the columns. Removing the steel frame from the mezzanine, or reducing its footprint to match the footprint of the mechanical unit that it is currently supporting, will help to alleviate headroom issue that occupies the majority of the footprint area of the mezzanine. However, the removal of the beams spanning between the columns of the main building will require analysis of the steel columns to insure that they are stable after removing the beams. Corrosion at the mid-span of structural steel beams spanning between the steel columns is observed. The corrosion at mid-span appears to be caused by water dripping from the soffit of the main building above the steel beams. If the steel beams are to remain to provide lateral support, it is recommended that the water leak from the soffit is repaired and that the steel beams are replaced with new.

Photo 24: Steel Structure Attached to Main Building Column 

Photo 25: Corrosion of Structural Steel Beam

Photo 23: Exterior Mezzanine with Steel Structure

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e. Steel Joists

The second floor and mezzanine floor are framed with structural steel joists spaced at 2’-0” o.c. in the mechanical, storage, and computer room areas. The office areas are framed with structural steel joists spaced at 3’-0” o.c. Similar to the roof framing, the building interior of the second floor and mezzanine also have suspended tile ceilings so that the overall structural framing was not exposed to view. The areas of the structural steel joists that were observed by lifting the interior suspended ceiling tiles appeared to be in good condition, with no signs of structural distress or deterioration.

f. Steel Deck

It should be noted that the 1977 as-built drawings indicate three (3) different options for the metal floor deck of the interior spaces (excluding the exterior terraces and mezzanine) topped with a reinforced 3.5” concrete slab:

3.4 28 gage 9/16” galvanized metal deck 3.5 28 gage 19/32” galvanized metal deck 3.6 26 gage 1” galvanized metal deck

It is unclear from the 1977 as-built drawings which type of galvanized metal deck was installed for the floor of the interior spaces.

Photo 26: Steel Joist Floor Framing 

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3.4 Design Loads Assessment a. Live Loads

A review of the design live loads outlined in Section 3.1 of this report as provided by the 1977 as-built drawings indicate that these design live loads agree with the current FBC 2010 and ASCE 7-10 required design loads. The capacities of the building framing to support the live loads outlined in Section 3.1 of this report for different areas of the facility are summarized in the following table:

Structural Framing

Design Live Load

Member Span

Member Live Load Capacity

Adequate?

Sloped Roof W10x11.5

@ 6’-0” o.c. 20psf x 6’-0”=

120plf 30’-0” See discussion below See below

Flat Roof 20H5 joist @ 3’-0”

20psf x 3’-0”= 60plf

30’-0” 171 plf yes

Exterior Terrace

22H7 joist @ 2’-0” o.c.

100psf x 2’-0”= 200plf

33’-6” 200 plf yes

Office Floors 22H8 joist

@ 3’-0” o.c. 50psf x 3’-0”=

150plf 30’-0” 343 plf yes

Mechanical Rooms

20H9 joist @ 2’-0” o.c.

150psf x 2’-0”= 300plf

30’-0” 310 plf yes

Storage Rooms

20H9 joist @ 2’-0” o.c.

150psf x 2’-0”= 300 plf

30’-0” 310 plf yes

Computer Rooms

20H9 joist @ 2’-0” o.c.

150psf x 2’-0”= 300plf

30’-0” 310 plf yes

The existing roof joists capacities are adequate to support the design live loads outlined in Section 3.1 of this report, as provided in the 1977 as-built drawings. The structural steel framing of the facility was designed in accordance with the AISC Manual of Steel Construction – 7th Edition. According to this reference, the maximum span length of a wide flange W10x11.5 steel member is 22’-0”. The 1977 as-built drawings indicate that the W10x11.5 members on the sloped roof framing plan span 30’-0”, which exceeds the maximum allowable span length for a W10x11.5 steel member. As such, it is recommended to install additional cross beams at midspan between the W10x11.5 members to reduce the unbraced length of the steel members. The W10x11.5 at 15’-0” effective length is adequate to support the roof live load of the sloped roof area.

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b. Wind Load Assessment

The components and cladding design wind load pressures for the facility in accordance with the SBC 1988 are indicated below:

The as-built drawings indicate that the “latest edition” of the Standard Building Code (SBC) was used for the design of the facility. Because the as-built drawings are dated 1977, it is assumed that the edition of SBC that was used is circa 1977. The wind provisions for determining components and cladding design wind low pressures have not deviated much from 1977 to 1988, so it is reasonable to assume that the design wind load pressures calculated based on SBC 1988 are applicable to a facility that was designed in 1977. The components and cladding design wind load pressures for the facility in accordance with the current ASCE 7-10 wind load reference are indicated in the following table:

As shown in the tables above, the design wind load pressures based on current code are similar to those based on SBC 1988 for most of the wind zones, except for Zones 2 and 3 for the roof. The facility’s roof framing will need to be evaluated for resistance against wind uplift based on current ASCE 7-10 wind load provisions.

Components and Cladding Design Wind Load Pressures – SBC 1988

Components and Cladding Design Wind Load Pressures – ASCE 7‐10

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Part 4: Mechanical

4.1 Existing Conditions

The Flagler Technical Institute building houses office spaces, class rooms, conference rooms, break rooms, computer class rooms and shop areas. The original air conditioning system for this building was a chilled water system. However, in 1997, the building air conditioning system was converted to split DX systems with multiple air handlers and condensers (zoned based on the usage of the spaces). The condensers are primarily located on the third floor mezzanine space (where the original cooling towers were located) and some are located on the grade. The air handlers are spread throughout the building (primarily on the third floor and on the first floor). Second floor is fed from the third floor air handling units. Majority of these units have Carrier control systems with zone temperature sensors located throughout the building. Most of them are heat pumps. The computer room units are straight cool with no heat provided for them. The split -DX units that were installed in 1997 have already reached the end of their useful life-spans since a typical split-system unit life is 15 years. Based on the site interview of maintenance personnel and review of thermostat conditions, all these units are able to maintain the space condition and humidity control has not been a problem. Considering that the units were replaced in 1997, and no mechanical drawings were available to verify the amount of outside air, it is expected that the units should have been designed per ASHRAE 62-1989 which means that the units would meet the current ventilation requirements. The following Table summarizes the existing units’ capacity. It can be noted that this building has approximately 102 tons of air conditioning. Based on the age of the equipment and condition of the equipment 80 tons of air conditioning should be replaced immediately. The other systems will have to be replaced over the years as the units reach their ends of life. Appendix A shows the condenser units on the mezzanine, on the grade and also the various air handler and controls conditions.

Photo 27: AC Units 1 & 2 poor condition with pre‐cast supports on wood 

Photo 28: 7.5 Ton Carrier CU abandoned in place

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AC Unit No 

Location Year 

installed Tons 

Useful Life Left (yrs) 

Condition  Other observations 

CU‐2‐1  Mezzanine 3rd floor 

1997  5 0 Poor Parts replaced/poor support/new compressor 

CU‐2‐2  Mezzanine 3rd floor 

1997  5 0 Poor Parts replaced/poor support

CU‐2‐3  Mezzanine 3rd floor 

1997  0 0 not working 

abandoned in place in mezzanine; new condenser on 

grade 

CU‐2‐4  Mezzanine 3rd floor 

2004  5 0 New   

CU‐2‐5  Mezzanine 3rd floor 

1997  5 0 poor Parts replaced/poor support

CU‐2‐6  Mezzanine 3rd floor 

1997  10 0 Poor Parts replaced/poor support

CU‐2‐7  Mezzanine 3rd floor 

1996  2.5 0 Poor Parts replaced/poor support

CU‐2‐8  Mezzanine 3rd floor 

1997  5 0 Poor Parts replaced/poor support

Note: All units above R‐22 refrigerant  

           

CU‐1‐1  Grade  1997  5 0 Poor   

CU‐1‐2  Grade  1997  7.5 0 Poor   

CU‐1‐3  Grade  2006  5 8 Good   

CU‐1‐4  Grade  1997  10 0 Poor   

CU‐1‐5  Grade  1997  5 0 Poor   

CU‐1‐6  Grade  1997  10 0 Poor   

CU‐1‐7  Grade  1997  4 0 Poor   

CU‐1‐8  Grade  2010  3 12 Good   

CU‐1‐9  Grade  2010  3 12 Good   

CU‐1‐10  Grade  2010  3 12 Good   

CU‐1‐11  2nd floor Roof 

   1 0 Poor   

CU‐2‐3  Grade  2009  7.5 0 Good   

           

Total        101.5   

           

Note:  CU‐1‐3 is R‐410A refrigerant    

Capacity to be replaced:  80 tons   

Estimated Costs to replace units:  $240,000.00 

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As there are no comfort control issues, or zoning issues noted it is recommended to leave the existing controls in place. Replace only the units along with the heaters where noted to be in poor condition or reached end-of-life. The exterior condensers should be all replaced with new NEMA 4X disconnects and the units should be replaced with R-410A refrigerant. The systems do not have any variable-flow dampers (VFD) for flow controls and if new designs are considered, these options should be explored. Also the classrooms do not have any C02 control which can be easily be integrated with the existing system since the class room units are fairly new and have motorized outside air dampers. All the concrete pads on the mezzanine should be properly poured for the new units instead of wood supports and should be anchored. The refrigerant piping should be properly insulated and supported continuously. The existing fire-protection and plumbing system appear to be in good shape and no complaints were noted. The water-heater appears to be recently installed and is in good condition. In addition, there are some instant-heat, in-line units providing hot-water to remote areas. The common restrooms do not have hot water. 4.2 Chilled Water System Alternative

Recommendations

Considering that 80% of the HVAC system should be replaced in the near future, should a chilled-water system be considered? The answer is "no" since it will be an expensive option and at 100 tons range it will be an air cooled chiller with no significant energy advantages. Therefore, it is recommended to stay with the heat pump option and this way heating is addressed as well.

Photo 30: Refrigerant piping poorly supported 

Photo 29: Water Heater (1stFlr. MechRm)

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Part 5: Electrical

5.1 Existing Conditions Below is a description of the major components of the electrical system:

a. Utility Service Entrance

The building is fed underground by FPL and the transformer for the building is located in a vault room on the east side of the building. FPL meter is located outside of this room.

b. Emergency Generator

The original building had an emergency generator located in a room on the east side of the building, this generator was removed. Currently the building does not have an emergency generator.

c. Main Distribution Panel Board

The building is served by a 900Amps, 480/277V, 3-phase, 4-wire system. The main distribution panel board is located in the main electrical room, which is on the east side of the building next to the FPL vault. The main distribution panel board is original equipment. A few modifications have been made to add a tap to feed the “emergency subpanels”, and another tap was added for new panel boards (this tap is not labeled).

The main distribution panel board feeds the following loads via circuit breakers: Elevator, 100KVA single-phase transformer located next to it, Panel NH2A, Panel NH2B, Panel NH1A, Panel NH1B, Panel DP2, Panel DP3

In addition to above loads, a 100A tap and disconnect switch ahead of the main was provided to feed the “emergency” system sub-panel via the transfer switch. This equipment is still installed.

An additional 225A tap and disconnect switch have been provided at the main distribution panel board to feed recently added panel board(s); but this disconnect is not labeled and is not clearly noted.

d. Sub-panelboards

The following sub-panel boards are located throughout the facility:

Photo 31: Existing transfer switch for (removed) generator

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Main Electrical Room (First Floor): Panel NH2A (480/277V), Panel NL2A (208/120V), 400A 120/240V panel board (via 100KVA single-phase transformer)

Closet in Hallway (First Floor east side): Panel CB1 fed from transformer #117 located in main electrical room.

Computer Room (First Floor): 250A, 208/120V, 3-phase Siemens panel board, no name, used for HVAC equipment.

Electrical Room (First Floor by Men’s Restroom): Panel NH1A (480/277V), Panel NL1A (208/120V). These are original building equipment.

IT closet (First Floor west side): Panel CRP (208/120V) fed from NL1A Electrical Room (Second Floor by Men’s Restroom): Panel NH1B (480/277V), Panel

NL1B (208/120V). These are original building equipment. Electrical Room (Second Floor east of Women’s Restroom): Panel NH2B

(480/277V), Panel NL2B (208/120V), Panel EH1B (480/277V), Panel EL1B (208/120V), Panel DP3 (480/277V). These 5 panel boards are original building equipment. In this room a panel board was added and named NL2A; this panel board is fed from Panel DP2 located in 3rd floor mechanical room.

Mechanical Room (Third Floor east side): Panel DP2 (480/277V), this panel board is original building equipment. Panel CH was added to this room to feed HVAC equipment, panel CH is fed from DP2.

All of the original electrical distribution equipment is from around 1978 and manufactured by ITE. These are Panels DP1, DP2, DP3, NH2A, NL2A, NH1A, NL1A, NH1B, NL1B, NH2B, NL2B, EH1B, EL1B. All of the original 208/120V panels that are fed from a step-down transformer (NL2A, NL1A, NL1B, NL2B and EL1B) do not have a main circuit breaker. This is a requirement of current codes in effect.

The 400A single-phase panel board in the main electrical room is a Square-D QO load-center, as well as panel CB1 located in first floor hallway. These appear to be around 20-25 years old.

Photo 32: Existing electrical sub‐panels

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The newer panels CH, NL2A, CPR and 250A in computer room are from Siemens. They appear to be between 10-16 years old.

e. Interior Lighting

Interior lighting throughout the building is mostly fluorescent, with a mixture of different fixture types depending on the area of the building, but mostly 2’x4’ lay-in fixtures. Most of the fixtures have prismatic lenses, but some areas have louvered lenses. We were informed that lamps were in the process of being changed from T12 to T8 as they are replaced. Emergency egress lighting: Since there is no generator any longer, egress lighting consists mostly of battery operated wall mounted heads (“bug-eyes”) and exit signs of different types located throughout the facility. All interior lighting appears to be in good shape.

All interior lighting controls appear to be manual type. We did not see any automatic lighting controls for any of the interior lighting, which is a requirement of the current codes in effect.

f. Communications Cabling

The original building had all the incoming copper cabling located in the main electrical room, where parts of the north wall and the entire west wall are occupied with incoming cabling, punch blocks, equipment, etc. We were informed that most of this cabling is not in use any longer, since the building has been moved to Voice-Over-Internet Protocol (VOIP) telephony.

A new IT closet was created on the west side of the building, to bring in a fiber- optic line and to install all the new building network equipment. An additional IT closet is located on the west side of the 3rd floor.

All communications cabling appears to be in good shape.

g. Fire Alarm

The building is a fully-sprinkled building and has a fire alarm system. The fire alarm control panel (FACP) is a Silent Knight

Photo 33: Communications Cabling  

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5207 conventional panel with 16 initiating circuits (zones), digital alarm communicator (DACT), and 4 signal (annunciating) circuits. The fire alarm system is comprised of the following devices:

14 manual pull stations 1 photoelectric smoke detector 6 duct detectors 2 heat detectors 4 sprinkler connections (4 water-flow and

4 tamper-switches) 1 Knox Box 2 strobes 31 horn/strobes

A small annunciator panel is located in the main lobby of the building.

The initiating and annunciating devices throughout the facility are a mix of old (original) and new devices. Some of the older pull stations and horn/strobes are still in operation. Newer devices installed are a mix of different brands.

The building does not have elevator recall or elevator shutdown functions, which is a requirement of the current codes in effect. The amount of annunciating devices (horn/strobes, strobes) throughout the facility appears to be insufficient for the size and layout of the building. This requires further testing and needs to be looked at closer.

h. Exterior Lighting

The parking of the building is illuminated by approximately 28 poles with fluorescent lighting. The poles appear to be original equipment, but the heads of the poles were replaced with fluorescent type lamps. These appear to be in good shape.

Photo 34: Fire Alarm panel 

Photo 35: Exterior lighting 

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Part 6: Conclusions and Recommendations a. Architectural

We have approached this assessment with the assumption that the District could derive another twenty years of usable life from this building. The foundations and structural components are sound and show little deterioration. The building envelope (roof/walls/windows/doors) must be addressed in the immediate near-term. All portions of the roof should be replaced soon before a major wind and rain event causes failure. On the high-sloped, main roofs we recommend stripping all the asphalt shingles and underlayment, and as much deteriorated plywood sheathing as possible without damaging the existing (intact) rigid insulation. Properly remove any remnants of the built-in gutters and deck-over the voids. We also recommend removing the decorative EIFS parapets on the north and south edges. Over this cleaned and stabilized base, we recommend mechanically-fastening a 5/8” nailable deck through the rigid insulation to the structural steel deck. We recommend the roofing to be a prefinished, standing-seam metal roof over a 60-mil self-adhering sheet waterproofing membrane mechanically-fastened to the steel deck. This system would also include new prefinished flashings, counter-flashings, gutters and downspouts. Over the low-sloped (flat) roofs we recommend tearing off the existing roofing membrane. Nail a base sheet, fully-adhere Isocyanurate insulation (1” minimum at drains) to achieve positive drainage, fully-adhere gypsum or cement board isolation sheet (1/4”) and fully-adhere a 2-ply modified bitumen system. To properly accomplish this at the mechanical mezzanine area (third floor), the existing mechanical equipment will have to be temporarily disconnected, re-located and then re-connected unless the equipment is replaced. If the condensing units are to be replaced, (as noted in the mechanical sections), it is our recommendation that they be re-located to the ground level for ease of installation and maintenance. The second-floor terraces should be cleared of planters and benches, thoroughly cleaned, cracks filled, roof drains replaced and deck-to-wall flashing membranes replaced in conjunction with new EIFS. The deck should be re-coated with a non-skid, fluid-applied urethane water-proofing membrane. The decorative EIFS and pre-finished metal roofing panel exteriors could be repaired following removal of the built-out “mansards” and “parapets”, but the appearance would not, in our opinion be acceptable. Additionally, we have found too many indications that the original plywood and T-111 siding (as well as nailers and grounds) are water-damaged or termite-damaged, which leads us to recommend removing the EIFS in its entirety including the original T-111 siding. We assume 30% of the fire-retardant plywood sheathing will need replacement with like product (est. 6,500 SF). We would propose the addition of an exterior-grade gypsum underlayment mechanically-fastened through the plywood to the light-gauge steel framing members and encapsulating the original exterior wall forms and finishing with a new, contemporary EIFS. This would facilitate better flashings between new roofing and walls and around existing doors and windows for better moisture-resistance and to reduce vapor infiltration through the wall-envelope. This does assume a clean and simplified building façade with minimal architectural “projections” and horizontal surfaces.

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b. Architectural Upgrade for Code Compliance

The third level must be provided with another, separate means of egress. As noted in Section 2.1(f) of this report, this could be accomplished by constructing a new egress corridor eastward to an enlarged stair or providing a new stair tower at the south, main entry area. In conjunction with anticipated repairs to the Entry façade/roof, we recommend providing a new stair tower on the south side. There already exists a terrace that could provide access to the new stair and constructing a new stairwell outside the building ‘footprint’ would be more cost-effective. The stair should be a 2-hour, fire-rated masonry shaft with pre-fabricated steel stair and fire-rated, hollow-metal exit doors on the third and ground levels only. Additionally, the original ground floor lobby was re-configured with the addition of framed partitions, doors and interior window-walls which do not appear to be fire-rated. We recommend re-designing the lobby. The existing east and west egress stairs open into vestibules at ground level. The original hollow-metal doors have been replaced with non-rated, aluminum/composite doors. As has been noted in Section 2.3 (h) previously, the panic hardware is not accessible. These must be replaced with new fire-rated assemblies. There exists two large masonry mechanical duct shafts straddling the central building core that are open between the third level (former) mechanical rooms floor down through the second floor and opening above the ceiling on the first level. These must be properly sealed vertically as well as adding fire dampers and/or fire-safeing around the horizontal HVAC ducts that penetrate them. The widening of interior corridors and recessing doors should be done in conjunction with a wholesale re-configuration of the functional spaces on each floor. c. Structural

Based on the field observations from site visits, cursory calculations and information provided in the 1977 as-built drawings, it is CDE’s opinion that structural systems within the facility range from fair to good condition, provided that there are no hidden defects, damage, or degradation within the structure that were not visible at the time of the site visits, except for the following:

Lack of bottom flange bracing of the roof structural steel beams Exceeded maximum allowable span length for sloped roof structural steel beams (W10x11.5) Termite damage and overall poor condition of entrance canopy Lateral support of the main building columns in the mezzanine floor with mechanical and

electrical equipment

Roof up-lift due to wind load subjects the bottom flange of the steel beams to compressive stress. The lack of bottom flange bracing reduces the steel beams’ capacity to support the compressive stresses due to roof wind uplift and may cause the steel beams to buckle if overstressed.

It is recommended to provide L2x2x1/4 angle bracing between the bottom flanges of the steel beams for roof wind uplift support. The current roof framing will need to be further evaluated for compliance with current ASCE 7-10 wind load provisions.

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As noted previously, it is recommended to install additional cross beams at mid-span between the sloped roof W10x11.5 members to reduce the un-braced length of the steel members. The entrance canopy will need to be removed and replaced with new. The lateral support of the main building columns in the mezzanine floor will need to be evaluated for stability if the steel beams spanning between the columns are removed to alleviate the headroom issue in the mezzanine. It is assumed that this reinforcing will be accomplished while the facility is operational.

Overall, the main structural framing skeleton of the facility is intact and is in good condition.   d. Mechanical

1. Replace all split heat pumps that were installed in 1997

2. Provide new concrete pads for the mezzanine units

3. Remove existing steel structure in mezzanine and replace with simpler support for CU-2-6.

4. Provide new refrigerant piping between new air handlers and Condensing units

5. Provided NEMA 4X disconnect for all exterior units to be replaced

6. Clean all the distribution ductwork

7. Reconnect the existing ductwork and controls after the new air handlers are replaced

8. Test all systems for performance

9. Add motorized outside damper for the units to be replaced and tie to RA C02 sensors.

10. Retest all smoke detectors

11. Build proper return air plenums under the units with sheet metal and remove plywood. e. Electrical

Electrical power distribution equipment

Although the original ITE equipment is from around 1978 it appears to be in good condition and do not show any major deterioration. Replacement circuit breakers for these ITE panels are manufactured, but may be hard to find. The Square-D load-centers appear to be in good condition and do not show any major deterioration. Replacement circuit breakers for these are still manufactured. The newer Siemens panel boards appear to be in good condition and do not show any major deterioration. Replacement circuit breakers for these are still manufactured. It does not appear that any major work is required in the electrical power distribution equipment.

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Lighting

The majority of the fixtures we observed appear to be in good condition and do not show signs of major deterioration. We were informed that as fixtures are replaced if they have T12 lamps, they are replaced with T8 lamps to save energy. The Owner may want to consider using replacement fixtures with T5 or LED lamps in lieu of T8 lamps for even further energy reductions. Automatic lighting controls may have to be installed in new areas that are renovated, based on current codes. This will be at the discretion of the authority having jurisdiction (AHJ).

Communications

The newer copper network cabling appears to be in good condition. The Owner may want to consider removing any of the old cabling in the main electrical room that is no longer in use.

Fire Alarm

The building does not have elevator recall or elevator shutdown functions. The Owner may want to consider testing the amount of annunciating devices (horn/strobes, strobes) throughout the facility to make sure they are adequate and meet current codes. The Owner may also want to consider replacing the older initiating and annunciating devices, as work is performed throughout the facility.

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Part 7: Cost Estimate

It is deemed critical that building envelope and some life-safety issues be addressed soon. The following is an opinion of costs for replacing the building envelope, remedying critical Life Safety issues, bracing the roof structure and replacing the HVAC systems as follows:

New sloped, standing-seam metal roof - $290,000

New modified bitumen roof - $42,000

New deck repairs/water-proofing on terraces - $19,500

New EIFS exterior walls - $235,820

Demolish Entrance canopy, repair damaged slabs, walls/roof and fascia - $45,000

New stair tower - $62,300

Replace elevator cab, doors, hydraulics and controls - $100,000

Widen main egress corridors (only), modify stair vestibules and lobby/entrance - $79,100

Structural bracing - $250,000

Replace HVAC equipment only - $240,000.00

New Fire Alarm equipment only - $8,000

Add main breakers to existing electrical panels -$16,000

Total approximate construction cost for critical items: $1,387,720

Contractor General Conditions and OH/P @ 15% - $208,158

Subtotal - $1,595,878

A/E Fees @ 7% - $111,711

Total Probable Renovation Costs - $1,707,589

Reconfiguration of the interior spaces to more efficiently serve students, faculty and staff will require a concerted planning and design exercise involving the entire building architecture and systems. These costs would be in addition to the critical tasks referenced above. These costs assume new floor/wall/ceiling finishes, refurbished toilet rooms, energy-efficient LED lighting and new HVAC ductwork/ceiling registers.

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We have anecdotal information based upon recent similar projects undertaken for Daytona State College that would permit us to estimate overall interior renovation costs ranging between $2.5 million to $3 million.

Interior demolition/dumping - $107,750

New doors/frames/hardware - $168,500

Built-in cabinets/millwork - $311,600

Carpet/floor covering - $245,150

Ceiling tile/grid - $138,600

Framing/drywall/insulation - $309,300

Painting (interior) - $89,400

Mechanical (new ductwork/register/controls) - $837,500

Electrical/lighting/data - $250,000

Total approximate construction costs: $2,457,800

Contractor General Conditions and OH/P @ 15% - $368,670

Subtotal - $2,826,470

A/E Fees @ 7% - $197,853

Total Probable Renovation Costs - $3,024,323

.

End Report

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Appendix A – Mechanical Photos

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Mechanical Condensers Mezzanine

AC Unit 1 and 2 poor conditions with pre-cast supports on wood.

 

Condition of refrigeration piping

7.5 Ton carriers CU is abandoned on place

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Disconnect should be removed and condition of Refrigerent piping

5 and 2.5 tons serving server room and 3rd floor

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Refrigerant piping poorly supported

5 ton unit to be replaced – installed in 1997

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Condition of 2.5 tons to be replaced

Condition of Fan guard – All rusted new or old units due to corrosive atmosphere and no protection

for the units

10 ton CU unit mounted on the original cooling tower structure, installed in 1997

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Condition of Refrigerant piping

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Condition of support beam on which 10 ton condensing unit is supported; this support should be

replaced with a simpler support with proper access for maintenance of all other units.

AHUs and Controls

Room conditions are maintained by all the units - 74 deg F; Carrier Network controls exist in this

building

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AHU 2-3 is in poor condition and should be replaced

AHU 2-6 should be replaced since it reached end of its life

Page 42: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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AHU 2-4 set points and Return air conditions

Typical Room Temperature sensor for zone control. Only selected rooms have adjustable Thermostat

by the users such as conference rooms

The unit that serves first floor Lobby space -- Should be replaced with proper plenum with sheet

metal All the AHUs are sitting on top of concrete blocks

Page 43: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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Old abandoned fan coil unit (old CHW) adjacent to third floor computer room

Carrier Fan coil unit - ceiling mounted adjacent to computer room on third floor

AHU 1-2 maintaining lower temperature than the typical 74 deg F observed

Page 44: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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AHU 1-2 Unit installed 1997

AHU 1-2 7.5 tons - The unit looks good from outside; Due to the age of 16 years inside coil condition

Ductless split system that serves electrical room

Page 45: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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10 Ton unit that serves North west wing of First Floor

4 ton unit that serves break room area

3 ton units that serve the computer class room which do not have heat

Page 46: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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10 ton unit that serves north east wing of first floor

Typical temperature - First Floor AHUs maintain

First Floor Condensing Units

Unit on 2nd floor that serves electrical room AC on first floor

Page 47: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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Condensing units 8 ton and 5 ton that serves first floor (lobby space and shop area). These units are

located on the east side of the building

5 ton and 4 ton units that serve break room area on the first floor

This AC unit is part of Vo-tech training - Not used for Building Air Conditioning

Page 48: Existing Condition Assessment - FlaglerLive · Appendix A – Mechanical ... Commentary, ACI 318-08 American Concrete Institute – Building Code Requirements for and Specification

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New 5 ton York Unit and that serves on of the class rooms and three 3 ton units that serve computer

class rooms on the first floors. None of the three 3 tons have heating capability

Old (1997 installed) 10 ton unit serving the west side of first floor

New 7.5 ton unit that serves AC-2.3 on the third floor